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Rate 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium

2162 Tributary Dr

2162 Tributary Dr

Sevierville, TN 37876

$499,000

4 bd · 3 ba · 3,120 sqft · Listed 1d ago

View on Realtor.com →

Year built

2023

Sqft

3,120

Lot sqft

13,939

HOA / mo

$33

Furnished

No

List date

2026-10-03T17:19:33.000000Z

Revenue

Annual revenue

$73,587

ADR

$344

Occupancy

59%

Cleaning fees (12 mo)

$14,602

Confidence

Low (41.04), 16 comps

Comp revenue range (p25 / median / p75)

$44,773$62,910$92,346

Few similar-size comps were found, so all comps are shown.

Median revenue of shown comps: $62,910

  • Broadview, River, Golf Course, Games, free Attraction Tickets, WIFI!!!

    Vacation home · 3 bd · 3 ba · sleeps 6 · 0.3 mi

    Revenue $56,037ADR $282Occ ≈ 54%4.5★ (1)

    Booking

  • Broadview, Free Tickets, Near Golf Course

    House · 3 bd · 3.5 ba · sleeps 6 · 0.3 mi

    Revenue $49,607ADR $281Occ ≈ 48%4.7★ (31)

    AirbnbVrbo

  • 1901 Farm House “Par for the Course Inn”

    Farm stay · 5 bd · 3 ba · sleeps 15 · 0.5 mi

    Revenue $52,561ADR $417Occ ≈ 35%4.9★ (143)

    AirbnbVrbo

  • Tranquility Paradise

    Cabin · 5 bd · 2 ba · sleeps 11 · 1.0 mi

    Revenue $106,153ADR $654Occ ≈ 44%4.8★ (17)

    AirbnbVrbo

  • Tranquility Paradise - Riverside Soaks & Stories

    Cabin · 5 bd · 2.5 ba · sleeps 11 · 1.0 mi

    Revenue $125,803ADR $508Occ ≈ 68%4.3★ (25)

    Airbnb

  • Luxury Smoky Mountain cabin, River View, Firepit,

    House · 5 bd · 2.5 ba · sleeps 11 · 1.0 mi

    Revenue $44,853ADR $528Occ ≈ 23%5★ (23)

    AirbnbVrboBooking

  • Hillbilly Highrise

    Cabin · 5 bd · 3 ba · sleeps 10 · 1.2 mi

    Revenue $31,264ADR $402Occ ≈ 21%3.2★ (7)

    AirbnbVrboBooking

  • Secluded Haven with Pet Yard, Hot Tub & Game Room

    Cabin · 3 bd · 2 ba · sleeps 9 · 1.7 mi

    Revenue $86,761ADR $318Occ ≈ 75%5★ (202)

    AirbnbVrbo

  • Hillside Haven

    Vacation home · 3 bd · 2 ba · sleeps 9 · 1.7 mi

    Revenue $87,743ADR $304Occ ≈ 79%—

    Booking

  • *Charming 4BD+LOFT Lodge! Theater + GAMES!*

    House · 5 bd · 3.5 ba · sleeps 12 · 1.8 mi

    Revenue $80,869ADR $438Occ ≈ 51%4.9★ (55)

    AirbnbVrbo

Show 6 more

  • Kodak Moments By Avada Properties

    Vacation home · 5 bd · 4 ba · sleeps 12 · 1.8 mi

    Revenue $69,782ADR $347Occ ≈ 55%—

    Booking

  • Overlook Nook

    House · 3 bd · 2.5 ba · sleeps 7 · 1.9 mi

    Revenue $6,412ADR $131Occ ≈ 13%—

    AirbnbVrbo

  • Backyard Pool Oasis | Mountain Views | Hot Tub

    Cabin · 4 bd · 3.5 ba · sleeps 12 · 2.0 mi

    Revenue $143,548ADR $530Occ ≈ 74%4.8★ (86)

    AirbnbVrboBooking

  • Country Cabin, Fully fenced area for pets

    Cabin · 3 bd · 2 ba · sleeps 9 · 2.0 mi

    Revenue $44,533ADR $260Occ ≈ 47%4.6★ (58)

    AirbnbVrboBooking

  • Heated Pool Backyard Oasis | Pickleball-Basketball

    House · 5 bd · 3 ba · sleeps 12 · 2.1 mi

    Revenue $167,996ADR $575Occ ≈ 80%4.8★ (73)

    AirbnbVrboBooking

  • Peaceful Sevierville Home w/ Private Hot Tub!

    House · 3 bd · 3 ba · sleeps 8 · 2.2 mi

    Revenue $35,212ADR $223Occ ≈ 43%4.4★ (80)

    AirbnbVrboBooking

Revenue and nightly rate (ADR) are trailing-12-month figures per listing. Occupancy is estimated as revenue ÷ ADR ÷ 365 and can read high when revenue includes cleaning fees.

Cash flow calculator

Financing
Management
Term

Rate 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium

Est. revenue

$73,587

NOI

$44,023

Cash flow /mo

$915

Cash needed

$167,710

Cash-on-cash

6.5%

ROE (yr 1)

17.3%

Cap rate

8.8%

DSCR

1.33

Year-1 write-off

$122,072

Year-1 tax shield @ 32%

$39,063

Year-1 return on equity

  • Cash flow (annual)$10,975
  • Principal paydown$3,108
  • Appreciation at%$14,970
ROE17.3%

Tax savings aren't counted. Turn on “Count tax savings in returns” above if you can use the losses.

Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$14,717
  • Platform fees (3% of revenue)$2,208
  • Maintenance / capex (5% of revenue)$3,679
  • Utilities & supplies$4,200
  • HOA$396
  • Property tax$1,370
  • Insurance (STR-rated)$2,994

Cash needed to close

  • Down payment (25%)$124,750
  • Closing costs (4.0%)$19,960
  • Furnishing (bought new)$23,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$39,063

Property tax, insurance rate and the land/building split come from this listing's county tax record; other assumptions match the daily feed (see tasks/plan.md).

The write-off comes from the cost segregation estimate below. Not tax advice.

Cost segregation estimate

An estimate from the listing: every part of the home is priced from national construction costs, less wear for age, and the price (less land) is spread over the parts in proportion. The headline is what a typical cost seg study would claim for this property. The answers below are optional refinements.

Depreciable basis

$459,000

Short-life (5/15-yr)

$99,000 · 22%

Year-1 deduction

$122,000

Year-1 tax shield @ 32%

$39,000

Land 8% (county tax record, market value split) · building $360,000 over 39 years · new furniture $23,000

Based on: 3,120 sq ft, built 2023, 4 bd / 3 ba, unfurnished, listing features (deck, fireplace, stone counters, flooring types, appliance list).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $73,000 in year 1 (11% short-life, $23,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$74,200

  • Kitchen cabinetsdefault

    $12,600 new × 88% good × 0.84 allocation

    $9,300

  • Kitchen countertops (stone)listing

    $12,900 new × 88% good × 0.84 allocation

    $9,500

  • Decorative trimdefault

    $5,500 new × 88% good × 0.84 allocation

    $4,000

  • Mirrorsdefault

    $500 new × 75% good × 0.84 allocation

    $300

  • Shelvingdefault

    $1,500 new × 88% good × 0.84 allocation

    $1,100

  • Window coverings (31)default

    $7,800 new × 70% good × 0.84 allocation

    $4,500

  • Carpet, vinyl & laminate (50% of floors)listing

    $10,000 new × 75% good × 0.84 allocation

    $6,300

  • Kitchen & laundry equipment plumbingdefault

    $9,800 new × 94% good × 0.84 allocation

    $7,700

  • Kitchen, laundry & data equipment electricaldefault

    $5,900 new × 94% good × 0.84 allocation

    $4,700

  • Appliances (range, microwave, dishwasher, disposal, refrigerator)listing

    $6,100 new × 75% good × 0.84 allocation

    $3,800

  • Furniture bought newlisting

    $23,000 new × 100% good · bought separately

    $23,000
15-year land improvements$47,500

  • Paving: driveway & walks (paved)default

    $11,600 new × 88% good × 0.84 allocation

    $8,500

  • Landscaping (typical)default

    $11,100 new × 88% good × 0.84 allocation

    $8,200

  • Patiosdefault

    $3,100 new × 88% good × 0.84 allocation

    $2,300

  • Decks & porches (attached)listing

    $35,100 new × 85% good × 0.84 allocation

    $24,900

  • Gazebo / pergolalisting

    $5,000 new × 85% good × 0.84 allocation

    $3,600
Building, 39-year$359,900

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $339,000 new × 95% good × 0.84 allocation

    $269,100

  • Building plumbing & fixturesdefault

    $35,200 new × 94% good × 0.84 allocation

    $27,600

  • Building electrical & lightingdefault

    $36,800 new × 94% good × 0.84 allocation

    $28,900

  • HVACdefault

    $35,100 new × 85% good × 0.84 allocation

    $25,000

  • Hardwood & tile floorsdefault

    $10,000 new × 88% good × 0.84 allocation

    $7,400

  • Fireplacelisting

    $2,600 new × 88% good × 0.84 allocation

    $1,900

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$74,200$47,500$400$122,100
2$0$0$9,200$9,200
3$0$0$9,200$9,200
4$0$0$9,200$9,200
5$0$0$9,200$9,200
6+$0$0$322,600$322,600
Total$74,200$47,500$359,900$481,600

Model-based estimate, not an engineered cost segregation study. The IRS doesn’t approve studies; get a professional study before filing. Using these losses against W-2 income needs the short-term rental exception (average stay ≤7 days + material participation). The 39-year building life applies because stays average under 30 days, a separate test (27.5 years for a long-term rental). Federal only: California, Georgia and Wisconsin disallow bonus depreciation, Ohio adds back 5/6 of it, and Tennessee has no personal income tax. Not tax advice.

Market note

STR allowed in most of Sevier County; inside Gatlinburg city limits only in overnight-rental zones.