2313 Grey Fox Run
Sevierville, TN 37862
$915,000
3 bd · 3 ba · 2,589 sqft · Listed 3d ago
View on Realtor.com →Year built
2025
Sqft
2,589
Lot sqft
26,136
HOA / mo
$79
Furnished
No
List date
2026-09-24T18:43:06Z
Revenue
Annual revenue
$64,988
ADR
$302
Occupancy
59%
Cleaning fees (12 mo)
$12,146
Confidence
Low (50.17), 49 comps
Comp revenue range (p25 / median / p75)
Luxury A-Frame | Hot Tub • Theater • Game Room
3 bd · 3 ba · sleeps 8 · 16 ft
Revenue —ADR $386Occ ≈ —4.8★ (4)
Get Hugged By Comfort - 3-Story Cabin with Rustic
3 bd · 3 ba · sleeps 12 · 328 ft
Revenue —ADR $966Occ ≈ —4★ (1)
Catch & Release; Fishing Pond, Creek, FIOS Wifi Internet, Secluded
3 bd · 2 ba · sleeps 6 · 361 ft
Revenue —ADR $216Occ ≈ —4.9★ (285)
Paradise View Smokies: Awesome Views, Resort Pool, game room, hot tub, Wi-Fi
3 bd · 3 ba · sleeps 10 · 476 ft
Revenue —ADR $414Occ ≈ —3.8★ (5)
Dec Discounts! Pvt Indoor Pool•Hot Tub•Arcades
3 bd · 3 ba · sleeps 12 · 0.1 mi
Revenue —ADR $478Occ ≈ —5★ (46)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Luxury A-Frame | Hot Tub • Theater • Game Room | 3 bd · 3 ba · sleeps 8 | — | $386 | — | 4.8★ (4) | 16 ft | Airbnb |
Get Hugged By Comfort - 3-Story Cabin with Rustic | 3 bd · 3 ba · sleeps 12 | — | $966 | — | 4★ (1) | 328 ft | Airbnb |
Cabin w Mtn View/Pool Table|Air Hockey|Arcade|Hot | 3 bd · 3 ba · sleeps 12 | — | $309 | — | 4.2★ (8) | 345 ft | AirbnbVrbo |
Sugar Splash | Indoor Pool, Hot Tub with views | 3 bd · 3 ba · sleeps 13 | — | $450 | — | 4.7★ (20) | 354 ft | AirbnbVrbo |
Catch & Release; Fishing Pond, Creek, FIOS Wifi Internet, Secluded | 3 bd · 2 ba · sleeps 6 | — | $216 | — | 4.9★ (285) | 361 ft | Vrbo |
Paradise View Smokies: Awesome Views, Resort Pool, game room, hot tub, Wi-Fi | 3 bd · 3 ba · sleeps 10 | — | $414 | — | 3.8★ (5) | 476 ft | Vrbo |
Paradise View In The Smokies: Views & Resort Pool | 3 bd · 3 ba · sleeps 10 | — | $387 | — | 5★ (6) | 492 ft | AirbnbVrbo |
3BR Luxury Cabin W Hot Tub &breathtaking MTN Views | 3 bd · 2.5 ba · sleeps 6 | — | $390 | — | 5★ (14) | 0.1 mi | AirbnbVrbo |
3 BR w/ New Furniture, Hot Tub, Wi-Fi, Pool Access | 3 bd · 3 ba · sleeps 9 | — | $309 | — | 4.4★ (128) | 0.1 mi | AirbnbVrbo |
Dec Discounts! Pvt Indoor Pool•Hot Tub•Arcades | 3 bd · 3 ba · sleeps 12 | — | $478 | — | 5★ (46) | 0.1 mi | Airbnb |
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
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$64,988
NOI
$32,353
Cash flow /mo
-$2,235
Cash needed
$290,850
Cash-on-cash
-9.2%
ROE (yr 1)
2.3%
Cap rate
3.5%
DSCR
0.55
Year-1 write-off
$190,633
Year-1 tax shield @ 32%
$61,003
Year-1 return on equity
- Cash flow (annual)-$26,814
- Principal paydown$5,988
- Appreciation at%$27,450
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$12,998
- Platform fees (3% of revenue)$1,950
- Maintenance / capex (5% of revenue)$3,249
- Utilities & supplies$4,200
- HOA$948
- Property tax$3,800
- Insurance (STR-rated)$5,490
Cash needed to close
- Down payment (25%)$228,750
- Closing costs (4.0%)$36,600
- Furnishing (bought new)$25,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$61,003
No county tax record split for property tax, insurance rate and the land/building split, so those use market defaults — edit the price above; 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
$778,000
Short-life (5/15-yr)
$163,000 · 21%
Year-1 deduction
$191,000
Year-1 tax shield @ 32%
$61,000
Land 15% (market default, no usable tax-record split) · building $615,000 over 39 years · new furniture $26,000
Based on: 2,589 sq ft, built 2025, 3 bd / 3 ba, unfurnished, listing features (deck, game room, fireplace, appliance list, septic, wooded lot).
IRS-guide safe-harbor floor: $106,000 in year 1 (10% short-life, $34,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $17,500
Kitchen cabinetsdefault
$11,500 new × 96% good × 1.59 allocation
- $14,400
Kitchen countertopsdefault
$9,400 new × 96% good × 1.59 allocation
- $6,900
Decorative trimdefault
$4,500 new × 96% good × 1.59 allocation
- $700
Mirrorsdefault
$500 new × 92% good × 1.59 allocation
- $1,800
Shelvingdefault
$1,200 new × 96% good × 1.59 allocation
- $9,300
Window coverings (26)default
$6,500 new × 90% good × 1.59 allocation
- $9,700
Carpet, vinyl & laminate (40% of floors)default
$6,700 new × 92% good × 1.59 allocation
- $13,900
Kitchen & laundry equipment plumbingdefault
$8,900 new × 98% good × 1.59 allocation
- $8,400
Kitchen, laundry & data equipment electricaldefault
$5,400 new × 98% good × 1.59 allocation
- $8,600
Appliances (microwave, dishwasher, refrigerator, washer, dryer)listing
$5,900 new × 92% good × 1.59 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $16,100
Paving: driveway & walks (paved)default
$10,500 new × 96% good × 1.59 allocation
- $7,800
Landscaping (minimal)listing
$5,100 new × 96% good × 1.59 allocation
- $3,900
Patiosdefault
$2,600 new × 96% good × 1.59 allocation
- $44,100
Decks & porches (attached)listing
$29,100 new × 95% good × 1.59 allocation
- $440,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$281,200 new × 98% good × 1.59 allocation
- $45,500
Building plumbing & fixturesdefault
$29,200 new × 98% good × 1.59 allocation
- $47,000
Building electrical & lightingdefault
$30,100 new × 98% good × 1.59 allocation
- $44,100
HVACdefault
$29,200 new × 95% good × 1.59 allocation
- $15,300
Hardwood & tile floorsdefault
$10,000 new × 96% good × 1.59 allocation
- $4,000
Fireplacelisting
$2,600 new × 96% good × 1.59 allocation
- $18,300
Septic systemlisting
$12,000 new × 96% good × 1.59 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $116,800 | $71,800 | $2,000 | $190,600 |
| 2 | $0 | $0 | $15,800 | $15,800 |
| 3 | $0 | $0 | $15,800 | $15,800 |
| 4 | $0 | $0 | $15,800 | $15,800 |
| 5 | $0 | $0 | $15,800 | $15,800 |
| 6+ | $0 | $0 | $549,600 | $549,600 |
| Total | $116,800 | $71,800 | $614,600 | $803,300 |
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: Georgia disallows 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.