2326 Geraldine Way
Sevierville, TN 37876
$407,000
3 bd · 2 ba · 1,416 sqft · Listed 7d ago
View on Realtor.com →Year built
2025
Sqft
1,416
Lot sqft
50,312
HOA / mo
$0
Furnished
No
List date
2026-11-05T13:32:51.000000Z
Revenue
Annual revenue
$62,023
ADR
$262
Occupancy
65%
Cleaning fees (12 mo)
$14,345
Confidence
Low (29.27), 11 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $46,073
Perfect Family Getaway Near Dollywood and More
House · 3 bd · 2 ba · sleeps 10 · 0.6 mi
Revenue $83,788ADR $396Occ ≈ 58%4.8★ (29)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Brand New Luxury A-Frame | Sleeps 8 | Free Tkts Cabin
| 3 bd · 3 ba · sleeps 8 | $489 | $489 | 0% | — | 0.3 mi | AirbnbVrboBooking |
Indoor pool/ hot tub/ Family cabin near Dollywood Cabin
| 3 bd · 3 ba · sleeps 8 | $46,073 | $330 | 38% | 4.7★ (63) | 0.4 mi | AirbnbVrbo |
Heated Pool | Hot Tub | PuttPutt Cabin
| 3 bd · 3 ba · sleeps 8 | $101,921 | $423 | 66% | 5★ (131) | 0.4 mi | AirbnbVrbo |
Modern Cabin w/ Pool, Hot Tub, Games & More! Cabin
| 3 bd · 3 ba · sleeps 10 | $84,181 | $344 | 67% | 4.6★ (67) | 0.4 mi | AirbnbVrboBooking |
85° Indoor Pool, Game Room & Oversized Hot Tub Cabin | 3 bd · 3 ba · sleeps 10 | $9,116 | $455 | 5% | 5★ (153) | 0.5 mi | AirbnbBooking |
New 3BR Retreat with Indoor Pool & Game Room Cabin | 3 bd · 3 ba · sleeps 10 | $82,838 | $362 | 63% | 4.2★ (9) | 0.5 mi | AirbnbBooking |
Harmony Ridge | Fire Pit • Grill • Walking Trails! House
| 3 bd · 1.5 ba · sleeps 8 | $18,879 | $192 | 27% | 5★ (9) | 0.5 mi | AirbnbVrboBooking |
New! Indoor Pool, Game Room, Families Welcome! Cabin
| 3 bd · 3 ba · sleeps 10 | $29,056 | $344 | 23% | 5★ (9) | 0.5 mi | AirbnbVrbo |
Perfect Family Getaway Near Dollywood and More House | 3 bd · 2 ba · sleeps 10 | $83,788 | $396 | 58% | 4.8★ (29) | 0.6 mi | Airbnb |
Game Room + Fire Pit | Minutes from Dollywood Cabin
| 3 bd · 2 ba · sleeps 8 | $28,598 | $213 | 37% | 5★ (30) | 0.7 mi | AirbnbVrbo |
Show 1 more
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 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium
Est. revenue
$62,023
NOI
$29,542
Cash flow /mo
$237
Cash needed
$137,530
Cash-on-cash
2.1%
ROE (yr 1)
12.8%
Cap rate
7.3%
DSCR
1.11
Year-1 write-off
$112,511
Year-1 tax shield @ 32%
$36,003
Year-1 return on equity
- Cash flow (annual)$2,842
- Principal paydown$2,586
- Appreciation at%$12,210
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)$12,405
- Platform fees (3% of revenue)$1,861
- Maintenance / capex (5% of revenue)$3,101
- Utilities & supplies$4,200
- HOA$0
- Property tax$8,473
- Insurance (STR-rated)$2,442
Cash needed to close
- Down payment (25%)$101,750
- Closing costs (4.0%)$16,280
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$36,003
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
$346,000
Short-life (5/15-yr)
$93,000 · 27%
Year-1 deduction
$113,000
Year-1 tax shield @ 32%
$36,000
Land 15% (market default, no usable tax-record split) · building $253,000 over 39 years · new furniture $20,000
Based on: 1,416 sq ft, built 2025, 3 bd / 2 ba, unfurnished, listing features (deck, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $71,000 in year 1 (15% short-life, $23,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,400
Kitchen cabinetsdefault
$8,900 new × 96% good × 1.22 allocation
- $8,500
Kitchen countertopsdefault
$7,300 new × 96% good × 1.22 allocation
- $2,900
Decorative trimdefault
$2,500 new × 96% good × 1.22 allocation
- $300
Mirrorsdefault
$300 new × 92% good × 1.22 allocation
- $1,400
Shelvingdefault
$1,200 new × 96% good × 1.22 allocation
- $3,800
Window coverings (14)default
$3,500 new × 90% good × 1.22 allocation
- $10,200
Carpet, vinyl & laminate (100% of floors)listing
$9,100 new × 92% good × 1.22 allocation
- $8,300
Kitchen & laundry equipment plumbingdefault
$6,900 new × 98% good × 1.22 allocation
- $5,000
Kitchen, laundry & data equipment electricaldefault
$4,200 new × 98% good × 1.22 allocation
- $3,900
Appliances (range, microwave, dishwasher)listing
$3,500 new × 92% good × 1.22 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $9,100
Paving: driveway & walks (paved)default
$7,800 new × 96% good × 1.22 allocation
- $8,800
Landscaping (typical)default
$7,500 new × 96% good × 1.22 allocation
- $1,600
Patiosdefault
$1,400 new × 96% good × 1.22 allocation
- $18,400
Decks & porches (attached)listing
$15,900 new × 95% good × 1.22 allocation
- $183,600
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$153,200 new × 98% good × 1.22 allocation
- $19,000
Building plumbing & fixturesdefault
$15,900 new × 98% good × 1.22 allocation
- $18,200
Building electrical & lightingdefault
$15,200 new × 98% good × 1.22 allocation
- $18,500
HVACdefault
$16,000 new × 95% good × 1.22 allocation
- $14,000
Septic systemlisting
$12,000 new × 96% good × 1.22 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $74,300 | $38,000 | $300 | $112,500 |
| 2 | $0 | $0 | $6,500 | $6,500 |
| 3 | $0 | $0 | $6,500 | $6,500 |
| 4 | $0 | $0 | $6,500 | $6,500 |
| 5 | $0 | $0 | $6,500 | $6,500 |
| 6+ | $0 | $0 | $227,000 | $227,000 |
| Total | $74,300 | $38,000 | $253,200 | $365,400 |
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.