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Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

1445 Relaxation Run

1445 Relaxation Run

Sevierville, TN 37876

$292,720

3 bd · 2.5 ba · 1,381 sqft · Listed 1d ago

View on Realtor.com →
Low confidenceEst. land %

Year built

—

Sqft

1,381

Lot sqft

—

HOA / mo

None

Furnished

No

List date

2026-09-30T00:08:20.000000Z

Revenue

Annual revenue

$39,647

ADR

$207

Occupancy

52%

Cleaning fees (12 mo)

$7,696

Confidence

Med (52.38), 7 comps

Comp revenue range (p25 / median / p75)

$23,713$34,937$45,959

  • Cozy cottage 5 acres with wooded views

    Cottage · 3 bd · 2 ba · sleeps 10 · 0.1 mi

    Revenue $38,867ADR $221Occ ≈ 48%4.8★ (182)

    Airbnb

  • Peaceful Hilltop Retreat

    House · 3 bd · 2 ba · sleeps 8 · 0.2 mi

    Revenue $58,378ADR $203Occ ≈ 79%5★ (423)

    Airbnb

  • Mid-Century Vintage Brick Ranch Style Guesthouse

    House · 3 bd · 2 ba · sleeps 8 · 0.3 mi

    Revenue $13,862ADR $196Occ ≈ 19%3.1★ (78)

    AirbnbVrboBooking

  • Great Family Retreat Hot tub / near Dollywood

    House · 3 bd · 2 ba · sleeps 9 · 0.3 mi

    Revenue $34,937ADR $274Occ ≈ 35%4.8★ (65)

    AirbnbVrboBooking

  • 3 Bedroom Mid Century Brick Ranch Upstairs Home Near Smokies

    House · 3 bd · 2 ba · sleeps 8 · 0.4 mi

    Revenue $16,670ADR $180Occ ≈ 25%2.9★ (6)

    Vrbo

  • High Top: Amazing views on a private 100 acres!

    House · 3 bd · 2 ba · sleeps 12 · 0.4 mi

    Revenue $30,756ADR $310Occ ≈ 27%5★ (2)

    AirbnbVrboBooking

  • Jason's Log Cabin Retreat w/ Hot tub & Views

    Cabin · 3 bd · 2 ba · sleeps 8 · 0.6 mi

    Revenue $53,050ADR $239Occ ≈ 61%4.8★ (175)

    AirbnbVrbo

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 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

Est. revenue

$39,647

NOI

$20,804

Cash flow /mo

$156

Cash needed

$104,389

Cash-on-cash

1.8%

ROE (yr 1)

12.0%

Cap rate

7.1%

DSCR

1.10

Year-1 write-off

$84,634

Year-1 tax shield @ 32%

$27,083

Year-1 return on equity

  • Cash flow (annual)$1,876
  • Principal paydown$1,916
  • Appreciation at%$8,782
ROE12.0%

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)$7,929
  • Platform fees (3% of revenue)$1,189
  • Maintenance / capex (5% of revenue)$1,982
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$1,786
  • Insurance (STR-rated)$1,756

Cash needed to close

  • Down payment (25%)$73,180
  • Closing costs (4.0%)$11,709
  • Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$27,083

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

$249,000

Short-life (5/15-yr)

$65,000 · 26%

Year-1 deduction

$85,000

Year-1 tax shield @ 32%

$27,000

Land 15% (market default, no usable tax-record split) · building $184,000 over 39 years · new furniture $20,000

Based on: 1,381 sq ft, age unknown, 3 bd / 2.5 ba, unfurnished, listing features (stone counters).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $63,000 in year 1 (17% short-life, $20,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$63,600

  • Kitchen cabinetsdefault

    $8,800 new × 40% good × 2.30 allocation

    $8,100

  • Kitchen countertops (stone)listing

    $9,000 new × 40% good × 2.30 allocation

    $8,300

  • Decorative trimdefault

    $2,400 new × 40% good × 2.30 allocation

    $2,200

  • Mirrorsdefault

    $300 new × 40% good × 2.30 allocation

    $300

  • Shelvingdefault

    $1,200 new × 40% good × 2.30 allocation

    $1,100

  • Window coverings (14)default

    $3,500 new × 40% good × 2.30 allocation

    $3,200

  • Carpet, vinyl & laminate (40% of floors)default

    $3,600 new × 40% good × 2.30 allocation

    $3,300

  • Kitchen & laundry equipment plumbingdefault

    $6,900 new × 40% good × 2.30 allocation

    $6,300

  • Kitchen, laundry & data equipment electricaldefault

    $4,200 new × 40% good × 2.30 allocation

    $3,800

  • Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default

    $8,100 new × 40% good × 2.30 allocation

    $7,400

  • Furniture bought newlisting

    $19,500 new × 100% good · bought separately

    $19,500
15-year land improvements$20,500

  • Paving: driveway & walks (paved)default

    $7,700 new × 50% good × 2.30 allocation

    $8,800

  • Landscaping (typical)default

    $7,400 new × 50% good × 2.30 allocation

    $8,500

  • Patiosdefault

    $1,400 new × 50% good × 2.30 allocation

    $1,600

  • Decks & porches (attached)default

    $1,400 new × 50% good × 2.30 allocation

    $1,600
Building, 39-year$184,300

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

    $149,400 new × 40% good × 2.30 allocation

    $137,300

  • Building plumbing & fixturesdefault

    $15,500 new × 40% good × 2.30 allocation

    $14,200

  • Building electrical & lightingdefault

    $14,800 new × 40% good × 2.30 allocation

    $13,600

  • HVACdefault

    $15,600 new × 40% good × 2.30 allocation

    $14,300

  • Hardwood & tile floorsdefault

    $5,300 new × 40% good × 2.30 allocation

    $4,900

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$63,600$20,500$600$84,600
2$0$0$4,700$4,700
3$0$0$4,700$4,700
4$0$0$4,700$4,700
5$0$0$4,700$4,700
6+$0$0$164,800$164,800
Total$63,600$20,500$184,300$268,300

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: 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.