1720 Mountain Dr
Sevierville, TN 37876
$765,000
3 bd · 3.5 ba · 3,206 sqft · Listed 1d ago
View on Realtor.com →Year built
2020
Sqft
3,206
Lot sqft
25,265
HOA / mo
None
Furnished
No
List date
2026-09-27T15:48:35.000000Z
Revenue
Annual revenue
$58,676
ADR
$220
Occupancy
73%
Cleaning fees (12 mo)
$12,585
Confidence
High (75.06), 5 comps
Comp revenue range (p25 / median / p75)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
 Wolfpack Retreat - 3 BR Cabin 5 Miles to Dollywood Cabin | 3 bd · 3 ba · sleeps 6 | $65,433 | $297 | 60% | 4.7★ (21) | 220 ft | AirbnbVrboBooking |
 Wolfpack Retreat | Hot Tub- Mtn Views- 2 Pets free Cabin | 3 bd · 3 ba · sleeps 6 | $56,101 | $306 | 50% | 4.8★ (30) | 0.1 mi | AirbnbVrboBooking |
 River Dance •Hot Tub•BBQ•Deck• by HoneyBearCabins Apartment | 3 bd · 3 ba · sleeps 8 | $33,280 | $313 | 29% | 4.7★ (19) | 0.5 mi | AirbnbVrboBooking |
 River View: Riverfront Views & Three King Suites Cabin | 3 bd · 3 ba · sleeps 10 | $53,000 | $329 | 44% | 4.4★ (11) | 0.5 mi | AirbnbVrbo |
 Riverfront Cabin w Mtn View, Hottub & Gameroom! Cabin | 3 bd · 3 ba · sleeps 12 | $68,123 | $335 | 56% | 4.8★ (32) | 0.6 mi | 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
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$58,676
NOI
$32,192
Cash flow /mo
-$1,440
Cash needed
$247,350
Cash-on-cash
-7.0%
ROE (yr 1)
4.3%
Cap rate
4.2%
DSCR
0.65
Year-1 write-off
$176,107
Year-1 tax shield @ 32%
$56,354
Year-1 return on equity
- Cash flow (annual)-$17,276
- Principal paydown$5,006
- Appreciation at%$22,950
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$11,735
- Platform fees (3% of revenue)$1,760
- Maintenance / capex (5% of revenue)$2,934
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,265
- Insurance (STR-rated)$4,590
Cash needed to close
- Down payment (25%)$191,250
- Closing costs (4.0%)$30,600
- Furnishing (bought new)$25,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$56,354
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
$744,000
Short-life (5/15-yr)
$149,000 · 20%
Year-1 deduction
$176,000
Year-1 tax shield @ 32%
$56,000
Land 3% (county tax record, market value split) · building $595,000 over 39 years · new furniture $26,000
Based on: 3,206 sq ft, built 2020, 3 bd / 3.5 ba, unfurnished, listing features (hot tub, deck, game room, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $107,000 in year 1 (11% short-life, $34,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $14,000
Kitchen cabinetsdefault
$12,800 new × 76% good × 1.44 allocation
- $11,500
Kitchen countertopsdefault
$10,500 new × 76% good × 1.44 allocation
- $6,100
Decorative trimdefault
$5,600 new × 76% good × 1.44 allocation
- $300
Mirrorsdefault
$500 new × 50% good × 1.44 allocation
- $1,300
Shelvingdefault
$1,200 new × 76% good × 1.44 allocation
- $4,600
Window coverings (32)default
$8,000 new × 40% good × 1.44 allocation
- $14,800
Carpet, vinyl & laminate (100% of floors)listing
$20,600 new × 50% good × 1.44 allocation
- $12,600
Kitchen & laundry equipment plumbingdefault
$10,000 new × 88% good × 1.44 allocation
- $7,600
Kitchen, laundry & data equipment electricaldefault
$6,000 new × 88% good × 1.44 allocation
- $5,500
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 50% good × 1.44 allocation
- $5,200
Hot tub (freestanding)listing
$9,000 new × 40% good × 1.44 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
- $12,800
Paving: driveway & walks (paved)default
$11,700 new × 76% good × 1.44 allocation
- $12,300
Landscaping (typical)default
$11,300 new × 76% good × 1.44 allocation
- $3,500
Patiosdefault
$3,200 new × 76% good × 1.44 allocation
- $36,300
Decks & porches (attached)listing
$36,100 new × 70% good × 1.44 allocation
- $451,500
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$348,700 new × 90% good × 1.44 allocation
- $45,800
Building plumbing & fixturesdefault
$36,200 new × 88% good × 1.44 allocation
- $48,000
Building electrical & lightingdefault
$37,900 new × 88% good × 1.44 allocation
- $36,400
HVACdefault
$36,100 new × 70% good × 1.44 allocation
- $13,100
Septic systemlisting
$12,000 new × 76% good × 1.44 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $109,200 | $65,000 | $1,900 | $176,100 |
| 2 | $0 | $0 | $15,300 | $15,300 |
| 3 | $0 | $0 | $15,300 | $15,300 |
| 4 | $0 | $0 | $15,300 | $15,300 |
| 5 | $0 | $0 | $15,300 | $15,300 |
| 6+ | $0 | $0 | $531,900 | $531,900 |
| Total | $109,200 | $65,000 | $594,800 | $769,000 |
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.