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Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium

1646 Myers Rd

1646 Myers Rd

Sevierville, TN 37862

$899,900

3 bd · 3.5 ba · 2,184 sqft · Listed today

View on Realtor.com →
Low confidenceEst. land %Negative cash flow

Year built

2026

Sqft

2,184

Lot sqft

57,935

HOA / mo

None

Furnished

No

List date

2026-10-13T00:50:56.000000Z

Revenue

Annual revenue

$83,845

ADR

$301

Occupancy

76%

Cleaning fees (12 mo)

$14,696

Confidence

Low (24.33), 7 comps

Comp revenue range (p25 / median / p75)

$22,286$53,287$74,618

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

Median revenue of shown comps: $53,287

  • Cabin w/ Hot Tub · Mtn Views · Pool Table · Pets

    House · 4 bd · 3.5 ba · sleeps 12 · 0.1 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +5

    Revenue $68,620ADR $358Occ ≈ 53%5★ (37)

    AirbnbVrbo

  • New Cabin · Hot Tub · 1-Step Entry · Views & Pets

    House · 3 bd · 3.5 ba · sleeps 8 · 0.1 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +5

    Revenue $122,802ADR $375Occ ≈ 90%5★ (78)

    AirbnbVrbo

  • Summer Deals, 3 King Beds, 1 mil to Dollywood

    Cabin · 4 bd · 4 ba · sleeps 11 · 0.6 mi

    Revenue $80,615ADR $375Occ ≈ 59%4.8★ (166)

    AirbnbVrbo

  • Modern 3BD Home Near TOWN! Hot Tub + Games + VIEWS

    House · 3 bd · 2.5 ba · sleeps 10 · 0.6 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +5

    Revenue $25,053ADR $237Occ ≈ 29%4.7★ (22)

    AirbnbVrbo

  • Modern 3BD | Close to Town | Game Room | Hot Tub

    Cabin · 3 bd · 2.5 ba · sleeps 8 · 0.6 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +4

    Revenue $6,542ADR $233Occ ≈ 8%4.7★ (3)

    AirbnbVrboBooking

  • Peach Tree Haven | Deck | Bonfire | Ideal Location

    House · 4 bd · 2.5 ba · sleeps 8 · 0.7 mi

    Revenue $53,287ADR $371Occ ≈ 39%4.8★ (6)

    AirbnbBooking

  • The "Bird's Nest" and Trees

    House · 4 bd · 2.5 ba · sleeps 12 · 0.7 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +3

    Revenue $19,519ADR $436Occ ≈ 12%4.7★ (65)

    Vrbo

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 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium

Est. revenue

$83,845

NOI

$48,694

Cash flow /mo

-$965

Cash needed

$286,471

Cash-on-cash

-4.0%

ROE (yr 1)

7.3%

Cap rate

5.4%

DSCR

0.81

Year-1 write-off

$167,357

Year-1 tax shield @ 32%

$53,554

Year-1 return on equity

  • Cash flow (annual)-$11,583
  • Principal paydown$5,472
  • Appreciation at%$26,997
ROE7.3%

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)$16,769
  • Platform fees (3% of revenue)$2,515
  • Maintenance / capex (5% of revenue)$4,192
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$2,075
  • Insurance (STR-rated)$5,399

Cash needed to close

  • Down payment (25%)$224,975
  • Closing costs (4.0%)$35,996
  • Furnishing (bought new)$25,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$53,554

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

$765,000

Short-life (5/15-yr)

$141,000 · 18%

Year-1 deduction

$167,000

Year-1 tax shield @ 32%

$54,000

Land 15% (market default, no usable tax-record split) · building $624,000 over 39 years · new furniture $26,000

Based on: 2,184 sq ft, built 2026, 3 bd / 3.5 ba, unfurnished, listing features (game room, fireplace, stone counters, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $114,000 in year 1 (11% short-life, $36,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$123,500

  • Kitchen cabinetsdefault

    $10,600 new × 100% good × 1.85 allocation

    $19,600

  • Kitchen countertops (stone)listing

    $10,800 new × 100% good × 1.85 allocation

    $20,100

  • Decorative trimdefault

    $3,800 new × 100% good × 1.85 allocation

    $7,100

  • Mirrorsdefault

    $500 new × 100% good × 1.85 allocation

    $800

  • Shelvingdefault

    $1,200 new × 100% good × 1.85 allocation

    $2,200

  • Window coverings (22)default

    $5,500 new × 100% good × 1.85 allocation

    $10,200

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

    $5,600 new × 100% good × 1.85 allocation

    $10,400

  • Kitchen & laundry equipment plumbingdefault

    $8,200 new × 100% good × 1.85 allocation

    $15,300

  • Kitchen, laundry & data equipment electricaldefault

    $5,000 new × 100% good × 1.85 allocation

    $9,200

  • Appliances (microwave, dishwasher)listing

    $1,700 new × 100% good × 1.85 allocation

    $3,100

  • Furniture bought newlisting

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

    $19,500

  • Game-room equipment bought newlisting

    $6,000 new × 100% good · bought separately

    $6,000
15-year land improvements$43,200

  • Paving: driveway & walks (paved)default

    $9,700 new × 100% good × 1.85 allocation

    $17,900

  • Landscaping (typical)default

    $9,300 new × 100% good × 1.85 allocation

    $17,300

  • Patiosdefault

    $2,200 new × 100% good × 1.85 allocation

    $4,000

  • Decks & porches (attached)default

    $2,200 new × 100% good × 1.85 allocation

    $4,000
Building, 39-year$623,700

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

    $237,000 new × 100% good × 1.85 allocation

    $438,800

  • Building plumbing & fixturesdefault

    $24,600 new × 100% good × 1.85 allocation

    $45,500

  • Building electrical & lightingdefault

    $25,000 new × 100% good × 1.85 allocation

    $46,200

  • HVACdefault

    $24,600 new × 100% good × 1.85 allocation

    $45,600

  • Hardwood & tile floorsdefault

    $8,400 new × 100% good × 1.85 allocation

    $15,600

  • Fireplaces (2)listing

    $5,300 new × 100% good × 1.85 allocation

    $9,700

  • Septic systemlisting

    $12,000 new × 100% good × 1.85 allocation

    $22,200

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$123,500$43,200$700$167,400
2$0$0$16,000$16,000
3$0$0$16,000$16,000
4$0$0$16,000$16,000
5$0$0$16,000$16,000
6+$0$0$559,100$559,100
Total$123,500$43,200$623,700$790,400

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.