2154 Aaron Ct
Sevierville, TN 37876
$699,900
3 bd · 3 ba · 2,269 sqft · Listed 2d ago
View on Realtor.com →Year built
2026
Sqft
2,269
Lot sqft
46,609
HOA / mo
None
Furnished
No
List date
2026-09-25T17:21:34Z
Revenue
Annual revenue
$37,139
ADR
$257
Occupancy
40%
Cleaning fees (12 mo)
$6,812
Confidence
Med (69.26), 5 comps
Comp revenue range (p25 / median / p75)
Smokies and Smores Riverside Firepit Flexible Cancellation pet friendly.
3 bd · 3 ba · sleeps 8 · 0.5 mi
Revenue —ADR $226Occ ≈ —4.9★ (11)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Pristine Mountain Vista | 3 bd · 2 ba · sleeps 9 | — | $314 | — | 5★ (8) | 0.4 mi | AirbnbVrbo |
Pet friendly, game room, close to Dollywood! | 3 bd · 2 ba · sleeps 6 | — | $369 | — | 4.5★ (6) | 0.4 mi | AirbnbVrbo |
Smokies and Smores Riverside Firepit Flexible Cancellation pet friendly. | 3 bd · 3 ba · sleeps 8 | — | $226 | — | 4.9★ (11) | 0.5 mi | Vrbo |
Simple Southern Charm - Close to all Attractions! | 3 bd · 2 ba · sleeps 8 | — | $191 | — | 4.6★ (67) | 0.6 mi | AirbnbVrbo |
Game Room + Fire Pit | Minutes from Dollywood | 3 bd · 2 ba · sleeps 8 | — | $212 | — | 5★ (27) | 0.7 mi | 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
Est. revenue
$37,139
NOI
$18,249
Cash flow /mo
$1,521
Cash needed
$747,396
Cash-on-cash (all cash)
2.4%
ROE (yr 1)
5.3%
Cap rate
2.6%
DSCR
—
Year-1 write-off
$151,308
Year-1 tax shield @ 32%
$48,419
Year-1 return on equity
- Cash flow (annual)$18,249
- Principal paydown (n/a, cash)$0
- Appreciation at%$20,997
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$7,428
- Platform fees (3% of revenue)$1,114
- Maintenance / capex (5% of revenue)$1,857
- Utilities & supplies$4,200
- HOA$0
- Property tax$92
- Insurance (STR-rated)$4,199
Cash needed to close
- Purchase price (all cash)$699,900
- Closing costs (4.0%)$27,996
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$48,419
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
$595,000
Short-life (5/15-yr)
$130,000 · 22%
Year-1 deduction
$151,000
Year-1 tax shield @ 32%
$48,000
Land 15% (market default, no usable tax-record split) · building $465,000 over 39 years · new furniture $20,000
Based on: 2,269 sq ft, built 2026, 3 bd / 3 ba, unfurnished, listing features (deck, appliance list, septic, wooded lot).
IRS-guide safe-harbor floor: $83,000 in year 1 (10% short-life, $27,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $14,500
Kitchen cabinetsdefault
$10,800 new × 100% good × 1.35 allocation
- $11,900
Kitchen countertopsdefault
$8,800 new × 100% good × 1.35 allocation
- $5,400
Decorative trimdefault
$4,000 new × 100% good × 1.35 allocation
- $600
Mirrorsdefault
$500 new × 100% good × 1.35 allocation
- $1,600
Shelvingdefault
$1,200 new × 100% good × 1.35 allocation
- $7,800
Window coverings (23)default
$5,800 new × 100% good × 1.35 allocation
- $7,900
Carpet, vinyl & laminate (40% of floors)default
$5,800 new × 100% good × 1.35 allocation
- $11,300
Kitchen & laundry equipment plumbingdefault
$8,400 new × 100% good × 1.35 allocation
- $6,800
Kitchen, laundry & data equipment electricaldefault
$5,100 new × 100% good × 1.35 allocation
- $5,300
Appliances (range, microwave, dishwasher, disposal)listing
$3,900 new × 100% good × 1.35 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $13,300
Paving: driveway & walks (paved)default
$9,900 new × 100% good × 1.35 allocation
- $6,400
Landscaping (minimal)listing
$4,700 new × 100% good × 1.35 allocation
- $3,000
Patiosdefault
$2,200 new × 100% good × 1.35 allocation
- $34,500
Decks & porches (attached)listing
$25,500 new × 100% good × 1.35 allocation
- $332,400
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$246,300 new × 100% good × 1.35 allocation
- $34,500
Building plumbing & fixturesdefault
$25,600 new × 100% good × 1.35 allocation
- $35,100
Building electrical & lightingdefault
$26,000 new × 100% good × 1.35 allocation
- $34,500
HVACdefault
$25,600 new × 100% good × 1.35 allocation
- $11,800
Hardwood & tile floorsdefault
$8,800 new × 100% good × 1.35 allocation
- $16,200
Septic systemlisting
$12,000 new × 100% good × 1.35 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $92,600 | $57,200 | $1,500 | $151,300 |
| 2 | $0 | $0 | $11,900 | $11,900 |
| 3 | $0 | $0 | $11,900 | $11,900 |
| 4 | $0 | $0 | $11,900 | $11,900 |
| 5 | $0 | $0 | $11,900 | $11,900 |
| 6+ | $0 | $0 | $415,500 | $415,500 |
| Total | $92,600 | $57,200 | $464,600 | $614,400 |
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: 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.