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

1810 Jordans Creek Way

1810 Jordans Creek Way

Sevierville, TN 37876

$629,000

3 bd · 2 ba · 2,020 sqft · Listed today

View on Realtor.com →
Low confidenceNegative cash flow

Year built

2022

Sqft

2,020

Lot sqft

13,068

HOA / mo

$200

Furnished

No

List date

2026-10-13T01:34:17.000000Z

Revenue

Annual revenue

$42,811

ADR

$233

Occupancy

50%

Cleaning fees (12 mo)

$6,628

Confidence

Med (52.92), 7 comps

Comp revenue range (p25 / median / p75)

$27,723$34,496$46,091

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

Median revenue of shown comps: $34,496

  • Modern Luxury Retreat | Hot Tub, Theater & Games

    Cabin · 3 bd · 2 ba · sleeps 12 · 0.3 mi

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

    Revenue $10,525ADR $526Occ ≈ 5%—

    AirbnbVrbo

  • A Smoky Luxe Retreat - Soaks, Games & Movie Nights

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

    Revenue $22,598ADR $398Occ ≈ 16%—

    Delisted

  • Upscale Stay Just 15 Mins from Premier Attractions

    House · 3 bd · 2 ba · sleeps 10 · 0.4 mi

    Revenue $52,115ADR $227Occ ≈ 63%4.8★ (12)

    AirbnbBooking

  • Private 1Acre/FirePit/GameRoom/15Mins Dollywood

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

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +4

    Revenue $29,431ADR $233Occ ≈ 35%5★ (27)

    Airbnb

  • The Hive~Charming 3BR/2BA w/Waterbed! Fam Friendly

    House · 3 bd · 2 ba · sleeps 10 · 0.4 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +2

    Revenue $44,083ADR $199Occ ≈ 61%5★ (9)

    Airbnb

  • Luxury Smoky Mtn Escape-Theater/Game Rm/Fire Pit

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

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

    Revenue $65,811ADR $396Occ ≈ 46%5★ (65)

    AirbnbVrboBooking

  • Luxe Cabin - Fireplace, Hot tub

    Cabin · 3 bd · 2 ba · sleeps 7 · 0.5 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +3

    Revenue $33,244ADR $287Occ ≈ 32%4.8★ (17)

    AirbnbVrboBooking

  • Smokies and Smores Riverside Firepit Flexible Cancellation pet friendly.

    House · 3 bd · 3 ba · sleeps 8 · 0.7 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +2

    Revenue $35,747ADR $226Occ ≈ 43%4.9★ (11)

    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

$42,811

NOI

$19,322

Cash flow /mo

-$1,901

Cash needed

$201,910

Cash-on-cash

-11.3%

ROE (yr 1)

-0.1%

Cap rate

3.1%

DSCR

0.46

Year-1 write-off

$127,618

Year-1 tax shield @ 32%

$40,838

Year-1 return on equity

  • Cash flow (annual)-$22,810
  • Principal paydown$3,825
  • Appreciation at%$18,870
ROE-0.1%

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)$8,562
  • Platform fees (3% of revenue)$1,284
  • Maintenance / capex (5% of revenue)$2,141
  • Utilities & supplies$4,200
  • HOA$2,400
  • Property tax$1,128
  • Insurance (STR-rated)$3,774

Cash needed to close

  • Down payment (25%)$157,250
  • Closing costs (4.0%)$25,160
  • Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$40,838

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

$538,000

Short-life (5/15-yr)

$108,000 · 20%

Year-1 deduction

$128,000

Year-1 tax shield @ 32%

$41,000

Land 14% (county tax record, market value split) · building $431,000 over 39 years · new furniture $20,000

Based on: 2,020 sq ft, built 2022, 3 bd / 2 ba, unfurnished, listing features (patio, fireplace, stone counters, flooring types, appliance list).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $92,000 in year 1 (13% short-life, $29,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$81,600

  • Kitchen cabinetsdefault

    $10,200 new × 84% good × 1.55 allocation

    $13,300

  • Kitchen countertops (stone)listing

    $10,500 new × 84% good × 1.55 allocation

    $13,600

  • Decorative trimdefault

    $3,500 new × 84% good × 1.55 allocation

    $4,600

  • Mirrorsdefault

    $300 new × 67% good × 1.55 allocation

    $300

  • Shelvingdefault

    $1,200 new × 84% good × 1.55 allocation

    $1,600

  • Window coverings (20)default

    $5,000 new × 60% good × 1.55 allocation

    $4,600

  • Kitchen & laundry equipment plumbingdefault

    $8,000 new × 92% good × 1.55 allocation

    $11,300

  • Kitchen, laundry & data equipment electricaldefault

    $4,800 new × 92% good × 1.55 allocation

    $6,900

  • Appliances (range, microwave, dishwasher, refrigerator)listing

    $5,700 new × 67% good × 1.55 allocation

    $5,900

  • Furniture bought newlisting

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

    $19,500
15-year land improvements$45,500

  • Paving: driveway & walks (paved)listing

    $9,300 new × 84% good × 1.55 allocation

    $12,100

  • Landscaping (typical)default

    $9,000 new × 84% good × 1.55 allocation

    $11,700

  • Patioslisting

    $9,100 new × 84% good × 1.55 allocation

    $11,800

  • Irrigationlisting

    $3,500 new × 80% good × 1.55 allocation

    $4,300

  • Decks & porches (attached)default

    $2,000 new × 80% good × 1.55 allocation

    $2,500

  • Site lightinglisting

    $2,500 new × 80% good × 1.55 allocation

    $3,100
Building, 39-year$430,500

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

    $219,200 new × 93% good × 1.55 allocation

    $317,000

  • Building plumbing & fixturesdefault

    $22,700 new × 92% good × 1.55 allocation

    $32,400

  • Building electrical & lightingdefault

    $22,900 new × 92% good × 1.55 allocation

    $32,600

  • HVACdefault

    $22,800 new × 80% good × 1.55 allocation

    $28,200

  • Hardwood & tile floorsdefault

    $13,000 new × 84% good × 1.55 allocation

    $16,900

  • Fireplacelisting

    $2,600 new × 84% good × 1.55 allocation

    $3,400

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$81,600$45,500$500$127,600
2$0$0$11,000$11,000
3$0$0$11,000$11,000
4$0$0$11,000$11,000
5$0$0$11,000$11,000
6+$0$0$385,900$385,900
Total$81,600$45,500$430,500$557,700

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.