STR Yield
← Back to deals
MortgageCash

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

2793 Dogwood Loop Dr

2793 Dogwood Loop Dr

Sevierville, TN 37876

$874,900

3 bd · 2 ba · 1,937 sqft · Listed 1d ago

View on Realtor.com →
Est. land %Negative cash flow

Year built

2026

Sqft

1,937

Lot sqft

26,572

HOA / mo

None

Furnished

No

List date

2026-09-30T16:47:25.000000Z

Revenue

Annual revenue

$59,898

ADR

$214

Occupancy

77%

Cleaning fees (12 mo)

$8,485

Confidence

Low (44.45), 10 comps

Comp revenue range (p25 / median / p75)

$30,375$51,477$73,005

  • Smokies Pool Cabin | Hot Tub | Theater | Dollywood

    Cabin · 3 bd · 3 ba · sleeps 8 · 0.3 mi

    Revenue $38,033ADR $445Occ ≈ 23%4.9★ (9)

    AirbnbVrbo

  • Smokies & Dollywood 20 Min | Pool-HotTub-Theatre

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

    Revenue $98,980ADR $382Occ ≈ 71%5★ (48)

    AirbnbVrbo

  • Red Cedar Lodge By Avada Properties

    Vacation home · 3 bd · 3 ba · sleeps 10 · 0.4 mi

    Revenue $10,528ADR $107Occ ≈ 27%—

    Booking

  • *Relaxing 3BD Cabin w/ HOT TUB! Firepit + Games!*

    Cabin · 3 bd · 2.5 ba · sleeps 10 · 0.4 mi

    Revenue $73,178ADR $306Occ ≈ 66%4.8★ (29)

    AirbnbVrbo

  • Cedar Splash

    Vacation home · 3 bd · 2 ba · sleeps 10 · 0.4 mi

    Revenue $93,151ADR $431Occ ≈ 59%—

    Booking

  • Spectacular Family Retreat with Hi-End Décor, Game

    House · 3 bd · 2.5 ba · sleeps 10 · 0.4 mi

    Revenue $29,456ADR $274Occ ≈ 29%4.5★ (15)

    AirbnbVrboBooking

  • RedCedarRetr: MtnViews*Hot Tub*Wifi*Fire Pit*Yard

    Cabin · 3 bd · 3 ba · sleeps 8 · 0.4 mi

    Revenue $64,921ADR $396Occ ≈ 45%4.2★ (12)

    AirbnbVrbo

  • Luxe Cabin w/ Covered Pool + Smoky Mountain Vistas

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

    Revenue $72,487ADR $331Occ ≈ 60%4.2★ (221)

    AirbnbVrboBooking

  • Log Cabin-Hot Tub, Gatlinburg Smoky Mountain View

    Cabin · 3 bd · 2 ba · sleeps 8 · 0.5 mi

    Revenue $33,133ADR $150Occ ≈ 61%4.9★ (45)

    AirbnbVrboBooking

  • Red Cedar Lodge - Mountain Views, Outdoor Hot Tub, + Arcade Games!

    Vacation home · 3 bd · 2 ba · sleeps 10 · 0.5 mi

    Revenue $29,094ADR $140Occ ≈ 57%4.7★ (3)

    Booking

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

$59,898

NOI

$33,647

Cash flow /mo

-$1,911

Cash needed

$273,221

Cash-on-cash

-8.4%

ROE (yr 1)

3.3%

Cap rate

3.8%

DSCR

0.59

Year-1 write-off

$216,732

Year-1 tax shield @ 32%

$69,354

Year-1 return on equity

  • Cash flow (annual)-$22,927
  • Principal paydown$5,725
  • Appreciation at%$26,247
ROE3.3%

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)$11,980
  • Platform fees (3% of revenue)$1,797
  • Maintenance / capex (5% of revenue)$2,995
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$30
  • Insurance (STR-rated)$5,249

Cash needed to close

  • Down payment (25%)$218,725
  • Closing costs (4.0%)$34,996
  • Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$69,354

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

$744,000

Short-life (5/15-yr)

$195,000 · 26%

Year-1 deduction

$217,000

Year-1 tax shield @ 32%

$69,000

Land 15% (market default, no usable tax-record split) · building $548,000 over 39 years · new furniture $20,000

Based on: 1,937 sq ft, built 2026, 3 bd / 2 ba, unfurnished, listing features (hot tub, deck, patio, fireplace, appliance list, septic, wooded lot).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $134,000 in year 1 (15% short-life, $43,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$133,900

  • Kitchen cabinetsdefault

    $10,000 new × 100% good × 1.84 allocation

    $18,500

  • Kitchen countertopsdefault

    $8,200 new × 100% good × 1.84 allocation

    $15,100

  • Decorative trimdefault

    $3,400 new × 100% good × 1.84 allocation

    $6,200

  • Mirrorsdefault

    $300 new × 100% good × 1.84 allocation

    $600

  • Shelvingdefault

    $1,200 new × 100% good × 1.84 allocation

    $2,200

  • Window coverings (19)default

    $4,800 new × 100% good × 1.84 allocation

    $8,700

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

    $5,000 new × 100% good × 1.84 allocation

    $9,200

  • Kitchen & laundry equipment plumbingdefault

    $7,800 new × 100% good × 1.84 allocation

    $14,400

  • Kitchen, laundry & data equipment electricaldefault

    $4,700 new × 100% good × 1.84 allocation

    $8,700

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

    $7,700 new × 100% good × 1.84 allocation

    $14,200

  • Hot tub (freestanding)listing

    $9,000 new × 100% good × 1.84 allocation

    $16,600

  • Furniture bought newlisting

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

    $19,500
15-year land improvements$81,100

  • Paving: driveway & walks (paved)default

    $9,100 new × 100% good × 1.84 allocation

    $16,800

  • Landscaping (minimal)listing

    $4,400 new × 100% good × 1.84 allocation

    $8,100

  • Patioslisting

    $8,700 new × 100% good × 1.84 allocation

    $16,100

  • Decks & porches (attached)listing

    $21,800 new × 100% good × 1.84 allocation

    $40,100
Building, 39-year$548,200

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

    $210,100 new × 100% good × 1.84 allocation

    $387,000

  • Building plumbing & fixturesdefault

    $21,800 new × 100% good × 1.84 allocation

    $40,100

  • Building electrical & lightingdefault

    $21,800 new × 100% good × 1.84 allocation

    $40,200

  • HVACdefault

    $21,800 new × 100% good × 1.84 allocation

    $40,200

  • Hardwood & tile floorsdefault

    $7,500 new × 100% good × 1.84 allocation

    $13,800

  • Fireplacelisting

    $2,600 new × 100% good × 1.84 allocation

    $4,800

  • Septic systemlisting

    $12,000 new × 100% good × 1.84 allocation

    $22,100

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$133,900$81,100$1,800$216,700
2$0$0$14,100$14,100
3$0$0$14,100$14,100
4$0$0$14,100$14,100
5$0$0$14,100$14,100
6+$0$0$490,200$490,200
Total$133,900$81,100$548,200$763,200

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.