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Rate 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium

2982 Ginas Way

2982 Ginas Way

Sevierville, TN 37862

$765,000

2 bd · 2.5 ba · 1,607 sqft · Listed 5d ago

View on Realtor.com →
Low confidenceNegative cash flow

Year built

2022

Sqft

1,607

Lot sqft

40,511

HOA / mo

$0

Furnished

No

List date

2026-11-07T16:49:37.000000Z

Revenue

Annual revenue

$56,791

ADR

$263

Occupancy

59%

Cleaning fees (12 mo)

$11,128

Confidence

Low (33.16), 33 comps

Comp revenue range (p25 / median / p75)

$20,054$49,265$66,063

Median revenue of shown comps: $48,302

  • Cozy 2BD POOL Cabin w/ Hot Tub + Games! Near TOWN!

    Cabin · 2 bd · 2.5 ba · sleeps 4 · 0.2 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +6

    Revenue $90,832ADR $304Occ ≈ 82%4.7★ (42)

    AirbnbVrbo

  • Peaceful Retreat | Pets OK + Hot Tub + Games

    Cabin · 2 bd · 3 ba · sleeps 8 · 0.2 mi

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

    Revenue $66,063ADR $245Occ ≈ 74%4.6★ (5)

    AirbnbVrbo

  • Sunset Solitude

    Cabin · 2 bd · 2 ba · sleeps 4 · 0.3 mi

    Revenue $32,534ADR $246Occ ≈ 36%5★ (1)

    AirbnbVrboBooking

  • Cabin w/ Hot Tub & Deck ~ 7 Mi to Pigeon Forge!

    Cabin · 2 bd · 3 ba · sleeps 8 · 0.3 mi

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

    Revenue $30,901ADR $213Occ ≈ 40%4.8★ (92)

    AirbnbVrboBooking

  • TuckeredBear,Great View,Pool Table,HotTub,Peaceful

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +6

    Revenue $62,589ADR $261Occ ≈ 66%5★ (189)

    AirbnbVrbo

  • Starlit Ridge – Hot Tub, Fire Pit, Mountain Views

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +4

    Revenue $14,213ADR $258Occ ≈ 15%5★ (3)

    AirbnbBooking

  • Claim Your Piece of Sunset Solitude: Family Getaway in the Smoky Mountains

    Cabin · 2 bd · 2 ba · sleeps 4 · 0.3 mi

    Revenue $29,044ADR $268Occ ≈ 30%—

    Delisted

  • LOCATION! Log Cabin! Sleeps 6, NO SCARY Roads!

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi

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

    Revenue $72,043ADR $454Occ ≈ 43%5★ (111)

    AirbnbVrbo

  • Secluded Setting-2 Bdrm 2 Bath Petfriendly One Story Cabin Free wifi

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +3

    Revenue $30,322ADR $168Occ ≈ 49%4.2★ (56)

    Vrbo

  • Comfortable Quiet Mountain Cabin

    House · 2 bd · 2 ba · sleeps 6 · 0.4 mi

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

    Revenue $47,338ADR $216Occ ≈ 60%4.9★ (140)

    AirbnbVrbo

Show 18 more

  • A Walk in the Clouds - Luxury Awaits You!

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi

    • Hot tub
    • A/C
    • Wifi
    • Kitchen
    • +3

    Revenue $15,764ADR $263Occ ≈ 16%4.8★ (6)

    AirbnbVrbo

  • Saddle Creek - Private Indoor Pool, Games + More!

    Cabin · 2 bd · 2 ba · sleeps 8 · 0.4 mi

    Revenue $57,558ADR $382Occ ≈ 41%4.1★ (22)

    AirbnbBooking

  • Mountain Escape-Hot -Tub, Waterfalls & Cozy Couch!

    Cabin · 2 bd · 2 ba · sleeps 4 · 0.4 mi

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

    Revenue $49,265ADR $246Occ ≈ 55%4.9★ (82)

    AirbnbVrbo

  • Bana's Place・Hot Tub・GameRoom・Creek View・Pets Welc

    Cabin · 2 bd · 2 ba · sleeps 4 · 0.5 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +4

    Revenue $15,561ADR $246Occ ≈ 17%4.2★ (4)

    AirbnbVrboBooking

  • Bear Creek Way Cabin 2009 Cabin

    Vacation home · 2 bd · 2 ba · sleeps 6 · 0.5 mi

    Revenue $65,245ADR $337Occ ≈ 53%—

    Booking

  • Creekside•15 Min Pigeon Forge• Hot Tub• Pool Table

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.5 mi

    Revenue $44,163ADR $185Occ ≈ 65%4.8★ (76)

    Delisted

  • Poolin Around: Mini Golf, Pool, Theater, Firepit

    Cabin · 2 bd · 2.5 ba · sleeps 8 · 0.5 mi

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

    Revenue $149,785ADR $610Occ ≈ 67%4.1★ (94)

    AirbnbVrboBooking

  • Fabulous Mountain Cabin Gatlinburg & Pigeon Forge

    Cabin · 2 bd · 2.5 ba · sleeps 6 · 0.5 mi

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

    Revenue $53,613ADR $260Occ ≈ 56%4.9★ (167)

    AirbnbVrbo

  • Creekside Cabin w/ Indoor Pool-Game Room & Hot Tub

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.5 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +7

    Revenue $85,995ADR $417Occ ≈ 56%4.8★ (81)

    AirbnbVrboBooking

  • Waterfront Creek Cabin 12 min Pigeon Forge Hot Tub

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.5 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +6

    Revenue $47,263ADR $183Occ ≈ 71%4.5★ (239)

    AirbnbVrbo

  • Christmas in a Smokies Tiny Pet Friendly Home

    Tiny house · 2 bd · 2 ba · sleeps 4 · 0.5 mi

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

    Revenue $10,702ADR $120Occ ≈ 24%4.8★ (55)

    Airbnb

  • Relaxing Creekside Cottage-Gameroom-FREE Tickets

    Chalet · 2 bd · 2 ba · sleeps 4 · 0.5 mi

    Revenue $10,890ADR $248Occ ≈ 12%4.6★ (39)

    AirbnbBooking

  • Hot Tub Cabin•King Suites•Game Room•Near Dollywood

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

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +6

    Revenue $50,859ADR $353Occ ≈ 39%5★ (22)

    AirbnbVrbo

  • Quite Cabin On Walden's Creek•15 Min PigeonForge

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.5 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +6

    Revenue $7,726ADR $157Occ ≈ 13%4.9★ (8)

    Airbnb

  • Pup Friendly, King Beds, Community Pool, Bunks

    Cabin · 2 bd · 2 ba · sleeps 7 · 0.6 mi

    Revenue $19,012ADR $384Occ ≈ 14%5★ (93)

    Airbnb

  • Cedar Falls! | Sleeps 8 w/ Resort Pool | Top 10%

    Cabin · 2 bd · 2 ba · sleeps 8 · 0.6 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +7

    Revenue $68,568ADR $262Occ ≈ 72%5★ (54)

    AirbnbVrbo

  • The Farmhouse

    Cabin · 2 bd · 2 ba · sleeps 4 · 0.6 mi

    • Hot tub
    • Pool
    • A/C
    • Wifi
    • +4

    Revenue $82,365ADR $481Occ ≈ 47%4.7★ (110)

    AirbnbVrbo

  • The Farmhouse

    Vacation home · 2 bd · 2 ba · sleeps 4 · 0.7 mi

    Revenue $88,580ADR $447Occ ≈ 54%—

    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 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium

Est. revenue

$56,791

NOI

$29,788

Cash flow /mo

-$1,700

Cash needed

$243,850

Cash-on-cash

-8.4%

ROE (yr 1)

3.0%

Cap rate

3.9%

DSCR

0.59

Year-1 write-off

$211,586

Year-1 tax shield @ 32%

$67,708

Year-1 return on equity

  • Cash flow (annual)-$20,397
  • Principal paydown$4,860
  • Appreciation at%$22,950
ROE3.0%

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)$11,358
  • Platform fees (3% of revenue)$1,704
  • Maintenance / capex (5% of revenue)$2,840
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$2,312
  • Insurance (STR-rated)$4,590

Cash needed to close

  • Down payment (25%)$191,250
  • Closing costs (4.0%)$30,600
  • Furnishing (bought new)$22,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$67,708

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

$721,000

Short-life (5/15-yr)

$189,000 · 26%

Year-1 deduction

$212,000

Year-1 tax shield @ 32%

$68,000

Land 6% (county tax record, market value split) · building $532,000 over 39 years · new furniture $22,000

Based on: 1,607 sq ft, built 2022, 2 bd / 2.5 ba, unfurnished, listing features (hot tub, deck, fence, game room, fireplace, flooring types, appliance list, septic, wooded lot).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $135,000 in year 1 (16% short-life, $43,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$137,000

  • Kitchen cabinetsdefault

    $9,300 new × 84% good × 2.39 allocation

    $18,700

  • Kitchen countertopsdefault

    $7,600 new × 84% good × 2.39 allocation

    $15,300

  • Decorative trimdefault

    $2,800 new × 84% good × 2.39 allocation

    $5,700

  • Mirrorsdefault

    $300 new × 67% good × 2.39 allocation

    $500

  • Shelvingdefault

    $900 new × 84% good × 2.39 allocation

    $1,800

  • Window coverings (16)default

    $4,000 new × 60% good × 2.39 allocation

    $5,700

  • Carpet, vinyl & laminate (100% of floors)listing

    $10,300 new × 67% good × 2.39 allocation

    $16,500

  • Kitchen & laundry equipment plumbingdefault

    $7,300 new × 92% good × 2.39 allocation

    $16,000

  • Kitchen, laundry & data equipment electricaldefault

    $4,400 new × 92% good × 2.39 allocation

    $9,600

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

    $7,700 new × 67% good × 2.39 allocation

    $12,300

  • Hot tub (freestanding)listing

    $9,000 new × 60% good × 2.39 allocation

    $12,900

  • Furniture bought newlisting

    $16,000 new × 100% good · bought separately

    $16,000

  • Game-room equipment bought newlisting

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

    $6,000
15-year land improvements$74,000

  • Paving: driveway & walks (paved)default

    $8,300 new × 84% good × 2.39 allocation

    $16,700

  • Landscaping (minimal)listing

    $4,000 new × 84% good × 2.39 allocation

    $8,000

  • Patiosdefault

    $1,600 new × 84% good × 2.39 allocation

    $3,200

  • Decks & porches (attached)listing

    $18,100 new × 80% good × 2.39 allocation

    $34,600

  • Fencinglisting

    $6,000 new × 80% good × 2.39 allocation

    $11,500
Building, 39-year$531,900

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

    $174,400 new × 93% good × 2.39 allocation

    $389,300

  • Building plumbing & fixturesdefault

    $18,100 new × 92% good × 2.39 allocation

    $39,700

  • Building electrical & lightingdefault

    $17,600 new × 92% good × 2.39 allocation

    $38,800

  • HVACdefault

    $18,100 new × 80% good × 2.39 allocation

    $34,600

  • Fireplacelisting

    $2,600 new × 84% good × 2.39 allocation

    $5,300

  • Septic systemlisting

    $12,000 new × 84% good × 2.39 allocation

    $24,100

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$137,000$74,000$600$211,600
2$0$0$13,600$13,600
3$0$0$13,600$13,600
4$0$0$13,600$13,600
5$0$0$13,600$13,600
6+$0$0$476,800$476,800
Total$137,000$74,000$531,900$742,900

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.