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

1518 Broad River Ln

1518 Broad River Ln

Sevierville, TN 37876

$499,900

4 bd · 3 ba · 2,314 sqft · Listed 3d ago

View on Realtor.com →
Low confidence

Year built

2023

Sqft

2,314

Lot sqft

34,412

HOA / mo

None

Furnished

No

List date

2026-10-08T16:13:35.000000Z

Revenue

Annual revenue

$62,135

ADR

$311

Occupancy

55%

Cleaning fees (12 mo)

$12,894

Confidence

Low (28.19), 26 comps

Comp revenue range (p25 / median / p75)

$31,205$47,146$83,653

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

Median revenue of shown comps: $47,146

  • Smoky Mountain Riverfront Barndominium

    House · 3 bd · 2.5 ba · sleeps 11 · 0.5 mi

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

    Revenue $31,163ADR $302Occ ≈ 28%5★ (17)

    AirbnbVrboBooking

  • *Charming 4BD+LOFT Lodge! Theater + GAMES!*

    House · 5 bd · 3.5 ba · sleeps 12 · 0.9 mi

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

    Revenue $85,542ADR $431Occ ≈ 54%4.9★ (57)

    AirbnbVrbo

  • Hillbilly Highrise

    Cabin · 5 bd · 3 ba · sleeps 10 · 0.9 mi

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

    Revenue $31,990ADR $407Occ ≈ 22%3.2★ (7)

    AirbnbVrboBooking

  • The Great Escape- 4 bedroom Condo- lots of space

    House · 4 bd · 3 ba · sleeps 12 · 0.9 mi

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

    Revenue $29,321ADR $272Occ ≈ 30%4.8★ (81)

    AirbnbVrbo

  • Country Cabin, Fully fenced area for pets

    Cabin · 3 bd · 2 ba · sleeps 9 · 0.9 mi

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

    Revenue $45,039ADR $261Occ ≈ 47%4.6★ (58)

    AirbnbVrboBooking

  • Kodak Moments By Avada Properties

    Vacation home · 5 bd · 4 ba · sleeps 12 · 1.0 mi

    Revenue $77,985ADR $364Occ ≈ 59%—

    Booking

  • Sunny beautiful 3 BR house mountain view

    House · 3 bd · 3 ba · sleeps 6 · 1.0 mi

    Revenue $19,029ADR $187Occ ≈ 28%5★ (11)

    Delisted

  • The Great Escape King suite, Kid friendly

    Vacation home · 4 bd · 3 ba · sleeps 12 · 1.0 mi

    Revenue $36,159ADR $318Occ ≈ 31%4.2★ (4)

    Booking

  • Private Pool-Hot tub-Pool table-King beds-Foosball

    House · 3 bd · 2.5 ba · sleeps 12 · 1.1 mi

    Revenue $49,707ADR $243Occ ≈ 56%5★ (150)

    Delisted

  • Overlook Nook

    House · 3 bd · 2.5 ba · sleeps 7 · 1.4 mi

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

    Revenue $11,536ADR $141Occ ≈ 22%—

    AirbnbVrbo

Show 16 more

  • Big Bear Lodge

    House · 5 bd · 3 ba · sleeps 12 · 1.4 mi

    Revenue $29,460ADR $480Occ ≈ 17%5★ (27)

    Airbnb

  • Smoky Trails Retreat | Sleeps 16 + Lots of Games!

    House · 5 bd · 3 ba · sleeps 16 · 1.4 mi

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

    Revenue $20,685ADR $452Occ ≈ 13%4.8★ (7)

    AirbnbVrboBooking

  • So Much Fun Your Head Will Spin!

    House · 3 bd · 2 ba · sleeps 6 · 1.5 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +3

    Revenue $35,779ADR $215Occ ≈ 46%4.8★ (44)

    AirbnbVrbo

  • Hillside Haven

    Vacation home · 3 bd · 2 ba · sleeps 9 · 1.6 mi

    Revenue $95,969ADR $315Occ ≈ 83%—

    Booking

  • Secluded Haven with Pet Yard, Hot Tub & Game Room

    Cabin · 3 bd · 2 ba · sleeps 9 · 1.6 mi

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

    Revenue $88,640ADR $313Occ ≈ 78%5★ (208)

    AirbnbVrbo

  • Heated Pool Backyard Oasis | Pickleball-Basketball

    House · 5 bd · 3 ba · sleeps 12 · 1.8 mi

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

    Revenue $167,879ADR $580Occ ≈ 79%4.8★ (76)

    AirbnbVrboBooking

  • Backyard Pool Oasis | Mountain Views | Hot Tub

    Cabin · 4 bd · 3.5 ba · sleeps 12 · 1.8 mi

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

    Revenue $152,423ADR $568Occ ≈ 74%4.8★ (91)

    AirbnbVrboBooking

  • Luxury Smoky Mountain cabin, River View, Firepit,

    House · 5 bd · 2.5 ba · sleeps 11 · 2.0 mi

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

    Revenue $50,690ADR $540Occ ≈ 26%5★ (26)

    AirbnbVrboBooking

  • Tranquility Paradise - Riverside Soaks & Stories

    Cabin · 5 bd · 2.5 ba · sleeps 11 · 2.0 mi

    Revenue $126,313ADR $534Occ ≈ 65%4.3★ (25)

    Delisted

  • Peaceful Sevierville Home w/ Private Hot Tub!

    House · 3 bd · 3 ba · sleeps 8 · 2.0 mi

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

    Revenue $37,809ADR $221Occ ≈ 47%4.4★ (80)

    AirbnbVrboBooking

  • Tranquility Paradise

    Cabin · 5 bd · 2 ba · sleeps 11 · 2.0 mi

    Revenue $103,336ADR $778Occ ≈ 36%4.8★ (17)

    Airbnb

  • Broadview, River, Golf Course, Games, free Attraction Tickets, WIFI!!!

    Vacation home · 3 bd · 3 ba · sleeps 6 · 2.1 mi

    Revenue $56,241ADR $287Occ ≈ 54%4.5★ (1)

    Booking

  • Broadview, Free Tickets, Near Golf Course

    House · 3 bd · 3.5 ba · sleeps 6 · 2.1 mi

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

    Revenue $49,253ADR $282Occ ≈ 48%4.7★ (32)

    AirbnbVrbo

  • 1901 Farm House “Par for the Course Inn”

    Farm stay · 5 bd · 3 ba · sleeps 15 · 2.1 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +3

    Revenue $53,162ADR $417Occ ≈ 35%5★ (144)

    AirbnbVrbo

  • New listing!-Entire Home, Dog Friendly, Hot Tub

    House · 3 bd · 2 ba · sleeps 6 · 2.1 mi

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

    Revenue $31,332ADR $178Occ ≈ 48%4.8★ (25)

    AirbnbVrbo

  • Game Room | Hot tub | Fire pit | Dog friendly

    House · 3 bd · 2 ba · sleeps 6 · 2.1 mi

    Revenue $8,011ADR $321Occ ≈ 7%5★ (52)

    Airbnb

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

$62,135

NOI

$36,486

Cash flow /mo

$250

Cash needed

$167,971

Cash-on-cash

1.8%

ROE (yr 1)

12.5%

Cap rate

7.3%

DSCR

1.09

Year-1 write-off

$124,032

Year-1 tax shield @ 32%

$39,690

Year-1 return on equity

  • Cash flow (annual)$3,001
  • Principal paydown$3,040
  • Appreciation at%$14,997
ROE12.5%

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)$12,427
  • Platform fees (3% of revenue)$1,864
  • Maintenance / capex (5% of revenue)$3,107
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$1,052
  • Insurance (STR-rated)$2,999

Cash needed to close

  • Down payment (25%)$124,975
  • Closing costs (4.0%)$19,996
  • Furnishing (bought new)$23,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$39,690

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

$438,000

Short-life (5/15-yr)

$101,000 · 23%

Year-1 deduction

$124,000

Year-1 tax shield @ 32%

$40,000

Land 12% (county tax record, market value split) · building $338,000 over 39 years · new furniture $23,000

Based on: 2,314 sq ft, built 2023, 4 bd / 3 ba, unfurnished, listing features (deck, patio, fireplace, stone counters, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $76,000 in year 1 (12% short-life, $24,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$74,100

  • Kitchen cabinetsdefault

    $10,900 new × 88% good × 1.02 allocation

    $9,800

  • Kitchen countertops (stone)listing

    $11,100 new × 88% good × 1.02 allocation

    $10,000

  • Decorative trimdefault

    $4,000 new × 88% good × 1.02 allocation

    $3,600

  • Mirrorsdefault

    $500 new × 75% good × 1.02 allocation

    $300

  • Shelvingdefault

    $1,500 new × 88% good × 1.02 allocation

    $1,300

  • Window coverings (23)default

    $5,800 new × 70% good × 1.02 allocation

    $4,100

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

    $6,000 new × 75% good × 1.02 allocation

    $4,600

  • Kitchen & laundry equipment plumbingdefault

    $8,500 new × 94% good × 1.02 allocation

    $8,100

  • Kitchen, laundry & data equipment electricaldefault

    $5,100 new × 94% good × 1.02 allocation

    $4,900

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

    $5,700 new × 75% good × 1.02 allocation

    $4,400

  • Furniture bought newlisting

    $23,000 new × 100% good · bought separately

    $23,000
15-year land improvements$49,500

  • Paving: driveway & walks (paved)default

    $10,000 new × 88% good × 1.02 allocation

    $9,000

  • Landscaping (typical)default

    $9,600 new × 88% good × 1.02 allocation

    $8,600

  • Patioslisting

    $10,400 new × 88% good × 1.02 allocation

    $9,400

  • Decks & porches (attached)listing

    $26,000 new × 85% good × 1.02 allocation

    $22,600
Building, 39-year$337,700

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

    $250,900 new × 95% good × 1.02 allocation

    $243,300

  • Building plumbing & fixturesdefault

    $26,100 new × 94% good × 1.02 allocation

    $25,000

  • Building electrical & lightingdefault

    $26,600 new × 94% good × 1.02 allocation

    $25,500

  • HVACdefault

    $26,100 new × 85% good × 1.02 allocation

    $22,600

  • Hardwood & tile floorsdefault

    $8,900 new × 88% good × 1.02 allocation

    $8,000

  • Fireplacelisting

    $2,600 new × 88% good × 1.02 allocation

    $2,400

  • Septic systemlisting

    $12,000 new × 88% good × 1.02 allocation

    $10,800

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$74,100$49,500$400$124,000
2$0$0$8,700$8,700
3$0$0$8,700$8,700
4$0$0$8,700$8,700
5$0$0$8,700$8,700
6+$0$0$302,700$302,700
Total$74,100$49,500$337,700$461,300

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.