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Rate 8.07% = 7.32% Freddie Mac 30-yr avg (Oct 22) + 0.75% investor premium

3831 Revetta Cir

3831 Revetta Cir

Sevierville, TN 37862

$1,200,000

4 bd · 4.5 ba · 2,980 sqft · Listed 2d ago

View on Realtor.com →
Low confidenceEst. land %Negative cash flow

Year built

2022

Sqft

2,980

Lot sqft

35,719

HOA / mo

None

Furnished

No

List date

2026-10-24T23:27:25.000000Z

Revenue

Annual revenue

$105,939

ADR

$539

Occupancy

54%

Cleaning fees (12 mo)

$16,607

Confidence

Med (66.17), 5 comps

Comp revenue range (p25 / median / p75)

$65,258$106,330$115,841

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

Median revenue of shown comps: $106,330

  • SwimTastic: New Pool Cabin in Wears Valley

    Cabin · 4 bd · 4.5 ba · sleeps 12 · 36 ft

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

    Revenue $115,841ADR $564Occ ≈ 56%4.9★ (159)

    AirbnbVrbo

  • Luxury 4 BR Cabin overlooking valley w/ Hot Tub!

    Cabin · 4 bd · 4.5 ba · sleeps 10 · 0.1 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +2

    Revenue $106,330ADR $471Occ ≈ 62%4.8★ (54)

    AirbnbVrboBooking

  • New! the Luxe

    Cabin · 4 bd · 4 ba · sleeps 12 · 0.2 mi

    Revenue $59,544ADR $758Occ ≈ 22%—

    Delisted

  • New! Mtn Views | XL Hot Tub | Sauna/ Cold Plunge

    Cabin · 4 bd · 4.5 ba · sleeps 12 · 0.2 mi

    Revenue $134,319ADR $716Occ ≈ 51%5★ (78)

    Airbnb

  • Summer Sizzle-Views-NoSteepRoad-HotTub

    Cabin · 4 bd · 4 ba · sleeps 16 · 0.4 mi

    Revenue $65,258ADR $469Occ ≈ 38%4.9★ (287)

    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 8.07% = 7.32% Freddie Mac 30-yr avg (Oct 22) + 0.75% investor premium

Est. revenue

$105,939

NOI

$59,818

Cash flow /mo

-$1,663

Cash needed

$371,000

Cash-on-cash

-5.4%

ROE (yr 1)

6.3%

Cap rate

5.0%

DSCR

0.75

Year-1 write-off

$175,609

Year-1 tax shield @ 32%

$56,195

Year-1 return on equity

  • Cash flow (annual)-$19,956
  • Principal paydown$7,414
  • Appreciation at%$36,000
ROE6.3%

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)$21,188
  • Platform fees (3% of revenue)$3,178
  • Maintenance / capex (5% of revenue)$5,297
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$5,058
  • Insurance (STR-rated)$7,200

Cash needed to close

  • Down payment (25%)$300,000
  • Closing costs (4.0%)$48,000
  • Furnishing (bought new)$23,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$56,195

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

$1,020,000

Short-life (5/15-yr)

$152,000 · 15%

Year-1 deduction

$176,000

Year-1 tax shield @ 32%

$56,000

Land 15% (market default, no usable tax-record split) · building $868,000 over 39 years · new furniture $23,000

Based on: 2,980 sq ft, built 2022, 4 bd / 4.5 ba, unfurnished, listing features (fireplace, appliance list, septic, wooded lot).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $119,000 in year 1 (9% short-life, $38,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$135,200

  • Kitchen cabinetsdefault

    $12,300 new × 84% good × 2.09 allocation

    $21,600

  • Kitchen countertopsdefault

    $10,100 new × 84% good × 2.09 allocation

    $17,700

  • Decorative trimdefault

    $5,200 new × 84% good × 2.09 allocation

    $9,100

  • Mirrorsdefault

    $600 new × 67% good × 2.09 allocation

    $800

  • Shelvingdefault

    $1,500 new × 84% good × 2.09 allocation

    $2,600

  • Window coverings (30)default

    $7,500 new × 60% good × 2.09 allocation

    $9,400

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

    $7,700 new × 67% good × 2.09 allocation

    $10,700

  • Kitchen & laundry equipment plumbingdefault

    $9,600 new × 92% good × 2.09 allocation

    $18,400

  • Kitchen, laundry & data equipment electricaldefault

    $5,800 new × 92% good × 2.09 allocation

    $11,100

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

    $7,700 new × 67% good × 2.09 allocation

    $10,700

  • Furniture bought newlisting

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

    $23,000
15-year land improvements$39,400

  • Paving: driveway & walks (paved)default

    $11,300 new × 84% good × 2.09 allocation

    $19,800

  • Landscaping (minimal)listing

    $5,400 new × 84% good × 2.09 allocation

    $9,500

  • Patiosdefault

    $2,900 new × 84% good × 2.09 allocation

    $5,200

  • Decks & porches (attached)default

    $2,900 new × 80% good × 2.09 allocation

    $4,900
Building, 39-year$868,300

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

    $323,500 new × 93% good × 2.09 allocation

    $630,100

  • Building plumbing & fixturesdefault

    $33,600 new × 92% good × 2.09 allocation

    $64,500

  • Building electrical & lightingdefault

    $35,000 new × 92% good × 2.09 allocation

    $67,300

  • HVACdefault

    $33,600 new × 80% good × 2.09 allocation

    $56,000

  • Hardwood & tile floorsdefault

    $11,500 new × 84% good × 2.09 allocation

    $20,200

  • Fireplaces (2)listing

    $5,300 new × 84% good × 2.09 allocation

    $9,200

  • Septic systemlisting

    $12,000 new × 84% good × 2.09 allocation

    $21,000

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$135,200$39,400$900$175,600
2$0$0$22,300$22,300
3$0$0$22,300$22,300
4$0$0$22,300$22,300
5$0$0$22,300$22,300
6+$0$0$778,300$778,300
Total$135,200$39,400$868,300$1,043,000

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.