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

3280 Balsam Slopes Rd

3280 Balsam Slopes Rd

Sevierville, TN 37862

$1,025,000

3 bd · 5 ba · 3,091 sqft · Listed 4d ago

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

Year built

2006

Sqft

3,091

Lot sqft

74,488

HOA / mo

$75

Furnished

No

List date

2026-11-08T19:13:11.000000Z

Revenue

Annual revenue

$105,727

ADR

$444

Occupancy

65%

Cleaning fees (12 mo)

$11,075

Confidence

Med (59.93), 15 comps

Comp revenue range (p25 / median / p75)

$68,311$77,160$134,569

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

Median revenue of shown comps: $77,160

  • Sky View by American Patriot Getaways

    Vacation home · 4 bd · 5 ba · sleeps 12 · 420 ft

    Revenue $149,385ADR $575Occ ≈ 71%—

    Booking

  • Experience Hill-Top View!

    Cabin · 4 bd · 5 ba · sleeps 12 · 482 ft

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

    Revenue $69,201ADR $427Occ ≈ 44%5★ (14)

    AirbnbVrbo

  • Bear Ridge Mtn View: Pool Table, Arcade Game, Shuffleboard & Mountain Views

    Cabin · 3 bd · 4 ba · sleeps 12 · 0.3 mi

    Revenue $68,882ADR $348Occ ≈ 54%5★ (61)

    Delisted

  • Thunderhead Mountain Lodge

    Cabin · 4 bd · 4.5 ba · sleeps 12 · 0.4 mi

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

    Revenue $54,220ADR $681Occ ≈ 22%5★ (6)

    AirbnbVrboBooking

  • Panoramic Views | Hot Tub, Gym & Modern Luxury

    Cabin · 4 bd · 6 ba · sleeps 10 · 0.5 mi

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

    Revenue $135,314ADR $474Occ ≈ 78%4.9★ (50)

    AirbnbVrbo

  • Mountain Views, Sauna, Firepit, 3 King Suites

    Cabin · 4 bd · 5 ba · sleeps 12 · 0.5 mi

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

    Revenue $156,841ADR $540Occ ≈ 80%5★ (136)

    AirbnbVrboBooking

  • Hot Tub • Movie Room • Games | Near the Smokies

    Cabin · 3 bd · 4 ba · sleeps 8 · 0.5 mi

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

    Revenue $36,717ADR $336Occ ≈ 30%5★ (6)

    AirbnbVrboBooking

  • 3 Bed | 4 Bath Mountain Escape in Wears Valley

    House · 3 bd · 4 ba · sleeps 8 · 0.5 mi

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

    Revenue $67,739ADR $295Occ ≈ 63%5★ (29)

    AirbnbVrbo

  • AirBnB Luxe*Golf Simulator*Indoor Pool*Hot Tub

    House · 4 bd · 6 ba · sleeps 16 · 0.7 mi

    Revenue $133,824ADR $811Occ ≈ 45%5★ (24)

    Airbnb

  • Luxury Cabin Retreat w/ Glass Floor Over Creek, 4BR/4BA Near Pigeon Forge, 5 AC

    Cabin · 4 bd · 4 ba · sleeps 1 · 0.7 mi

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

    Revenue $64,586ADR $297Occ ≈ 60%5★ (4)

    Vrbo

Show 5 more

  • LUX Log Mansion~Sauna+Hot Tub~Arcade~180° Views

    Cabin · 4 bd · 4 ba · sleeps 12 · 0.7 mi

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

    Revenue $137,433ADR $535Occ ≈ 70%4.8★ (189)

    AirbnbVrbo

  • Magic Mountain by Avada Properties

    Vacation home · 4 bd · 4 ba · sleeps 10 · 0.7 mi

    Revenue $76,939ADR $269Occ ≈ 78%—

    Booking

  • Mountain Music - Fireplace! Pool Table! Hot Tub!

    Cabin · 4 bd · 4 ba · sleeps 10 · 0.7 mi

    Revenue $77,160ADR $368Occ ≈ 57%4.5★ (42)

    Airbnb

  • Private Pool, Theater, Hot Tub + Free Tickets

    House · 4 bd · 4.5 ba · sleeps 12 · 0.7 mi

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

    Revenue $102,763ADR $427Occ ≈ 66%5★ (1)

    AirbnbVrbo

  • Gatlinburg - Sleeps 12 - Theater and Game Room

    Cabin · 4 bd · 4.5 ba · sleeps 12 · 0.7 mi

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

    Revenue $103,991ADR $520Occ ≈ 55%4.5★ (7)

    AirbnbVrbo

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

$105,727

NOI

$61,494

Cash flow /mo

-$479

Cash needed

$322,750

Cash-on-cash

-1.8%

ROE (yr 1)

9.8%

Cap rate

6.0%

DSCR

0.91

Year-1 write-off

$179,865

Year-1 tax shield @ 32%

$57,557

Year-1 return on equity

  • Cash flow (annual)-$5,746
  • Principal paydown$6,512
  • Appreciation at%$30,750
ROE9.8%

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)$21,145
  • Platform fees (3% of revenue)$3,172
  • Maintenance / capex (5% of revenue)$5,286
  • Utilities & supplies$4,200
  • HOA$900
  • Property tax$3,379
  • Insurance (STR-rated)$6,150

Cash needed to close

  • Down payment (25%)$256,250
  • Closing costs (4.0%)$41,000
  • Furnishing (bought new)$25,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$57,557

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

$871,000

Short-life (5/15-yr)

$154,000 · 18%

Year-1 deduction

$180,000

Year-1 tax shield @ 32%

$58,000

Land 15% (market default, no usable tax-record split) · building $718,000 over 39 years · new furniture $26,000

Based on: 3,091 sq ft, built 2006, 3 bd / 5 ba, unfurnished, listing features (hot tub, deck, patio, game room, fireplace, flooring types, appliance list, septic, wooded lot).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $109,000 in year 1 (10% short-life, $35,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$100,400

  • Kitchen cabinetsdefault

    $12,600 new × 40% good × 2.39 allocation

    $12,000

  • Kitchen countertopsdefault

    $10,300 new × 40% good × 2.39 allocation

    $9,900

  • Decorative trimdefault

    $5,400 new × 40% good × 2.39 allocation

    $5,200

  • Mirrorsdefault

    $800 new × 40% good × 2.39 allocation

    $700

  • Shelvingdefault

    $1,200 new × 40% good × 2.39 allocation

    $1,100

  • Window coverings (31)default

    $7,800 new × 40% good × 2.39 allocation

    $7,400

  • Kitchen & laundry equipment plumbingdefault

    $9,800 new × 60% good × 2.39 allocation

    $14,100

  • Kitchen, laundry & data equipment electricaldefault

    $5,900 new × 60% good × 2.39 allocation

    $8,500

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

    $7,700 new × 40% good × 2.39 allocation

    $7,400

  • Hot tub (freestanding)listing

    $9,000 new × 40% good × 2.39 allocation

    $8,600

  • Furniture bought newlisting

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

    $19,500

  • Game-room equipment bought newlisting

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

    $6,000
15-year land improvements$78,700

  • Paving: driveway & walks (paved)default

    $11,500 new × 50% good × 2.39 allocation

    $13,800

  • Landscaping (minimal)listing

    $5,500 new × 50% good × 2.39 allocation

    $6,600

  • Patioslisting

    $13,900 new × 50% good × 2.39 allocation

    $16,600

  • Decks & porches (attached)listing

    $34,800 new × 50% good × 2.39 allocation

    $41,600
Building, 39-year$717,700

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

    $335,800 new × 67% good × 2.39 allocation

    $535,900

  • Building plumbing & fixturesdefault

    $34,900 new × 60% good × 2.39 allocation

    $50,100

  • Building electrical & lightingdefault

    $36,500 new × 60% good × 2.39 allocation

    $52,400

  • HVACdefault

    $34,800 new × 40% good × 2.39 allocation

    $33,300

  • Hardwood & tile floorsdefault

    $19,900 new × 40% good × 2.39 allocation

    $19,000

  • Fireplaces (5)listing

    $13,200 new × 40% good × 2.39 allocation

    $12,600

  • Septic systemlisting

    $12,000 new × 50% good × 2.39 allocation

    $14,400

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$100,400$78,700$800$179,900
2$0$0$18,400$18,400
3$0$0$18,400$18,400
4$0$0$18,400$18,400
5$0$0$18,400$18,400
6+$0$0$643,300$643,300
Total$100,400$78,700$717,700$896,800

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.