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

2014 Farm Blvd

2014 Farm Blvd

Sevierville, TN 37876

$530,000

5 bd · 3 ba · 3,147 sqft · Listed today

View on Realtor.com →

Year built

2022

Sqft

3,147

Lot sqft

14,375

HOA / mo

$33

Furnished

No

List date

2026-10-14T08:04:26.000000Z

Revenue

Annual revenue

$87,353

ADR

$419

Occupancy

57%

Cleaning fees (12 mo)

$17,410

Confidence

Low (48.8), 8 comps

Comp revenue range (p25 / median / p75)

$52,544$81,764$109,080

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

Median revenue of shown comps: $81,764

  • 1901 Farm House “Par for the Course Inn”

    Farm stay · 5 bd · 3 ba · sleeps 15 · 0.6 mi

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

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

    AirbnbVrbo

  • Tranquility Paradise - Riverside Soaks & Stories

    Cabin · 5 bd · 2.5 ba · sleeps 11 · 0.9 mi

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

    Delisted

  • Tranquility Paradise

    Cabin · 5 bd · 2 ba · sleeps 11 · 0.9 mi

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

    Airbnb

  • Luxury Smoky Mountain cabin, River View, Firepit,

    House · 5 bd · 2.5 ba · sleeps 11 · 0.9 mi

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

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

    AirbnbVrboBooking

  • Hillbilly Highrise

    Cabin · 5 bd · 3 ba · sleeps 10 · 1.0 mi

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

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

    AirbnbVrboBooking

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

    House · 5 bd · 3.5 ba · sleeps 12 · 1.7 mi

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

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

    AirbnbVrbo

  • Kodak Moments By Avada Properties

    Vacation home · 5 bd · 4 ba · sleeps 12 · 1.7 mi

    Revenue $77,985ADR $364Occ ≈ 59%—

    Booking

  • 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

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

$87,353

NOI

$53,795

Cash flow /mo

$1,525

Cash needed

$180,200

Cash-on-cash

10.2%

ROE (yr 1)

20.8%

Cap rate

10.2%

DSCR

1.52

Year-1 write-off

$116,475

Year-1 tax shield @ 32%

$37,272

Year-1 return on equity

  • Cash flow (annual)$18,295
  • Principal paydown$3,223
  • Appreciation at%$15,900
ROE20.8%

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)$17,471
  • Platform fees (3% of revenue)$2,621
  • Maintenance / capex (5% of revenue)$4,368
  • Utilities & supplies$4,200
  • HOA$396
  • Property tax$1,323
  • Insurance (STR-rated)$3,180

Cash needed to close

  • Down payment (25%)$132,500
  • Closing costs (4.0%)$21,200
  • Furnishing (bought new)$26,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$37,272

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

$486,000

Short-life (5/15-yr)

$90,000 · 18%

Year-1 deduction

$116,000

Year-1 tax shield @ 32%

$37,000

Land 8% (county tax record, market value split) · building $396,000 over 39 years · new furniture $27,000

Based on: 3,147 sq ft, built 2022, 5 bd / 3 ba, unfurnished, listing features (patio, fireplace, flooring types, appliance list).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $90,000 in year 1 (13% short-life, $29,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$80,800

  • Kitchen cabinetsdefault

    $12,700 new × 84% good × 0.94 allocation

    $10,000

  • Kitchen countertopsdefault

    $10,400 new × 84% good × 0.94 allocation

    $8,200

  • Decorative trimdefault

    $5,500 new × 84% good × 0.94 allocation

    $4,300

  • Mirrorsdefault

    $500 new × 67% good × 0.94 allocation

    $300

  • Shelvingdefault

    $1,800 new × 84% good × 0.94 allocation

    $1,400

  • Window coverings (31)default

    $7,800 new × 60% good × 0.94 allocation

    $4,400

  • Carpet, vinyl & laminate (67% of floors)listing

    $13,500 new × 67% good × 0.94 allocation

    $8,400

  • Kitchen & laundry equipment plumbingdefault

    $9,900 new × 92% good × 0.94 allocation

    $8,500

  • Kitchen, laundry & data equipment electricaldefault

    $6,000 new × 92% good × 0.94 allocation

    $5,200

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

    $5,700 new × 67% good × 0.94 allocation

    $3,600

  • Furniture bought newlisting

    $26,500 new × 100% good · bought separately

    $26,500
15-year land improvements$35,200

  • Paving: driveway & walks (paved)default

    $11,600 new × 84% good × 0.94 allocation

    $9,200

  • Landscaping (typical)default

    $11,200 new × 84% good × 0.94 allocation

    $8,800

  • Patioslisting

    $14,200 new × 84% good × 0.94 allocation

    $11,200

  • Decks & porches (attached)default

    $3,100 new × 80% good × 0.94 allocation

    $2,300

  • Gazebo / pergolalisting

    $5,000 new × 80% good × 0.94 allocation

    $3,800
Building, 39-year$396,000

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

    $341,600 new × 93% good × 0.94 allocation

    $299,200

  • Building plumbing & fixturesdefault

    $35,500 new × 92% good × 0.94 allocation

    $30,600

  • Building electrical & lightingdefault

    $37,200 new × 92% good × 0.94 allocation

    $32,100

  • HVACdefault

    $35,500 new × 80% good × 0.94 allocation

    $26,600

  • Hardwood & tile floorsdefault

    $6,800 new × 84% good × 0.94 allocation

    $5,300

  • Fireplacelisting

    $2,600 new × 84% good × 0.94 allocation

    $2,100

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$80,800$35,200$400$116,500
2$0$0$10,200$10,200
3$0$0$10,200$10,200
4$0$0$10,200$10,200
5$0$0$10,200$10,200
6+$0$0$355,000$355,000
Total$80,800$35,200$396,000$512,000

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.