1448 William Holt Blvd
Sevierville, TN 37862
$259,900
2 bd · 2.5 ba · 1,200 sqft · Listed 5d ago
View on Realtor.com →Year built
2009
Sqft
1,200
Lot sqft
436
HOA / mo
$150
Furnished
No
List date
2026-09-22T18:05:20Z
Revenue
Annual revenue
$38,393
ADR
$141
Occupancy
75%
Cleaning fees (12 mo)
$10,784
Confidence
Med (61.34), 38 comps
Comp revenue range (p25 / median / p75)
Cute Condo | Hot Tub | Minutes to Pigeon Forge!
2 bd · 2.5 ba · sleeps 8 · 436 ft
Revenue —ADR $183Occ ≈ —4.5★ (8)
Serene Retreat・Pet Friendly・Hot Tub + Arcade
2 bd · 2.5 ba · sleeps 6 · 453 ft
Revenue —ADR $141Occ ≈ —4.3★ (22)
Charming Family Retreat with Hot Tub near Dollywood in Sevierville, Tennessee
2 bd · 3 ba · sleeps 8 · 456 ft
Revenue —ADR $267Occ ≈ ——
Spacious Escape, Sleeps 6・Hot tub + Pet Friendly
2 bd · 2.5 ba · sleeps 6 · 0.1 mi
Revenue —ADR $153Occ ≈ —4.8★ (13)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
10 Min to Dollywood, Game Room, Fire Pit, Hut Tub | 2 bd · 2 ba · sleeps 6 | — | $210 | — | 4.9★ (42) | 226 ft | AirbnbVrbo |
Beautiful townhouse right near Dollywood! | 2 bd · 2.5 ba · sleeps 6 | — | $181 | — | 4.9★ (97) | 295 ft | AirbnbVrbo |
Pet Friendly Smoky Cabin Retreat・Hot Tub・Arcade | 2 bd · 2.5 ba · sleeps 6 | — | $134 | — | 4.5★ (62) | 367 ft | AirbnbVrbo |
Cute Condo | Hot Tub | Minutes to Pigeon Forge! | 2 bd · 2.5 ba · sleeps 8 | — | $183 | — | 4.5★ (8) | 436 ft | Vrbo |
Serene Retreat・Pet Friendly・Hot Tub + Arcade | 2 bd · 2.5 ba · sleeps 6 | — | $141 | — | 4.3★ (22) | 453 ft | Vrbo |
Charming Family Retreat with Hot Tub near Dollywood in Sevierville, Tennessee | 2 bd · 3 ba · sleeps 8 | — | $267 | — | — | 456 ft | Vrbo |
New Summer townhome 10 min 2 Dollywood, Hot Tub | 2 bd · 2.5 ba · sleeps 6 | — | $143 | — | 4.8★ (43) | 518 ft | AirbnbVrbo |
Spacious Escape, Sleeps 6・Hot tub + Pet Friendly | 2 bd · 2.5 ba · sleeps 6 | — | $153 | — | 4.8★ (13) | 0.1 mi | Vrbo |
HOT TUB! Summer sale! Arcade 10 MINS to Dolly! | 2 bd · 2.5 ba · sleeps 6 | — | $147 | — | 4.8★ (38) | 0.1 mi | AirbnbVrbo |
Townhouse near Dollywood/HotTub/Arcade/PetFriendly | 2 bd · 2.5 ba · sleeps 8 | — | $198 | — | 5★ (157) | 0.1 mi | 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
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$38,393
NOI
$19,198
Cash flow /mo
$199
Cash needed
$91,371
Cash-on-cash
2.6%
ROE (yr 1)
13.0%
Cap rate
7.4%
DSCR
1.14
Year-1 write-off
$48,185
Year-1 tax shield @ 32%
$15,419
Year-1 return on equity
- Cash flow (annual)$2,391
- Principal paydown$1,701
- Appreciation at%$7,797
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$7,679
- Platform fees (3% of revenue)$1,152
- Maintenance / capex (5% of revenue)$1,920
- Utilities & supplies$4,200
- HOA$1,800
- Property tax$886
- Insurance (STR-rated)$1,559
Cash needed to close
- Down payment (25%)$64,975
- Closing costs (4.0%)$10,396
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$15,419
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
$216,000
Short-life (5/15-yr)
$32,000 · 15%
Year-1 deduction
$48,000
Year-1 tax shield @ 32%
$15,000
Land 17% (county tax record, market value split) · building $185,000 over 39 years · new furniture $16,000
Based on: 1,200 sq ft, built 2009, 2 bd / 2.5 ba, unfurnished, listing features (none cost-relevant).
IRS-guide safe-harbor floor: $36,000 in year 1 (9% short-life, $12,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $5,300
Kitchen cabinetsdefault
$8,400 new × 40% good × 1.57 allocation
- $4,300
Kitchen countertopsdefault
$6,900 new × 40% good × 1.57 allocation
- $1,300
Decorative trimdefault
$2,100 new × 40% good × 1.57 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 1.57 allocation
- $600
Shelvingdefault
$900 new × 40% good × 1.57 allocation
- $1,900
Window coverings (12)default
$3,000 new × 40% good × 1.57 allocation
- $1,900
Carpet, vinyl & laminate (40% of floors)default
$3,100 new × 40% good × 1.57 allocation
- $6,800
Kitchen & laundry equipment plumbingdefault
$6,600 new × 66% good × 1.57 allocation
- $4,100
Kitchen, laundry & data equipment electricaldefault
$4,000 new × 66% good × 1.57 allocation
- $5,100
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 1.57 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $146,500
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$129,900 new × 72% good × 1.57 allocation
- $14,000
Building plumbing & fixturesdefault
$13,500 new × 66% good × 1.57 allocation
- $13,000
Building electrical & lightingdefault
$12,500 new × 66% good × 1.57 allocation
- $8,500
HVACdefault
$13,500 new × 40% good × 1.57 allocation
- $2,900
Hardwood & tile floorsdefault
$4,600 new × 40% good × 1.57 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $47,600 | $0 | $600 | $48,200 |
| 2 | $0 | $0 | $4,700 | $4,700 |
| 3 | $0 | $0 | $4,700 | $4,700 |
| 4 | $0 | $0 | $4,700 | $4,700 |
| 5 | $0 | $0 | $4,700 | $4,700 |
| 6+ | $0 | $0 | $165,300 | $165,300 |
| Total | $47,600 | $0 | $184,900 | $232,500 |
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: Georgia disallows 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.