3711 Ginseng Way
Sevierville, TN 37862
$530,000
2 bd · 2.5 ba · 1,444 sqft · Listed 1d ago
View on Realtor.com →Year built
1998
Sqft
1,444
Lot sqft
40,075
HOA / mo
$15
Furnished
No
List date
2026-09-28T18:52:01.000000Z
Revenue
Annual revenue
$47,786
ADR
$210
Occupancy
62%
Cleaning fees (12 mo)
$8,224
Confidence
Low (49.04), 46 comps
Comp revenue range (p25 / median / p75)
Foothills Retreat
Cabin · 2 bd · 2 ba · sleeps 4 · 148 ft
Revenue $29,913ADR $174Occ ≈ 47%4.8★ (22)
Cant Wait to Hibernate
Vacation home · 2 bd · 2 ba · sleeps 8 · 0.1 mi
Revenue $12,880ADR $211Occ ≈ 17%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Foothills Retreat Cabin | 2 bd · 2 ba · sleeps 4 | $29,913 | $174 | 47% | 4.8★ (22) | 148 ft | Airbnb |
Splashing Into Heaven: Your Indoor Pool Mtn Oasis Cabin | 2 bd · 2.5 ba · sleeps 10 | $69,546 | $384 | 50% | 4.7★ (3) | 249 ft | AirbnbVrbo |
‘Firefly Cove’ - 3 Mi to Parkway & National Park! Cabin | 2 bd · 2 ba · sleeps 4 | $42,229 | $194 | 60% | 5★ (197) | 266 ft | AirbnbVrboBooking |
Higher Ground Cabin | 2 bd · 2 ba · sleeps 6 | $30,993 | $190 | 45% | 4.8★ (123) | 276 ft | AirbnbVrboBooking |
Mountain Valley Hideaway: Game Loft, Hot Tub Cabin | 2 bd · 2 ba · sleeps 6 | $103,410 | $355 | 80% | 4.3★ (13) | 325 ft | AirbnbVrbo |
A Windy Ridge: New listing Promo! Pets & Hot Tub! Cabin | 2 bd · 2 ba · sleeps 7 | $25,555 | $341 | 21% | 5★ (2) | 387 ft | AirbnbVrboBooking |
FREE Tickets! Pet-Friendly-Fenced Yard-Pond nearby Cabin | 2 bd · 2 ba · sleeps 6 | $43,721 | $270 | 44% | 5★ (59) | 456 ft | AirbnbVrbo |
NEW! Windy Ridge 2-Bedroom Cabin with Pool and Mountain view - Pets Allowed Cabin | 2 bd · 2 ba · sleeps 7 | $37,356 | $257 | 40% | 4.5★ (5) | 486 ft | VrboBooking |
Can't Wait to Hibernate: Pet Friendly & Free Tix Cabin | 2 bd · 2 ba · sleeps 8 | $29,836 | $255 | 32% | 4.6★ (124) | 0.1 mi | AirbnbVrboBooking |
Cant Wait to Hibernate Vacation home | 2 bd · 2 ba · sleeps 8 | $12,880 | $211 | 17% | — | 0.1 mi | Booking |
Show all 48 comps
A Dream Come True
Vacation home · 2 bd · 2 ba · sleeps 7 · 0.1 mi
Revenue $20,433ADR $1,221Occ ≈ 5%4.5★ (4)
Brand New Romantic A-Frame / Sauna / Flat Roads
House · 2 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $387ADR $129Occ ≈ 1%—
Timber Lodge WiFi+Hot Tub+Video Games+Smoky Mtns
Cabin · 2 bd · 2 ba · sleeps 8 · 0.2 mi
Revenue $16,734ADR $0Occ ≈ ——
Summer Wind (2-Bedroom Cabin) - Pets Allowed by RedAwning
Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $44,620ADR $288Occ ≈ 42%4.8★
BEAUTIFUL SMOKY MOUNTAINS Peaceful and Secluded Peace of Heaven Cabin
Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $46,264ADR $224Occ ≈ 57%5★ (351)
Woodsy Pigeon Forge Hideaway Private Hot Tub
Vacation home · 2 bd · 3 ba · sleeps 6 · 0.3 mi
Revenue $27,765ADR $277Occ ≈ 27%4.8★ (5)
Wears Valley Escape | Hot Tub + Fire Pit + Dogs OK
Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $15,976ADR $220Occ ≈ 20%5★ (7)
NEW! Panoramic Pointe 2-Bedroom Cabin with Mountain view
Cabin · 2 bd · 3.5 ba · sleeps 8 · 0.3 mi
Revenue $65,649ADR $242Occ ≈ 74%—
A Cowpoke's Dream (3-Bedroom Cabin) by RedAwning
Cabin · 2 bd · 2 ba · sleeps 10 · 0.3 mi
Revenue $22,359ADR $317Occ ≈ 19%4.7★ (0)
A peaceful, tranquil retreat with king size beds in each rooms.
Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $16,548ADR $221Occ ≈ 21%5★ (176)
Stunning!Timber Frame smart cabin
Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $50,256ADR $282Occ ≈ 49%5★ (225)
Roundtop Mountain Ridge
Vacation home · 2 bd · 2 ba · sleeps 8 · 0.4 mi
Revenue $23,105ADR $621Occ ≈ 10%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Huge Game Room/Great for 1-2 Families/Hot Tub/Pool Cabin | 2 bd · 2 ba · sleeps 8 | $68,815 | $342 | 55% | 4.9★ (107) | 0.1 mi | AirbnbVrbo |
Hot Tub Cabin | 2 King Suites | Fire Pit Cabin | 2 bd · 2 ba · sleeps 6 | $41,259 | $236 | 48% | 4.9★ (43) | 0.1 mi | AirbnbVrbo |
A Dream Come True Vacation home | 2 bd · 2 ba · sleeps 7 | $20,433 | $1,221 | 5% | 4.5★ (4) | 0.1 mi | Booking |
COZY + Secluded Cabin in the Trees . Pet Friendly! Cabin | 2 bd · 2 ba · sleeps 6 | $38,820 | $223 | 48% | 4.8★ (94) | 0.2 mi | AirbnbVrbo |
Brand New Romantic A-Frame / Sauna / Flat Roads House | 2 bd · 2 ba · sleeps 6 | $387 | $129 | 1% | — | 0.2 mi | Airbnb |
Dream Come True: Pet Friendly & Free Tickets Cabin | 2 bd · 2 ba · sleeps 7 | $36,070 | $242 | 41% | 4.7★ (86) | 0.2 mi | AirbnbVrbo |
2 BR-Outdoor Fire pit-Game Room-Hot Tub Cabin | 2 bd · 2 ba · sleeps 8 | $31,939 | $232 | 38% | 4.5★ (6) | 0.2 mi | AirbnbVrbo |
Charming Cabin Retreat • Pet-Friendly & Trails Cabin | 2 bd · 2 ba · sleeps 6 | $52,506 | $263 | 55% | 5★ (84) | 0.2 mi | AirbnbVrbo |
Cozy Cabin w/Convenience; Nature, Game Rm, FirePit Cabin | 2 bd · 2 ba · sleeps 6 | $30,005 | $231 | 36% | 5★ (47) | 0.2 mi | AirbnbVrbo |
Timber Ridge-Pet Friendly! Cabin | 2 bd · 2 ba · sleeps 10 | $31,291 | $219 | 39% | 5★ (25) | 0.2 mi | AirbnbVrbo |
Great Escapes cabin gives all the comforts of home Cabin | 2 bd · 2 ba · sleeps 4 | $44,052 | $199 | 61% | 4.5★ (120) | 0.2 mi | AirbnbVrboBooking |
Timber Lodge WiFi video games Cabin | 2 bd · 2 ba · sleeps 8 | $49,609 | $154 | 88% | 4.8★ (115) | 0.2 mi | AirbnbVrboBooking |
Timber Lodge WiFi+Hot Tub+Video Games+Smoky Mtns Cabin | 2 bd · 2 ba · sleeps 8 | $16,734 | $0 | — | — | 0.2 mi | Vrbo |
Saddlebrook Vacation home | 2 bd · 2 ba · sleeps 6 | $16,691 | $318 | 14% | — | 0.3 mi | Booking |
Summer Wind (2-Bedroom Cabin) - Pets Allowed by RedAwning Cabin | 2 bd · 2 ba · sleeps 6 | $44,620 | $288 | 42% | 4.8★ | 0.3 mi | Vrbo |
BEAUTIFUL SMOKY MOUNTAINS Peaceful and Secluded Peace of Heaven Cabin Cabin | 2 bd · 2 ba · sleeps 6 | $46,264 | $224 | 57% | 5★ (351) | 0.3 mi | Vrbo |
Cozy Bear Lodge! Game Rm, Hot Tub, Fishing! Cabin | 2 bd · 2 ba · sleeps 6 | $64,766 | $267 | 66% | 5★ (116) | 0.3 mi | AirbnbVrbo |
Woodsy Pigeon Forge Hideaway Private Hot Tub Vacation home | 2 bd · 3 ba · sleeps 6 | $27,765 | $277 | 27% | 4.8★ (5) | 0.3 mi | Booking |
Woodsy Pigeon Forge Hideaway: Private Hot Tub Cabin | 2 bd · 2.5 ba · sleeps 6 | $44,965 | $232 | 53% | 5★ (39) | 0.3 mi | AirbnbVrbo |
Beautiful, Private, Country Bear Retreat, Hot Tub Cabin | 2 bd · 2.5 ba · sleeps 6 | $14,932 | $250 | 16% | 4.9★ (28) | 0.3 mi | AirbnbVrbo |
Hootin' Holler - Easy Access To All The Smoky Moun Cabin | 2 bd · 2 ba · sleeps 6 | $44,544 | $196 | 62% | 4.6★ (41) | 0.3 mi | AirbnbVrbo |
Best Views • Indoor Pool • Hot Tub • Romance Cabin | 2 bd · 2.5 ba · sleeps 4 | $48,005 | $435 | 30% | 5★ (24) | 0.3 mi | AirbnbVrboBooking |
Wears Valley Escape | Hot Tub + Fire Pit + Dogs OK Cabin | 2 bd · 2 ba · sleeps 6 | $15,976 | $220 | 20% | 5★ (7) | 0.3 mi | Airbnb |
Panoramic Pointe: Free Attraction Tickets Cabin | 2 bd · 3.5 ba · sleeps 8 | $75,418 | $303 | 68% | 5★ (25) | 0.3 mi | AirbnbVrboBooking |
Heaven's Hideaway-2 King Suites/Hot Tub/Pet Friend Cabin | 2 bd · 2 ba · sleeps 6 | $53,851 | $230 | 64% | 4.9★ (33) | 0.3 mi | AirbnbVrbo |
NEW! Panoramic Pointe 2-Bedroom Cabin with Mountain view Cabin | 2 bd · 3.5 ba · sleeps 8 | $65,649 | $242 | 74% | — | 0.3 mi | Vrbo |
Panoramic Pointe Cabin | 2 bd · 3.5 ba · sleeps 8 | $67,783 | $286 | 65% | — | 0.3 mi | AirbnbVrbo |
A Cowpoke's Dream (3-Bedroom Cabin) by RedAwning Cabin | 2 bd · 2 ba · sleeps 10 | $22,359 | $317 | 19% | 4.7★ (0) | 0.3 mi | Vrbo |
A peaceful, tranquil retreat with king size beds in each rooms. Cabin | 2 bd · 2 ba · sleeps 6 | $16,548 | $221 | 21% | 5★ (176) | 0.4 mi | Vrbo |
Hawk's Mountain View- Your Smoky Mountain Retreat Cabin | 2 bd · 2 ba · sleeps 6 | $77,591 | $248 | 86% | 5★ (157) | 0.4 mi | AirbnbVrbo |
Mountain Views | Dog-Friendly & Fully Fenced Yard Cabin | 2 bd · 2 ba · sleeps 6 | $57,143 | $261 | 60% | 4.8★ (199) | 0.4 mi | AirbnbVrbo |
Summer Wind:Pet Friendly & Free Attraction Tickets Cabin | 2 bd · 2 ba · sleeps 6 | $53,554 | $239 | 61% | 4.8★ (19) | 0.4 mi | AirbnbVrboBooking |
Sunset Meadows In Wears Valley Cabin | 2 bd · 2.5 ba · sleeps 8 | $38,192 | $216 | 48% | 4.9★ (39) | 0.4 mi | AirbnbVrbo |
Stunning!Timber Frame smart cabin Cabin | 2 bd · 2 ba · sleeps 6 | $50,256 | $282 | 49% | 5★ (225) | 0.4 mi | Vrbo |
Incredible Secluded Cabin in Sevierville, Tennessee Cabin | 2 bd · 2 ba · sleeps 8 | $26,378 | $619 | 12% | — | 0.4 mi | VrboBooking |
Roundtop Mountain Ridge Vacation home | 2 bd · 2 ba · sleeps 8 | $23,105 | $621 | 10% | — | 0.4 mi | Booking |
Summer Wind Vacation home | 2 bd · 2 ba · sleeps 6 | $53,326 | $285 | 51% | — | 0.4 mi | Booking |
Whiskey's Mountain Lodge Cabin | 2 bd · 2.5 ba · sleeps 12 | $95,529 | $350 | 75% | 4.6★ (27) | 0.5 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
Est. revenue
$47,786
NOI
$25,881
Cash flow /mo
$2,157
Cash needed
$567,200
Cash-on-cash (all cash)
4.6%
ROE (yr 1)
7.4%
Cap rate
4.9%
DSCR
—
Year-1 write-off
$106,611
Year-1 tax shield @ 32%
$34,116
Year-1 return on equity
- Cash flow (annual)$25,881
- Principal paydown (n/a, cash)$0
- Appreciation at%$15,900
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$9,557
- Platform fees (3% of revenue)$1,434
- Maintenance / capex (5% of revenue)$2,389
- Utilities & supplies$4,200
- HOA$180
- Property tax$965
- Insurance (STR-rated)$3,180
Cash needed to close
- Purchase price (all cash)$530,000
- Closing costs (4.0%)$21,200
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$34,116
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
$469,000
Short-life (5/15-yr)
$89,000 · 19%
Year-1 deduction
$107,000
Year-1 tax shield @ 32%
$34,000
Land 11% (county tax record, market value split) · building $380,000 over 39 years · new furniture $16,000
Based on: 1,444 sq ft, built 1998, 2 bd / 2.5 ba, unfurnished, listing features (fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $78,000 in year 1 (13% short-life, $25,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $12,000
Kitchen cabinetsdefault
$9,000 new × 40% good × 3.34 allocation
- $9,800
Kitchen countertopsdefault
$7,300 new × 40% good × 3.34 allocation
- $3,400
Decorative trimdefault
$2,500 new × 40% good × 3.34 allocation
- $400
Mirrorsdefault
$300 new × 40% good × 3.34 allocation
- $1,200
Shelvingdefault
$900 new × 40% good × 3.34 allocation
- $4,700
Window coverings (14)default
$3,500 new × 40% good × 3.34 allocation
- $3,100
Carpet, vinyl & laminate (25% of floors)listing
$2,300 new × 40% good × 3.34 allocation
- $10,200
Kitchen & laundry equipment plumbingdefault
$7,000 new × 44% good × 3.34 allocation
- $6,200
Kitchen, laundry & data equipment electricaldefault
$4,200 new × 44% good × 3.34 allocation
- $7,900
Appliances (microwave, dishwasher, refrigerator, washer, dryer)listing
$5,900 new × 40% good × 3.34 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $13,100
Paving: driveway & walks (paved)default
$7,900 new × 50% good × 3.34 allocation
- $12,600
Landscaping (typical)default
$7,600 new × 50% good × 3.34 allocation
- $2,400
Patiosdefault
$1,400 new × 50% good × 3.34 allocation
- $2,400
Decks & porches (attached)default
$1,400 new × 50% good × 3.34 allocation
- $278,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$156,600 new × 53% good × 3.34 allocation
- $23,800
Building plumbing & fixturesdefault
$16,200 new × 44% good × 3.34 allocation
- $22,900
Building electrical & lightingdefault
$15,600 new × 44% good × 3.34 allocation
- $21,700
HVACdefault
$16,300 new × 40% good × 3.34 allocation
- $9,300
Hardwood & tile floorsdefault
$7,000 new × 40% good × 3.34 allocation
- $3,500
Fireplacelisting
$2,600 new × 40% good × 3.34 allocation
- $20,000
Septic systemlisting
$12,000 new × 50% good × 3.34 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $74,800 | $30,600 | $1,200 | $106,600 |
| 2 | $0 | $0 | $9,700 | $9,700 |
| 3 | $0 | $0 | $9,700 | $9,700 |
| 4 | $0 | $0 | $9,700 | $9,700 |
| 5 | $0 | $0 | $9,700 | $9,700 |
| 6+ | $0 | $0 | $339,800 | $339,800 |
| Total | $74,800 | $30,600 | $380,000 | $485,400 |
The building's share of the price ($469,000) is 3.3x our depreciated replacement cost of the home ($141,000). The IRS guide treats a gap this size as a reason to review the land share: if land is worth more than the county ratio says, the basis and the write-off are smaller.
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 and Georgia 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.