1608 Mitchell Farm Rd
Sevierville, TN 37876
$650,000
2 bd · 3 ba · 1,500 sqft · Listed 7d ago
View on Realtor.com →Year built
2021
Sqft
1,500
Lot sqft
20,473
HOA / mo
None
Furnished
No
List date
2026-11-05T00:19:21.000000Z
Revenue
Annual revenue
$52,926
ADR
$197
Occupancy
74%
Cleaning fees (12 mo)
$11,885
Confidence
Low (34.54), 24 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $53,881
Dolly's Delight! Pickleball, Hot Tub, Fishing!
Cabin · 2 bd · 2.5 ba · sleeps 6 · 190 ft
Revenue $78,431ADR $305Occ ≈ 70%4.9★ (59)
Luxury Retreat! Pickleball, Hot Tub, Put-Put!
Cabin · 2 bd · 2.5 ba · sleeps 6 · 338 ft
Revenue $78,757ADR $304Occ ≈ 71%5★ (5)
Smoky Mtn Lodge! Pickleball, Hot Tub, Location!
Cabin · 2 bd · 3 ba · sleeps 6 · 417 ft
Revenue $64,528ADR $265Occ ≈ 67%4.8★ (51)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Dollywood · Pets · GasGrill · Fenced · HotTub Cabin
| 2 bd · 2.5 ba · sleeps 6 | $59,741 | $287 | 57% | 5★ (172) | 144 ft | AirbnbVrbo |
Luxury Alpine Resort in Sevierville Cabin | 2 bd · 2 ba · sleeps 6 | $0 | $0 | — | 4.8★ (54) | 174 ft | AirbnbBooking |
Dolly's Delight! Pickleball, Hot Tub, Fishing! Cabin | 2 bd · 2.5 ba · sleeps 6 | $78,431 | $305 | 70% | 4.9★ (59) | 190 ft | Airbnb |
Dogs Welcome• Hot tub• Game Room• Grill•Quiet Area Cabin
| 2 bd · 2.5 ba · sleeps 6 | $72,298 | $267 | 74% | 5★ (179) | 226 ft | AirbnbVrboBooking |
Perfect Cabin For Couples Pet Friendly Hot Tub Cabin
| 2 bd · 2.5 ba · sleeps 4 | $53,234 | $267 | 55% | 4.8★ (113) | 328 ft | AirbnbVrbo |
Distinctive 2-Bedroom Cabin Retreat Cabin | 2 bd · 2.5 ba · sleeps 6 | $2,463 | $492 | 1% | 4.8★ (119) | 335 ft | AirbnbBooking |
Luxury Retreat! Pickleball, Hot Tub, Put-Put! Cabin | 2 bd · 2.5 ba · sleeps 6 | $78,757 | $304 | 71% | 5★ (5) | 338 ft | Airbnb |
New Luxury-Style Mountain Lodge - Fir Pit! Cabin
| 2 bd · 2.5 ba · sleeps 6 | $56,470 | $254 | 61% | 4.7★ (14) | 341 ft | AirbnbVrbo |
Smoky Mtn Lodge! Pickleball, Hot Tub, Location! Cabin | 2 bd · 3 ba · sleeps 6 | $64,528 | $265 | 67% | 4.8★ (51) | 417 ft | Airbnb |
Hillside Retreat Cabin
| 2 bd · 2.5 ba · sleeps 6 | $2,729 | $229 | 3% | — | 518 ft | AirbnbVrbo |
Show 14 more
H2Oasis - Indoor Pool Cabin with Arcades!
Cabin · 2 bd · 2 ba · sleeps 8 · 0.2 mi
- Hot tub
- Pool
- A/C
- Free parking
- +4
Revenue $45,878ADR $344Occ ≈ 37%4.8★ (24)
~Blue Smoke Hillside~6 Miles to Dollywood~
House · 2 bd · 2 ba · sleeps 4 · 0.4 mi
- Free parking
- Wifi
- Kitchen
- Washer
- +2
Revenue $49,373ADR $184Occ ≈ 74%5★ (96)
Hot Tub Pool Table Fireplace Views Relax
Vacation home · 2 bd · 2 ba · sleeps 4 · 0.5 mi
Revenue $91,717ADR $311Occ ≈ 81%—
Hot Tub Pool Table Fireplace Views Relax
House · 2 bd · 2 ba · sleeps 4 · 0.5 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $17,555ADR $219Occ ≈ 22%—
Cozy Cabin with Game Room, Hot Tub, & Awesome Location with NO Cleaning Fee!
Cabin · 2 bd · 3 ba · sleeps 8 · 0.7 mi
Revenue $24,696ADR $256Occ ≈ 26%4.4★ (15)
Delisted
Game Room, Hot Tub, & Location w/ NO Cleaning Fee!
Cabin · 2 bd · 3 ba · sleeps 8 · 0.7 mi
Revenue $63,646ADR $159Occ ≈ 100%4.7★ (173)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Hillside Retreat | Hot Tub & Game Room! Cabin | 2 bd · 2 ba · sleeps 6 | $76,955 | $321 | 66% | 4.8★ (21) | 0.2 mi | AirbnbBooking |
H2Oasis - Indoor Pool Cabin with Arcades! Cabin
| 2 bd · 2 ba · sleeps 8 | $45,878 | $344 | 37% | 4.8★ (24) | 0.2 mi | Airbnb |
Tiny Cabin! A Bearly Adventure Tiny house
| 2 bd · 2 ba · sleeps 6 | $30,797 | $178 | 47% | 4.8★ (96) | 0.3 mi | AirbnbVrboBooking |
H2Oasis Cabin | 2 bd · 2 ba · sleeps 8 | $126,709 | $404 | 86% | 2★ (2) | 0.3 mi | Airbnb |
Woodlands | Pet Friendly, Pool Table + Hot Tub Cabin
| 2 bd · 2 ba · sleeps 4 | $23,996 | $172 | 38% | 4.8★ (8) | 0.4 mi | AirbnbVrbo |
Comfy Cabin Close to Dollywood! Cabin
| 2 bd · 2 ba · sleeps 7 | $49,114 | $224 | 60% | 4.5★ (97) | 0.4 mi | AirbnbVrboBooking |
~Blue Smoke Hillside~6 Miles to Dollywood~ House
| 2 bd · 2 ba · sleeps 4 | $49,373 | $184 | 74% | 5★ (96) | 0.4 mi | Airbnb |
Hot Tub Pool Table Fireplace Views Relax Vacation home | 2 bd · 2 ba · sleeps 4 | $91,717 | $311 | 81% | — | 0.5 mi | Booking |
Hot Tub, Pool Table, Fireplace, Views, Relax! Cabin
| 2 bd · 2 ba · sleeps 4 | $54,528 | $185 | 81% | 5★ (91) | 0.5 mi | AirbnbVrbo |
Hot Tub Pool Table Fireplace Views Relax House
| 2 bd · 2 ba · sleeps 4 | $17,555 | $219 | 22% | — | 0.5 mi | Vrbo |
Nature’s Hideaway - Sip Coffee in Scenic Seclusion Cabin
| 2 bd · 3 ba · sleeps 8 | $77,952 | $265 | 81% | 4.2★ (7) | 0.6 mi | AirbnbVrboBooking |
Cozy Cabin with Game Room, Hot Tub, & Awesome Location with NO Cleaning Fee! Cabin | 2 bd · 3 ba · sleeps 8 | $24,696 | $256 | 26% | 4.4★ (15) | 0.7 mi | Delisted |
Baby Bear •King Suite• by HoneyBearCabins Vacation home | 2 bd · 2 ba · sleeps 6 | $24,180 | $185 | 36% | 4.4★ (12) | 0.7 mi | AirbnbBooking |
Game Room, Hot Tub, & Location w/ NO Cleaning Fee! Cabin | 2 bd · 3 ba · sleeps 8 | $63,646 | $159 | 100% | 4.7★ (173) | 0.7 mi | 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
Rate 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium
Est. revenue
$52,926
NOI
$28,397
Cash flow /mo
-$1,187
Cash needed
$210,500
Cash-on-cash
-6.8%
ROE (yr 1)
4.5%
Cap rate
4.4%
DSCR
0.67
Year-1 write-off
$136,623
Year-1 tax shield @ 32%
$43,719
Year-1 return on equity
- Cash flow (annual)-$14,243
- Principal paydown$4,129
- Appreciation at%$19,500
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)$10,585
- Platform fees (3% of revenue)$1,588
- Maintenance / capex (5% of revenue)$2,646
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,610
- Insurance (STR-rated)$3,900
Cash needed to close
- Down payment (25%)$162,500
- Closing costs (4.0%)$26,000
- Furnishing (bought new)$22,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$43,719
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
$621,000
Short-life (5/15-yr)
$114,000 · 18%
Year-1 deduction
$137,000
Year-1 tax shield @ 32%
$44,000
Land 4% (county tax record, market value split) · building $507,000 over 39 years · new furniture $22,000
Based on: 1,500 sq ft, built 2021, 2 bd / 3 ba, unfurnished, listing features (hot tub, game room, fireplace, flooring types, appliance list, septic, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $95,000 in year 1 (12% short-life, $30,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $17,500
Kitchen cabinetsdefault
$9,100 new × 80% good × 2.40 allocation
- $14,300
Kitchen countertopsdefault
$7,400 new × 80% good × 2.40 allocation
- $5,100
Decorative trimdefault
$2,600 new × 80% good × 2.40 allocation
- $600
Mirrorsdefault
$500 new × 58% good × 2.40 allocation
- $1,700
Shelvingdefault
$900 new × 80% good × 2.40 allocation
- $4,500
Window coverings (15)default
$3,800 new × 50% good × 2.40 allocation
- $15,300
Kitchen & laundry equipment plumbingdefault
$7,100 new × 90% good × 2.40 allocation
- $9,300
Kitchen, laundry & data equipment electricaldefault
$4,300 new × 90% good × 2.40 allocation
- $6,600
Appliances (range, microwave, refrigerator)listing
$4,700 new × 58% good × 2.40 allocation
- $10,800
Hot tub (freestanding)listing
$9,000 new × 50% good × 2.40 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $15,400
Paving: driveway & walks (paved)default
$8,000 new × 80% good × 2.40 allocation
- $7,400
Landscaping (minimal)listing
$3,900 new × 80% good × 2.40 allocation
- $2,800
Patiosdefault
$1,500 new × 80% good × 2.40 allocation
- $2,700
Decks & porches (attached)default
$1,500 new × 75% good × 2.40 allocation
- $358,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$162,500 new × 92% good × 2.40 allocation
- $36,500
Building plumbing & fixturesdefault
$16,800 new × 90% good × 2.40 allocation
- $35,200
Building electrical & lightingdefault
$16,300 new × 90% good × 2.40 allocation
- $30,500
HVACdefault
$16,900 new × 75% good × 2.40 allocation
- $18,600
Hardwood & tile floorsdefault
$9,700 new × 80% good × 2.40 allocation
- $5,100
Fireplacelisting
$2,600 new × 80% good × 2.40 allocation
- $23,100
Septic systemlisting
$12,000 new × 80% good × 2.40 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $107,700 | $28,400 | $500 | $136,600 |
| 2 | $0 | $0 | $13,000 | $13,000 |
| 3 | $0 | $0 | $13,000 | $13,000 |
| 4 | $0 | $0 | $13,000 | $13,000 |
| 5 | $0 | $0 | $13,000 | $13,000 |
| 6+ | $0 | $0 | $454,700 | $454,700 |
| Total | $107,700 | $28,400 | $507,200 | $643,300 |
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.