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1003 Woullard Way Unit 1

1003 Woullard Way Unit 1

Sevierville, TN 37876

$259,900

2 bd · 2.5 ba · 1,384 sqft · Listed 1d ago

View on Realtor.com →
Est. land %

Year built

2008

Sqft

1,384

Lot sqft

436

HOA / mo

$62

Furnished

No

List date

2026-10-16T13:10:11.000000Z

Revenue

Annual revenue

$35,994

ADR

$182

Occupancy

54%

Cleaning fees (12 mo)

$8,510

Confidence

Med (61.75), 9 comps

Comp revenue range (p25 / median / p75)

$22,799$37,809$43,039

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

Median revenue of shown comps: $37,809

  • Private Hot Tub: Serene Family Home in Sevierville

    House · 3 bd · 2.5 ba · sleeps 6 · 0.7 mi

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

    Revenue $17,220ADR $280Occ ≈ 17%4.7★ (16)

    AirbnbVrboBooking

  • Fall SALE! •Pet Friendly •Mtn Views & Firepit!

    House · 3 bd · 2.5 ba · sleeps 12 · 0.9 mi

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

    Revenue $53,483ADR $236Occ ≈ 62%4.8★ (50)

    AirbnbVrbo

  • Luxe Private Mountainside Retreat in Pigeon Forge!

    House · 2 bd · 1.5 ba · sleeps 6 · 1.8 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen

    Revenue $21,945ADR $172Occ ≈ 35%4.6★ (119)

    AirbnbVrbo

  • Unique cabin with amazing mountain views, pond access, wifi, & close to shopping

    Cabin · 3 bd · 2 ba · sleeps 6 · 1.9 mi

    Revenue $40,181ADR $230Occ ≈ 48%—

    Delisted

  • Unique Cabin・Mountain View・Hot Tub・Grill・Game Room

    Cabin · 3 bd · 2 ba · sleeps 6 · 1.9 mi

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

    Revenue $22,799ADR $196Occ ≈ 32%4.2★ (12)

    AirbnbVrboBooking

  • Perfect Mountain Getaway Pigeon Forge & Knoxville

    Apartment · 2 bd · 1.5 ba · sleeps 6 · 1.9 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen

    Revenue $31,845ADR $164Occ ≈ 53%4.5★ (111)

    AirbnbVrbo

  • Woodland Chalet - Hike Trails on 6 Private Acres

    Cabin · 3 bd · 2 ba · sleeps 6 · 1.9 mi

    Revenue $43,039ADR $196Occ ≈ 60%3.9★ (66)

    AirbnbBooking

  • Family Farmhouse on Horse/Cattle Farm

    Farm stay · 3 bd · 2 ba · sleeps 10 · 2.0 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +3

    Revenue $56,081ADR $198Occ ≈ 78%4.8★ (470)

    Airbnb

  • Peaceful Sevierville Home w/ Private Hot Tub!

    House · 3 bd · 3 ba · sleeps 8 · 2.1 mi

    • Hot tub
    • A/C
    • Wifi
    • Kitchen
    • +3

    Revenue $37,809ADR $221Occ ≈ 47%4.4★ (80)

    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

Est. revenue

$35,994

NOI

$18,857

Cash flow /mo

$1,571

Cash needed

$286,296

Cash-on-cash (all cash)

6.6%

ROE (yr 1)

9.3%

Cap rate

7.3%

DSCR

—

Year-1 write-off

$59,498

Year-1 tax shield @ 32%

$19,039

Year-1 return on equity

  • Cash flow (annual)$18,857
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$7,797
ROE9.3%

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)$7,199
  • Platform fees (3% of revenue)$1,080
  • Maintenance / capex (5% of revenue)$1,800
  • Utilities & supplies$4,200
  • HOA$744
  • Property tax$555
  • Insurance (STR-rated)$1,559

Cash needed to close

  • Purchase price (all cash)$259,900
  • Closing costs (4.0%)$10,396
  • Furnishing (bought new)$16,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$19,039

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

$221,000

Short-life (5/15-yr)

$43,000 · 20%

Year-1 deduction

$59,000

Year-1 tax shield @ 32%

$19,000

Land 15% (market default, no usable tax-record split) · building $178,000 over 39 years · new furniture $16,000

Based on: 1,384 sq ft, built 2008, 2 bd / 2.5 ba, unfurnished, listing features (patio, fireplace, flooring types, appliance list).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $48,000 in year 1 (14% short-life, $15,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$44,200

  • Kitchen cabinetsdefault

    $8,800 new × 40% good × 1.33 allocation

    $4,700

  • Kitchen countertopsdefault

    $7,200 new × 40% good × 1.33 allocation

    $3,800

  • Decorative trimdefault

    $2,400 new × 40% good × 1.33 allocation

    $1,300

  • Mirrorsdefault

    $300 new × 40% good × 1.33 allocation

    $200

  • Shelvingdefault

    $900 new × 40% good × 1.33 allocation

    $500

  • Window coverings (14)default

    $3,500 new × 40% good × 1.33 allocation

    $1,900

  • Carpet, vinyl & laminate (50% of floors)listing

    $4,500 new × 40% good × 1.33 allocation

    $2,400

  • Kitchen & laundry equipment plumbingdefault

    $6,900 new × 64% good × 1.33 allocation

    $5,900

  • Kitchen, laundry & data equipment electricaldefault

    $4,200 new × 64% good × 1.33 allocation

    $3,500

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

    $7,700 new × 40% good × 1.33 allocation

    $4,100

  • Furniture bought newlisting

    $16,000 new × 100% good · bought separately

    $16,000
15-year land improvements$15,100

  • Paving: driveway & walks (paved)default

    $7,700 new × 50% good × 1.33 allocation

    $5,100

  • Landscaping (typical)default

    $7,400 new × 50% good × 1.33 allocation

    $4,900

  • Patioslisting

    $6,200 new × 50% good × 1.33 allocation

    $4,100

  • Decks & porches (attached)default

    $1,400 new × 50% good × 1.33 allocation

    $900
Building, 39-year$177,600

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

    $150,000 new × 70% good × 1.33 allocation

    $139,700

  • Building plumbing & fixturesdefault

    $15,500 new × 64% good × 1.33 allocation

    $13,200

  • Building electrical & lightingdefault

    $14,800 new × 64% good × 1.33 allocation

    $12,600

  • HVACdefault

    $15,600 new × 40% good × 1.33 allocation

    $8,300

  • Hardwood & tile floorsdefault

    $4,500 new × 40% good × 1.33 allocation

    $2,400

  • Fireplacelisting

    $2,600 new × 40% good × 1.33 allocation

    $1,400

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$44,200$15,100$200$59,500
2$0$0$4,600$4,600
3$0$0$4,600$4,600
4$0$0$4,600$4,600
5$0$0$4,600$4,600
6+$0$0$159,200$159,200
Total$44,200$15,100$177,600$236,900

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.