3430 Shelnutt Way
Sevierville, TN 37862
$699,999
3 bd · 2.5 ba · Listed 7d ago
View on Realtor.com →Year built
2009
Sqft
—
Lot sqft
27,878
HOA / mo
$175
Furnished
No
List date
2026-11-05T17:29:38.000000Z
Revenue
Annual revenue
$56,260
ADR
$249
Occupancy
62%
Cleaning fees (12 mo)
$11,020
Confidence
Med (55.47), 48 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $54,439
Sleeps 8 w/game room pool table and a Hot tub
House · 3 bd · 3 ba · sleeps 8 · 0.1 mi
Revenue $36,710ADR $217Occ ≈ 46%4.8★ (205)
A Cowpoke's Dream
Vacation home · 3 bd · 2 ba · sleeps 10 · 0.1 mi
Revenue $25,258ADR $1,336Occ ≈ 5%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Secluded Cabin near heart of Wears Valley Cabin
| 3 bd · 2.5 ba · sleeps 10 | $54,439 | $230 | 65% | 4.9★ (128) | 243 ft | AirbnbVrbo |
Heaven's Hideaway Chalet | 3 bd · 2 ba · sleeps 6 | $53,616 | $224 | 66% | — | 413 ft | Booking |
Cozy Smoky Mountain Cabin Sleeps 6 Hot Tub and Cabin
| 3 bd · 2 ba · sleeps 6 | $45,831 | $295 | 43% | 5★ (19) | 423 ft | AirbnbVrboBooking |
Sleeps 8 w/game room pool table and a Hot tub House | 3 bd · 3 ba · sleeps 8 | $36,710 | $217 | 46% | 4.8★ (205) | 0.1 mi | Airbnb |
Dollywood Smokies Hot Tub Gameroom Fire Pit Movie Dome house
| 3 bd · 3 ba · sleeps 10 | $77,505 | $320 | 66% | 4.9★ (169) | 0.1 mi | AirbnbVrboBooking |
A Cowpoke's Dream Vacation home | 3 bd · 2 ba · sleeps 10 | $25,258 | $1,336 | 5% | — | 0.1 mi | Booking |
Game Room, Fire Pit & Hot Tub in Forest Escape Cabin | 3 bd · 2 ba · sleeps 6 | $19,235 | $239 | 22% | 5★ (62) | 0.2 mi | AirbnbBooking |
Cowpoke's Dream: Free Attraction Tickets Cabin
| 3 bd · 2 ba · sleeps 10 | $28,256 | $293 | 26% | 4.5★ (46) | 0.2 mi | AirbnbVrboBooking |
Pigeon Forge- Pool access- Fishing- Hot Tub Cabin
| 3 bd · 2 ba · sleeps 8 | $44,129 | $286 | 42% | 5★ (130) | 0.2 mi | AirbnbVrbo |
Smokey Mountain Views | Hot Tub + Game Room Cabin
| 3 bd · 2 ba · sleeps 8 | $48,746 | $232 | 58% | 4.9★ (163) | 0.2 mi | AirbnbVrbo |
Show 31 more
Sierras Mountain Retreat by American Patriot Getaways
Vacation home · 3 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $44,554ADR $219Occ ≈ 56%4.8★ (2)
3 Master Suites, Easy Access w/View, Game&Theater Rms, Fire Pit, & Pool Access
Cabin · 3 bd · 3.5 ba · sleeps 8 · 0.3 mi
- Pool
- A/C
- Free parking
- Wifi
- +5
Revenue $57,929ADR $341Occ ≈ 47%5★ (42)
Rustic Luxury~Hot Tub, Fire Pit, Game Room, Views!
Cabin · 3 bd · 2.5 ba · sleeps 10 · 0.3 mi
Revenue $90,615ADR $369Occ ≈ 67%5★ (48)
Easy Access w/View, Large Yard, Game Rm, Fire Pit, Hot Tub & Pool Access
Cabin · 3 bd · 2 ba · sleeps 6 · 0.3 mi
- Hot tub
- Pool
- A/C
- Free parking
- +6
Revenue $58,224ADR $284Occ ≈ 56%5★ (351)
*Amazing 3BD Lodge w/ HOT TUB! Fire Pit + Arcades*
Cabin · 3 bd · 3 ba · sleeps 10 · 0.4 mi
Revenue $61,650ADR $293Occ ≈ 58%4.8★ (59)
Smokies View Wears Valley Retreat with Hot Tub!
Vacation home · 3 bd · 3 ba · sleeps 8 · 0.5 mi
Revenue $6,408ADR $492Occ ≈ 4%1★ (1)
The VIEW ⭐ Private Cabin w/ Panoramic Mountain VIEWS!
Cabin · 3 bd · 3 ba · sleeps 8 · 0.5 mi
- Hot tub
- Pool
- A/C
- Free parking
- +6
Revenue $89,057ADR $285Occ ≈ 86%4.9★ (194)
Amazing Mtn Views • 3 Suites • Hot Tub • Near Park
Cabin · 3 bd · 3 ba · sleeps 10 · 0.5 mi
Revenue $85,677ADR $356Occ ≈ 66%5★ (150)
Amazing 3-bedroom en-suite cabin in Beautiful Wears Valley.
Cabin · 3 bd · 3 ba · sleeps 6 · 0.5 mi
Revenue $40,259ADR $282Occ ≈ 39%5★
Delisted
Secluded Cabin with Putt-Putt & Views!
Cabin · 3 bd · 3 ba · sleeps 8 · 0.6 mi
Revenue $58,001ADR $283Occ ≈ 56%4★ (22)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Sierras Mountain Retreat by American Patriot Getaways Vacation home | 3 bd · 2 ba · sleeps 6 | $44,554 | $219 | 56% | 4.8★ (2) | 0.2 mi | Booking |
Mountain Time! Near Cades Cove & Park Entry Cabin
| 3 bd · 2 ba · sleeps 8 | $60,412 | $298 | 56% | 4.9★ (86) | 0.3 mi | AirbnbVrbo |
Peaceful Cabin with Hot Tub, Game Room, & more! Cabin
| 3 bd · 3 ba · sleeps 10 | $93,237 | $312 | 82% | 5★ (271) | 0.3 mi | AirbnbVrbo |
Secluded Cubs Den Retreat – Sleeps 10, Hot Tub Cabin
| 3 bd · 3 ba · sleeps 10 | $65,860 | $275 | 66% | 5★ (32) | 0.3 mi | AirbnbVrboBooking |
Family Fall Escape | King Beds| Hot Tub|Fire Pit Cabin
| 3 bd · 3 ba · sleeps 10 | $66,125 | $337 | 54% | 5★ (50) | 0.3 mi | AirbnbVrbo |
3 Master Suites, Easy Access w/View, Game&Theater Rms, Fire Pit, & Pool Access Cabin
| 3 bd · 3.5 ba · sleeps 8 | $57,929 | $341 | 47% | 5★ (42) | 0.3 mi | Vrbo |
Luxury Retreat - Hot Tub, View, Fire Pit, Wi-Fi Cabin
| 3 bd · 2.5 ba · sleeps 8 | $51,348 | $284 | 50% | 5★ (39) | 0.3 mi | AirbnbVrboBooking |
Smoky Mtn home w/hot tub & free attraction tickets Cabin | 3 bd · 3 ba · sleeps 10 | $15,812 | $281 | 15% | 4.5★ (44) | 0.3 mi | AirbnbBooking |
Always Delightful - Sleeps 10, Hot Tub, Fire pit, Cabin
| 3 bd · 3 ba · sleeps 10 | $59,759 | $253 | 65% | 4.7★ (34) | 0.3 mi | AirbnbVrboBooking |
Rustic Luxury~Hot Tub, Fire Pit, Game Room, Views! Cabin | 3 bd · 2.5 ba · sleeps 10 | $90,615 | $369 | 67% | 5★ (48) | 0.3 mi | Airbnb |
Dog Welcome, Sleeps 10, Hot Tub, Deck, Shared Pool Cabin | 3 bd · 2.5 ba · sleeps 10 | $56,228 | $275 | 56% | 4.8★ (12) | 0.3 mi | AirbnbBooking |
Easy Access w/View, Large Yard, Game Rm, Fire Pit, Hot Tub & Pool Access Cabin
| 3 bd · 2 ba · sleeps 6 | $58,224 | $284 | 56% | 5★ (351) | 0.3 mi | Vrbo |
3BR Valleyview Cabin with Free Attraction Tickets Cabin | 3 bd · 2.5 ba · sleeps 8 | $29,969 | $298 | 28% | 4.8★ (154) | 0.3 mi | AirbnbBooking |
Family Cabin-Great Location-HotTub-WIFI-Games Cabin
| 3 bd · 2 ba · sleeps 8 | $56,692 | $258 | 60% | 4.8★ (129) | 0.3 mi | AirbnbVrbo |
Mountain View*Pool*King Beds*Nice Roads*No Steps House
| 3 bd · 2 ba · sleeps 10 | $54,439 | $327 | 46% | 5★ (164) | 0.3 mi | AirbnbVrbo |
Luxury Smoky Mtn Cabin with Game Loft & Hot Tub Cabin
| 3 bd · 2.5 ba · sleeps 10 | $37,100 | $302 | 34% | 5★ (9) | 0.4 mi | AirbnbVrboBooking |
Endless Views - Game Room, Arcade, Hot Tub! House
| 3 bd · 3 ba · sleeps 10 | $1,551 | $310 | 1% | 4★ (1) | 0.4 mi | AirbnbVrboBooking |
Wears Valley Cabin | Hot Tub + Game House Cabin
| 3 bd · 2 ba · sleeps 7 | $60,170 | $241 | 68% | 4.8★ (61) | 0.4 mi | AirbnbVrbo |
Panoramic Pointe Vacation home | 3 bd · 3 ba · sleeps 8 | $25,724 | $0 | — | — | 0.4 mi | Booking |
Smoky Mountain Cabin with Hot Tub and Views Cabin
| 3 bd · 3 ba · sleeps 10 | $87,656 | $353 | 68% | 4.9★ (336) | 0.4 mi | AirbnbVrbo |
*Amazing 3BD Lodge w/ HOT TUB! Fire Pit + Arcades* Cabin | 3 bd · 3 ba · sleeps 10 | $61,650 | $293 | 58% | 4.8★ (59) | 0.4 mi | Airbnb |
Smokies View Wears Valley Retreat with Hot Tub! Vacation home | 3 bd · 3 ba · sleeps 8 | $6,408 | $492 | 4% | 1★ (1) | 0.5 mi | Booking |
The VIEW ⭐ Private Cabin w/ Panoramic Mountain VIEWS! Cabin
| 3 bd · 3 ba · sleeps 8 | $89,057 | $285 | 86% | 4.9★ (194) | 0.5 mi | Airbnb |
Amazing Mtn Views • 3 Suites • Hot Tub • Near Park Cabin | 3 bd · 3 ba · sleeps 10 | $85,677 | $356 | 66% | 5★ (150) | 0.5 mi | Airbnb |
Family Memories Cabin! Cabin
| 3 bd · 2 ba · sleeps 10 | $57,892 | $275 | 58% | 4.8★ (200) | 0.5 mi | AirbnbVrbo |
Great views!/Pool Community/pool table/large patio Cabin
| 3 bd · 2.5 ba · sleeps 10 | $81,803 | $255 | 88% | 4.8★ (268) | 0.5 mi | AirbnbVrboBooking |
Amazing 3-bedroom en-suite cabin in Beautiful Wears Valley. Cabin | 3 bd · 3 ba · sleeps 6 | $40,259 | $282 | 39% | 5★ | 0.5 mi | Delisted |
Hunter Jack's: Free Attraction Tickets Cabin | 3 bd · 3 ba · sleeps 8 | $30,960 | $322 | 26% | 4.8★ (98) | 0.5 mi | AirbnbBooking |
Secluded Cabin with Putt-Putt & Views! Cabin | 3 bd · 3 ba · sleeps 8 | $58,001 | $283 | 56% | 4★ (22) | 0.6 mi | Airbnb |
Secluded Cabin | Hot Tub, Fire Pit, Games & Views Cabin
| 3 bd · 3 ba · sleeps 8 | $2,901 | $284 | 3% | 5★ (2) | 0.6 mi | AirbnbVrbo |
EpicViews!~EasyRoads!~HotTub~FirePlace~Firepit Chalet
| 3 bd · 2 ba · sleeps 10 | $72,427 | $272 | 73% | 5★ (171) | 0.6 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 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium
Est. revenue
$56,260
NOI
$28,501
Cash flow /mo
-$1,452
Cash needed
$222,500
Cash-on-cash
-7.8%
ROE (yr 1)
3.6%
Cap rate
4.1%
DSCR
0.62
Year-1 write-off
$133,924
Year-1 tax shield @ 32%
$42,856
Year-1 return on equity
- Cash flow (annual)-$17,419
- Principal paydown$4,447
- Appreciation at%$21,000
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)$11,252
- Platform fees (3% of revenue)$1,688
- Maintenance / capex (5% of revenue)$2,813
- Utilities & supplies$4,200
- HOA$2,100
- Property tax$1,506
- Insurance (STR-rated)$4,200
Cash needed to close
- Down payment (25%)$175,000
- Closing costs (4.0%)$28,000
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$42,856
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
$634,000
Short-life (5/15-yr)
$114,000 · 18%
Year-1 deduction
$134,000
Year-1 tax shield @ 32%
$43,000
Land 9% (county tax record, market value split) · building $520,000 over 39 years · new furniture $20,000
Based on: ~1,900 sq ft (from beds), built 2009, 3 bd / 2.5 ba, unfurnished, listing features (deck, fireplace, flooring types, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $81,000 in year 1 (10% short-life, $26,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,600
Kitchen cabinetsdefault
$10,000 new × 40% good × 2.65 allocation
- $8,600
Kitchen countertopsdefault
$8,200 new × 40% good × 2.65 allocation
- $3,500
Decorative trimdefault
$3,300 new × 40% good × 2.65 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.65 allocation
- $1,300
Shelvingdefault
$1,200 new × 40% good × 2.65 allocation
- $5,000
Window coverings (19)default
$4,800 new × 40% good × 2.65 allocation
- $13,500
Kitchen & laundry equipment plumbingdefault
$7,800 new × 66% good × 2.65 allocation
- $8,200
Kitchen, laundry & data equipment electricaldefault
$4,700 new × 66% good × 2.65 allocation
- $8,600
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.65 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $12,000
Paving: driveway & walks (paved)default
$9,000 new × 50% good × 2.65 allocation
- $11,500
Landscaping (typical)default
$8,700 new × 50% good × 2.65 allocation
- $2,500
Patiosdefault
$1,900 new × 50% good × 2.65 allocation
- $28,300
Decks & porches (attached)listing
$21,400 new × 50% good × 2.65 allocation
- $391,000
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$206,100 new × 72% good × 2.65 allocation
- $37,300
Building plumbing & fixturesdefault
$21,400 new × 66% good × 2.65 allocation
- $37,300
Building electrical & lightingdefault
$21,400 new × 66% good × 2.65 allocation
- $22,700
HVACdefault
$21,400 new × 40% good × 2.65 allocation
- $12,900
Hardwood & tile floorsdefault
$12,200 new × 40% good × 2.65 allocation
- $2,800
Fireplacelisting
$2,600 new × 40% good × 2.65 allocation
- $15,900
Septic systemlisting
$12,000 new × 50% good × 2.65 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $79,100 | $54,200 | $600 | $133,900 |
| 2 | $0 | $0 | $13,300 | $13,300 |
| 3 | $0 | $0 | $13,300 | $13,300 |
| 4 | $0 | $0 | $13,300 | $13,300 |
| 5 | $0 | $0 | $13,300 | $13,300 |
| 6+ | $0 | $0 | $466,000 | $466,000 |
| Total | $79,100 | $54,200 | $519,900 | $653,300 |
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.