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4234 Whetstone Rd

4234 Whetstone Rd

Sevierville, TN 37862

$799,000

3 bd · 3 ba · 2,080 sqft · Listed 1d ago

View on Realtor.com →

Year built

2002

Sqft

2,080

Lot sqft

101,930

HOA / mo

$25

Furnished

No

List date

2026-09-28T18:18:29.000000Z

Revenue

Annual revenue

$72,361

ADR

$302

Occupancy

66%

Cleaning fees (12 mo)

$13,952

Confidence

Low (47.73), 17 comps

Comp revenue range (p25 / median / p75)

$36,799$52,748$75,368

  • Stunning Cabin! Hot Tub, Game Room & Pool Access

    Cabin · 3 bd · 2 ba · sleeps 8 · 364 ft

    Revenue $94,741ADR $330Occ ≈ 79%5★ (56)

    AirbnbVrbo

  • Pearl's Mountain Retreat: Free Attraction Tickets

    Cabin · 3 bd · 2 ba · sleeps 6 · 479 ft

    Revenue $45,986ADR $328Occ ≈ 38%4.7★ (11)

    AirbnbVrboBooking

  • NEW! Pearl's Mountain Retreat

    Cabin · 3 bd · 2 ba · sleeps 6 · 0.1 mi

    Revenue $36,799ADR $395Occ ≈ 26%—

    Vrbo

  • Free Dollywood Tix/Indoor Heated POOL/VIEWS/Quiet

    Cabin · 3 bd · 3 ba · sleeps 12 · 0.2 mi

    Revenue $143,868ADR $479Occ ≈ 82%5★ (151)

    AirbnbVrbo

  • Luxury Smoky Mtn Cabin | Hot Tub•Theater•Game Loft

    Cabin · 3 bd · 3.5 ba · sleeps 12 · 0.3 mi

    Revenue $35,575ADR $355Occ ≈ 27%5★ (54)

    AirbnbVrbo

  • Mountain View 3BR cabin w/ hot tub & fire pit

    House · 3 bd · 2.5 ba · sleeps 12 · 0.3 mi

    Revenue $27,227ADR $370Occ ≈ 20%—

    AirbnbVrbo

  • Best View in the Smokies I Hot Tub I Secluded

    House · 3 bd · 3.5 ba · sleeps 10 · 0.3 mi

    Revenue $18,246ADR $302Occ ≈ 17%4.5★ (11)

    AirbnbVrbo

  • Luxury 3BR Cabin | Hot Tub, Sauna, Arcade, Pool

    Cabin · 3 bd · 3.5 ba · sleeps 12 · 0.3 mi

    Revenue $75,368ADR $357Occ ≈ 58%4.8★ (61)

    AirbnbVrboBooking

  • Smoky Mountain Summit, $560 tickets each paid day

    Chalet · 3 bd · 3.5 ba · sleeps 12 · 0.4 mi

    Revenue $73,041ADR $358Occ ≈ 56%4.5★ (18)

    AirbnbVrboBooking

  • Charming Sevierville Getaway with Stunning Deck and Hot Tub

    Cabin · 3 bd · 3 ba · sleeps 12 · 0.4 mi

    Revenue $40,142ADR $1,514Occ ≈ 7%—

    VrboBooking

Show all 17 comps

  • Fall Special!2 Master Suites | Hot tub | Fireplace

    Cabin · 3 bd · 3.5 ba · sleeps 10 · 0.4 mi

    Revenue $87,651ADR $346Occ ≈ 69%5★ (128)

    AirbnbVrboBooking

  • Amazing View private Log cabin! Enjoy Swimming poo

    House · 3 bd · 3.5 ba · sleeps 10 · 0.5 mi

    Revenue $80,295ADR $365Occ ≈ 60%4.2★ (28)

    AirbnbVrboBooking

  • Bears Up There - Need A Little R&R In Your Life?

    House · 3 bd · 2.5 ba · sleeps 6 · 0.5 mi

    Revenue $52,748ADR $261Occ ≈ 55%4.9★ (31)

    Vrbo

  • Amazing 3BD Cabin w/ Pool Table! Hot Tub + VIEWS!

    Cabin · 3 bd · 3 ba · sleeps 10 · 0.6 mi

    Revenue $65,856ADR $305Occ ≈ 59%4.8★ (50)

    AirbnbVrbo

  • Bears Up There

    Chalet · 3 bd · 2 ba · sleeps 6 · 0.6 mi

    Revenue $45,218ADR $235Occ ≈ 53%4★ (1)

    Booking

  • Homestead Hideaway - Near Mountain Hiking Trails

    Cabin · 3 bd · 3 ba · sleeps 8 · 0.6 mi

    Revenue $63,086ADR $281Occ ≈ 62%4.2★ (19)

    AirbnbVrboBooking

  • Mountain Cabin Retreat・Hot Tub・Arcade・Fireplace

    Cabin · 3 bd · 2.5 ba · sleeps 8 · 0.7 mi

    Revenue $29,668ADR $258Occ ≈ 32%4.8★ (11)

    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

Est. revenue

$72,361

NOI

$41,064

Cash flow /mo

$3,422

Cash needed

$856,460

Cash-on-cash (all cash)

4.8%

ROE (yr 1)

7.6%

Cap rate

5.1%

DSCR

—

Year-1 write-off

$180,344

Year-1 tax shield @ 32%

$57,710

Year-1 return on equity

  • Cash flow (annual)$41,064
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$23,970
ROE7.6%
ROE incl. year-1 tax savings (32% bracket, STR loophole)14.3%
Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$14,472
  • Platform fees (3% of revenue)$2,171
  • Maintenance / capex (5% of revenue)$3,618
  • Utilities & supplies$4,200
  • HOA$300
  • Property tax$1,742
  • Insurance (STR-rated)$4,794

Cash needed to close

  • Purchase price (all cash)$799,000
  • Closing costs (4.0%)$31,960
  • Furnishing (bought new)$25,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$57,710

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

$690,000

Short-life (5/15-yr)

$153,000 · 22%

Year-1 deduction

$180,000

Year-1 tax shield @ 32%

$58,000

Land 14% (county tax record, market value split) · building $537,000 over 39 years · new furniture $26,000

Based on: 2,080 sq ft, built 2002, 3 bd / 3 ba, unfurnished, listing features (hot tub, deck, game room, fireplace, flooring types, appliance list, septic, wooded lot).

IRS-guide safe-harbor floor: $115,000 in year 1 (13% short-life, $37,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$118,500

  • Kitchen cabinetsdefault

    $10,400 new × 40% good × 3.05 allocation

    $12,600

  • Kitchen countertopsdefault

    $8,500 new × 40% good × 3.05 allocation

    $10,300

  • Decorative trimdefault

    $3,600 new × 40% good × 3.05 allocation

    $4,400

  • Mirrorsdefault

    $500 new × 40% good × 3.05 allocation

    $500

  • Shelvingdefault

    $1,200 new × 40% good × 3.05 allocation

    $1,500

  • Window coverings (21)default

    $5,300 new × 40% good × 3.05 allocation

    $6,400

  • Carpet, vinyl & laminate (100% of floors)listing

    $13,400 new × 40% good × 3.05 allocation

    $16,300

  • Kitchen & laundry equipment plumbingdefault

    $8,100 new × 52% good × 3.05 allocation

    $12,800

  • Kitchen, laundry & data equipment electricaldefault

    $4,900 new × 52% good × 3.05 allocation

    $7,700

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

    $7,700 new × 40% good × 3.05 allocation

    $9,400

  • Hot tub (freestanding)listing

    $9,000 new × 40% good × 3.05 allocation

    $11,000

  • Furniture bought newlisting

    $19,500 new × 100% good · bought separately

    $19,500

  • Game-room equipment bought newlisting

    $6,000 new × 100% good · bought separately

    $6,000
15-year land improvements$60,100

  • Paving: driveway & walks (paved)default

    $9,500 new × 50% good × 3.05 allocation

    $14,400

  • Landscaping (minimal)listing

    $4,500 new × 50% good × 3.05 allocation

    $6,900

  • Patiosdefault

    $2,100 new × 50% good × 3.05 allocation

    $3,100

  • Decks & porches (attached)listing

    $23,400 new × 50% good × 3.05 allocation

    $35,700
Building, 39-year$537,200

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

    $225,600 new × 60% good × 3.05 allocation

    $412,600

  • Building plumbing & fixturesdefault

    $23,400 new × 52% good × 3.05 allocation

    $37,100

  • Building electrical & lightingdefault

    $23,600 new × 52% good × 3.05 allocation

    $37,500

  • HVACdefault

    $23,400 new × 40% good × 3.05 allocation

    $28,600

  • Fireplacelisting

    $2,600 new × 40% good × 3.05 allocation

    $3,200

  • Septic systemlisting

    $12,000 new × 50% good × 3.05 allocation

    $18,300

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$118,500$60,100$1,700$180,300
2$0$0$13,800$13,800
3$0$0$13,800$13,800
4$0$0$13,800$13,800
5$0$0$13,800$13,800
6+$0$0$480,400$480,400
Total$118,500$60,100$537,200$715,900

The building's share of the price ($690,000) is 3.0x our depreciated replacement cost of the home ($227,000). 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.