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4547 Whetstone Rd

4547 Whetstone Rd

Sevierville, TN 37862

$1,195,000

3 bd · 3.5 ba · 2,964 sqft · Listed 1d ago

View on Realtor.com →
Low confidence

Year built

2003

Sqft

2,964

Lot sqft

51,401

HOA / mo

$25

Furnished

No

List date

2026-10-26T14:03:03.000000Z

Revenue

Annual revenue

$60,939

ADR

$272

Occupancy

61%

Cleaning fees (12 mo)

$12,084

Confidence

Low (38.81), 13 comps

Comp revenue range (p25 / median / p75)

$31,475$64,123$74,801

Median revenue of shown comps: $54,644

  • Mountain Cabin Retreat・Hot Tub・Arcade・Fireplace

    Cabin · 3 bd · 2.5 ba · sleeps 8 · 285 ft

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +4

    Revenue $31,475ADR $260Occ ≈ 33%4.8★ (11)

    AirbnbVrboBooking

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

    Cabin · 3 bd · 3 ba · sleeps 10 · 0.1 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +5

    Revenue $69,599ADR $300Occ ≈ 64%4.8★ (50)

    AirbnbVrbo

  • 3BR with gas fireplace & free attraction tickets

    Cabin · 3 bd · 2.5 ba · sleeps 8 · 0.1 mi

    Revenue $64,123ADR $294Occ ≈ 60%4.5★ (8)

    AirbnbBooking

  • Amazing View private Log cabin! Enjoy Swimming poo

    House · 3 bd · 3.5 ba · sleeps 10 · 0.2 mi

    Revenue $80,481ADR $391Occ ≈ 56%4.2★ (28)

    AirbnbBooking

  • Best View in the Smokies I Hot Tub I Secluded

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

    Revenue $21,764ADR $304Occ ≈ 20%4.5★ (11)

    Airbnb

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

    House · 3 bd · 2.5 ba · sleeps 6 · 0.3 mi

    • Hot tub
    • Pool
    • A/C
    • Wifi
    • +4

    Revenue $54,644ADR $264Occ ≈ 57%4.9★ (31)

    Vrbo

  • Homestead Hideaway - Near Mountain Hiking Trails

    Cabin · 3 bd · 3 ba · sleeps 8 · 0.4 mi

    Revenue $69,090ADR $280Occ ≈ 68%4.2★ (18)

    AirbnbBooking

  • Smoky Mountain Views with Step-Free Access, Deck

    Cabin · 3 bd · 3 ba · sleeps 9 · 0.7 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +2

    Revenue $26,340ADR $391Occ ≈ 18%5★ (8)

    AirbnbVrboBooking

  • 3 BR w/stunning mtn views, free attraction tickets

    Cabin · 3 bd · 3 ba · sleeps 9 · 0.7 mi

    Revenue $1,550ADR $387Occ ≈ 1%3.5★ (2)

    AirbnbBooking

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

$60,939

NOI

$30,710

Cash flow /mo

$2,559

Cash needed

$1,262,300

Cash-on-cash (all cash)

2.4%

ROE (yr 1)

5.3%

Cap rate

2.6%

DSCR

—

Year-1 write-off

$215,014

Year-1 tax shield @ 32%

$68,805

Year-1 return on equity

  • Cash flow (annual)$30,710
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$35,850
ROE5.3%

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)$12,188
  • Platform fees (3% of revenue)$1,828
  • Maintenance / capex (5% of revenue)$3,047
  • Utilities & supplies$4,200
  • HOA$300
  • Property tax$1,496
  • Insurance (STR-rated)$7,170

Cash needed to close

  • Purchase price (all cash)$1,195,000
  • Closing costs (4.0%)$47,800
  • Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$68,805

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

$1,077,000

Short-life (5/15-yr)

$195,000 · 18%

Year-1 deduction

$215,000

Year-1 tax shield @ 32%

$69,000

Land 10% (county tax record, market value split) · building $882,000 over 39 years · new furniture $20,000

Based on: 2,964 sq ft, built 2003, 3 bd / 3.5 ba, unfurnished, listing features (hot tub, deck, fireplace, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $120,000 in year 1 (9% short-life, $38,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$116,300

  • Kitchen cabinetsdefault

    $12,300 new × 40% good × 3.35 allocation

    $16,500

  • Kitchen countertopsdefault

    $10,100 new × 40% good × 3.35 allocation

    $13,500

  • Decorative trimdefault

    $5,200 new × 40% good × 3.35 allocation

    $6,900

  • Mirrorsdefault

    $500 new × 40% good × 3.35 allocation

    $600

  • Shelvingdefault

    $1,200 new × 40% good × 3.35 allocation

    $1,600

  • Window coverings (30)default

    $7,500 new × 40% good × 3.35 allocation

    $10,000

  • Kitchen & laundry equipment plumbingdefault

    $9,600 new × 54% good × 3.35 allocation

    $17,300

  • Kitchen, laundry & data equipment electricaldefault

    $5,800 new × 54% good × 3.35 allocation

    $10,500

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

    $5,900 new × 40% good × 3.35 allocation

    $7,900

  • Hot tub (freestanding)listing

    $9,000 new × 40% good × 3.35 allocation

    $12,000

  • Furniture bought newlisting

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

    $19,500
15-year land improvements$97,800

  • Paving: driveway & walks (paved)default

    $11,300 new × 50% good × 3.35 allocation

    $18,900

  • Landscaping (typical)default

    $10,900 new × 50% good × 3.35 allocation

    $18,200

  • Patiosdefault

    $2,900 new × 50% good × 3.35 allocation

    $4,900

  • Decks & porches (attached)listing

    $33,300 new × 50% good × 3.35 allocation

    $55,800
Building, 39-year$882,200

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

    $322,200 new × 62% good × 3.35 allocation

    $665,000

  • Building plumbing & fixturesdefault

    $33,400 new × 54% good × 3.35 allocation

    $60,400

  • Building electrical & lightingdefault

    $34,800 new × 54% good × 3.35 allocation

    $63,000

  • HVACdefault

    $33,400 new × 40% good × 3.35 allocation

    $44,700

  • Hardwood & tile floorsdefault

    $19,100 new × 40% good × 3.35 allocation

    $25,500

  • Fireplacelisting

    $2,600 new × 40% good × 3.35 allocation

    $3,500

  • Septic systemlisting

    $12,000 new × 50% good × 3.35 allocation

    $20,100

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$116,300$97,800$900$215,000
2$0$0$22,600$22,600
3$0$0$22,600$22,600
4$0$0$22,600$22,600
5$0$0$22,600$22,600
6+$0$0$790,800$790,800
Total$116,300$97,800$882,200$1,096,300

The building's share of the price ($1,077,000) is 3.3x our depreciated replacement cost of the home ($322,000). 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, 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.