1086 Towering Oaks Dr
Sevierville, TN 37876
$499,000
3 bd · 3.5 ba · 1,647 sqft · Listed 1d ago
View on Realtor.com →Year built
2011
Sqft
1,647
Lot sqft
4,356
HOA / mo
$160
Furnished
No
List date
2026-10-29T19:22:28.000000Z
Revenue
Annual revenue
$69,914
ADR
$322
Occupancy
59%
Cleaning fees (12 mo)
$15,160
Confidence
Med (62.32), 30 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $69,253
Nature's View, Beautiful 3-Story Cabin; 3 Bdrms w/King Beds; Free WiFi
Cabin · 3 bd · 3.5 ba · sleeps 10 · 75 ft
- Hot tub
- Pool
- A/C
- Free parking
- +7
Revenue $63,341ADR $296Occ ≈ 59%4.9★ (341)
Come relax at Bear's Cove and slip into that mountain relaxation mode.
Cabin · 3 bd · 3.5 ba · sleeps 10 · 207 ft
- Hot tub
- Pool
- A/C
- Free parking
- +6
Revenue $40,898ADR $253Occ ≈ 44%4.8★ (95)
Specials! Mt Views, Hot Tub, local pool, recr
Cabin · 3 bd · 4 ba · sleeps 10 · 269 ft
Revenue $62,469ADR $358Occ ≈ 48%5★ (335)
3BR/6BA | 7 Beds | Sleeps 10 | Free Zipline Tix
Cabin · 3 bd · 4.5 ba · sleeps 10 · 0.1 mi
Revenue $30,382ADR $406Occ ≈ 21%4.9★ (16)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Nature's View, Beautiful 3-Story Cabin; 3 Bdrms w/King Beds; Free WiFi Cabin
| 3 bd · 3.5 ba · sleeps 10 | $63,341 | $296 | 59% | 4.9★ (341) | 75 ft | Vrbo |
Come relax at Bear's Cove and slip into that mountain relaxation mode. Cabin
| 3 bd · 3.5 ba · sleeps 10 | $40,898 | $253 | 44% | 4.8★ (95) | 207 ft | Vrbo |
Specials! Mt Views, Hot Tub, local pool, recr Cabin | 3 bd · 4 ba · sleeps 10 | $62,469 | $358 | 48% | 5★ (335) | 269 ft | Airbnb |
A Bliss- Resort Pool, Free attraction Tickets! Cabin
| 3 bd · 3.5 ba · sleeps 8 | $80,483 | $354 | 62% | 3.3★ (10) | 338 ft | AirbnbVrbo |
Pool + Theater + Arcade Cabin | 3 King Suites Cabin
| 3 bd · 3 ba · sleeps 10 | $84,303 | $470 | 49% | 4.9★ (34) | 364 ft | AirbnbVrboBooking |
Modern Cabin with Hot Tub & Game room Cabin
| 3 bd · 2.5 ba · sleeps 7 | $40,123 | $266 | 41% | 4.8★ (86) | 449 ft | AirbnbVrbo |
Bear Essentials Lodge | 2 Jacuzzi Suites & Hot Tub Cabin
| 3 bd · 4 ba · sleeps 10 | $75,165 | $306 | 67% | 4.8★ (175) | 469 ft | AirbnbVrbo |
Luxury Cabin with Pool Cabin
| 3 bd · 3.5 ba · sleeps 8 | $79,415 | $409 | 53% | 4.3★ (8) | 499 ft | AirbnbVrbo |
Modern 3BR w/ Hot Tub, Game Room, Prime Location Cabin
| 3 bd · 4 ba · sleeps 10 | $46,818 | $277 | 46% | 5★ (323) | 0.1 mi | AirbnbVrboBooking |
3BR/6BA | 7 Beds | Sleeps 10 | Free Zipline Tix Cabin | 3 bd · 4.5 ba · sleeps 10 | $30,382 | $406 | 21% | 4.9★ (16) | 0.1 mi | Airbnb |
Show 4 more
Splash n Movie Indoor pool | New Build | Lux cabin
Cabin · 3 bd · 3 ba · sleeps 10 · 0.2 mi
Revenue $105,405ADR $650Occ ≈ 44%4.8★ (22)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
LaKiara 3 Bedroom 3 Bath Cabin Cabin
| 3 bd · 3 ba · sleeps 8 | $83,932 | $367 | 63% | 4.9★ (100) | 0.2 mi | AirbnbVrboBooking |
It's All Good: Amazing Views, Hot Tub, Games Cabin
| 3 bd · 4 ba · sleeps 8 | $105,925 | $468 | 62% | 4.5★ (94) | 0.2 mi | AirbnbVrboBooking |
Hot Tub & Spectacular Views: Sevierville Cabin Cabin | 3 bd · 3.5 ba · sleeps 10 | $30,150 | $306 | 27% | 4.9★ (34) | 0.2 mi | AirbnbBooking |
Splash n Movie Indoor pool | New Build | Lux cabin Cabin | 3 bd · 3 ba · sleeps 10 | $105,405 | $650 | 44% | 4.8★ (22) | 0.2 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 7.99% = 7.24% Freddie Mac 30-yr avg (Oct 29) + 0.75% investor premium
Est. revenue
$69,914
NOI
$39,186
Cash flow /mo
$522
Cash needed
$164,210
Cash-on-cash
3.8%
ROE (yr 1)
14.8%
Cap rate
7.9%
DSCR
1.19
Year-1 write-off
$98,558
Year-1 tax shield @ 32%
$31,539
Year-1 return on equity
- Cash flow (annual)$6,264
- Principal paydown$3,133
- Appreciation at%$14,970
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)$13,983
- Platform fees (3% of revenue)$2,097
- Maintenance / capex (5% of revenue)$3,496
- Utilities & supplies$4,200
- HOA$1,920
- Property tax$2,038
- Insurance (STR-rated)$2,994
Cash needed to close
- Down payment (25%)$124,750
- Closing costs (4.0%)$19,960
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$31,539
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
$390,000
Short-life (5/15-yr)
$79,000 · 20%
Year-1 deduction
$99,000
Year-1 tax shield @ 32%
$32,000
Land 22% (county tax record, market value split) · building $312,000 over 39 years · new furniture $20,000
Based on: 1,647 sq ft, built 2011, 3 bd / 3.5 ba, unfurnished, listing features (hot tub, deck, fireplace, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $66,000 in year 1 (12% short-life, $21,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $6,800
Kitchen cabinetsdefault
$9,400 new × 40% good × 1.81 allocation
- $5,600
Kitchen countertopsdefault
$7,700 new × 40% good × 1.81 allocation
- $2,100
Decorative trimdefault
$2,900 new × 40% good × 1.81 allocation
- $300
Mirrorsdefault
$500 new × 40% good × 1.81 allocation
- $900
Shelvingdefault
$1,200 new × 40% good × 1.81 allocation
- $2,900
Window coverings (16)default
$4,000 new × 40% good × 1.81 allocation
- $9,300
Kitchen & laundry equipment plumbingdefault
$7,300 new × 70% good × 1.81 allocation
- $5,600
Kitchen, laundry & data equipment electricaldefault
$4,400 new × 70% good × 1.81 allocation
- $5,600
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 1.81 allocation
- $6,500
Hot tub (freestanding)listing
$9,000 new × 40% good × 1.81 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $7,600
Paving: driveway & walks (paved)default
$8,400 new × 50% good × 1.81 allocation
- $7,300
Landscaping (typical)default
$8,100 new × 50% good × 1.81 allocation
- $1,500
Patiosdefault
$1,600 new × 50% good × 1.81 allocation
- $16,800
Decks & porches (attached)listing
$18,500 new × 50% good × 1.81 allocation
- $242,100
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$178,300 new × 75% good × 1.81 allocation
- $23,500
Building plumbing & fixturesdefault
$18,500 new × 70% good × 1.81 allocation
- $23,000
Building electrical & lightingdefault
$18,100 new × 70% good × 1.81 allocation
- $13,400
HVACdefault
$18,600 new × 40% good × 1.81 allocation
- $7,700
Hardwood & tile floorsdefault
$10,600 new × 40% good × 1.81 allocation
- $1,900
Fireplacelisting
$2,600 new × 40% good × 1.81 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $65,000 | $33,200 | $300 | $98,600 |
| 2 | $0 | $0 | $8,000 | $8,000 |
| 3 | $0 | $0 | $8,000 | $8,000 |
| 4 | $0 | $0 | $8,000 | $8,000 |
| 5 | $0 | $0 | $8,000 | $8,000 |
| 6+ | $0 | $0 | $279,300 | $279,300 |
| Total | $65,000 | $33,200 | $311,500 | $409,800 |
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.