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1086 Towering Oaks Dr

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)

$50,569$68,697$85,910

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)

    Vrbo

  • 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)

    Vrbo

  • Specials! Mt Views, Hot Tub, local pool, recr

    Cabin · 3 bd · 4 ba · sleeps 10 · 269 ft

    Revenue $62,469ADR $358Occ ≈ 48%5★ (335)

    Airbnb

  • A Bliss- Resort Pool, Free attraction Tickets!

    Cabin · 3 bd · 3.5 ba · sleeps 8 · 338 ft

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +7

    Revenue $80,483ADR $354Occ ≈ 62%3.3★ (10)

    AirbnbVrbo

  • Pool + Theater + Arcade Cabin | 3 King Suites

    Cabin · 3 bd · 3 ba · sleeps 10 · 364 ft

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +6

    Revenue $84,303ADR $470Occ ≈ 49%4.9★ (34)

    AirbnbVrboBooking

  • Modern Cabin with Hot Tub & Game room

    Cabin · 3 bd · 2.5 ba · sleeps 7 · 449 ft

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

    Revenue $40,123ADR $266Occ ≈ 41%4.8★ (86)

    AirbnbVrbo

  • Bear Essentials Lodge | 2 Jacuzzi Suites & Hot Tub

    Cabin · 3 bd · 4 ba · sleeps 10 · 469 ft

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +6

    Revenue $75,165ADR $306Occ ≈ 67%4.8★ (175)

    AirbnbVrbo

  • Luxury Cabin with Pool

    Cabin · 3 bd · 3.5 ba · sleeps 8 · 499 ft

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +6

    Revenue $79,415ADR $409Occ ≈ 53%4.3★ (8)

    AirbnbVrbo

  • Modern 3BR w/ Hot Tub, Game Room, Prime Location

    Cabin · 3 bd · 4 ba · sleeps 10 · 0.1 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +5

    Revenue $46,818ADR $277Occ ≈ 46%5★ (323)

    AirbnbVrboBooking

  • 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)

    Airbnb

Show 4 more

  • LaKiara 3 Bedroom 3 Bath Cabin

    Cabin · 3 bd · 3 ba · sleeps 8 · 0.2 mi

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

    Revenue $83,932ADR $367Occ ≈ 63%4.9★ (100)

    AirbnbVrboBooking

  • It's All Good: Amazing Views, Hot Tub, Games

    Cabin · 3 bd · 4 ba · sleeps 8 · 0.2 mi

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

    Revenue $105,925ADR $468Occ ≈ 62%4.5★ (94)

    AirbnbVrboBooking

  • Hot Tub & Spectacular Views: Sevierville Cabin

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

    Revenue $30,150ADR $306Occ ≈ 27%4.9★ (34)

    AirbnbBooking

  • 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)

    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

Financing
Management

Est. revenue

$69,914

NOI

$39,186

Cash flow /mo

$3,266

Cash needed

$538,460

Cash-on-cash (all cash)

7.3%

ROE (yr 1)

10.1%

Cap rate

7.9%

DSCR

—

Year-1 write-off

$98,558

Year-1 tax shield @ 32%

$31,539

Year-1 return on equity

  • Cash flow (annual)$39,186
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$14,970
ROE10.1%

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

  • Purchase price (all cash)$499,000
  • 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.

5-year property$65,000

  • Kitchen cabinetsdefault

    $9,400 new × 40% good × 1.81 allocation

    $6,800

  • Kitchen countertopsdefault

    $7,700 new × 40% good × 1.81 allocation

    $5,600

  • Decorative trimdefault

    $2,900 new × 40% good × 1.81 allocation

    $2,100

  • Mirrorsdefault

    $500 new × 40% good × 1.81 allocation

    $300

  • Shelvingdefault

    $1,200 new × 40% good × 1.81 allocation

    $900

  • Window coverings (16)default

    $4,000 new × 40% good × 1.81 allocation

    $2,900

  • Kitchen & laundry equipment plumbingdefault

    $7,300 new × 70% good × 1.81 allocation

    $9,300

  • 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

    $5,600

  • Hot tub (freestanding)listing

    $9,000 new × 40% good × 1.81 allocation

    $6,500

  • Furniture bought newlisting

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

    $19,500
15-year land improvements$33,200

  • Paving: driveway & walks (paved)default

    $8,400 new × 50% good × 1.81 allocation

    $7,600

  • Landscaping (typical)default

    $8,100 new × 50% good × 1.81 allocation

    $7,300

  • Patiosdefault

    $1,600 new × 50% good × 1.81 allocation

    $1,500

  • Decks & porches (attached)listing

    $18,500 new × 50% good × 1.81 allocation

    $16,800
Building, 39-year$311,500

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

    $178,300 new × 75% good × 1.81 allocation

    $242,100

  • Building plumbing & fixturesdefault

    $18,500 new × 70% good × 1.81 allocation

    $23,500

  • Building electrical & lightingdefault

    $18,100 new × 70% good × 1.81 allocation

    $23,000

  • HVACdefault

    $18,600 new × 40% good × 1.81 allocation

    $13,400

  • Hardwood & tile floorsdefault

    $10,600 new × 40% good × 1.81 allocation

    $7,700

  • Fireplacelisting

    $2,600 new × 40% good × 1.81 allocation

    $1,900

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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.