1455 Honey Oaks Way
Sevierville, TN 37876
$495,000
2 bd · 2.5 ba · 1,625 sqft · Listed 3d ago
View on Realtor.com →Year built
2002
Sqft
1,625
Lot sqft
38,333
HOA / mo
$0
Furnished
No
List date
2026-09-24T18:48:51.000000Z
Revenue
Annual revenue
$53,875
ADR
$205
Occupancy
72%
Cleaning fees (12 mo)
$11,633
Confidence
Med (58.92), 14 comps
Comp revenue range (p25 / median / p75)
Private Cabin With Hot Tub And Fire Pit
Cabin · 2 bd · 1.5 ba · sleeps 6 · 0.2 mi
Revenue $63,035ADR $192Occ ≈ 90%4.9★ (492)
Double H Ranch Guest House (no cleaning fee!)
Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $47,255ADR $141Occ ≈ 92%5★ (465)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Fall Spectacular! Quiet + Views & Trailer Parking Cabin | 2 bd · 2.5 ba · sleeps 6 | $43,033 | $230 | 51% | 4.9★ (115) | 335 ft | AirbnbVrbo |
Sweet Annie - Hot Tub, Game Loft + Pet Friendly! Cabin | 2 bd · 2 ba · sleeps 10 | $55,583 | $261 | 58% | 4.3★ (24) | 509 ft | AirbnbVrboBooking |
Secluded Smoky Mtn Retreat | Hot Tub & Fireplace Cabin | 2 bd · 2 ba · sleeps 6 | $65,299 | $222 | 81% | 4.7★ (235) | 0.2 mi | AirbnbVrboBooking |
Private Cabin With Hot Tub And Fire Pit Cabin | 2 bd · 1.5 ba · sleeps 6 | $63,035 | $192 | 90% | 4.9★ (492) | 0.2 mi | Airbnb |
TWO LUXE cabins!EZ Road,Fire Pit,Hot Tub,Theater Cabin | 2 bd · 3 ba · sleeps 8 | $2,567 | $366 | 2% | — | 0.3 mi | AirbnbVrbo |
Double H Ranch Guest House (no cleaning fee!) Cabin | 2 bd · 2 ba · sleeps 6 | $47,255 | $141 | 92% | 5★ (465) | 0.3 mi | Airbnb |
BreathtakingViews*HotTub*Game Room*Fire pit*Arcade Cabin | 2 bd · 2 ba · sleeps 6 | $63,847 | $223 | 78% | 5★ (184) | 0.4 mi | AirbnbVrbo |
Summer Sale! | Sleeps 8! | Private Location! Cabin | 2 bd · 2 ba · sleeps 8 | $41,877 | $212 | 54% | 4.9★ (149) | 0.6 mi | AirbnbVrbo |
Epic Mtn Views + Hot Tub + Arcade + Swings Cabin | 2 bd · 2 ba · sleeps 6 | $81,128 | $253 | 88% | 5★ (259) | 0.7 mi | AirbnbVrbo |
A Little House on the Prairie Cabin | 2 bd · 2 ba · sleeps 6 | $41,323 | $200 | 57% | 4.8★ (444) | 0.7 mi | AirbnbVrbo |
Show all 14 comps
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
 Cozy Cabin by Dollywood - Hot Tub & Fire Table Cabin | 2 bd · 2 ba · sleeps 6 | $42,546 | $212 | 55% | 5★ (32) | 0.7 mi | AirbnbVrbo |
 Private*FireTable* Hot Tub*Hammock+Near Dollywood! Cabin | 2 bd · 2 ba · sleeps 6 | $45,128 | $213 | 58% | 4.9★ (27) | 0.7 mi | AirbnbVrbo |
 Sweet country cabin Cabin | 2 bd · 2 ba · sleeps 4 | $34,808 | $121 | 79% | 5★ (405) | 0.7 mi | AirbnbVrbo |
 Private Playground / Nature & Family Fun w/ Views Cabin | 2 bd · 2 ba · sleeps 8 | $87,094 | $308 | 77% | 5★ (180) | 0.7 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 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$53,875
NOI
$29,912
Cash flow /mo
-$175
Cash needed
$165,550
Cash-on-cash
-1.3%
ROE (yr 1)
9.7%
Cap rate
6.0%
DSCR
0.93
Year-1 write-off
$109,571
Year-1 tax shield @ 32%
$35,063
Year-1 return on equity
- Cash flow (annual)-$2,097
- Principal paydown$3,239
- Appreciation at%$14,850
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$10,775
- Platform fees (3% of revenue)$1,616
- Maintenance / capex (5% of revenue)$2,694
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,708
- Insurance (STR-rated)$2,970
Cash needed to close
- Down payment (25%)$123,750
- Closing costs (4.0%)$19,800
- Furnishing (bought new)$22,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$35,063
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
$418,000
Short-life (5/15-yr)
$87,000 · 21%
Year-1 deduction
$110,000
Year-1 tax shield @ 32%
$35,000
Land 15% (county tax record, market value split) · building $332,000 over 39 years · new furniture $22,000
Based on: 1,625 sq ft, built 2002, 2 bd / 2.5 ba, unfurnished, listing features (deck, game room, fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $69,000 in year 1 (11% short-life, $22,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,700
Kitchen cabinetsdefault
$9,400 new × 40% good × 2.32 allocation
- $7,100
Kitchen countertopsdefault
$7,700 new × 40% good × 2.32 allocation
- $2,600
Decorative trimdefault
$2,800 new × 40% good × 2.32 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.32 allocation
- $800
Shelvingdefault
$900 new × 40% good × 2.32 allocation
- $3,700
Window coverings (16)default
$4,000 new × 40% good × 2.32 allocation
- $8,800
Kitchen & laundry equipment plumbingdefault
$7,300 new × 52% good × 2.32 allocation
- $5,300
Kitchen, laundry & data equipment electricaldefault
$4,400 new × 52% good × 2.32 allocation
- $7,100
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.32 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $9,700
Paving: driveway & walks (paved)default
$8,400 new × 50% good × 2.32 allocation
- $9,300
Landscaping (typical)default
$8,000 new × 50% good × 2.32 allocation
- $1,900
Patiosdefault
$1,600 new × 50% good × 2.32 allocation
- $21,200
Decks & porches (attached)listing
$18,300 new × 50% good × 2.32 allocation
- $245,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$176,400 new × 60% good × 2.32 allocation
- $22,000
Building plumbing & fixturesdefault
$18,300 new × 52% good × 2.32 allocation
- $21,500
Building electrical & lightingdefault
$17,900 new × 52% good × 2.32 allocation
- $17,000
HVACdefault
$18,300 new × 40% good × 2.32 allocation
- $9,700
Hardwood & tile floorsdefault
$10,500 new × 40% good × 2.32 allocation
- $2,400
Fireplacelisting
$2,600 new × 40% good × 2.32 allocation
- $13,900
Septic systemlisting
$12,000 new × 50% good × 2.32 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $66,500 | $42,000 | $1,100 | $109,600 |
| 2 | $0 | $0 | $8,500 | $8,500 |
| 3 | $0 | $0 | $8,500 | $8,500 |
| 4 | $0 | $0 | $8,500 | $8,500 |
| 5 | $0 | $0 | $8,500 | $8,500 |
| 6+ | $0 | $0 | $296,700 | $296,700 |
| Total | $66,500 | $42,000 | $331,800 | $440,300 |
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: Georgia disallows 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.