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1455 Honey Oaks Way

1455 Honey Oaks Way

Sevierville, TN 37876

$495,000

2 bd · 2.5 ba · 1,625 sqft · Listed 3d ago

View on Realtor.com →
Rental history

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)

$42,044$46,192$63,644

  • Fall Spectacular! Quiet + Views & Trailer Parking

    Cabin · 2 bd · 2.5 ba · sleeps 6 · 335 ft

    Revenue $43,033ADR $230Occ ≈ 51%4.9★ (115)

    AirbnbVrbo

  • Sweet Annie - Hot Tub, Game Loft + Pet Friendly!

    Cabin · 2 bd · 2 ba · sleeps 10 · 509 ft

    Revenue $55,583ADR $261Occ ≈ 58%4.3★ (24)

    AirbnbVrboBooking

  • Secluded Smoky Mtn Retreat | Hot Tub & Fireplace

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi

    Revenue $65,299ADR $222Occ ≈ 81%4.7★ (235)

    AirbnbVrboBooking

  • 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)

    Airbnb

  • TWO LUXE cabins!EZ Road,Fire Pit,Hot Tub,Theater

    Cabin · 2 bd · 3 ba · sleeps 8 · 0.3 mi

    Revenue $2,567ADR $366Occ ≈ 2%—

    AirbnbVrbo

  • 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)

    Airbnb

  • BreathtakingViews*HotTub*Game Room*Fire pit*Arcade

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi

    Revenue $63,847ADR $223Occ ≈ 78%5★ (184)

    AirbnbVrbo

  • Summer Sale! | Sleeps 8! | Private Location!

    Cabin · 2 bd · 2 ba · sleeps 8 · 0.6 mi

    Revenue $41,877ADR $212Occ ≈ 54%4.9★ (149)

    AirbnbVrbo

  • Epic Mtn Views + Hot Tub + Arcade + Swings

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.7 mi

    Revenue $81,128ADR $253Occ ≈ 88%5★ (259)

    AirbnbVrbo

  • A Little House on the Prairie

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.7 mi

    Revenue $41,323ADR $200Occ ≈ 57%4.8★ (444)

    AirbnbVrbo

Show all 14 comps

  • Cozy Cabin by Dollywood - Hot Tub & Fire Table

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.7 mi

    Revenue $42,546ADR $212Occ ≈ 55%5★ (32)

    AirbnbVrbo

  • Private*FireTable* Hot Tub*Hammock+Near Dollywood!

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.7 mi

    Revenue $45,128ADR $213Occ ≈ 58%4.9★ (27)

    AirbnbVrbo

  • Sweet country cabin

    Cabin · 2 bd · 2 ba · sleeps 4 · 0.7 mi

    Revenue $34,808ADR $121Occ ≈ 79%5★ (405)

    AirbnbVrbo

  • Private Playground / Nature & Family Fun w/ Views

    Cabin · 2 bd · 2 ba · sleeps 8 · 0.7 mi

    Revenue $87,094ADR $308Occ ≈ 77%5★ (180)

    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

Financing

Est. revenue

$53,875

NOI

$29,912

Cash flow /mo

$2,493

Cash needed

$536,800

Cash-on-cash (all cash)

5.6%

ROE (yr 1)

8.3%

Cap rate

6.0%

DSCR

—

Year-1 write-off

$109,571

Year-1 tax shield @ 32%

$35,063

Year-1 return on equity

  • Cash flow (annual)$29,912
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$14,850
ROE8.3%
ROE incl. year-1 tax savings (32% bracket, STR loophole)14.9%
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

  • Purchase price (all cash)$495,000
  • 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.

5-year property$66,500

  • Kitchen cabinetsdefault

    $9,400 new × 40% good × 2.32 allocation

    $8,700

  • Kitchen countertopsdefault

    $7,700 new × 40% good × 2.32 allocation

    $7,100

  • Decorative trimdefault

    $2,800 new × 40% good × 2.32 allocation

    $2,600

  • Mirrorsdefault

    $300 new × 40% good × 2.32 allocation

    $300

  • Shelvingdefault

    $900 new × 40% good × 2.32 allocation

    $800

  • Window coverings (16)default

    $4,000 new × 40% good × 2.32 allocation

    $3,700

  • Kitchen & laundry equipment plumbingdefault

    $7,300 new × 52% good × 2.32 allocation

    $8,800

  • Kitchen, laundry & data equipment electricaldefault

    $4,400 new × 52% good × 2.32 allocation

    $5,300

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

    $7,700 new × 40% good × 2.32 allocation

    $7,100

  • Furniture bought newlisting

    $16,000 new × 100% good · bought separately

    $16,000

  • Game-room equipment bought newlisting

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

    $6,000
15-year land improvements$42,000

  • Paving: driveway & walks (paved)default

    $8,400 new × 50% good × 2.32 allocation

    $9,700

  • Landscaping (typical)default

    $8,000 new × 50% good × 2.32 allocation

    $9,300

  • Patiosdefault

    $1,600 new × 50% good × 2.32 allocation

    $1,900

  • Decks & porches (attached)listing

    $18,300 new × 50% good × 2.32 allocation

    $21,200
Building, 39-year$331,800

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

    $176,400 new × 60% good × 2.32 allocation

    $245,200

  • Building plumbing & fixturesdefault

    $18,300 new × 52% good × 2.32 allocation

    $22,000

  • Building electrical & lightingdefault

    $17,900 new × 52% good × 2.32 allocation

    $21,500

  • HVACdefault

    $18,300 new × 40% good × 2.32 allocation

    $17,000

  • Hardwood & tile floorsdefault

    $10,500 new × 40% good × 2.32 allocation

    $9,700

  • Fireplacelisting

    $2,600 new × 40% good × 2.32 allocation

    $2,400

  • Septic systemlisting

    $12,000 new × 50% good × 2.32 allocation

    $13,900

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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.