1647 Misty Hollow Way
Gatlinburg, TN 37738
$499,000
2 bd · 2 ba · 1,008 sqft · Listed 1d ago
View on Realtor.com →Year built
2018
Sqft
1,008
Lot sqft
436
HOA / mo
$92
Furnished
No
List date
2026-11-02T12:47:58.000000Z
Revenue
Annual revenue
$49,812
ADR
$225
Occupancy
61%
Cleaning fees (12 mo)
$8,399
Confidence
Med (55.18), 49 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $45,844
Free tickts,new 2 BD,hot tub,Gatlinburg, views!
Cabin · 2 bd · 2 ba · sleeps 6 · 161 ft
Revenue $62,273ADR $213Occ ≈ 80%5★ (14)
Delisted
2 bed,pets,Pooltable,Freetx2Dollywood,Anakeesta,GB
Cabin · 2 bd · 3 ba · sleeps 6 · 194 ft
Revenue $51,091ADR $326Occ ≈ 43%—
2/2 FreetiktstoAnakeesta,Dollywd,GMROOM-Gatlinburg
Cabin · 2 bd · 2 ba · sleeps 4 · 262 ft
Revenue $33,879ADR $202Occ ≈ 46%—
Fantastic Log Cabin with Barbecue and Hot-tub in Gatlinburg, Tennessee
Cabin · 2 bd · 2 ba · sleeps 6 · 394 ft
Revenue $11,696ADR $381Occ ≈ 8%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Free tickts,new 2 BD,hot tub,Gatlinburg, views! Cabin | 2 bd · 2 ba · sleeps 6 | $62,273 | $213 | 80% | 5★ (14) | 161 ft | Delisted |
2 bed,pets,Pooltable,Freetx2Dollywood,Anakeesta,GB Cabin | 2 bd · 3 ba · sleeps 6 | $51,091 | $326 | 43% | — | 194 ft | Airbnb |
Gorgeous Mountain Views/Near Downtown Gatlinburg Cabin
| 2 bd · 2 ba · sleeps 8 | $61,330 | $233 | 72% | 4.8★ (394) | 197 ft | AirbnbVrbo |
Sleeps 4, Gatlinburg Cabin with Hot Tub, 2 Scenic Cabin
| 2 bd · 2 ba · sleeps 4 | $34,790 | $248 | 38% | 4.8★ (29) | 253 ft | AirbnbVrboBooking |
Hot Tub & Arcade | Near Dtwn & Rocky Top Sport Cabin
| 2 bd · 1 ba · sleeps 4 | $26,183 | $191 | 38% | 5★ (62) | 253 ft | AirbnbVrboBooking |
2/2 FreetiktstoAnakeesta,Dollywd,GMROOM-Gatlinburg Cabin | 2 bd · 2 ba · sleeps 4 | $33,879 | $202 | 46% | — | 262 ft | Booking |
Awesome Mountain Views/Near Downtown Gatlinburg Cabin
| 2 bd · 2 ba · sleeps 8 | $66,000 | $236 | 77% | 4.8★ (378) | 377 ft | AirbnbVrbo |
Near Downtown Gatlinburg/Beautiful Views/Hot Tub Cabin
| 2 bd · 2 ba · sleeps 8 | $71,242 | $238 | 82% | 4.8★ (375) | 377 ft | AirbnbVrbo |
Free Tickets,Sauna,Cold Plunge,Gatlinburg, 1 level Cabin
| 2 bd · 2 ba · sleeps 6 | $35,869 | $251 | 39% | 5★ (22) | 384 ft | AirbnbBooking |
Fantastic Log Cabin with Barbecue and Hot-tub in Gatlinburg, Tennessee Cabin | 2 bd · 2 ba · sleeps 6 | $11,696 | $381 | 8% | — | 394 ft | Booking |
Show 37 more
Gorgeous 2/2 in Gatlinburg w/Free Tickts to Dollywood,Anakeesta,Aquarium,Zipline
Cabin · 2 bd · 2 ba · sleeps 6 · 394 ft
Revenue $13,873ADR $177Occ ≈ 21%4.5★ (2)
Delisted
Treehouse Retreat | Hot Tub| Pool ~3 Miles to Pkwy
Cabin · 2 bd · 1.5 ba · sleeps 4 · 400 ft
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $39,302ADR $219Occ ≈ 49%5★ (45)
New! Misty Mountain Getaway - 2 Bedroom
Cabin · 2 bd · 2 ba · sleeps 4 · 443 ft
Revenue $40,371ADR $311Occ ≈ 36%—
Delisted
210 Cubs in the Treetops - 2 Bedrooms, 2 Baths, Sleeps 6
House · 2 bd · 2 ba · sleeps 6 · 449 ft
Revenue $38,964ADR $215Occ ≈ 50%4.7★ (13)
Cozy cabin, perfect for a honeymoon or an adventure-filled family getaway!
Cabin · 2 bd · 2 ba · sleeps 7 · 479 ft
- Hot tub
- Pool
- A/C
- Free parking
- +7
Revenue $54,131ADR $229Occ ≈ 65%5★ (201)
Tranquil View by American Patriot Getaways
Vacation home · 2 bd · 2 ba · sleeps 4 · 0.1 mi
Revenue $60,500ADR $270Occ ≈ 61%—
Precious View by American Patriot Getaways
Vacation home · 2 bd · 2 ba · sleeps 4 · 0.1 mi
Revenue $68,218ADR $282Occ ≈ 66%—
2/2 by Pool,Hot Tub, Pool Table, Free Tickets. GB
Cabin · 2 bd · 3 ba · sleeps 6 · 0.1 mi
Revenue $39,457ADR $486Occ ≈ 22%5★ (1)
Delisted
Romantic Escapes in Tennessee in this Lovely Cabin with Hot Tub in Gatlinburg
Cabin · 2 bd · 2 ba · sleeps 7 · 0.1 mi
Revenue $18,099ADR $448Occ ≈ 11%—
Let's play pool, Walk to the pool, Free Dollywood
Cabin · 2 bd · 2 ba · sleeps 7 · 0.1 mi
Revenue $15,372ADR $200Occ ≈ 21%5★ (2)
Delisted
Black Bear Retreat 2 Beds!
Cabin · 2 bd · 2 ba · sleeps 4 · 0.2 mi
Revenue $45,844ADR $341Occ ≈ 37%—
Treehouse Xlarge deck 8 mins to downtown!
Treehouse · 2 bd · 2 ba · sleeps 6 · 0.2 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $97,819ADR $341Occ ≈ 79%5★ (117)
2 Bdrm Cabin Hot Tub Pool Table WiFi Roku Fireplac
Cabin · 2 bd · 1 ba · sleeps 6 · 0.2 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $34,645ADR $178Occ ≈ 53%4.8★ (286)
NEW LISTING! 23 The Cub House - 2 Bedrooms, 2 Baths, Sleeps 4
Cabin · 2 bd · 2 ba · sleeps 4 · 0.2 mi
Revenue $18,365ADR $164Occ ≈ 31%3.9★ (5)
2/2 Gorgeous! Freetickets2Dolly, Anakees, Aquar, Gatlin
Cabin · 2 bd · 2 ba · sleeps 4 · 0.2 mi
Revenue $20,452ADR $253Occ ≈ 22%—
Free Tickets! 2 bd/2bth,by pool,HT, Gatlinburg
Cabin · 2 bd · 2 ba · sleeps 7 · 0.2 mi
Revenue $66,015ADR $290Occ ≈ 62%4.8★ (14)
Sauna, Cold Plunge, Arcade, Bears, Pool, Free Pass
Cabin · 2 bd · 2 ba · sleeps 4 · 0.2 mi
Revenue $27,077ADR $307Occ ≈ 24%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Gorgeous 2/2 in Gatlinburg w/Free Tickts to Dollywood,Anakeesta,Aquarium,Zipline Cabin | 2 bd · 2 ba · sleeps 6 | $13,873 | $177 | 21% | 4.5★ (2) | 394 ft | Delisted |
Treehouse Retreat | Hot Tub| Pool ~3 Miles to Pkwy Cabin
| 2 bd · 1.5 ba · sleeps 4 | $39,302 | $219 | 49% | 5★ (45) | 400 ft | Airbnb |
New! Misty Mountain Getaway - 2 Bedroom Cabin | 2 bd · 2 ba · sleeps 4 | $40,371 | $311 | 36% | — | 443 ft | Delisted |
210 Cubs in the Treetops - 2 Bedrooms, 2 Baths, Sleeps 6 House | 2 bd · 2 ba · sleeps 6 | $38,964 | $215 | 50% | 4.7★ (13) | 449 ft | Booking |
Misty Mountain View - 2 Bedroom Cabin | 2 bd · 3 ba · sleeps 6 | $57,448 | $364 | 43% | — | 466 ft | AirbnbBooking |
Cozy cabin, perfect for a honeymoon or an adventure-filled family getaway! Cabin
| 2 bd · 2 ba · sleeps 7 | $54,131 | $229 | 65% | 5★ (201) | 479 ft | Vrbo |
Cubs In the Treetops Log Cabin Cabin
| 2 bd · 2 ba · sleeps 6 | $52,393 | $276 | 52% | 4.4★ (5) | 482 ft | AirbnbVrboBooking |
Gatlinburg | Dog Friendly | Easy Access Cabin
| 2 bd · 2 ba · sleeps 8 | $45,374 | $263 | 47% | 4.5★ (14) | 512 ft | AirbnbVrbo |
Tranquil View by American Patriot Getaways Vacation home | 2 bd · 2 ba · sleeps 4 | $60,500 | $270 | 61% | — | 0.1 mi | Booking |
Updated+Affordable~Great Reviews! Hot Tub Arcade Cabin
| 2 bd · 2 ba · sleeps 6 | $54,995 | $254 | 59% | 5★ (211) | 0.1 mi | AirbnbVrbo |
Precious View by American Patriot Getaways Vacation home | 2 bd · 2 ba · sleeps 4 | $68,218 | $282 | 66% | — | 0.1 mi | Booking |
2/2 by Pool,Hot Tub, Pool Table, Free Tickets. GB Cabin | 2 bd · 3 ba · sleeps 6 | $39,457 | $486 | 22% | 5★ (1) | 0.1 mi | Delisted |
Quaint Smoky Mountain Cabin - 4 Mi to Gatlinburg! Cabin
| 2 bd · 1 ba · sleeps 4 | $36,867 | $196 | 52% | 5★ (200) | 0.1 mi | AirbnbVrboBooking |
Mountain Views | Hot Tub + Comm Pool | Near Dwntwn Cabin
| 2 bd · 2 ba · sleeps 8 | $57,068 | $224 | 70% | 4.8★ (60) | 0.1 mi | AirbnbVrbo |
Gatlinburg Cabin: Sleeps 6; Mountain Views; HotTub Cabin
| 2 bd · 2 ba · sleeps 6 | $37,742 | $220 | 47% | 4.5★ (32) | 0.1 mi | AirbnbVrboBooking |
GBurg log cabin- hot tub, dog friendly! Cabin
| 2 bd · 2 ba · sleeps 6 | $59,002 | $325 | 50% | 4.5★ (17) | 0.1 mi | AirbnbVrbo |
Romantic Escapes in Tennessee in this Lovely Cabin with Hot Tub in Gatlinburg Cabin | 2 bd · 2 ba · sleeps 7 | $18,099 | $448 | 11% | — | 0.1 mi | Booking |
Bearfoot Landing - Rustic 2 Br Cabin with Hot Tub Cabin | 2 bd · 2 ba · sleeps 7 | $60,237 | $280 | 59% | 5★ (8) | 0.1 mi | AirbnbBooking |
Hot Tub, Sauna, Pool Table, Free Dollywood, Spa Cabin
| 2 bd · 2 ba · sleeps 7 | $36,651 | $240 | 42% | 5★ (9) | 0.1 mi | AirbnbVrboBooking |
Let's play pool, Walk to the pool, Free Dollywood Cabin | 2 bd · 2 ba · sleeps 7 | $15,372 | $200 | 21% | 5★ (2) | 0.1 mi | Delisted |
Book for fall now! Enjoy our hot tub and deck! Cabin
| 2 bd · 2 ba · sleeps 6 | $51,220 | $236 | 59% | 4.9★ (168) | 0.2 mi | AirbnbVrbo |
*New Cabin*| Indoor Swim Spa | Hot Tub | Game Room Cabin
| 2 bd · 2.5 ba · sleeps 6 | $8,455 | $318 | 7% | 5★ (7) | 0.2 mi | AirbnbVrbo |
Wraparound Porch & Jacuzzi: Gatlinburg Cabin! Cabin | 2 bd · 2 ba · sleeps 6 | $53,131 | $270 | 54% | 5★ (183) | 0.2 mi | AirbnbBooking |
Gburg Cabin | Sleeps 4 | Free Anakeesta Ticket Cabin
| 2 bd · 2 ba · sleeps 4 | $39,153 | $257 | 42% | 4.9★ (37) | 0.2 mi | AirbnbVrboBooking |
Black Bear Retreat 2 Beds! Cabin | 2 bd · 2 ba · sleeps 4 | $45,844 | $341 | 37% | — | 0.2 mi | Booking |
2 BR w/ King Beds, Arcade Game, Pool Table, Luxury Cabin
| 2 bd · 2 ba · sleeps 6 | $50,971 | $274 | 51% | 4.8★ (40) | 0.2 mi | AirbnbVrboBooking |
Luxury Gatlinburg cabin/hot-tub/3 miles downtown Cabin
| 2 bd · 2 ba · sleeps 6 | $66,316 | $210 | 87% | 4.9★ (333) | 0.2 mi | AirbnbVrbo |
Free Dollywood Tix/Pool/Arcade/HotTub/A+Location Cabin
| 2 bd · 2 ba · sleeps 7 | $60,945 | $225 | 74% | 4.9★ (91) | 0.2 mi | AirbnbVrbo |
Classic Family Cabin w/Relaxing Covered Porches Cabin
| 2 bd · 2 ba · sleeps 6 | $58,520 | $222 | 72% | 5★ (185) | 0.2 mi | AirbnbVrbo |
Treehouse Xlarge deck 8 mins to downtown! Treehouse
| 2 bd · 2 ba · sleeps 6 | $97,819 | $341 | 79% | 5★ (117) | 0.2 mi | Airbnb |
2 Bdrm Cabin Hot Tub Pool Table WiFi Roku Fireplac Cabin
| 2 bd · 1 ba · sleeps 6 | $34,645 | $178 | 53% | 4.8★ (286) | 0.2 mi | Airbnb |
NEW LISTING! 23 The Cub House - 2 Bedrooms, 2 Baths, Sleeps 4 Cabin | 2 bd · 2 ba · sleeps 4 | $18,365 | $164 | 31% | 3.9★ (5) | 0.2 mi | Booking |
2/2 Gorgeous! Freetickets2Dolly, Anakees, Aquar, Gatlin Cabin | 2 bd · 2 ba · sleeps 4 | $20,452 | $253 | 22% | — | 0.2 mi | Airbnb |
Free Tickets! 2 bd/2bth,by pool,HT, Gatlinburg Cabin | 2 bd · 2 ba · sleeps 7 | $66,015 | $290 | 62% | 4.8★ (14) | 0.2 mi | Booking |
Sauna, Cold Plunge, Arcade, Bears, Pool, Free Pass Cabin | 2 bd · 2 ba · sleeps 4 | $27,077 | $307 | 24% | — | 0.2 mi | Vrbo |
Bear Trap in the Glades Cabin
| 2 bd · 2 ba · sleeps 5 | $685 | $342 | 1% | — | 0.2 mi | AirbnbVrboBooking |
Hot Tub, Spacious, Location, Easy Roads! Cabin
| 2 bd · 2 ba · sleeps 6 | $67,261 | $221 | 83% | 5★ (321) | 0.2 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 7.99% = 7.24% Freddie Mac 30-yr avg (Oct 29) + 0.75% investor premium
Est. revenue
$49,812
NOI
$25,803
Cash flow /mo
-$593
Cash needed
$166,710
Cash-on-cash
-4.3%
ROE (yr 1)
6.6%
Cap rate
5.2%
DSCR
0.78
Year-1 write-off
$131,940
Year-1 tax shield @ 32%
$42,221
Year-1 return on equity
- Cash flow (annual)-$7,119
- 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)$9,962
- Platform fees (3% of revenue)$1,494
- Maintenance / capex (5% of revenue)$2,491
- Utilities & supplies$4,200
- HOA$1,104
- Property tax$1,764
- Insurance (STR-rated)$2,994
Cash needed to close
- Down payment (25%)$124,750
- Closing costs (4.0%)$19,960
- Furnishing (bought new)$22,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$42,221
No county tax record split for property tax, insurance rate and the land/building split, so those use market defaults — edit the price above; 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
$424,000
Short-life (5/15-yr)
$110,000 · 26%
Year-1 deduction
$132,000
Year-1 tax shield @ 32%
$42,000
Land 15% (market default, no usable tax-record split) · building $315,000 over 39 years · new furniture $22,000
Based on: 1,008 sq ft, built 2018, 2 bd / 2 ba, unfurnished, listing features (hot tub, deck, game room, fireplace, appliance list, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $85,000 in year 1 (15% short-life, $27,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $13,900
Kitchen cabinetsdefault
$8,000 new × 68% good × 2.55 allocation
- $11,300
Kitchen countertopsdefault
$6,600 new × 68% good × 2.55 allocation
- $3,100
Decorative trimdefault
$1,800 new × 68% good × 2.55 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.55 allocation
- $1,600
Shelvingdefault
$900 new × 68% good × 2.55 allocation
- $2,500
Window coverings (10)default
$2,500 new × 40% good × 2.55 allocation
- $2,600
Carpet, vinyl & laminate (40% of floors)default
$2,600 new × 40% good × 2.55 allocation
- $13,300
Kitchen & laundry equipment plumbingdefault
$6,200 new × 84% good × 2.55 allocation
- $8,100
Kitchen, laundry & data equipment electricaldefault
$3,800 new × 84% good × 2.55 allocation
- $7,800
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.55 allocation
- $9,200
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.55 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
- $11,400
Paving: driveway & walks (paved)default
$6,600 new × 68% good × 2.55 allocation
- $5,500
Landscaping (minimal)listing
$3,200 new × 68% good × 2.55 allocation
- $1,700
Patiosdefault
$1,000 new × 68% good × 2.55 allocation
- $17,300
Decks & porches (attached)listing
$11,300 new × 60% good × 2.55 allocation
- $240,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$108,900 new × 87% good × 2.55 allocation
- $24,100
Building plumbing & fixturesdefault
$11,300 new × 84% good × 2.55 allocation
- $21,500
Building electrical & lightingdefault
$10,000 new × 84% good × 2.55 allocation
- $17,300
HVACdefault
$11,400 new × 60% good × 2.55 allocation
- $6,700
Hardwood & tile floorsdefault
$3,900 new × 68% good × 2.55 allocation
- $4,600
Fireplacelisting
$2,600 new × 68% good × 2.55 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $95,700 | $35,900 | $300 | $131,900 |
| 2 | $0 | $0 | $8,100 | $8,100 |
| 3 | $0 | $0 | $8,100 | $8,100 |
| 4 | $0 | $0 | $8,100 | $8,100 |
| 5 | $0 | $0 | $8,100 | $8,100 |
| 6+ | $0 | $0 | $282,000 | $282,000 |
| Total | $95,700 | $35,900 | $314,500 | $446,100 |
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.