3965 Ole Smoky Way
Sevierville, TN 37862
$415,000
2 bd · 2 ba · 1,230 sqft · Listed 1d ago
View on Realtor.com →Year built
1995
Sqft
1,230
Lot sqft
24,829
HOA / mo
$13
Furnished
No
List date
2026-09-30T21:31:43.000000Z
Revenue
Annual revenue
$40,303
ADR
$214
Occupancy
52%
Cleaning fees (12 mo)
$7,916
Confidence
Med (57.49), 46 comps
Comp revenue range (p25 / median / p75)
Woodsy Pigeon Forge Hideaway Private Hot Tub
Vacation home · 2 bd · 3 ba · sleeps 6 · 440 ft
Revenue $27,765ADR $277Occ ≈ 27%4.8★ (5)
Summer Wind (2-Bedroom Cabin) - Pets Allowed by RedAwning
Cabin · 2 bd · 2 ba · sleeps 6 · 0.1 mi
Revenue $44,620ADR $288Occ ≈ 42%4.8★
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
2 BR-Outdoor Fire pit-Game Room-Hot Tub Cabin | 2 bd · 2 ba · sleeps 8 | $31,939 | $232 | 38% | 4.5★ (6) | 23 ft | AirbnbVrbo |
Charming Cabin Retreat • Pet-Friendly & Trails Cabin | 2 bd · 2 ba · sleeps 6 | $52,506 | $263 | 55% | 5★ (84) | 246 ft | AirbnbVrbo |
Cozy Cabin w/Convenience; Nature, Game Rm, FirePit Cabin | 2 bd · 2 ba · sleeps 6 | $30,005 | $231 | 36% | 5★ (47) | 253 ft | AirbnbVrbo |
Huge Game Room/Great for 1-2 Families/Hot Tub/Pool Cabin | 2 bd · 2 ba · sleeps 8 | $68,815 | $342 | 55% | 4.9★ (107) | 256 ft | AirbnbVrbo |
COZY + Secluded Cabin in the Trees . Pet Friendly! Cabin | 2 bd · 2 ba · sleeps 6 | $38,820 | $223 | 48% | 4.8★ (94) | 348 ft | AirbnbVrbo |
Woodsy Pigeon Forge Hideaway Private Hot Tub Vacation home | 2 bd · 3 ba · sleeps 6 | $27,765 | $277 | 27% | 4.8★ (5) | 440 ft | Booking |
Woodsy Pigeon Forge Hideaway: Private Hot Tub Cabin | 2 bd · 2.5 ba · sleeps 6 | $44,965 | $232 | 53% | 5★ (39) | 446 ft | AirbnbVrbo |
Beautiful, Private, Country Bear Retreat, Hot Tub Cabin | 2 bd · 2.5 ba · sleeps 6 | $14,932 | $250 | 16% | 4.9★ (28) | 446 ft | AirbnbVrbo |
Summer Wind (2-Bedroom Cabin) - Pets Allowed by RedAwning Cabin | 2 bd · 2 ba · sleeps 6 | $44,620 | $288 | 42% | 4.8★ | 0.1 mi | Vrbo |
Saddlebrook Vacation home | 2 bd · 2 ba · sleeps 6 | $16,691 | $318 | 14% | — | 0.1 mi | Booking |
Show all 48 comps
Cant Wait to Hibernate
Vacation home · 2 bd · 2 ba · sleeps 8 · 0.1 mi
Revenue $12,880ADR $211Occ ≈ 17%—
BEAUTIFUL SMOKY MOUNTAINS Peaceful and Secluded Peace of Heaven Cabin
Cabin · 2 bd · 2 ba · sleeps 6 · 0.1 mi
Revenue $46,264ADR $224Occ ≈ 57%5★ (351)
Timber Lodge WiFi+Hot Tub+Video Games+Smoky Mtns
Cabin · 2 bd · 2 ba · sleeps 8 · 0.1 mi
Revenue $16,734ADR $0Occ ≈ ——
Foothills Retreat
Cabin · 2 bd · 2 ba · sleeps 4 · 0.2 mi
Revenue $29,913ADR $174Occ ≈ 47%4.8★ (22)
A Cowpoke's Dream (3-Bedroom Cabin) by RedAwning
Cabin · 2 bd · 2 ba · sleeps 10 · 0.2 mi
Revenue $22,359ADR $317Occ ≈ 19%4.7★ (0)
A peaceful, tranquil retreat with king size beds in each rooms.
Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $16,548ADR $221Occ ≈ 21%5★ (176)
Wears Valley Escape | Hot Tub + Fire Pit + Dogs OK
Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $15,976ADR $220Occ ≈ 20%5★ (7)
A Dream Come True
Vacation home · 2 bd · 2 ba · sleeps 7 · 0.2 mi
Revenue $20,433ADR $1,221Occ ≈ 5%4.5★ (4)
Stunning!Timber Frame smart cabin
Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $50,256ADR $282Occ ≈ 49%5★ (225)
Brand New Romantic A-Frame / Sauna / Flat Roads
House · 2 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $387ADR $129Occ ≈ 1%—
Roundtop Mountain Ridge
Vacation home · 2 bd · 2 ba · sleeps 8 · 0.4 mi
Revenue $23,105ADR $621Occ ≈ 10%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Hot Tub Cabin | 2 King Suites | Fire Pit Cabin | 2 bd · 2 ba · sleeps 6 | $41,259 | $236 | 48% | 4.9★ (43) | 0.1 mi | AirbnbVrbo |
Hootin' Holler - Easy Access To All The Smoky Moun Cabin | 2 bd · 2 ba · sleeps 6 | $44,544 | $196 | 62% | 4.6★ (41) | 0.1 mi | AirbnbVrbo |
Cant Wait to Hibernate Vacation home | 2 bd · 2 ba · sleeps 8 | $12,880 | $211 | 17% | — | 0.1 mi | Booking |
BEAUTIFUL SMOKY MOUNTAINS Peaceful and Secluded Peace of Heaven Cabin Cabin | 2 bd · 2 ba · sleeps 6 | $46,264 | $224 | 57% | 5★ (351) | 0.1 mi | Vrbo |
Timber Lodge WiFi+Hot Tub+Video Games+Smoky Mtns Cabin | 2 bd · 2 ba · sleeps 8 | $16,734 | $0 | — | — | 0.1 mi | Vrbo |
Timber Ridge-Pet Friendly! Cabin | 2 bd · 2 ba · sleeps 10 | $31,291 | $219 | 39% | 5★ (25) | 0.1 mi | AirbnbVrbo |
Timber Lodge WiFi video games Cabin | 2 bd · 2 ba · sleeps 8 | $49,609 | $154 | 88% | 4.8★ (115) | 0.1 mi | AirbnbVrboBooking |
Foothills Retreat Cabin | 2 bd · 2 ba · sleeps 4 | $29,913 | $174 | 47% | 4.8★ (22) | 0.2 mi | Airbnb |
A Cowpoke's Dream (3-Bedroom Cabin) by RedAwning Cabin | 2 bd · 2 ba · sleeps 10 | $22,359 | $317 | 19% | 4.7★ (0) | 0.2 mi | Vrbo |
A peaceful, tranquil retreat with king size beds in each rooms. Cabin | 2 bd · 2 ba · sleeps 6 | $16,548 | $221 | 21% | 5★ (176) | 0.2 mi | Vrbo |
Can't Wait to Hibernate: Pet Friendly & Free Tix Cabin | 2 bd · 2 ba · sleeps 8 | $29,836 | $255 | 32% | 4.6★ (124) | 0.2 mi | AirbnbVrboBooking |
‘Firefly Cove’ - 3 Mi to Parkway & National Park! Cabin | 2 bd · 2 ba · sleeps 4 | $42,229 | $194 | 60% | 5★ (197) | 0.2 mi | AirbnbVrboBooking |
Wears Valley Escape | Hot Tub + Fire Pit + Dogs OK Cabin | 2 bd · 2 ba · sleeps 6 | $15,976 | $220 | 20% | 5★ (7) | 0.2 mi | Airbnb |
Great Escapes cabin gives all the comforts of home Cabin | 2 bd · 2 ba · sleeps 4 | $44,052 | $199 | 61% | 4.5★ (120) | 0.2 mi | AirbnbVrboBooking |
FREE Tickets! Pet-Friendly-Fenced Yard-Pond nearby Cabin | 2 bd · 2 ba · sleeps 6 | $43,721 | $270 | 44% | 5★ (59) | 0.2 mi | AirbnbVrbo |
Higher Ground Cabin | 2 bd · 2 ba · sleeps 6 | $30,993 | $190 | 45% | 4.8★ (123) | 0.2 mi | AirbnbVrboBooking |
Dream Come True: Pet Friendly & Free Tickets Cabin | 2 bd · 2 ba · sleeps 7 | $36,070 | $242 | 41% | 4.7★ (86) | 0.2 mi | AirbnbVrbo |
NEW! Windy Ridge 2-Bedroom Cabin with Pool and Mountain view - Pets Allowed Cabin | 2 bd · 2 ba · sleeps 7 | $37,356 | $257 | 40% | 4.5★ (5) | 0.2 mi | VrboBooking |
Splashing Into Heaven: Your Indoor Pool Mtn Oasis Cabin | 2 bd · 2.5 ba · sleeps 10 | $69,546 | $384 | 50% | 4.7★ (3) | 0.2 mi | AirbnbVrbo |
Heaven's Hideaway-2 King Suites/Hot Tub/Pet Friend Cabin | 2 bd · 2 ba · sleeps 6 | $53,851 | $230 | 64% | 4.9★ (33) | 0.2 mi | AirbnbVrbo |
A Dream Come True Vacation home | 2 bd · 2 ba · sleeps 7 | $20,433 | $1,221 | 5% | 4.5★ (4) | 0.2 mi | Booking |
Summer Wind:Pet Friendly & Free Attraction Tickets Cabin | 2 bd · 2 ba · sleeps 6 | $53,554 | $239 | 61% | 4.8★ (19) | 0.2 mi | AirbnbVrboBooking |
A Windy Ridge: New listing Promo! Pets & Hot Tub! Cabin | 2 bd · 2 ba · sleeps 7 | $25,555 | $341 | 21% | 5★ (2) | 0.2 mi | AirbnbVrboBooking |
Stunning!Timber Frame smart cabin Cabin | 2 bd · 2 ba · sleeps 6 | $50,256 | $282 | 49% | 5★ (225) | 0.3 mi | Vrbo |
Summer Wind Vacation home | 2 bd · 2 ba · sleeps 6 | $53,326 | $285 | 51% | — | 0.3 mi | Booking |
Smoky Mtn Retreat | Hot Tub · Fire Pit · Game Rm Cabin | 2 bd · 2 ba · sleeps 6 | $56,889 | $241 | 65% | 5★ (246) | 0.3 mi | AirbnbVrbo |
Sunset Meadows In Wears Valley Cabin | 2 bd · 2.5 ba · sleeps 8 | $38,192 | $216 | 48% | 4.9★ (39) | 0.3 mi | AirbnbVrbo |
Mountain Views | Dog-Friendly & Fully Fenced Yard Cabin | 2 bd · 2 ba · sleeps 6 | $57,143 | $261 | 60% | 4.8★ (199) | 0.3 mi | AirbnbVrbo |
Brand New Romantic A-Frame / Sauna / Flat Roads House | 2 bd · 2 ba · sleeps 6 | $387 | $129 | 1% | — | 0.3 mi | Airbnb |
Incredible Secluded Cabin in Sevierville, Tennessee Cabin | 2 bd · 2 ba · sleeps 8 | $26,378 | $619 | 12% | — | 0.4 mi | VrboBooking |
Roundtop Mountain Ridge Vacation home | 2 bd · 2 ba · sleeps 8 | $23,105 | $621 | 10% | — | 0.4 mi | Booking |
Cozy Bear Lodge! Game Rm, Hot Tub, Fishing! Cabin | 2 bd · 2 ba · sleeps 6 | $64,766 | $267 | 66% | 5★ (116) | 0.4 mi | AirbnbVrbo |
Roundtop Mtn Ridge :Free Attraction-Tickets-View Cabin | 2 bd · 2 ba · sleeps 8 | $50,810 | $265 | 53% | 4.9★ (68) | 0.4 mi | AirbnbVrboBooking |
Smoky Mtn View Cabin | Hot Tub, Games, Movie Room! Cabin | 2 bd · 2 ba · sleeps 6 | $53,414 | $251 | 58% | 5★ (167) | 0.4 mi | AirbnbVrbo |
Fall Deals! Mountain Views! Hot Tub*Fireplace House | 2 bd · 1 ba · sleeps 4 | $38,280 | $158 | 66% | 4.8★ (70) | 0.5 mi | AirbnbVrbo |
Hot Tub & Game Room | Min to National Park Cabin | 2 bd · 2 ba · sleeps 8 | $71,819 | $307 | 64% | 5★ (128) | 0.5 mi | AirbnbVrbo |
Amazing Fall Views! Private*5 mins to SMNP*Firepit Cabin | 2 bd · 2 ba · sleeps 4 | $28,661 | $250 | 31% | 5★ (17) | 0.5 mi | AirbnbVrbo |
Scandinavian HideOut | Couples, Families, Firepit Cabin | 2 bd · 1 ba · sleeps 5 | $50,125 | $201 | 68% | 4.8★ (157) | 0.5 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
Est. revenue
$40,303
NOI
$20,835
Cash flow /mo
$1,736
Cash needed
$453,600
Cash-on-cash (all cash)
4.6%
ROE (yr 1)
7.3%
Cap rate
5.0%
DSCR
—
Year-1 write-off
$119,864
Year-1 tax shield @ 32%
$38,356
Year-1 return on equity
- Cash flow (annual)$20,835
- Principal paydown (n/a, cash)$0
- Appreciation at%$12,450
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)$8,061
- Platform fees (3% of revenue)$1,209
- Maintenance / capex (5% of revenue)$2,015
- Utilities & supplies$4,200
- HOA$156
- Property tax$1,337
- Insurance (STR-rated)$2,490
Cash needed to close
- Purchase price (all cash)$415,000
- Closing costs (4.0%)$16,600
- Furnishing (bought new)$22,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$38,356
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
$351,000
Short-life (5/15-yr)
$97,000 · 28%
Year-1 deduction
$120,000
Year-1 tax shield @ 32%
$38,000
Land 15% (county tax record, market value split) · building $254,000 over 39 years · new furniture $22,000
Based on: 1,230 sq ft, built 1995, 2 bd / 2 ba, unfurnished, listing features (hot tub, deck, game room, fireplace, flooring types, appliance list, septic, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $79,000 in year 1 (16% short-life, $25,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,700
Kitchen cabinetsdefault
$8,500 new × 40% good × 2.84 allocation
- $7,900
Kitchen countertopsdefault
$7,000 new × 40% good × 2.84 allocation
- $2,400
Decorative trimdefault
$2,200 new × 40% good × 2.84 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.84 allocation
- $1,000
Shelvingdefault
$900 new × 40% good × 2.84 allocation
- $3,400
Window coverings (12)default
$3,000 new × 40% good × 2.84 allocation
- $4,500
Carpet, vinyl & laminate (50% of floors)listing
$4,000 new × 40% good × 2.84 allocation
- $7,500
Kitchen & laundry equipment plumbingdefault
$6,600 new × 40% good × 2.84 allocation
- $4,500
Kitchen, laundry & data equipment electricaldefault
$4,000 new × 40% good × 2.84 allocation
- $8,800
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.84 allocation
- $10,200
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.84 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
- $10,300
Paving: driveway & walks (paved)default
$7,300 new × 50% good × 2.84 allocation
- $5,000
Landscaping (minimal)listing
$3,500 new × 50% good × 2.84 allocation
- $1,700
Patiosdefault
$1,200 new × 50% good × 2.84 allocation
- $19,700
Decks & porches (attached)listing
$13,800 new × 50% good × 2.84 allocation
- $183,000
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$133,200 new × 48% good × 2.84 allocation
- $15,700
Building plumbing & fixturesdefault
$13,800 new × 40% good × 2.84 allocation
- $14,600
Building electrical & lightingdefault
$12,900 new × 40% good × 2.84 allocation
- $15,800
HVACdefault
$13,900 new × 40% good × 2.84 allocation
- $4,500
Hardwood & tile floorsdefault
$4,000 new × 40% good × 2.84 allocation
- $3,000
Fireplacelisting
$2,600 new × 40% good × 2.84 allocation
- $17,100
Septic systemlisting
$12,000 new × 50% good × 2.84 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $82,300 | $36,700 | $800 | $119,900 |
| 2 | $0 | $0 | $6,500 | $6,500 |
| 3 | $0 | $0 | $6,500 | $6,500 |
| 4 | $0 | $0 | $6,500 | $6,500 |
| 5 | $0 | $0 | $6,500 | $6,500 |
| 6+ | $0 | $0 | $226,800 | $226,800 |
| Total | $82,300 | $36,700 | $253,700 | $372,700 |
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.