2845 Grassy Branch Rd
Sevierville, TN 37876
$600,000
3 bd · 3 ba · 1,670 sqft · Listed today
View on Realtor.com →Year built
2007
Sqft
1,670
Lot sqft
62,726
HOA / mo
None
Furnished
No
List date
2026-10-31T03:42:54.000000Z
Revenue
Annual revenue
$63,565
ADR
$287
Occupancy
61%
Cleaning fees (12 mo)
$11,403
Confidence
Low (32.8), 30 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $56,312
Sassafras Lodge by Staycating Partners
Vacation home · 3 bd · 3 ba · sleeps 6 · 308 ft
Revenue $17,461ADR $356Occ ≈ 13%—
Grassy Branch Retreat
Cabin · 3 bd · 3 ba · sleeps 8 · 345 ft
Revenue $773ADR $386Occ ≈ 1%—
Delisted
3BR Cabin w/ Hot Tub & Arcade | Dollywood Nearby!
Cabin · 3 bd · 3 ba · sleeps 6 · 407 ft
Revenue $4,952ADR $231Occ ≈ 6%—
Indoor Pool • Spa • Game Room | Smoky Mtn Cabin
Cabin · 3 bd · 3.5 ba · sleeps 10 · 0.4 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $47,887ADR $446Occ ≈ 29%5★ (3)
Cozy Hideaway Cabin w/ Hot Tub & Fire Pit
Cabin · 3 bd · 2 ba · sleeps 8 · 0.4 mi
Revenue $59,536ADR $316Occ ≈ 52%4★ (1)
Delisted
Foxtrot Retreat-New Luxury Smoky Mountain Cabin!
Cabin · 3 bd · 2 ba · sleeps 10 · 0.5 mi
Revenue $5,526ADR $325Occ ≈ 5%5★ (1)
Timberland Reserve
Cabin · 3 bd · 4 ba · sleeps 7 · 0.5 mi
Revenue $875ADR $291Occ ≈ 1%—
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Sassafras Lodge by Staycating Partners Vacation home | 3 bd · 3 ba · sleeps 6 | $17,461 | $356 | 13% | — | 308 ft | Booking |
Grassy Branch Retreat Cabin | 3 bd · 3 ba · sleeps 8 | $773 | $386 | 1% | — | 345 ft | Delisted |
3BR Cabin w/ Hot Tub & Arcade | Dollywood Nearby! Cabin | 3 bd · 3 ba · sleeps 6 | $4,952 | $231 | 6% | — | 407 ft | Airbnb |
Secluded cabin w views! Game Room & FREE TIX! Cabin
| 3 bd · 3 ba · sleeps 8 | $73,395 | $258 | 78% | 4.8★ (110) | 0.2 mi | AirbnbVrbo |
Private Indoor Saltwater Pool Retreat. Cabin
| 3 bd · 3.5 ba · sleeps 10 | $125,001 | $507 | 68% | 5★ (127) | 0.4 mi | AirbnbVrbo |
Indoor Pool • Spa • Game Room | Smoky Mtn Cabin Cabin
| 3 bd · 3.5 ba · sleeps 10 | $47,887 | $446 | 29% | 5★ (3) | 0.4 mi | Airbnb |
Cozy Hideaway Cabin w/ Hot Tub & Fire Pit Cabin | 3 bd · 2 ba · sleeps 8 | $59,536 | $316 | 52% | 4★ (1) | 0.4 mi | Delisted |
Foxtrot Retreat-New Luxury Smoky Mountain Cabin! Cabin | 3 bd · 2 ba · sleeps 10 | $5,526 | $325 | 5% | 5★ (1) | 0.5 mi | Airbnb |
Rustic Elegance, Location, Views, Game Room Cabin
| 3 bd · 3.5 ba · sleeps 8 | $73,903 | $276 | 73% | 5★ (306) | 0.5 mi | AirbnbVrbo |
Timberland Reserve Cabin | 3 bd · 4 ba · sleeps 7 | $875 | $291 | 1% | — | 0.5 mi | Delisted |
Show 13 more
Timberland Reserve
Vacation home · 3 bd · 4 ba · sleeps 6 · 0.5 mi
Revenue $65,300ADR $1,136Occ ≈ 16%—
Cozy Hideaway Cabin w/ Hot Tub & Fire Pit
Cabin · 3 bd · 2 ba · sleeps 8 · 0.5 mi
Revenue $65,950ADR $287Occ ≈ 63%4.2★ (7)
Mountain Bliss | Hot Tub | Views | Billiards
Cabin · 3 bd · 3 ba · sleeps 7 · 0.7 mi
Revenue $64,360ADR $279Occ ≈ 63%4.8★ (9)
Delisted
Secluded Cabin w/ Hot Tub - Billiards - Porch
Cabin · 3 bd · 3 ba · sleeps 7 · 0.7 mi
Revenue $17,399ADR $290Occ ≈ 16%4.5★ (14)
Peaceful 7-Acre Escape: Hot Tub & Scenic Views
Cabin · 3 bd · 2 ba · sleeps 10 · 0.7 mi
Revenue $87,179ADR $306Occ ≈ 78%5★ (82)
Hills Hideaway
Vacation home · 3 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $58,708ADR $190Occ ≈ 85%—
StunningAreawithFreetickets2Dolly,Anakees,Aquarium,&More22,Indoorjacuzzi,hottub,bumperpool,Gatlinbu
Vacation home · 3 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $36,547ADR $238Occ ≈ 42%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Timberland Reserve Vacation home | 3 bd · 4 ba · sleeps 6 | $65,300 | $1,136 | 16% | — | 0.5 mi | Booking |
Cozy Hideaway Cabin w/ Hot Tub & Fire Pit Cabin | 3 bd · 2 ba · sleeps 8 | $65,950 | $287 | 63% | 4.2★ (7) | 0.5 mi | Airbnb |
Luxury 3BR Cabin w/ Hot Tub House | 3 bd · 3 ba · sleeps 8 | $56,312 | $277 | 56% | 4.9★ (71) | 0.5 mi | AirbnbVrboBooking |
The Hideaway at Grassy Branch Cabin
| 3 bd · 2 ba · sleeps 8 | $49,432 | $295 | 46% | 5★ (28) | 0.6 mi | AirbnbVrbo |
River Memories -On the Little Pigeon River! Cabin
| 3 bd · 2.5 ba · sleeps 8 | $73,940 | $336 | 60% | 4.9★ (39) | 0.6 mi | AirbnbVrbo |
Blissful Panoramic Smoky View Cabin
| 3 bd · 3 ba · sleeps 8 | $37,924 | $254 | 41% | 4.9★ (69) | 0.6 mi | AirbnbVrbo |
Mountain Bliss | Hot Tub | Views | Billiards Cabin | 3 bd · 3 ba · sleeps 7 | $64,360 | $279 | 63% | 4.8★ (9) | 0.7 mi | Delisted |
Secluded Cabin w/ Hot Tub - Billiards - Porch Cabin | 3 bd · 3 ba · sleeps 7 | $17,399 | $290 | 16% | 4.5★ (14) | 0.7 mi | Airbnb |
Peaceful 7-Acre Escape: Hot Tub & Scenic Views Cabin | 3 bd · 2 ba · sleeps 10 | $87,179 | $306 | 78% | 5★ (82) | 0.7 mi | Airbnb |
Indoor Pool + HotTub | Game Room + Movie Room | Smokies | Majestic Springs Lodge Cabin | 3 bd · 3.5 ba · sleeps 10 | $50,277 | $504 | 27% | 5★ (1) | 0.7 mi | VrboBooking |
Hills Hideaway Vacation home | 3 bd · 2 ba · sleeps 6 | $58,708 | $190 | 85% | — | 0.7 mi | Booking |
*NEW* MODERN MOUNTAIN HOME // HAWKS HAVEN Cabin
| 3 bd · 2 ba · sleeps 8 | $61,075 | $249 | 67% | 5★ (142) | 0.7 mi | AirbnbVrbo |
StunningAreawithFreetickets2Dolly,Anakees,Aquarium,&More22,Indoorjacuzzi,hottub,bumperpool,Gatlinbu Vacation home | 3 bd · 2 ba · sleeps 6 | $36,547 | $238 | 42% | — | 0.7 mi | Booking |
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
$63,565
NOI
$35,984
Cash flow /mo
-$300
Cash needed
$193,500
Cash-on-cash
-1.9%
ROE (yr 1)
9.4%
Cap rate
6.0%
DSCR
0.91
Year-1 write-off
$126,070
Year-1 tax shield @ 32%
$40,342
Year-1 return on equity
- Cash flow (annual)-$3,602
- Principal paydown$3,767
- Appreciation at%$18,000
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)$12,713
- Platform fees (3% of revenue)$1,907
- Maintenance / capex (5% of revenue)$3,178
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,983
- Insurance (STR-rated)$3,600
Cash needed to close
- Down payment (25%)$150,000
- Closing costs (4.0%)$24,000
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$40,342
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
$572,000
Short-life (5/15-yr)
$106,000 · 19%
Year-1 deduction
$126,000
Year-1 tax shield @ 32%
$40,000
Land 5% (county tax record, market value split) · building $466,000 over 39 years · new furniture $20,000
Based on: 1,670 sq ft, built 2007, 3 bd / 3 ba, unfurnished, listing features (deck, fireplace, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $75,000 in year 1 (10% short-life, $24,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,700
Kitchen cabinetsdefault
$9,500 new × 40% good × 2.82 allocation
- $8,700
Kitchen countertopsdefault
$7,700 new × 40% good × 2.82 allocation
- $3,300
Decorative trimdefault
$2,900 new × 40% good × 2.82 allocation
- $500
Mirrorsdefault
$500 new × 40% good × 2.82 allocation
- $1,400
Shelvingdefault
$1,200 new × 40% good × 2.82 allocation
- $4,800
Window coverings (17)default
$4,300 new × 40% good × 2.82 allocation
- $12,900
Kitchen & laundry equipment plumbingdefault
$7,400 new × 62% good × 2.82 allocation
- $7,800
Kitchen, laundry & data equipment electricaldefault
$4,400 new × 62% good × 2.82 allocation
- $3,900
Appliances (range, microwave, dishwasher)listing
$3,500 new × 40% good × 2.82 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $11,900
Paving: driveway & walks (paved)default
$8,500 new × 50% good × 2.82 allocation
- $11,500
Landscaping (typical)default
$8,200 new × 50% good × 2.82 allocation
- $2,300
Patiosdefault
$1,600 new × 50% good × 2.82 allocation
- $26,500
Decks & porches (attached)listing
$18,800 new × 50% good × 2.82 allocation
- $348,000
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$180,800 new × 68% good × 2.82 allocation
- $32,800
Building plumbing & fixturesdefault
$18,800 new × 62% good × 2.82 allocation
- $32,200
Building electrical & lightingdefault
$18,400 new × 62% good × 2.82 allocation
- $21,200
HVACdefault
$18,800 new × 40% good × 2.82 allocation
- $12,100
Hardwood & tile floorsdefault
$10,700 new × 40% good × 2.82 allocation
- $3,000
Fireplacelisting
$2,600 new × 40% good × 2.82 allocation
- $16,900
Septic systemlisting
$12,000 new × 50% good × 2.82 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $73,400 | $52,200 | $500 | $126,100 |
| 2 | $0 | $0 | $12,000 | $12,000 |
| 3 | $0 | $0 | $12,000 | $12,000 |
| 4 | $0 | $0 | $12,000 | $12,000 |
| 5 | $0 | $0 | $12,000 | $12,000 |
| 6+ | $0 | $0 | $417,900 | $417,900 |
| Total | $73,400 | $52,200 | $466,200 | $591,700 |
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.