3248 Grouse Ridge Ln
Sevierville, TN 37862
$825,000
2 bd · 2.5 ba · 1,872 sqft · Listed 1d ago
View on Realtor.com →Year built
2008
Sqft
1,872
Lot sqft
50,530
HOA / mo
None
Furnished
No
List date
2026-10-03T20:55:09.000000Z
Revenue
Annual revenue
$62,294
ADR
$249
Occupancy
69%
Cleaning fees (12 mo)
$11,683
Confidence
Low (44.94), 47 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $44,052
Brand New Romantic A-Frame / Sauna / Flat Roads
House · 2 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $387ADR $129Occ ≈ 1%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Stunning Mtn Views! Modern, Cozy, Hot Tub, Arcade Cabin | 2 bd · 2.5 ba · sleeps 8 | $59,625 | $307 | 53% | 5★ (162) | 410 ft | AirbnbVrbo |
Killer Mtn Sunset Views | Hot Tub | Modern, Cozy! Cabin | 2 bd · 2 ba · sleeps 7 | $97,982 | $344 | 78% | 5★ (316) | 492 ft | AirbnbVrbo |
Hawk's Mountain View- Your Smoky Mountain Retreat Cabin | 2 bd · 2 ba · sleeps 6 | $77,591 | $248 | 86% | 5★ (157) | 0.1 mi | AirbnbVrbo |
Modern|MtnViewSunrise| Arcade| Hot Tub| Pool Table Cabin | 2 bd · 2 ba · sleeps 8 | $90,432 | $317 | 78% | 5★ (198) | 0.1 mi | AirbnbVrbo |
Sweet Serenity - Cabin Cabin | 2 bd · 2 ba · sleeps 6 | $59,937 | $210 | 78% | 4.9★ (50) | 0.2 mi | AirbnbVrbo |
Best Views • Indoor Pool • Hot Tub • Romance Cabin | 2 bd · 2.5 ba · sleeps 4 | $48,005 | $435 | 30% | 5★ (24) | 0.2 mi | AirbnbVrboBooking |
Cozy Bear Lodge! Game Rm, Hot Tub, Fishing! Cabin | 2 bd · 2 ba · sleeps 6 | $64,766 | $267 | 66% | 5★ (116) | 0.3 mi | AirbnbVrbo |
Brand New Romantic A-Frame / Sauna / Flat Roads House | 2 bd · 2 ba · sleeps 6 | $387 | $129 | 1% | — | 0.4 mi | Airbnb |
Higher Ground Cabin | 2 bd · 2 ba · sleeps 6 | $30,993 | $190 | 45% | 4.8★ (123) | 0.5 mi | AirbnbVrboBooking |
Mountain Valley Hideaway: Game Loft, Hot Tub Cabin | 2 bd · 2 ba · sleeps 6 | $103,410 | $355 | 80% | 4.3★ (13) | 0.5 mi | AirbnbVrbo |
Show 35 more
Foothills Retreat
Cabin · 2 bd · 2 ba · sleeps 4 · 0.5 mi
Revenue $29,913ADR $174Occ ≈ 47%4.8★ (22)
Cant Wait to Hibernate
Vacation home · 2 bd · 2 ba · sleeps 8 · 0.5 mi
Revenue $12,880ADR $211Occ ≈ 17%—
A Dream Come True
Vacation home · 2 bd · 2 ba · sleeps 7 · 0.6 mi
Revenue $20,433ADR $1,221Occ ≈ 5%4.5★ (4)
Adelaide's Den:Pet Friendly, Free Attraction Tickets, Hot Tub & Amazing Views
Cabin · 2 bd · 2 ba · sleeps 6 · 0.6 mi
Revenue $2,956ADR $164Occ ≈ 5%4★ (3)
"Moonlight Magic" 2 Bedroom Cabin
House · 2 bd · 2 ba · sleeps 6 · 0.6 mi
Revenue $17,009ADR $307Occ ≈ 15%—
NEW! Panoramic Pointe 2-Bedroom Cabin with Mountain view
Cabin · 2 bd · 3.5 ba · sleeps 8 · 0.6 mi
Revenue $65,649ADR $242Occ ≈ 74%—
Timber Lodge WiFi+Hot Tub+Video Games+Smoky Mtns
Cabin · 2 bd · 2 ba · sleeps 8 · 0.6 mi
Revenue $16,734ADR $0Occ ≈ ——
Roundtop Mountain Ridge
Vacation home · 2 bd · 2 ba · sleeps 8 · 0.7 mi
Revenue $23,105ADR $621Occ ≈ 10%—
BEAUTIFUL SMOKY MOUNTAINS Peaceful and Secluded Peace of Heaven Cabin
Cabin · 2 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $46,264ADR $224Occ ≈ 57%5★ (351)
Woodsy Pigeon Forge Hideaway Private Hot Tub
Vacation home · 2 bd · 3 ba · sleeps 6 · 0.7 mi
Revenue $27,765ADR $277Occ ≈ 27%4.8★ (5)
Summer Wind (2-Bedroom Cabin) - Pets Allowed by RedAwning
Cabin · 2 bd · 2 ba · sleeps 6 · 0.8 mi
Revenue $44,620ADR $288Occ ≈ 42%4.8★
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
A Windy Ridge: New listing Promo! Pets & Hot Tub! Cabin | 2 bd · 2 ba · sleeps 7 | $25,555 | $341 | 21% | 5★ (2) | 0.5 mi | AirbnbVrboBooking |
Can't Wait to Hibernate: Pet Friendly & Free Tix Cabin | 2 bd · 2 ba · sleeps 8 | $29,836 | $255 | 32% | 4.6★ (124) | 0.5 mi | AirbnbVrboBooking |
Next to the Park, Pigeon Forge w/Hot Tub MTN Views Cabin | 2 bd · 2 ba · sleeps 7 | $45,419 | $232 | 54% | 4.7★ (131) | 0.5 mi | AirbnbVrbo |
Foothills Retreat Cabin | 2 bd · 2 ba · sleeps 4 | $29,913 | $174 | 47% | 4.8★ (22) | 0.5 mi | Airbnb |
‘Firefly Cove’ - 3 Mi to Parkway & National Park! Cabin | 2 bd · 2 ba · sleeps 4 | $42,229 | $194 | 60% | 5★ (197) | 0.5 mi | AirbnbVrboBooking |
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) | 0.5 mi | VrboBooking |
FREE Tickets! Pet-Friendly-Fenced Yard-Pond nearby Cabin | 2 bd · 2 ba · sleeps 6 | $43,721 | $270 | 44% | 5★ (59) | 0.5 mi | AirbnbVrbo |
Cant Wait to Hibernate Vacation home | 2 bd · 2 ba · sleeps 8 | $12,880 | $211 | 17% | — | 0.5 mi | Booking |
Stylish & Airy ~ 5*Location ~ Scenic Mountain View Cabin | 2 bd · 2 ba · sleeps 7 | $46,706 | $223 | 57% | 4.7★ (216) | 0.5 mi | AirbnbVrbo |
Panoramic Pointe: Free Attraction Tickets Cabin | 2 bd · 3.5 ba · sleeps 8 | $75,418 | $303 | 68% | 5★ (25) | 0.6 mi | AirbnbVrboBooking |
Great Escapes cabin gives all the comforts of home Cabin | 2 bd · 2 ba · sleeps 4 | $44,052 | $199 | 61% | 4.5★ (120) | 0.6 mi | AirbnbVrboBooking |
A Dream Come True Vacation home | 2 bd · 2 ba · sleeps 7 | $20,433 | $1,221 | 5% | 4.5★ (4) | 0.6 mi | Booking |
The Little Timber: Cozy, Hot Tub & Fireplace! Cabin | 2 bd · 2 ba · sleeps 4 | $53,027 | $252 | 58% | 4.8★ (46) | 0.6 mi | AirbnbVrboBooking |
Adelaide's Den:Pet Friendly, Free Attraction Tickets, Hot Tub & Amazing Views Cabin | 2 bd · 2 ba · sleeps 6 | $2,956 | $164 | 5% | 4★ (3) | 0.6 mi | Vrbo |
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) | 0.6 mi | AirbnbVrbo |
COZY + Secluded Cabin in the Trees . Pet Friendly! Cabin | 2 bd · 2 ba · sleeps 6 | $38,820 | $223 | 48% | 4.8★ (94) | 0.6 mi | AirbnbVrbo |
"Moonlight Magic" 2 Bedroom Cabin House | 2 bd · 2 ba · sleeps 6 | $17,009 | $307 | 15% | — | 0.6 mi | Airbnb |
NEW! Panoramic Pointe 2-Bedroom Cabin with Mountain view Cabin | 2 bd · 3.5 ba · sleeps 8 | $65,649 | $242 | 74% | — | 0.6 mi | Vrbo |
Panoramic Pointe Cabin | 2 bd · 3.5 ba · sleeps 8 | $67,783 | $286 | 65% | — | 0.6 mi | AirbnbVrbo |
Hot Tub Cabin | 2 King Suites | Fire Pit Cabin | 2 bd · 2 ba · sleeps 6 | $41,259 | $236 | 48% | 4.9★ (43) | 0.6 mi | AirbnbVrbo |
Smoky Mountain Perch:Luxury Forest Treehouse Treehouse | 2 bd · 2 ba · sleeps 4 | $69,243 | $271 | 70% | 5★ (91) | 0.6 mi | AirbnbVrboBooking |
Dream Come True: Pet Friendly & Free Tickets Cabin | 2 bd · 2 ba · sleeps 7 | $36,070 | $242 | 41% | 4.7★ (86) | 0.6 mi | AirbnbVrbo |
Timber Lodge WiFi+Hot Tub+Video Games+Smoky Mtns Cabin | 2 bd · 2 ba · sleeps 8 | $16,734 | $0 | — | — | 0.6 mi | Vrbo |
"Moonlight Magic" is a cozy, secluded, log cabin Cabin | 2 bd · 2 ba · sleeps 7 | $58,596 | $252 | 64% | 4.8★ (158) | 0.7 mi | AirbnbVrboBooking |
2 BR-Outdoor Fire pit-Game Room-Hot Tub Cabin | 2 bd · 2 ba · sleeps 8 | $31,939 | $232 | 38% | 4.5★ (6) | 0.7 mi | AirbnbVrbo |
Incredible Secluded Cabin in Sevierville, Tennessee Cabin | 2 bd · 2 ba · sleeps 8 | $26,378 | $619 | 12% | — | 0.7 mi | VrboBooking |
Roundtop Mountain Ridge Vacation home | 2 bd · 2 ba · sleeps 8 | $23,105 | $621 | 10% | — | 0.7 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) | 0.7 mi | Vrbo |
Charming Cabin Retreat • Pet-Friendly & Trails Cabin | 2 bd · 2 ba · sleeps 6 | $52,506 | $263 | 55% | 5★ (84) | 0.7 mi | AirbnbVrbo |
Cozy Cabin w/Convenience; Nature, Game Rm, FirePit Cabin | 2 bd · 2 ba · sleeps 6 | $30,005 | $231 | 36% | 5★ (47) | 0.7 mi | AirbnbVrbo |
Timber Lodge WiFi video games Cabin | 2 bd · 2 ba · sleeps 8 | $49,609 | $154 | 88% | 4.8★ (115) | 0.7 mi | AirbnbVrboBooking |
Woodsy Pigeon Forge Hideaway Private Hot Tub Vacation home | 2 bd · 3 ba · sleeps 6 | $27,765 | $277 | 27% | 4.8★ (5) | 0.7 mi | Booking |
Woodsy Pigeon Forge Hideaway: Private Hot Tub Cabin | 2 bd · 2.5 ba · sleeps 6 | $44,965 | $232 | 53% | 5★ (39) | 0.7 mi | AirbnbVrbo |
Saddlebrook Vacation home | 2 bd · 2 ba · sleeps 6 | $16,691 | $318 | 14% | — | 0.8 mi | Booking |
Summer Wind (2-Bedroom Cabin) - Pets Allowed by RedAwning Cabin | 2 bd · 2 ba · sleeps 6 | $44,620 | $288 | 42% | 4.8★ | 0.8 mi | Vrbo |
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 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium
Est. revenue
$62,294
NOI
$33,638
Cash flow /mo
-$1,750
Cash needed
$261,250
Cash-on-cash
-8.0%
ROE (yr 1)
3.4%
Cap rate
4.1%
DSCR
0.62
Year-1 write-off
$154,632
Year-1 tax shield @ 32%
$49,482
Year-1 return on equity
- Cash flow (annual)-$21,000
- Principal paydown$5,138
- Appreciation at%$24,750
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)$12,459
- Platform fees (3% of revenue)$1,869
- Maintenance / capex (5% of revenue)$3,115
- Utilities & supplies$4,200
- HOA$0
- Property tax$2,064
- Insurance (STR-rated)$4,950
Cash needed to close
- Down payment (25%)$206,250
- Closing costs (4.0%)$33,000
- Furnishing (bought new)$22,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$49,482
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
$761,000
Short-life (5/15-yr)
$132,000 · 17%
Year-1 deduction
$155,000
Year-1 tax shield @ 32%
$49,000
Land 8% (county tax record, market value split) · building $629,000 over 39 years · new furniture $22,000
Based on: 1,872 sq ft, built 2008, 2 bd / 2.5 ba, unfurnished, listing features (deck, game room, fireplace, flooring types, appliance list, septic, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $90,000 in year 1 (9% short-life, $29,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $13,100
Kitchen cabinetsdefault
$9,900 new × 40% good × 3.30 allocation
- $10,700
Kitchen countertopsdefault
$8,100 new × 40% good × 3.30 allocation
- $4,300
Decorative trimdefault
$3,300 new × 40% good × 3.30 allocation
- $400
Mirrorsdefault
$300 new × 40% good × 3.30 allocation
- $1,200
Shelvingdefault
$900 new × 40% good × 3.30 allocation
- $6,300
Window coverings (19)default
$4,800 new × 40% good × 3.30 allocation
- $16,300
Kitchen & laundry equipment plumbingdefault
$7,700 new × 64% good × 3.30 allocation
- $9,800
Kitchen, laundry & data equipment electricaldefault
$4,700 new × 64% good × 3.30 allocation
- $10,200
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 3.30 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
- $14,800
Paving: driveway & walks (paved)default
$9,000 new × 50% good × 3.30 allocation
- $7,100
Landscaping (minimal)listing
$4,300 new × 50% good × 3.30 allocation
- $3,100
Patiosdefault
$1,800 new × 50% good × 3.30 allocation
- $34,800
Decks & porches (attached)listing
$21,100 new × 50% good × 3.30 allocation
- $469,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$203,300 new × 70% good × 3.30 allocation
- $44,500
Building plumbing & fixturesdefault
$21,100 new × 64% good × 3.30 allocation
- $44,400
Building electrical & lightingdefault
$21,000 new × 64% good × 3.30 allocation
- $27,800
HVACdefault
$21,100 new × 40% good × 3.30 allocation
- $15,900
Hardwood & tile floorsdefault
$12,000 new × 40% good × 3.30 allocation
- $7,000
Fireplaces (2)listing
$5,300 new × 40% good × 3.30 allocation
- $19,800
Septic systemlisting
$12,000 new × 50% good × 3.30 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $94,200 | $59,700 | $700 | $154,600 |
| 2 | $0 | $0 | $16,100 | $16,100 |
| 3 | $0 | $0 | $16,100 | $16,100 |
| 4 | $0 | $0 | $16,100 | $16,100 |
| 5 | $0 | $0 | $16,100 | $16,100 |
| 6+ | $0 | $0 | $563,900 | $563,900 |
| Total | $94,200 | $59,700 | $629,100 | $783,100 |
The building's share of the price ($761,000) is 3.3x our depreciated replacement cost of the home ($231,000). The IRS guide treats a gap this size as a reason to review the land share: if land is worth more than the county ratio says, the basis and the write-off are smaller.
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.