1519 Boo Boos Way
Sevierville, TN 37862
$399,000
2 bd · 2 ba · 1,008 sqft · Listed 1d ago
View on Realtor.com →Year built
2003
Sqft
1,008
Lot sqft
2,110,482
HOA / mo
$150
Furnished
No
List date
2026-10-30T23:47:28.000000Z
Revenue
Annual revenue
$49,707
ADR
$226
Occupancy
60%
Cleaning fees (12 mo)
$9,470
Confidence
Med (57.81), 50 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $49,515
Front Porch View & Hot Tub | Cabin by Dollywood
Cabin · 2 bd · 2 ba · sleeps 5 · 0.1 mi
Revenue $19,474ADR $173Occ ≈ 31%—
Delisted
Almost Bearadise
Cabin · 2 bd · 2 ba · sleeps 6 · 0.1 mi
Revenue $23,398ADR $251Occ ≈ 26%4.8★ (32)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Log Cabin Next To Dollywood & Splash Country indoo House
| 2 bd · 2 ba · sleeps 6 | $46,236 | $243 | 52% | 4.3★ (19) | 203 ft | AirbnbVrboBooking |
"Amazing Escape" 3K Bds/2Bth, 2 Hot Tubs, Ind Pool Cabin
| 2 bd · 2 ba · sleeps 6 | $78,511 | $259 | 83% | 5★ (461) | 364 ft | AirbnbVrbo |
Romantic Getaway,WIFi,Yr Rd Pool,Hottub.Arcade Cabin
| 2 bd · 2 ba · sleeps 6 | $22,851 | $301 | 21% | 4.8★ (339) | 502 ft | AirbnbVrbo |
Front Porch View & Hot Tub | Cabin by Dollywood Cabin | 2 bd · 2 ba · sleeps 5 | $19,474 | $173 | 31% | — | 0.1 mi | Delisted |
Cozy Den Cabin Cabin
| 2 bd · 2 ba · sleeps 6 | $32,464 | $252 | 35% | 4.7★ (253) | 0.1 mi | AirbnbVrbo |
Mountain Getaway| 5 min to Dollywood| hot tub Cabin
| 2 bd · 2 ba · sleeps 8 | $49,978 | $261 | 52% | 4.9★ (204) | 0.1 mi | AirbnbVrbo |
Cabin 2 King: Hot Tub, Pool, Pool Table, Dollywood Cabin
| 2 bd · 2 ba · sleeps 4 | $56,797 | $255 | 61% | 5★ (273) | 0.1 mi | AirbnbVrbo |
Fall decor! 3 min to Dollywood, No mtn roads! Cabin
| 2 bd · 2 ba · sleeps 8 | $59,643 | $263 | 62% | 5★ (179) | 0.1 mi | AirbnbVrbo |
2BR Dog Friendly Cabin w/ Free Attraction Tickets Cabin | 2 bd · 2 ba · sleeps 8 | $27,722 | $285 | 27% | 4.7★ (234) | 0.1 mi | AirbnbBooking |
Almost Bearadise Cabin | 2 bd · 2 ba · sleeps 6 | $23,398 | $251 | 26% | 4.8★ (32) | 0.1 mi | Airbnb |
Show 36 more
Mountain view cabin w/ private hot tub & pool tabl
Cabin · 2 bd · 2 ba · sleeps 8 · 0.1 mi
Revenue $105,380ADR $442Occ ≈ 65%4.2★ (4)
Cabin in Hidden Springs Resort/Dollywood/Smoky NP
Cabin · 2 bd · 2.5 ba · sleeps 8 · 0.1 mi
Revenue $26,403ADR $236Occ ≈ 31%4.5★ (224)
Delisted
Behind Dollywood! Hot tub, Arcade, Community Pool!
Cabin · 2 bd · 2 ba · sleeps 8 · 0.1 mi
Revenue $57,039ADR $287Occ ≈ 54%4.9★ (137)
Mountain View in Resort & Personal Hot Tub on Deck
Cabin · 2 bd · 2 ba · sleeps 5 · 0.2 mi
- Hot tub
- Pool
- A/C
- Free parking
- +6
Revenue $43,545ADR $162Occ ≈ 74%4.5★ (61)
Lil Smoky Mountain Retreat - 2 Kings and a Sofa
Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $27,213ADR $208Occ ≈ 36%4.6★ (5)
Beautiful 2BR Valleyview | Free Attraction Tickets
Cabin · 2 bd · 2 ba · sleeps 7 · 0.2 mi
Revenue $46,847ADR $236Occ ≈ 54%4.5★ (180)
Marvelous 2-bedroom cabin located behind Dollywood.
Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $2,529ADR $229Occ ≈ 3%4.7★ (3)
Always Together Forever Make Memories That Last
Chalet · 2 bd · 1 ba · sleeps 4 · 0.2 mi
Revenue $56,891ADR $223Occ ≈ 70%—
Sevierville Cabin w/ Hot Tub, Views & Pool Access!
Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $55,391ADR $225Occ ≈ 67%4.7★ (239)
Escape to Mountain Retreat - Great Location - Great Rates
Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +3
Revenue $20,913ADR $211Occ ≈ 27%4.8★ (213)
Hello Dolly by American Patriot Getaways
Vacation home · 2 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $61,419ADR $246Occ ≈ 68%5★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Spacious New Cabin*2 King Suites Cabin
| 2 bd · 2 ba · sleeps 6 | $32,664 | $296 | 30% | 4.7★ (152) | 0.1 mi | AirbnbVrboBooking |
Mountain view cabin w/ private hot tub & pool tabl Cabin | 2 bd · 2 ba · sleeps 8 | $105,380 | $442 | 65% | 4.2★ (4) | 0.1 mi | Airbnb |
Cabin in Hidden Springs Resort/Dollywood/Smoky NP Cabin | 2 bd · 2.5 ba · sleeps 8 | $26,403 | $236 | 31% | 4.5★ (224) | 0.1 mi | Delisted |
Smoky Mountain 2 BR Log Cabin with Pool Access, Po House
| 2 bd · 2 ba · sleeps 6 | $66,869 | $247 | 74% | 4.1★ (120) | 0.1 mi | AirbnbVrboBooking |
Dancing Bear Den: Mountain Views + Resort Pool Cabin
| 2 bd · 2 ba · sleeps 6 | $47,665 | $263 | 50% | 4.3★ (36) | 0.1 mi | AirbnbVrbo |
Behind Dollywood! Hot tub, Arcade, Community Pool! Cabin | 2 bd · 2 ba · sleeps 8 | $57,039 | $287 | 54% | 4.9★ (137) | 0.1 mi | Airbnb |
Relaxing Mountain Getaway Near Dollywood-2BR/2BA Cabin
| 2 bd · 2 ba · sleeps 8 | $50,252 | $193 | 71% | 4.1★ (59) | 0.1 mi | AirbnbVrbo |
Mountain-Dogs Stay Free-View-Hot tub-Resort Pool Cabin
| 2 bd · 2 ba · sleeps 6 | $73,369 | $302 | 67% | 4.9★ (128) | 0.1 mi | AirbnbVrboBooking |
Bearadise in the mountains! Cabin
| 2 bd · 2 ba · sleeps 6 | $45,872 | $232 | 54% | 4.9★ (177) | 0.1 mi | AirbnbVrbo |
2 Mi to Dollywood: Mtn Cabin w/ Pool Access! Cabin
| 2 bd · 2 ba · sleeps 8 | $48,830 | $281 | 48% | 4.8★ (18) | 0.1 mi | AirbnbVrboBooking |
2 Bedroom, 2 Bathroom Cabin with Indoor Swimming P House
| 2 bd · 2 ba · sleeps 8 | $49,601 | $243 | 56% | 4★ (109) | 0.1 mi | AirbnbVrboBooking |
1.5 miles to Dollywood & Pigeon Forge attractions Cabin
| 2 bd · 2 ba · sleeps 6 | $37,312 | $215 | 48% | 5★ (28) | 0.1 mi | AirbnbVrbo |
Log Cabin: Hot Tub, Pool Table & Mountain Views Cabin | 2 bd · 2 ba · sleeps 5 | $49,428 | $222 | 61% | 4.6★ (363) | 0.2 mi | AirbnbBooking |
Prime Location/Pool/HotTub/Pool Table/Fast WiFi Cabin
| 2 bd · 2 ba · sleeps 6 | $50,657 | $246 | 56% | 5★ (177) | 0.2 mi | AirbnbVrboBooking |
Cozy Cabin w/ Hot Tub & Fireplace Cabin
| 2 bd · 2 ba · sleeps 6 | $55,186 | $225 | 67% | 4.8★ (41) | 0.2 mi | AirbnbVrboBooking |
Mountain View in Resort & Personal Hot Tub on Deck Cabin
| 2 bd · 2 ba · sleeps 5 | $43,545 | $162 | 74% | 4.5★ (61) | 0.2 mi | Airbnb |
Lil Smoky Mountain Retreat - 2 Kings and a Sofa Cabin | 2 bd · 2 ba · sleeps 6 | $27,213 | $208 | 36% | 4.6★ (5) | 0.2 mi | Airbnb |
Morning Glory: Valley View, 2 King Suites Cabin
| 2 bd · 2 ba · sleeps 6 | $55,394 | $282 | 54% | 4.8★ (48) | 0.2 mi | AirbnbVrbo |
Relaxation Station *Dollywood* Hot Tub *WiFi Cabin
| 2 bd · 2 ba · sleeps 6 | $41,790 | $226 | 51% | 3.9★ (4) | 0.2 mi | AirbnbVrboBooking |
Drift Away*Near Dollywood*Easy Access Roads Cabin
| 2 bd · 2 ba · sleeps 6 | $57,363 | $242 | 65% | 4.5★ (14) | 0.2 mi | AirbnbVrbo |
Private Sunsets: Views | Hot Tub | Resort Pool Cabin
| 2 bd · 2 ba · sleeps 6 | $68,034 | $293 | 64% | 4.5★ (38) | 0.2 mi | AirbnbVrbo |
Beautiful 2BR Valleyview | Free Attraction Tickets Cabin | 2 bd · 2 ba · sleeps 7 | $46,847 | $236 | 54% | 4.5★ (180) | 0.2 mi | Airbnb |
Marvelous 2-bedroom cabin located behind Dollywood. Cabin
| 2 bd · 2 ba · sleeps 6 | $2,529 | $229 | 3% | 4.7★ (3) | 0.2 mi | Vrbo |
Cozy Corner - Hot tub, pool table, and cozy vibes! Cabin | 2 bd · 2 ba · sleeps 6 | $18,722 | $234 | 22% | 4.4★ (38) | 0.2 mi | AirbnbBooking |
Spring Special, Smokies by Dollywood |Pool|Hot Tub Cabin
| 2 bd · 1 ba · sleeps 6 | $40,255 | $224 | 49% | 4.5★ (84) | 0.2 mi | AirbnbVrboBooking |
Simple Pleasures,Yr Rd Pool,Wifi, Hot tub,Arcade Cabin
| 2 bd · 2 ba · sleeps 6 | $26,411 | $278 | 26% | 4.8★ (388) | 0.2 mi | AirbnbVrbo |
Always Together Forever Make Memories That Last Chalet | 2 bd · 1 ba · sleeps 4 | $56,891 | $223 | 70% | — | 0.2 mi | Booking |
< 2 Mi to Dollywood! Hot Tub Hideaway in Smokies Cabin
| 2 bd · 2 ba · sleeps 4 | $42,949 | $189 | 62% | 4.7★ (273) | 0.2 mi | AirbnbVrboBooking |
Near Dollywood Gated Cabin w Hot Tub & Pool access Cabin
| 2 bd · 2 ba · sleeps 6 | $50,610 | $219 | 63% | 4.8★ (103) | 0.3 mi | AirbnbVrbo |
<1 mi DW*Pool*Hot Tub*Massage Chair*PS5*Pool Table Cabin
| 2 bd · 2 ba · sleeps 6 | $51,796 | $308 | 46% | 5★ (146) | 0.3 mi | AirbnbVrboBooking |
Sunsets-Hot Tub-Awesome View-Dollywood-Resort Pool Cabin
| 2 bd · 2 ba · sleeps 6 | $81,530 | $328 | 68% | 5★ (187) | 0.3 mi | AirbnbVrboBooking |
Bear Hideaway Cabin
| 2 bd · 2 ba · sleeps 6 | $51,194 | $244 | 57% | 4.7★ (14) | 0.3 mi | AirbnbVrboBooking |
Beautiful Mountain Cabin Hot Tub Fireplace No Cabin
| 2 bd · 2 ba · sleeps 7 | $52,939 | $229 | 63% | 4.8★ (28) | 0.3 mi | AirbnbVrboBooking |
Sevierville Cabin w/ Hot Tub, Views & Pool Access! Cabin | 2 bd · 2 ba · sleeps 6 | $55,391 | $225 | 67% | 4.7★ (239) | 0.3 mi | Airbnb |
Escape to Mountain Retreat - Great Location - Great Rates Cabin
| 2 bd · 2 ba · sleeps 6 | $20,913 | $211 | 27% | 4.8★ (213) | 0.3 mi | Vrbo |
Hello Dolly by American Patriot Getaways Vacation home | 2 bd · 2 ba · sleeps 6 | $61,419 | $246 | 68% | 5★ (1) | 0.3 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
Est. revenue
$49,707
NOI
$25,997
Cash flow /mo
$2,166
Cash needed
$430,960
Cash-on-cash (all cash)
6.0%
ROE (yr 1)
8.8%
Cap rate
6.5%
DSCR
—
Year-1 write-off
$104,228
Year-1 tax shield @ 32%
$33,353
Year-1 return on equity
- Cash flow (annual)$25,997
- Principal paydown (n/a, cash)$0
- Appreciation at%$11,970
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)$9,941
- Platform fees (3% of revenue)$1,491
- Maintenance / capex (5% of revenue)$2,485
- Utilities & supplies$4,200
- HOA$1,800
- Property tax$1,398
- Insurance (STR-rated)$2,394
Cash needed to close
- Purchase price (all cash)$399,000
- Closing costs (4.0%)$15,960
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$33,353
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
$340,000
Short-life (5/15-yr)
$88,000 · 26%
Year-1 deduction
$104,000
Year-1 tax shield @ 32%
$33,000
Land 15% (county tax record, market value split) · building $252,000 over 39 years · new furniture $16,000
Based on: 1,008 sq ft, built 2003, 2 bd / 2 ba, unfurnished, listing features (hot tub, deck, fireplace, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $70,000 in year 1 (16% short-life, $22,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,700
Kitchen cabinetsdefault
$8,000 new × 40% good × 2.71 allocation
- $7,100
Kitchen countertopsdefault
$6,600 new × 40% good × 2.71 allocation
- $1,900
Decorative trimdefault
$1,800 new × 40% good × 2.71 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.71 allocation
- $1,000
Shelvingdefault
$900 new × 40% good × 2.71 allocation
- $2,700
Window coverings (10)default
$2,500 new × 40% good × 2.71 allocation
- $9,100
Kitchen & laundry equipment plumbingdefault
$6,200 new × 54% good × 2.71 allocation
- $5,500
Kitchen, laundry & data equipment electricaldefault
$3,800 new × 54% good × 2.71 allocation
- $7,600
Appliances (range, dishwasher, refrigerator, washer, dryer)listing
$7,000 new × 40% good × 2.71 allocation
- $9,800
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.71 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $8,900
Paving: driveway & walks (paved)listing
$6,600 new × 50% good × 2.71 allocation
- $8,600
Landscaping (typical)default
$6,300 new × 50% good × 2.71 allocation
- $1,300
Patiosdefault
$1,000 new × 50% good × 2.71 allocation
- $15,400
Decks & porches (attached)listing
$11,300 new × 50% good × 2.71 allocation
- $182,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$108,900 new × 62% good × 2.71 allocation
- $16,500
Building plumbing & fixturesdefault
$11,300 new × 54% good × 2.71 allocation
- $14,700
Building electrical & lightingdefault
$10,000 new × 54% good × 2.71 allocation
- $12,300
HVACdefault
$11,400 new × 40% good × 2.71 allocation
- $7,000
Hardwood & tile floorsdefault
$6,500 new × 40% good × 2.71 allocation
- $2,900
Fireplacelisting
$2,600 new × 40% good × 2.71 allocation
- $16,300
Septic systemlisting
$12,000 new × 50% good × 2.71 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $69,700 | $34,200 | $300 | $104,200 |
| 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 | $225,800 | $225,800 |
| Total | $69,700 | $34,200 | $251,900 | $355,900 |
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.