4323 Boogertown Rd
Sevierville, TN 37876
$524,990
3 bd · 3 ba · 2,193 sqft · Listed 1d ago
View on Realtor.com →Year built
1987
Sqft
2,193
Lot sqft
252,648
HOA / mo
None
Furnished
No
List date
2026-09-28T13:24:34.000000Z
Revenue
Annual revenue
$55,486
ADR
$252
Occupancy
60%
Cleaning fees (12 mo)
$10,062
Confidence
Low (44.07), 34 comps
Comp revenue range (p25 / median / p75)
Smoky Adventure Cabin • Hot Tub • Near Gatlinburg
Cabin · 3 bd · 3 ba · sleeps 8 · 0.3 mi
Revenue $38,236ADR $288Occ ≈ 36%5★ (21)
Smoky Adventure Cabin • Hot Tub • Near Gatlinburg
Cabin · 3 bd · 3 ba · sleeps 8 · 0.3 mi
Revenue $15,947ADR $232Occ ≈ 19%5★ (21)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Smoky Adventure Cabin • Hot Tub • Near Gatlinburg Cabin | 3 bd · 3 ba · sleeps 8 | $38,236 | $288 | 36% | 5★ (21) | 0.3 mi | Vrbo |
Smoky Adventure Cabin • Hot Tub • Near Gatlinburg Cabin | 3 bd · 3 ba · sleeps 8 | $15,947 | $232 | 19% | 5★ (21) | 0.3 mi | Vrbo |
Lagniappe Lodge • Smoky Mt • Hot Tub & Game Room Cabin | 3 bd · 2.5 ba · sleeps 8 | $62,388 | $273 | 63% | 4.9★ (131) | 0.3 mi | AirbnbVrbo |
Private retreat with hot tub, pool table & arcade Cabin | 3 bd · 2.5 ba · sleeps 8 | $63,294 | $229 | 76% | 4.8★ (29) | 0.3 mi | AirbnbVrboBooking |
Hot Tub + Arcade Cabin Near Gatlinburg/PF Cabin | 3 bd · 2 ba · sleeps 6 | $47,526 | $210 | 62% | 5★ (37) | 0.3 mi | AirbnbVrbo |
Hot Tub + Game Room | Mtn Views | 3BR + Loft House | 3 bd · 4 ba · sleeps 11 | $7,420 | $384 | 5% | 5★ (3) | 0.3 mi | AirbnbVrbo |
Hot Tub | Game Room | Gazebo | Mountain View Cabin | 3 bd · 3 ba · sleeps 12 | $67,713 | $339 | 55% | 4.2★ (21) | 0.4 mi | AirbnbVrboBooking |
Romantic Mtn Spa Retreat | VIEWS • Hot Tub • Sauna Cabin | 3 bd · 2 ba · sleeps 6 | $57,845 | $365 | 43% | 5★ (40) | 0.4 mi | AirbnbVrboBooking |
Absolutely Secluded - Secluded cabin with firepit! Cabin | 3 bd · 2 ba · sleeps 8 | $53,159 | $294 | 50% | 4.8★ (16) | 0.5 mi | AirbnbVrboBooking |
Cardinal's Nest • Near Pigeon Forge & Gatlinburg Cabin | 3 bd · 2 ba · sleeps 10 | $15,443 | $268 | 16% | 4.6★ (7) | 0.5 mi | AirbnbVrboBooking |
Show all 34 comps
Amazing Wooden Cabin with Hot-tub and Game Room in Sevierville, Tennessee
Cabin · 3 bd · 2 ba · sleeps 10 · 0.7 mi
Revenue $24,924ADR $435Occ ≈ 16%—
Amazing Wooden Cabin with Hot-tub and Game Room in Sevierville, Tennessee
Vacation home · 3 bd · 2 ba · sleeps 10 · 0.7 mi
Revenue $93,505ADR $270Occ ≈ 95%—
Smoky Mountain Cabin- FREE early check-in
Cabin · 3 bd · 2 ba · sleeps 8 · 0.7 mi
Revenue $62,403ADR $330Occ ≈ 52%4.8★ (142)
Hot tub and arcade game! Enjoy TRANQUIL MOMENTS at this stunning 2BR log cabin!
Chalet · 3 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $40,176ADR $185Occ ≈ 59%4.5★ (3)
Secluded 2BR Smoky Mountain Cabin Hot Tub Arcade Firepit Sleeps 8, Wi-FI
Chalet · 3 bd · 2 ba · sleeps 8 · 0.8 mi
Revenue $44,465ADR $270Occ ≈ 45%4★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Modern Luxury Cabin w/ Pond, Hot Tub & Fire Pit House | 3 bd · 3 ba · sleeps 9 | $24,880 | $346 | 20% | 5★ (17) | 0.6 mi | AirbnbVrbo |
Cozy Country Home W Shaded Porch, Sleeps 7 House | 3 bd · 3 ba · sleeps 7 | $5,723 | $126 | 12% | 5★ (4) | 0.6 mi | AirbnbVrboBooking |
3BR w/ hot tub, theater, & free attraction tickets Cabin | 3 bd · 3 ba · sleeps 8 | $47,198 | $327 | 40% | 3.6★ (8) | 0.7 mi | AirbnbVrbo |
Amazing Wooden Cabin with Hot-tub and Game Room in Sevierville, Tennessee Cabin | 3 bd · 2 ba · sleeps 10 | $24,924 | $435 | 16% | — | 0.7 mi | Vrbo |
Appalachian Escape-Secluded Cabin, FirePit & Games Cabin | 3 bd · 2 ba · sleeps 10 | $84,342 | $294 | 79% | 5★ (289) | 0.7 mi | AirbnbVrboBooking |
Amazing Wooden Cabin with Hot-tub and Game Room in Sevierville, Tennessee Vacation home | 3 bd · 2 ba · sleeps 10 | $93,505 | $270 | 95% | — | 0.7 mi | Booking |
Hot Tub, Fire Pit, Game Room and Pup Friendly. Cabin | 3 bd · 2 ba · sleeps 10 | $65,109 | $293 | 61% | 4.8★ (215) | 0.7 mi | AirbnbVrbo |
Smoky Mountain Cabin- FREE early check-in Cabin | 3 bd · 2 ba · sleeps 8 | $62,403 | $330 | 52% | 4.8★ (142) | 0.7 mi | Airbnb |
3BR dog-friendly home - Free Attraction Tickets House | 3 bd · 2 ba · sleeps 7 | $25,996 | $179 | 40% | 4.2★ (45) | 0.7 mi | AirbnbVrboBooking |
Hot Tub+Serene View+Wrap Around Deck+Pool Table Cabin | 3 bd · 2 ba · sleeps 8 | $50,165 | $255 | 54% | 5★ (42) | 0.7 mi | AirbnbVrboBooking |
FreeDollywood Tix/Secluded/Pool Table/Spacious Cabin | 3 bd · 3 ba · sleeps 11 | $78,071 | $295 | 73% | 4.8★ (58) | 0.7 mi | AirbnbVrbo |
Comfy Cabin, Sleeps 8・Pool Table・Theater・Hot Tub Cabin | 3 bd · 3 ba · sleeps 8 | $22,624 | $165 | 38% | 3.8★ (5) | 0.7 mi | AirbnbVrboBooking |
Mountain view, hot tub, pool table, cozy! Cabin | 3 bd · 3 ba · sleeps 8 | $62,651 | $395 | 43% | 4.7★ (25) | 0.7 mi | AirbnbVrbo |
Cozy Mountain Escape with Game Room & Hot Tub Cabin | 3 bd · 2 ba · sleeps 8 | $38,683 | $267 | 40% | 4.8★ (35) | 0.7 mi | AirbnbVrboBooking |
Beautiful cabin 15 minutes to the Gatlinburg strip Cabin | 3 bd · 3 ba · sleeps 10 | $76,013 | $360 | 58% | 5★ (194) | 0.7 mi | AirbnbVrbo |
Hot tub and arcade game! Enjoy TRANQUIL MOMENTS at this stunning 2BR log cabin! Chalet | 3 bd · 2 ba · sleeps 6 | $40,176 | $185 | 59% | 4.5★ (3) | 0.7 mi | Booking |
Natural Attractions: Theater, Gameroom, Hot Tub Cabin | 3 bd · 3 ba · sleeps 10 | $112,390 | $459 | 67% | 4.7★ (175) | 0.7 mi | AirbnbVrboBooking |
FREE Tickets-Rise-N-Shine-Sleeps 6-Hot Tub-Lg Deck Cabin | 3 bd · 3 ba · sleeps 6 | $36,035 | $352 | 28% | 5★ (73) | 0.7 mi | AirbnbVrboBooking |
3200 SQFT Massive Mountain Monster w/ a View! Cabin | 3 bd · 2 ba · sleeps 6 | $59,696 | $320 | 51% | 5★ (14) | 0.7 mi | AirbnbVrbo |
Hop, Skip and a Jump: Minutes from the Mountains Cabin | 3 bd · 2 ba · sleeps 6 | $30,280 | $249 | 33% | 4.6★ (10) | 0.7 mi | AirbnbVrboBooking |
Cowboy Way Cabin | 3 bd · 3 ba · sleeps 8 | $26,988 | $400 | 18% | 3★ (1) | 0.7 mi | AirbnbBooking |
Cowboy Way: Theater, Gameroom, Hot Tub, Firepit Cabin | 3 bd · 3 ba · sleeps 8 | $131,943 | $430 | 84% | 4.4★ (254) | 0.7 mi | AirbnbVrboBooking |
Cabin w/ Game Room|Theater near Pigeon Forge & Gat House | 3 bd · 3 ba · sleeps 8 | $57,955 | $311 | 51% | 3.9★ (16) | 0.8 mi | AirbnbVrboBooking |
Secluded 2BR Smoky Mountain Cabin Hot Tub Arcade Firepit Sleeps 8, Wi-FI Chalet | 3 bd · 2 ba · sleeps 8 | $44,465 | $270 | 45% | 4★ (1) | 0.8 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 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$55,486
NOI
$31,389
Cash flow /mo
-$213
Cash needed
$177,747
Cash-on-cash
-1.4%
ROE (yr 1)
9.4%
Cap rate
6.0%
DSCR
0.92
Year-1 write-off
$103,888
Year-1 tax shield @ 32%
$33,244
Year-1 return on equity
- Cash flow (annual)-$2,559
- Principal paydown$3,435
- Appreciation at%$15,750
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$11,097
- Platform fees (3% of revenue)$1,665
- Maintenance / capex (5% of revenue)$2,774
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,211
- Insurance (STR-rated)$3,150
Cash needed to close
- Down payment (25%)$131,248
- Closing costs (4.0%)$21,000
- Furnishing (bought new)$25,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$33,244
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
$375,000
Short-life (5/15-yr)
$77,000 · 21%
Year-1 deduction
$104,000
Year-1 tax shield @ 32%
$33,000
Land 29% (county tax record, market value split) · building $298,000 over 39 years · new furniture $26,000
Based on: 2,193 sq ft, built 1987, 3 bd / 3 ba, unfurnished, listing features (patio, game room, fireplace, appliance list, septic, wooded lot).
IRS-guide safe-harbor floor: $80,000 in year 1 (14% short-life, $26,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,300
Kitchen cabinetsdefault
$10,600 new × 40% good × 2.20 allocation
- $7,600
Kitchen countertopsdefault
$8,700 new × 40% good × 2.20 allocation
- $3,400
Decorative trimdefault
$3,800 new × 40% good × 2.20 allocation
- $400
Mirrorsdefault
$500 new × 40% good × 2.20 allocation
- $1,100
Shelvingdefault
$1,200 new × 40% good × 2.20 allocation
- $4,800
Window coverings (22)default
$5,500 new × 40% good × 2.20 allocation
- $5,000
Carpet, vinyl & laminate (40% of floors)default
$5,600 new × 40% good × 2.20 allocation
- $7,300
Kitchen & laundry equipment plumbingdefault
$8,300 new × 40% good × 2.20 allocation
- $4,400
Kitchen, laundry & data equipment electricaldefault
$5,000 new × 40% good × 2.20 allocation
- $5,200
Appliances (microwave, dishwasher, refrigerator, washer, dryer)listing
$5,900 new × 40% good × 2.20 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $10,700
Paving: driveway & walks (paved)default
$9,700 new × 50% good × 2.20 allocation
- $5,100
Landscaping (minimal)listing
$4,700 new × 50% good × 2.20 allocation
- $10,800
Patioslisting
$9,900 new × 50% good × 2.20 allocation
- $2,400
Decks & porches (attached)default
$2,200 new × 50% good × 2.20 allocation
- $209,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$238,000 new × 40% good × 2.20 allocation
- $21,700
Building plumbing & fixturesdefault
$24,700 new × 40% good × 2.20 allocation
- $22,000
Building electrical & lightingdefault
$25,100 new × 40% good × 2.20 allocation
- $21,700
HVACdefault
$24,700 new × 40% good × 2.20 allocation
- $7,400
Hardwood & tile floorsdefault
$8,500 new × 40% good × 2.20 allocation
- $2,300
Fireplacelisting
$2,600 new × 40% good × 2.20 allocation
- $13,200
Septic systemlisting
$12,000 new × 50% good × 2.20 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $73,900 | $29,000 | $1,000 | $103,900 |
| 2 | $0 | $0 | $7,600 | $7,600 |
| 3 | $0 | $0 | $7,600 | $7,600 |
| 4 | $0 | $0 | $7,600 | $7,600 |
| 5 | $0 | $0 | $7,600 | $7,600 |
| 6+ | $0 | $0 | $266,200 | $266,200 |
| Total | $73,900 | $29,000 | $297,600 | $400,600 |
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 and Georgia 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.