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Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 15) + 0.75% investor premium

3152 Hatcher Top Rd

3152 Hatcher Top Rd

Sevierville, TN 37862

$670,000

2 bd · 2 ba · 1,664 sqft · Listed 1d ago

View on Realtor.com →
Negative cash flow

Year built

2002

Sqft

1,664

Lot sqft

22,216

HOA / mo

$113

Furnished

No

List date

2026-10-17T21:50:54.000000Z

Revenue

Annual revenue

$51,384

ADR

$222

Occupancy

63%

Cleaning fees (12 mo)

$10,017

Confidence

Med (60.84), 48 comps

Comp revenue range (p25 / median / p75)

$34,174$46,126$57,529

Median revenue of shown comps: $45,487

  • Summer Deals! Pool! Book Now! Private Hot Tub!

    Cabin · 2 bd · 2.5 ba · sleeps 6 · 207 ft

    Revenue $47,646ADR $186Occ ≈ 70%4.6★ (410)

    AirbnbVrbo

  • "What A Blessing" FreeWiFi,Arcade,Fishing & 2Pools

    Cabin · 2 bd · 2 ba · sleeps 6 · 259 ft

    Revenue $59,120ADR $263Occ ≈ 62%4.9★ (391)

    AirbnbVrbo

  • Private Mtn Retreat, Hot Tub, Pool Table, Views

    Cabin · 2 bd · 2 ba · sleeps 7 · 371 ft

    Revenue $66,798ADR $225Occ ≈ 81%4.8★ (244)

    AirbnbVrbo

  • Fall in the Smokies | Hot Tub & Mountain Views

    House · 2 bd · 2 ba · sleeps 6 · 512 ft

    Revenue $32,049ADR $219Occ ≈ 40%4.8★ (34)

    AirbnbVrbo

  • Secluded, Views, Games, Pool & Hot Tub

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.1 mi

    Revenue $58,057ADR $246Occ ≈ 65%5★ (136)

    AirbnbVrbo

  • Secluded, Family and Pet Friendly cabin

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.1 mi

    Revenue $39,807ADR $247Occ ≈ 44%5★ (211)

    AirbnbVrbo

  • Creeksong Hollow

    Vacation home · 2 bd · 2 ba · sleeps 6 · 0.1 mi

    Revenue $22,920ADR $2,477Occ ≈ 3%3★ (1)

    Booking

  • Bear Foot Boogie

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi

    Revenue $53,926ADR $251Occ ≈ 59%5★ (272)

    AirbnbVrbo

  • *Charming 2BD w/ Hot Tub + POOL Access! Near TOWN!

    Cabin · 2 bd · 2 ba · sleeps 8 · 0.2 mi

    Revenue $32,388ADR $198Occ ≈ 45%4.5★ (30)

    AirbnbVrbo

  • Anjo's Hideaway

    Cabin · 2 bd · 2 ba · sleeps 4 · 0.2 mi

    Revenue $33,397ADR $186Occ ≈ 49%4.7★ (130)

    AirbnbVrbo

Show 33 more

  • New Private 6 Acres, Creek, Hot Tub, Sleeps 8!

    Cabin · 2 bd · 2 ba · sleeps 8 · 0.2 mi

    Revenue $68,945ADR $253Occ ≈ 75%4.8★ (16)

    AirbnbVrbo

  • New! Spa Shower/Sauna/Fireplace Lounge/Hot Tub

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi

    Revenue $34,961ADR $329Occ ≈ 29%5★ (26)

    AirbnbVrbo

  • The Secluded Hideaway

    House · 2 bd · 2 ba · sleeps 6 · 0.2 mi

    Revenue $24,195ADR $274Occ ≈ 24%4.8★ (10)

    AirbnbVrbo

  • Secluded Chalet, Newly Updated, 4 person Hot Tub

    Chalet · 2 bd · 2 ba · sleeps 6 · 0.2 mi

    Revenue $41,143ADR $189Occ ≈ 60%4.9★ (184)

    AirbnbVrbo

  • Creekside Bungalow | Hot Tub, Sunroom + Private Su

    House · 2 bd · 2 ba · sleeps 6 · 0.2 mi

    Revenue $24,893ADR $233Occ ≈ 29%4.7★ (9)

    AirbnbVrbo

  • Secluded Hideaway - 2bed 2bath

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi

    Revenue $49,670ADR $236Occ ≈ 58%4.2★ (6)

    AirbnbVrboBooking

  • Stream Side Fall Getaway [5+ Days Discount!]

    Cabin · 2 bd · 2 ba · sleeps 8 · 0.2 mi

    Revenue $70,716ADR $301Occ ≈ 64%5★ (56)

    Airbnb

  • Creeksong Hollow: Hot tub, firepit, screened deck

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +5

    Revenue $23,919ADR $224Occ ≈ 29%4.5★ (92)

    AirbnbVrboBooking

  • NEW!-Indoor Pool! Game Room~Kids Welcome!

    Cabin · 2 bd · 2 ba · sleeps 8 · 0.3 mi

    Revenue $82,769ADR $412Occ ≈ 55%5★ (41)

    Airbnb

  • Modern Bungalow | Hot Tub, Fire Pit, Pet Friendly

    Cabin · 2 bd · 2 ba · sleeps 8 · 0.3 mi

    Revenue $80,473ADR $392Occ ≈ 56%5★ (3)

    Airbnb

  • 2BR cabin with wrap around deck and hot tub!

    Cabin · 2 bd · 2.5 ba · sleeps 6 · 0.3 mi

    Revenue $43,283ADR $333Occ ≈ 36%4.8★ (43)

    AirbnbVrbo

  • Resort Cabin with Private Hot Tub!

    Cabin · 2 bd · 2 ba · sleeps 4 · 0.3 mi

    Revenue $38,930ADR $175Occ ≈ 61%4.6★ (39)

    AirbnbBooking

  • LAZY DAYS Cabin 2Decks View HotTub Wifi Pool Gated

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi

    Revenue $65,457ADR $219Occ ≈ 82%4.8★ (482)

    AirbnbVrbo

  • Secluded Cabin in Wears Valley | Sleeps 6

    Cabin · 2 bd · 2 ba · sleeps 8 · 0.4 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +4

    Revenue $48,218ADR $258Occ ≈ 51%4.3★ (7)

    AirbnbVrbo

  • Spectacular Smoky Mountain Views

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi

    Revenue $74,783ADR $247Occ ≈ 83%4.9★ (396)

    AirbnbVrbo

  • Prime Views! Above & Beyond Pigeon Forge Cabin

    Cabin · 2 bd · 2 ba · sleeps 8 · 0.4 mi

    Revenue $48,875ADR $213Occ ≈ 63%4.7★ (119)

    AirbnbVrbo

  • Amazing Grace

    House · 2 bd · 2 ba · sleeps 4 · 0.4 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +7

    Revenue $50,526ADR $208Occ ≈ 67%4.7★ (363)

    AirbnbVrbo

  • Peaceful & Private! Hot Tub~Sleeps 8~Easy Roads

    Cabin · 2 bd · 2 ba · sleeps 8 · 0.4 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +5

    Revenue $52,244ADR $292Occ ≈ 49%5★ (153)

    AirbnbVrbo

  • Charming Private 2-bed Log Cabin Sleeps 8

    Vacation home · 2 bd · 2 ba · sleeps 8 · 0.4 mi

    Revenue $46,216ADR $255Occ ≈ 50%—

    Booking

  • Mountain Views-Hot Tub-Fireplace

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi

    Revenue $45,487ADR $232Occ ≈ 54%4.4★ (5)

    AirbnbVrbo

  • VIEW * Rustic MTN Retreat * POOL* Game room*

    Cabin · 2 bd · 2.5 ba · sleeps 6 · 0.5 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +5

    Revenue $51,487ADR $203Occ ≈ 69%5★ (49)

    Airbnb

  • Creekbend – Creek, Hot Tub, Fire Pit & Resort Fun

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.5 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +6

    Revenue $40,354ADR $294Occ ≈ 38%4.5★ (10)

    AirbnbVrboBooking

  • View * Rustic MTN Retreat * pool* Frisbee Golf *

    Cabin · 2 bd · 2.5 ba · sleeps 5 · 0.5 mi

    Revenue $37,799ADR $973Occ ≈ 11%4.8★ (390)

    Airbnb

  • Incredible Wooden Cabin with Game Room and Barbecue in Sevierville, Tennessee

    Cabin · 2 bd · 2 ba · sleeps 8 · 0.5 mi

    Revenue $29,564ADR $1,170Occ ≈ 7%—

    Booking

  • Mountain Moonshine by American Patriot Getaways

    Vacation home · 2 bd · 2 ba · sleeps 6 · 0.5 mi

    Revenue $61,121ADR $266Occ ≈ 63%—

    Booking

  • 2BR, hot tub, gated mountain community.

    Cabin · 2 bd · 2.5 ba · sleeps 8 · 0.6 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +5

    Revenue $33,912ADR $230Occ ≈ 40%4.6★ (42)

    AirbnbVrboBooking

  • Relaxing Creekside Cottage-Gameroom-FREE Tickets

    Chalet · 2 bd · 2 ba · sleeps 4 · 0.6 mi

    Revenue $15,483ADR $245Occ ≈ 17%4.6★ (40)

    AirbnbBooking

  • Beautiful 2 bedroom 2 bath log cabin with mountain views Pet Friendly

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.6 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +6

    Revenue $46,036ADR $196Occ ≈ 64%4.3★ (56)

    VrboBooking

  • Quite Cabin On Walden's Creek•15 Min PigeonForge

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.6 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +6

    Revenue $3,094ADR $162Occ ≈ 5%4.8★ (7)

    Airbnb

  • Bana's Place

    Vacation home · 2 bd · 2 ba · sleeps 4 · 0.6 mi

    Revenue $12,271ADR $327Occ ≈ 10%—

    Booking

  • Waterfront Creek Cabin 12 min Pigeon Forge Hot Tub

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.6 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +6

    Revenue $46,846ADR $196Occ ≈ 65%4.5★ (237)

    AirbnbVrbo

  • Bana's Place・Hot Tub・GameRoom・Creek View・Pets Welc

    Cabin · 2 bd · 2 ba · sleeps 4 · 0.6 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +4

    Revenue $11,871ADR $233Occ ≈ 14%4★ (3)

    AirbnbVrbo

  • Creekside•15 Min Pigeon Forge• Hot Tub• Pool Table

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.7 mi

    Revenue $43,882ADR $183Occ ≈ 66%4.8★ (76)

    Delisted

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

Financing
Management
Term

Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 15) + 0.75% investor premium

Est. revenue

$51,384

NOI

$25,742

Cash flow /mo

-$1,595

Cash needed

$216,300

Cash-on-cash

-8.8%

ROE (yr 1)

2.3%

Cap rate

3.8%

DSCR

0.57

Year-1 write-off

$170,757

Year-1 tax shield @ 32%

$54,642

Year-1 return on equity

  • Cash flow (annual)-$19,136
  • Principal paydown$4,074
  • Appreciation at%$20,100
ROE2.3%

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)$10,277
  • Platform fees (3% of revenue)$1,542
  • Maintenance / capex (5% of revenue)$2,569
  • Utilities & supplies$4,200
  • HOA$1,356
  • Property tax$1,678
  • Insurance (STR-rated)$4,020

Cash needed to close

  • Down payment (25%)$167,500
  • Closing costs (4.0%)$26,800
  • Furnishing (bought new)$22,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$54,642

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

$642,000

Short-life (5/15-yr)

$148,000 · 23%

Year-1 deduction

$171,000

Year-1 tax shield @ 32%

$55,000

Land 4% (county tax record, market value split) · building $493,000 over 39 years · new furniture $22,000

Based on: 1,664 sq ft, built 2002, 2 bd / 2 ba, unfurnished, listing features (hot tub, deck, game room, fireplace, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $111,000 in year 1 (14% short-life, $35,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$99,600

  • Kitchen cabinetsdefault

    $9,400 new × 40% good × 3.37 allocation

    $12,700

  • Kitchen countertopsdefault

    $7,700 new × 40% good × 3.37 allocation

    $10,400

  • Decorative trimdefault

    $2,900 new × 40% good × 3.37 allocation

    $3,900

  • Mirrorsdefault

    $300 new × 40% good × 3.37 allocation

    $400

  • Shelvingdefault

    $900 new × 40% good × 3.37 allocation

    $1,200

  • Window coverings (17)default

    $4,300 new × 40% good × 3.37 allocation

    $5,700

  • Kitchen & laundry equipment plumbingdefault

    $7,400 new × 52% good × 3.37 allocation

    $12,900

  • Kitchen, laundry & data equipment electricaldefault

    $4,400 new × 52% good × 3.37 allocation

    $7,800

  • Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing

    $7,700 new × 40% good × 3.37 allocation

    $10,400

  • Hot tub (freestanding)listing

    $9,000 new × 40% good × 3.37 allocation

    $12,100

  • Furniture bought newlisting

    $16,000 new × 100% good · bought separately

    $16,000

  • Game-room equipment bought newlisting

    $6,000 new × 100% good · bought separately

    $6,000
15-year land improvements$70,700

  • Paving: driveway & walks (paved)default

    $8,500 new × 50% good × 3.37 allocation

    $14,200

  • Landscaping (typical)default

    $8,100 new × 50% good × 3.37 allocation

    $13,700

  • Patiosdefault

    $1,600 new × 50% good × 3.37 allocation

    $2,800

  • Decks & porches (attached)listing

    $18,700 new × 50% good × 3.37 allocation

    $31,500

  • Gazebo / pergolalisting

    $5,000 new × 50% good × 3.37 allocation

    $8,400
Building, 39-year$493,400

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $180,600 new × 60% good × 3.37 allocation

    $365,000

  • Building plumbing & fixturesdefault

    $18,700 new × 52% good × 3.37 allocation

    $32,800

  • Building electrical & lightingdefault

    $18,400 new × 52% good × 3.37 allocation

    $32,200

  • HVACdefault

    $18,700 new × 40% good × 3.37 allocation

    $25,300

  • Hardwood & tile floorsdefault

    $10,700 new × 40% good × 3.37 allocation

    $14,400

  • Fireplacelisting

    $2,600 new × 40% good × 3.37 allocation

    $3,500

  • Septic systemlisting

    $12,000 new × 50% good × 3.37 allocation

    $20,200

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$99,600$70,700$500$170,800
2$0$0$12,700$12,700
3$0$0$12,700$12,700
4$0$0$12,700$12,700
5$0$0$12,700$12,700
6+$0$0$442,300$442,300
Total$99,600$70,700$493,400$663,600

The building's share of the price ($642,000) is 3.4x our depreciated replacement cost of the home ($190,000). 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.