2882 Boyds Creek Hwy
Sevierville, TN 37876
$650,000
2 bd · 2 ba · 1,824 sqft · Listed 49d ago
View on Realtor.com →Year built
1973
Sqft
1,824
Lot sqft
188,615
HOA / mo
None
Furnished
No
List date
2026-09-24T13:51:54.000000Z
Revenue
Annual revenue
$46,402
ADR
$216
Occupancy
59%
Cleaning fees (12 mo)
$10,471
Confidence
Low (48.02), 50 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $41,933
1840 Victorian Magic Mansion Smokies Titanic suite
House · 2 bd · 1 ba · sleeps 4 · 0.7 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $12,805ADR $268Occ ≈ 13%5★ (2)
Next Frontier Cabin-2 Master BR, Hot Tub-Balconies
Cabin · 2 bd · 2 ba · sleeps 8 · 1.5 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $27,814ADR $250Occ ≈ 30%5★ (22)
Mountain Views! Hot Tub•Fireplace•Game Loft•Cozy!
Cabin · 2 bd · 2 ba · sleeps 8 · 1.5 mi
- Hot tub
- Pool
- A/C
- Free parking
- +6
Revenue $60,923ADR $253Occ ≈ 66%5★ (212)
Enjoy Mountain View’s while being close to town. 100% 5 star reviews.
Cabin · 2 bd · 2 ba · sleeps 6 · 1.5 mi
Revenue $15,826ADR $299Occ ≈ 15%5★ (27)
Delisted
2 Bedroom w/Tickets to Dollywood, Pigeon Forge, Wood burning fire,Resort Pool
Cabin · 2 bd · 2 ba · sleeps 4 · 1.5 mi
Revenue $4,900ADR $169Occ ≈ 8%—
Delisted
*Luxurious 2BD w/ Hot Tub! Fireplace + Near TOWN!*
Cabin · 2 bd · 2.5 ba · sleeps 8 · 1.6 mi
Revenue $53,380ADR $248Occ ≈ 59%5★ (19)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
1840 Victorian Magic Mansion Smokies Titanic suite House
| 2 bd · 1 ba · sleeps 4 | $12,805 | $268 | 13% | 5★ (2) | 0.7 mi | Airbnb |
Sweet Serenity Retreat: Sweet Escapes Await Cabin
| 2 bd · 2 ba · sleeps 8 | $5,461 | $312 | 5% | — | 1.5 mi | AirbnbVrboBooking |
American Eagle - Soak in the Hot Tub Among Trees Cabin
| 2 bd · 2 ba · sleeps 7 | $49,900 | $246 | 56% | 4.4★ (41) | 1.5 mi | AirbnbVrboBooking |
Next Frontier Cabin-2 Master BR, Hot Tub-Balconies Cabin
| 2 bd · 2 ba · sleeps 8 | $27,814 | $250 | 30% | 5★ (22) | 1.5 mi | Airbnb |
Eagles Roost: Stunning Smoky Mountain Views House
| 2 bd · 2 ba · sleeps 6 | $13,692 | $250 | 15% | 4.9★ (10) | 1.5 mi | AirbnbVrbo |
Gorgeous Smoky Mtn VIEWS! HOT TUB Cabin
| 2 bd · 2 ba · sleeps 8 | $35,130 | $237 | 41% | 4.8★ (106) | 1.5 mi | AirbnbVrboBooking |
Mountain Views! Hot Tub•Fireplace•Game Loft•Cozy! Cabin
| 2 bd · 2 ba · sleeps 8 | $60,923 | $253 | 66% | 5★ (212) | 1.5 mi | Airbnb |
Enjoy Mountain View’s while being close to town. 100% 5 star reviews. Cabin | 2 bd · 2 ba · sleeps 6 | $15,826 | $299 | 15% | 5★ (27) | 1.5 mi | Delisted |
2 Bedroom w/Tickets to Dollywood, Pigeon Forge, Wood burning fire,Resort Pool Cabin | 2 bd · 2 ba · sleeps 4 | $4,900 | $169 | 8% | — | 1.5 mi | Delisted |
*Luxurious 2BD w/ Hot Tub! Fireplace + Near TOWN!* Cabin | 2 bd · 2.5 ba · sleeps 8 | $53,380 | $248 | 59% | 5★ (19) | 1.6 mi | Airbnb |
Show 33 more
Newly Built 2bed 3bath Cabin w Stunning Mountain Views
Vacation home · 2 bd · 3 ba · sleeps 4 · 1.6 mi
Revenue $58,487ADR $283Occ ≈ 57%—
Newly Built 2/3!Hottub+10min to Buccees/SoakyMtn!
Cabin · 2 bd · 3 ba · sleeps 8 · 1.6 mi
Revenue $26,543ADR $203Occ ≈ 36%5★ (87)
Bearly Breezin
Cabin · 2 bd · 2 ba · sleeps 6 · 1.6 mi
Revenue $76,556ADR $275Occ ≈ 76%—
Delisted
Frontier Cabin - 2 Primary BR, Balconies, Hot Tub!
Cabin · 2 bd · 3 ba · sleeps 8 · 1.6 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $51,424ADR $226Occ ≈ 62%5★ (34)
The Cabin at Eagle Feather
Cabin · 2 bd · 2 ba · sleeps 6 · 1.6 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $9,978ADR $214Occ ≈ 13%—
Spacious 2BD + Loft Cabin | Hot Tub + POOL Access!
Cabin · 2 bd · 2 ba · sleeps 8 · 1.6 mi
Revenue $29,044ADR $288Occ ≈ 28%5★ (3)
Delisted
Mooseberry Ridge✅️2 Mstr Bdrm suites**Fast WIFI**Game Rm**Hot-Tub**Seasonal Pool
Cabin · 2 bd · 2 ba · sleeps 6 · 1.7 mi
- Hot tub
- Pool
- A/C
- Free parking
- +6
Revenue $58,921ADR $230Occ ≈ 70%5★ (181)
Eagles Hangout by Avada Properties
Vacation home · 2 bd · 2 ba · sleeps 8 · 1.7 mi
Revenue $49,893ADR $217Occ ≈ 63%—
Chic 2br Cabin - Netflix, Hot Tub, Pool!
Cabin · 2 bd · 2 ba · sleeps 6 · 1.7 mi
Revenue $46,921ADR $174Occ ≈ 74%4.9★ (183)
Family-friendly ;Avg. nightly rate $99; 5 miles from Soaky Mtn. Waterpark
Cabin · 2 bd · 2 ba · sleeps 6 · 1.8 mi
- Hot tub
- Pool
- A/C
- Free parking
- +6
Revenue $37,712ADR $193Occ ≈ 54%4.9★ (249)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Newly Built 2bed 3bath Cabin w Stunning Mountain Views Vacation home | 2 bd · 3 ba · sleeps 4 | $58,487 | $283 | 57% | — | 1.6 mi | Booking |
Newly Built 2/3!Hottub+10min to Buccees/SoakyMtn! Cabin | 2 bd · 3 ba · sleeps 8 | $26,543 | $203 | 36% | 5★ (87) | 1.6 mi | Airbnb |
On Top of Ole Smoky: Beautiful View Community Pool Cabin
| 2 bd · 2 ba · sleeps 8 | $22,023 | $278 | 22% | 3.2★ (4) | 1.6 mi | AirbnbVrbo |
Old Glory by Bear Camp Cabin
| 2 bd · 2 ba · sleeps 6 | $50,208 | $229 | 60% | 4.7★ (37) | 1.6 mi | AirbnbVrboBooking |
Bearly Breezin Cabin | 2 bd · 2 ba · sleeps 6 | $76,556 | $275 | 76% | — | 1.6 mi | Delisted |
Cozy Smoky Mtn Cabin • Hot Tub, Arcade, Near PF Cabin
| 2 bd · 2 ba · sleeps 8 | $55,360 | $254 | 60% | 4.8★ (136) | 1.6 mi | AirbnbVrbo |
Frontier Cabin - 2 Primary BR, Balconies, Hot Tub! Cabin
| 2 bd · 3 ba · sleeps 8 | $51,424 | $226 | 62% | 5★ (34) | 1.6 mi | Airbnb |
Putt Putt, Air Hockey, Laser Tag, Arcades, Hot Tub Cabin
| 2 bd · 2 ba · sleeps 6 | $62,811 | $243 | 71% | 5★ (112) | 1.6 mi | AirbnbVrboBooking |
The Cabin at Eagle Feather Cabin
| 2 bd · 2 ba · sleeps 6 | $9,978 | $214 | 13% | — | 1.6 mi | Airbnb |
Smokey Mountain Get Away Eagle's Escape Cabin
| 2 bd · 2 ba · sleeps 6 | $31,270 | $191 | 45% | 4.8★ (36) | 1.6 mi | AirbnbVrbo |
Charming Home | River Front | Hot Tub | Game Room Apartment
| 2 bd · 2 ba · sleeps 8 | $29,727 | $181 | 45% | 4.8★ (64) | 1.6 mi | AirbnbVrbo |
Spacious 2BD + Loft Cabin | Hot Tub + POOL Access! Cabin | 2 bd · 2 ba · sleeps 8 | $29,044 | $288 | 28% | 5★ (3) | 1.6 mi | Delisted |
Stunning 2/2,Hot Tub, Sauna, Cold Plunge, Pool Cabin
| 2 bd · 2 ba · sleeps 4 | $41,444 | $184 | 62% | 4.8★ (226) | 1.7 mi | AirbnbVrbo |
2BR, Hot Tub, Covered Porch. Cabin
| 2 bd · 3 ba · sleeps 8 | $13,176 | $267 | 14% | 5★ (3) | 1.7 mi | AirbnbVrboBooking |
Manaaki - The Happy Cabin Cabin
| 2 bd · 2 ba · sleeps 4 | $25,370 | $212 | 33% | 4.9★ (159) | 1.7 mi | AirbnbVrbo |
Manaaki - the Happy Cabin Cabin | 2 bd · 2 ba · sleeps 4 | $33,252 | $287 | 32% | — | 1.7 mi | AirbnbBooking |
Keaton's Cozy Cabin: Resort Pool, Private Hot Tub Cabin
| 2 bd · 2 ba · sleeps 6 | $22,236 | $265 | 23% | — | 1.7 mi | AirbnbVrbo |
Mooseberry Ridge✅️2 Mstr Bdrm suites**Fast WIFI**Game Rm**Hot-Tub**Seasonal Pool Cabin
| 2 bd · 2 ba · sleeps 6 | $58,921 | $230 | 70% | 5★ (181) | 1.7 mi | Vrbo |
Eagle's Hangout | Game Room & Hot Tub Near Town Cabin
| 2 bd · 2 ba · sleeps 8 | $53,665 | $242 | 61% | 5★ (319) | 1.7 mi | AirbnbVrbo |
Eagles Hangout by Avada Properties Vacation home | 2 bd · 2 ba · sleeps 8 | $49,893 | $217 | 63% | — | 1.7 mi | Booking |
Honeymoon+Adult Play & Spa Loft+HotTub+Sauna+View Cabin
| 2 bd · 2 ba · sleeps 4 | $72,069 | $305 | 65% | 5★ (247) | 1.7 mi | AirbnbVrbo |
Sauna,Cold Plunge,Hot Tub,Free Tickets,Resort Pool Cabin
| 2 bd · 2 ba · sleeps 4 | $34,125 | $296 | 32% | 5★ (2) | 1.7 mi | AirbnbBooking |
Great Reviews! New Cabin in a Beautiful Area! Cabin
| 2 bd · 2 ba · sleeps 6 | $49,420 | $174 | 78% | 4.8★ (286) | 1.7 mi | AirbnbVrbo |
Smoky Mountain High Getaway Cabin
| 2 bd · 2 ba · sleeps 8 | $41,933 | $238 | 48% | 4.9★ (114) | 1.7 mi | AirbnbVrbo |
Chic 2br Cabin - Netflix, Hot Tub, Pool! Cabin | 2 bd · 2 ba · sleeps 6 | $46,921 | $174 | 74% | 4.9★ (183) | 1.7 mi | Airbnb |
Brand New Sunset Cabin with Hot Tub! Amazing View! Cabin
| 2 bd · 2.5 ba · sleeps 8 | $98,757 | $292 | 93% | 5★ (121) | 1.8 mi | AirbnbVrbo |
Hot Tub, Game Loft, Easy Roads & More Cabin
| 2 bd · 2 ba · sleeps 8 | $55,026 | $254 | 59% | 5★ (263) | 1.8 mi | AirbnbVrbo |
Homey Sevierville Cabin w/ Deck Near Pigeon Forge! Cabin
| 2 bd · 2 ba · sleeps 8 | $29,029 | $225 | 35% | 4.7★ (165) | 1.8 mi | AirbnbVrboBooking |
Family-friendly ;Avg. nightly rate $99; 5 miles from Soaky Mtn. Waterpark Cabin
| 2 bd · 2 ba · sleeps 6 | $37,712 | $193 | 54% | 4.9★ (249) | 1.8 mi | Vrbo |
Quiet location! Fall Specials- Hot Tub-Pool Table Cabin
| 2 bd · 2 ba · sleeps 8 | $58,588 | $277 | 58% | 5★ (228) | 1.8 mi | AirbnbVrbo |
Wanderlust - Sip & Soak in the Fresh Mountain Air House
| 2 bd · 2 ba · sleeps 4 | $55,640 | $251 | 61% | 4.2★ (13) | 1.8 mi | AirbnbVrboBooking |
King Beds, Secluded Deck, Hot Tub, Outdoor Pool Cabin
| 2 bd · 2 ba · sleeps 8 | $46,119 | $211 | 60% | 4.8★ (205) | 1.8 mi | AirbnbVrbo |
Cabin for 7 w/ Private Hot Tub & Pool Table House
| 2 bd · 2 ba · sleeps 7 | $44,040 | $229 | 53% | 4.8★ (21) | 1.8 mi | AirbnbVrboBooking |
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 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium
Est. revenue
$46,402
NOI
$24,573
Cash flow /mo
-$1,506
Cash needed
$204,500
Cash-on-cash
-8.8%
ROE (yr 1)
2.7%
Cap rate
3.8%
DSCR
0.58
Year-1 write-off
$102,443
Year-1 tax shield @ 32%
$32,782
Year-1 return on equity
- Cash flow (annual)-$18,067
- Principal paydown$4,129
- Appreciation at%$19,500
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)$9,280
- Platform fees (3% of revenue)$1,392
- Maintenance / capex (5% of revenue)$2,320
- Utilities & supplies$4,200
- HOA$0
- Property tax$736
- Insurance (STR-rated)$3,900
Cash needed to close
- Down payment (25%)$162,500
- Closing costs (4.0%)$26,000
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$32,782
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
$337,000
Short-life (5/15-yr)
$86,000 · 25%
Year-1 deduction
$102,000
Year-1 tax shield @ 32%
$33,000
Land 48% (county tax record, market value split) · building $251,000 over 39 years · new furniture $16,000
Based on: 1,824 sq ft, built 1973, 2 bd / 2 ba, unfurnished, listing features (deck, septic, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $60,000 in year 1 (13% short-life, $19,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,700
Kitchen cabinetsdefault
$9,800 new × 40% good × 2.23 allocation
- $7,100
Kitchen countertopsdefault
$8,000 new × 40% good × 2.23 allocation
- $2,800
Decorative trimdefault
$3,200 new × 40% good × 2.23 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.23 allocation
- $800
Shelvingdefault
$900 new × 40% good × 2.23 allocation
- $4,000
Window coverings (18)default
$4,500 new × 40% good × 2.23 allocation
- $4,200
Carpet, vinyl & laminate (40% of floors)default
$4,700 new × 40% good × 2.23 allocation
- $6,800
Kitchen & laundry equipment plumbingdefault
$7,600 new × 40% good × 2.23 allocation
- $4,100
Kitchen, laundry & data equipment electricaldefault
$4,600 new × 40% good × 2.23 allocation
- $7,200
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.23 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $9,900
Paving: driveway & walks (paved)default
$8,900 new × 50% good × 2.23 allocation
- $4,700
Landscaping (minimal)listing
$4,300 new × 50% good × 2.23 allocation
- $2,000
Patiosdefault
$1,800 new × 50% good × 2.23 allocation
- $22,900
Decks & porches (attached)listing
$20,500 new × 50% good × 2.23 allocation
- $176,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$198,100 new × 40% good × 2.23 allocation
- $18,300
Building plumbing & fixturesdefault
$20,500 new × 40% good × 2.23 allocation
- $18,200
Building electrical & lightingdefault
$20,400 new × 40% good × 2.23 allocation
- $18,300
HVACdefault
$20,500 new × 40% good × 2.23 allocation
- $6,300
Hardwood & tile floorsdefault
$7,000 new × 40% good × 2.23 allocation
- $13,400
Septic systemlisting
$12,000 new × 50% good × 2.23 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $62,100 | $39,500 | $800 | $102,400 |
| 2 | $0 | $0 | $6,400 | $6,400 |
| 3 | $0 | $0 | $6,400 | $6,400 |
| 4 | $0 | $0 | $6,400 | $6,400 |
| 5 | $0 | $0 | $6,400 | $6,400 |
| 6+ | $0 | $0 | $224,600 | $224,600 |
| Total | $62,100 | $39,500 | $251,100 | $352,800 |
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.