3748 Ginseng Way
Sevierville, TN 37862
$449,000
2 bd · 2 ba · 1,536 sqft · Listed 1d ago
View on Realtor.com →Year built
2012
Sqft
1,536
Lot sqft
37,462
HOA / mo
$15
Furnished
No
List date
2026-10-10T16:01:11.000000Z
Revenue
Annual revenue
$51,893
ADR
$229
Occupancy
62%
Cleaning fees (12 mo)
$9,353
Confidence
Low (48.41), 45 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $40,122
Foothills Retreat
Cabin · 2 bd · 2 ba · sleeps 4 · 0.1 mi
Revenue $28,095ADR $175Occ ≈ 44%4.8★ (22)
Delisted
Romantic A-Frame • Sauna • Flat Roads
House · 2 bd · 2 ba · sleeps 6 · 0.1 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +2
Revenue $6,005ADR $193Occ ≈ 9%5★ (7)
FREE Tickets! Pet-Friendly-Fenced Yard-Pond nearby
Cabin · 2 bd · 2 ba · sleeps 6 · 0.1 mi
Revenue $38,881ADR $270Occ ≈ 39%5★ (59)
NEW! Windy Ridge 2-Bedroom Cabin with Pool and Mountain view - Pets Allowed
Cabin · 2 bd · 2 ba · sleeps 7 · 0.1 mi
Revenue $34,551ADR $262Occ ≈ 36%4.5★ (5)
Cant Wait to Hibernate
Vacation home · 2 bd · 2 ba · sleeps 8 · 0.2 mi
Revenue $12,733ADR $211Occ ≈ 17%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Higher Ground Cabin
| 2 bd · 2 ba · sleeps 6 | $29,378 | $189 | 43% | 4.8★ (123) | 230 ft | AirbnbVrboBooking |
Mountain Valley Hideaway: Game Loft, Hot Tub Cabin
| 2 bd · 2 ba · sleeps 6 | $102,185 | $347 | 81% | 4.4★ (13) | 322 ft | AirbnbVrbo |
A Windy Ridge: New listing Promo! Pets & Hot Tub! Cabin
| 2 bd · 2 ba · sleeps 7 | $28,187 | $339 | 23% | 4.3★ (3) | 413 ft | AirbnbVrboBooking |
Foothills Retreat Cabin | 2 bd · 2 ba · sleeps 4 | $28,095 | $175 | 44% | 4.8★ (22) | 0.1 mi | Delisted |
‘Firefly Cove’ - 3 Mi to Parkway & National Park! Cabin
| 2 bd · 2 ba · sleeps 4 | $40,532 | $190 | 58% | 5★ (198) | 0.1 mi | AirbnbVrboBooking |
Romantic A-Frame • Sauna • Flat Roads House
| 2 bd · 2 ba · sleeps 6 | $6,005 | $193 | 9% | 5★ (7) | 0.1 mi | Airbnb |
FREE Tickets! Pet-Friendly-Fenced Yard-Pond nearby Cabin | 2 bd · 2 ba · sleeps 6 | $38,881 | $270 | 39% | 5★ (59) | 0.1 mi | Airbnb |
NEW! Windy Ridge 2-Bedroom Cabin with Pool and Mountain view - Pets Allowed Cabin | 2 bd · 2 ba · sleeps 7 | $34,551 | $262 | 36% | 4.5★ (5) | 0.1 mi | Booking |
Can't Wait to Hibernate: Pet Friendly/Cozy Retreat Cabin
| 2 bd · 2 ba · sleeps 8 | $32,976 | $270 | 33% | 4.6★ (124) | 0.1 mi | AirbnbVrboBooking |
Cant Wait to Hibernate Vacation home | 2 bd · 2 ba · sleeps 8 | $12,733 | $211 | 17% | — | 0.2 mi | Booking |
Show 34 more
Wears Valley Cabin | Hot Tub + Fireplace + Pets OK
Cabin · 2 bd · 2 ba · sleeps 7 · 0.2 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +4
Revenue $1,179ADR $235Occ ≈ 1%—
A Dream Come True
Vacation home · 2 bd · 2 ba · sleeps 7 · 0.2 mi
Revenue $19,974ADR $1,221Occ ≈ 4%4.5★ (4)
Dream Come True: Pet Friendly & Free Tickets
Cabin · 2 bd · 2 ba · sleeps 7 · 0.2 mi
Revenue $34,227ADR $238Occ ≈ 39%4.7★ (86)
BEAUTIFUL SMOKY MOUNTAINS Peaceful and Secluded Peace of Heaven Cabin
Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $45,686ADR $223Occ ≈ 56%5★ (353)
Summer Wind (2-Bedroom Cabin) - Pets Allowed by RedAwning
Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $40,617ADR $288Occ ≈ 39%4.8★
Delisted
Woodsy Pigeon Forge Hideaway Private Hot Tub
Vacation home · 2 bd · 3 ba · sleeps 6 · 0.3 mi
Revenue $27,865ADR $282Occ ≈ 27%4.8★ (5)
Woodsy Pigeon Forge Hideaway: Private Hot Tub
Cabin · 2 bd · 2.5 ba · sleeps 6 · 0.3 mi
Revenue $46,846ADR $231Occ ≈ 56%5★ (39)
Wears Valley Escape | Hot Tub + Fire Pit + Dogs OK
Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $19,734ADR $215Occ ≈ 25%4.7★ (10)
A peaceful, tranquil retreat with king size beds in each rooms.
Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $12,836ADR $219Occ ≈ 16%5★ (176)
Delisted
Incredible Secluded Cabin in Sevierville, Tennessee
Cabin · 2 bd · 2 ba · sleeps 8 · 0.4 mi
Revenue $34,145ADR $626Occ ≈ 15%—
Roundtop Mountain Ridge
Vacation home · 2 bd · 2 ba · sleeps 8 · 0.4 mi
Revenue $22,632ADR $621Occ ≈ 10%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Cozy Bear Lodge! Game Rm, Hot Tub, Fishing! Cabin
| 2 bd · 2 ba · sleeps 6 | $65,667 | $266 | 68% | 5★ (120) | 0.2 mi | AirbnbVrbo |
Wears Valley Cabin | Hot Tub + Fireplace + Pets OK Cabin
| 2 bd · 2 ba · sleeps 7 | $1,179 | $235 | 1% | — | 0.2 mi | Airbnb |
A Dream Come True Vacation home | 2 bd · 2 ba · sleeps 7 | $19,974 | $1,221 | 4% | 4.5★ (4) | 0.2 mi | Booking |
Huge Game Room/Great for 1-2 Families/Hot Tub/Pool Cabin
| 2 bd · 2 ba · sleeps 8 | $70,759 | $346 | 56% | 4.9★ (109) | 0.2 mi | AirbnbVrbo |
Hot Tub Cabin | 2 King Suites | Fire Pit Cabin
| 2 bd · 2 ba · sleeps 6 | $41,236 | $258 | 44% | 4.9★ (45) | 0.2 mi | AirbnbVrbo |
COZY + Secluded Cabin in the Trees . Pet Friendly! Cabin
| 2 bd · 2 ba · sleeps 6 | $39,711 | $221 | 49% | 4.8★ (95) | 0.2 mi | AirbnbVrbo |
Dream Come True: Pet Friendly & Free Tickets Cabin | 2 bd · 2 ba · sleeps 7 | $34,227 | $238 | 39% | 4.7★ (86) | 0.2 mi | Airbnb |
Best Views • Indoor Pool • Hot Tub • Romance Cabin | 2 bd · 2.5 ba · sleeps 4 | $59,230 | $428 | 38% | 5★ (26) | 0.2 mi | AirbnbBooking |
2 BR-Outdoor Fire pit-Game Room-Hot Tub Cabin
| 2 bd · 2 ba · sleeps 8 | $31,592 | $235 | 37% | 4.5★ (6) | 0.3 mi | AirbnbVrbo |
Great Escapes cabin gives all the comforts of home Cabin | 2 bd · 2 ba · sleeps 4 | $42,609 | $209 | 56% | 4.5★ (120) | 0.3 mi | AirbnbBooking |
Charming Cabin Retreat • Pet-Friendly & Trails Cabin
| 2 bd · 2 ba · sleeps 6 | $51,981 | $264 | 54% | 5★ (87) | 0.3 mi | AirbnbVrboBooking |
Cozy Cabin w/Convenience; Nature, Game Rm, FirePit Cabin
| 2 bd · 2 ba · sleeps 6 | $33,993 | $245 | 38% | 5★ (47) | 0.3 mi | AirbnbVrbo |
Hawk's Mountain View- Your Smoky Mountain Retreat Cabin
| 2 bd · 2 ba · sleeps 6 | $76,996 | $250 | 84% | 5★ (159) | 0.3 mi | AirbnbVrbo |
Timber Lodge WiFi video games Cabin | 2 bd · 2 ba · sleeps 8 | $50,922 | $153 | 91% | 4.8★ (115) | 0.3 mi | AirbnbBooking |
BEAUTIFUL SMOKY MOUNTAINS Peaceful and Secluded Peace of Heaven Cabin Cabin
| 2 bd · 2 ba · sleeps 6 | $45,686 | $223 | 56% | 5★ (353) | 0.3 mi | Vrbo |
Summer Wind (2-Bedroom Cabin) - Pets Allowed by RedAwning Cabin | 2 bd · 2 ba · sleeps 6 | $40,617 | $288 | 39% | 4.8★ | 0.3 mi | Delisted |
Woodsy Pigeon Forge Hideaway Private Hot Tub Vacation home | 2 bd · 3 ba · sleeps 6 | $27,865 | $282 | 27% | 4.8★ (5) | 0.3 mi | Booking |
Woodsy Pigeon Forge Hideaway: Private Hot Tub Cabin | 2 bd · 2.5 ba · sleeps 6 | $46,846 | $231 | 56% | 5★ (39) | 0.3 mi | Airbnb |
Beautiful, Private, Country Bear Retreat, Hot Tub Cabin
| 2 bd · 2.5 ba · sleeps 6 | $19,096 | $245 | 21% | 4.9★ (30) | 0.3 mi | AirbnbVrbo |
Hootin' Holler - Easy Access To All The Smoky Moun Cabin
| 2 bd · 2 ba · sleeps 6 | $46,403 | $192 | 66% | 4.6★ (43) | 0.4 mi | AirbnbVrbo |
Wears Valley Escape | Hot Tub + Fire Pit + Dogs OK Cabin
| 2 bd · 2 ba · sleeps 6 | $19,734 | $215 | 25% | 4.7★ (10) | 0.4 mi | Airbnb |
Next to the Park, Pigeon Forge w/Hot Tub MTN Views Cabin
| 2 bd · 2 ba · sleeps 7 | $48,369 | $231 | 57% | 4.7★ (135) | 0.4 mi | AirbnbVrbo |
Heaven's Hideaway-2 King Suites/Hot Tub/Pet Friend Cabin
| 2 bd · 2 ba · sleeps 6 | $54,993 | $229 | 66% | 4.9★ (34) | 0.4 mi | AirbnbVrbo |
Sweet Serenity - Cabin Cabin
| 2 bd · 2 ba · sleeps 6 | $59,759 | $205 | 80% | 4.9★ (53) | 0.4 mi | AirbnbVrbo |
A peaceful, tranquil retreat with king size beds in each rooms. Cabin | 2 bd · 2 ba · sleeps 6 | $12,836 | $219 | 16% | 5★ (176) | 0.4 mi | Delisted |
Incredible Secluded Cabin in Sevierville, Tennessee Cabin | 2 bd · 2 ba · sleeps 8 | $34,145 | $626 | 15% | — | 0.4 mi | Booking |
Roundtop Mountain Ridge Vacation home | 2 bd · 2 ba · sleeps 8 | $22,632 | $621 | 10% | — | 0.4 mi | Booking |
Killer Mtn Sunset Views | Hot Tub | Modern, Cozy! Cabin
| 2 bd · 2 ba · sleeps 7 | $96,606 | $341 | 78% | 5★ (320) | 0.5 mi | AirbnbVrbo |
Cabin of Many Cabin- Hot Tub, Mtn Views, WIFI Cabin
| 2 bd · 3 ba · sleeps 8 | $63,991 | $293 | 60% | 4.8★ (29) | 0.5 mi | AirbnbVrboBooking |
Mountain Views | Dog-Friendly & Fully Fenced Yard Cabin
| 2 bd · 2 ba · sleeps 6 | $60,248 | $258 | 64% | 4.8★ (202) | 0.5 mi | AirbnbVrbo |
Summer Wind:Pet Friendly & Free Attraction Tickets Cabin | 2 bd · 2 ba · sleeps 6 | $55,749 | $236 | 65% | 4.8★ (19) | 0.5 mi | AirbnbBooking |
Sunset Meadows In Wears Valley Cabin
| 2 bd · 2.5 ba · sleeps 8 | $39,475 | $197 | 55% | 4.9★ (39) | 0.5 mi | AirbnbVrbo |
Stunning Mtn Views! Modern, Cozy, Hot Tub, Arcade Cabin
| 2 bd · 2.5 ba · sleeps 8 | $60,277 | $303 | 55% | 5★ (164) | 0.5 mi | AirbnbVrbo |
Fall Deals! Mountain Views! Hot Tub*Fireplace House
| 2 bd · 1 ba · sleeps 4 | $38,821 | $161 | 66% | 4.8★ (75) | 0.5 mi | AirbnbVrbo |
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
$51,893
NOI
$29,642
Cash flow /mo
$2,470
Cash needed
$482,960
Cash-on-cash (all cash)
6.1%
ROE (yr 1)
8.9%
Cap rate
6.6%
DSCR
—
Year-1 write-off
$96,346
Year-1 tax shield @ 32%
$30,831
Year-1 return on equity
- Cash flow (annual)$29,642
- Principal paydown (n/a, cash)$0
- Appreciation at%$13,470
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)$10,379
- Platform fees (3% of revenue)$1,557
- Maintenance / capex (5% of revenue)$2,595
- Utilities & supplies$4,200
- HOA$180
- Property tax$647
- Insurance (STR-rated)$2,694
Cash needed to close
- Purchase price (all cash)$449,000
- Closing costs (4.0%)$17,960
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$30,831
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
$386,000
Short-life (5/15-yr)
$80,000 · 21%
Year-1 deduction
$96,000
Year-1 tax shield @ 32%
$31,000
Land 14% (county tax record, market value split) · building $306,000 over 39 years · new furniture $16,000
Based on: 1,536 sq ft, built 2012, 2 bd / 2 ba, unfurnished, listing features (deck, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $64,000 in year 1 (12% short-life, $20,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,500
Kitchen cabinetsdefault
$9,200 new × 44% good × 1.85 allocation
- $6,100
Kitchen countertopsdefault
$7,500 new × 44% good × 1.85 allocation
- $2,200
Decorative trimdefault
$2,700 new × 44% good × 1.85 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 1.85 allocation
- $700
Shelvingdefault
$900 new × 44% good × 1.85 allocation
- $2,800
Window coverings (15)default
$3,800 new × 40% good × 1.85 allocation
- $7,300
Carpet, vinyl & laminate (100% of floors)listing
$9,900 new × 40% good × 1.85 allocation
- $9,500
Kitchen & laundry equipment plumbingdefault
$7,100 new × 72% good × 1.85 allocation
- $5,800
Kitchen, laundry & data equipment electricaldefault
$4,300 new × 72% good × 1.85 allocation
- $5,700
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 1.85 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $7,500
Paving: driveway & walks (paved)default
$8,100 new × 50% good × 1.85 allocation
- $7,200
Landscaping (typical)default
$7,800 new × 50% good × 1.85 allocation
- $1,400
Patiosdefault
$1,500 new × 50% good × 1.85 allocation
- $16,000
Decks & porches (attached)listing
$17,300 new × 50% good × 1.85 allocation
- $236,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$166,600 new × 77% good × 1.85 allocation
- $23,000
Building plumbing & fixturesdefault
$17,300 new × 72% good × 1.85 allocation
- $22,300
Building electrical & lightingdefault
$16,700 new × 72% good × 1.85 allocation
- $12,800
HVACdefault
$17,300 new × 40% good × 1.85 allocation
- $11,100
Septic systemlisting
$12,000 new × 50% good × 1.85 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $63,800 | $32,200 | $300 | $96,300 |
| 2 | $0 | $0 | $7,800 | $7,800 |
| 3 | $0 | $0 | $7,800 | $7,800 |
| 4 | $0 | $0 | $7,800 | $7,800 |
| 5 | $0 | $0 | $7,800 | $7,800 |
| 6+ | $0 | $0 | $274,400 | $274,400 |
| Total | $63,800 | $32,200 | $306,100 | $402,100 |
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.