3846 Newport Hwy
Sevierville, TN 37876
$449,900
3 bd · 2 ba · 1,428 sqft · Listed 4d ago
View on Realtor.com →Year built
2026
Sqft
1,428
Lot sqft
26,572
HOA / mo
$0
Furnished
No
List date
2026-11-08T01:41:08.000000Z
Revenue
Annual revenue
$44,386
ADR
$190
Occupancy
64%
Cleaning fees (12 mo)
$7,268
Confidence
Low (37.34), 30 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $33,002
Cozy 3BR Lake Access w/ Sauna+Hottub+Firepit+Yard!
Cabin · 3 bd · 3 ba · sleeps 10 · 1.5 mi
Revenue $15,134ADR $266Occ ≈ 16%4.9★ (33)
La Maison Rouge - Your 3 BR Getaway in the Smokies
House · 3 bd · 2 ba · sleeps 10 · 1.5 mi
Revenue $13,579ADR $186Occ ≈ 20%4.8★ (64)
Lakeview Cabin, Hot Tub, Game Rm
Cabin · 3 bd · 2 ba · sleeps 8 · 1.6 mi
Revenue $56,108ADR $243Occ ≈ 63%4.6★ (62)
Rustic Elegance: Hot Tub, Grill & Deck w/ Views
Cabin · 3 bd · 2 ba · sleeps 8 · 1.6 mi
Revenue $45,622ADR $202Occ ≈ 62%4.5★ (45)
Pine Ridge Retreat w Hot Tub Grill Games More
Vacation home · 3 bd · 2 ba · sleeps 8 · 1.7 mi
Revenue $47,604ADR $183Occ ≈ 71%5★ (2)
Charming Cabin | Hot Tub • Arcade • Fast WiFi
Cabin · 3 bd · 2 ba · sleeps 10 · 1.7 mi
Revenue $57,937ADR $258Occ ≈ 62%4.9★ (31)
Lakeview Cabin, Hot Tub, Game Rm
Vacation home · 3 bd · 2 ba · sleeps 8 · 1.7 mi
Revenue $52,644ADR $225Occ ≈ 64%5★ (4)
Chalet Amelia Lake View HotTub Fireplace Arcade
Vacation home · 3 bd · 2 ba · sleeps 9 · 1.7 mi
Revenue $58,174ADR $269Occ ≈ 59%4.7★ (4)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Cozy 3BR Lake Access w/ Sauna+Hottub+Firepit+Yard! Cabin | 3 bd · 3 ba · sleeps 10 | $15,134 | $266 | 16% | 4.9★ (33) | 1.5 mi | Airbnb |
La Maison Rouge - Your 3 BR Getaway in the Smokies House | 3 bd · 2 ba · sleeps 10 | $13,579 | $186 | 20% | 4.8★ (64) | 1.5 mi | Airbnb |
Lakeview Cabin, Hot Tub, Game Rm Cabin | 3 bd · 2 ba · sleeps 8 | $56,108 | $243 | 63% | 4.6★ (62) | 1.6 mi | Airbnb |
Rustic Elegance: Hot Tub, Grill & Deck w/ Views Cabin | 3 bd · 2 ba · sleeps 8 | $45,622 | $202 | 62% | 4.5★ (45) | 1.6 mi | Airbnb |
Pine Ridge Retreat w Hot Tub Grill Games More Vacation home | 3 bd · 2 ba · sleeps 8 | $47,604 | $183 | 71% | 5★ (2) | 1.7 mi | Booking |
Charming Cabin | Hot Tub • Arcade • Fast WiFi Cabin | 3 bd · 2 ba · sleeps 10 | $57,937 | $258 | 62% | 4.9★ (31) | 1.7 mi | Airbnb |
Relaxing 2BR Retreat Near Douglass Lake House
| 3 bd · 2 ba · sleeps 8 | $3,211 | $309 | 3% | 3.6★ (3) | 1.7 mi | AirbnbVrbo |
Lakeview Cabin, Hot Tub, Game Rm Vacation home | 3 bd · 2 ba · sleeps 8 | $52,644 | $225 | 64% | 5★ (4) | 1.7 mi | Booking |
Serene Cabin w/ Hot Tub & Mountain-Lake Views Cabin | 3 bd · 2 ba · sleeps 10 | $55,134 | $307 | 49% | 4.9★ (20) | 1.7 mi | AirbnbBooking |
Chalet Amelia Lake View HotTub Fireplace Arcade Vacation home | 3 bd · 2 ba · sleeps 9 | $58,174 | $269 | 59% | 4.7★ (4) | 1.7 mi | Booking |
Show 18 more
Smoky Mtn Game Haven Overlooking Douglas Lake 3-Bdrm Cabin w/Hot Tub Sevierville
Cabin · 3 bd · 2 ba · sleeps 10 · 1.7 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $592ADR $272Occ ≈ 1%5★ (1)
Pet-friendly Log Cabin with Hot Tub + Fire Pit
Cabin · 3 bd · 2 ba · sleeps 8 · 1.7 mi
Revenue $42,550ADR $200Occ ≈ 58%4.7★ (52)
Southern Charm, beautiful cabin close to Pigeon Forge and Gatlinburg
Cabin · 3 bd · 2 ba · sleeps 8 · 1.8 mi
- Hot tub
- A/C
- Free parking
- Kitchen
- +2
Revenue $26,384ADR $156Occ ≈ 46%4.9★ (114)
80 Acre Retreat @ White Chapel Farms
Farm stay · 3 bd · 2 ba · sleeps 8 · 1.9 mi
Revenue $20,303ADR $281Occ ≈ 20%5★ (1)
Delisted
180° Smoky Views | Private 80-Acre Retreat
Cabin · 3 bd · 2 ba · sleeps 8 · 1.9 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $1,558ADR $133Occ ≈ 3%—
Cedar Creeks by American Patriot Getaways
Vacation home · 3 bd · 3 ba · sleeps 6 · 2.0 mi
Revenue $96,405ADR $369Occ ≈ 72%—
Historic Farmhouse near Dollywood |Pet-Friendly
House · 3 bd · 2 ba · sleeps 8 · 2.1 mi
- Free parking
- Pets OK
- Wifi
- Kitchen
- +2
Revenue $27,458ADR $219Occ ≈ 34%4.7★ (53)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Smoky Mtn Game Haven Overlooking Douglas Lake 3-Bdrm Cabin w/Hot Tub Sevierville Cabin
| 3 bd · 2 ba · sleeps 10 | $592 | $272 | 1% | 5★ (1) | 1.7 mi | Vrbo |
Cozy Mountain Retreat - Private Hot Tub & Fire Pit Cabin
| 3 bd · 2 ba · sleeps 10 | $11,781 | $218 | 15% | 4.7★ (18) | 1.7 mi | AirbnbVrboBooking |
Brand New Cabin Overlooking Douglas Lake・Hot Tub Cabin
| 3 bd · 2 ba · sleeps 8 | $49,133 | $227 | 59% | 4.3★ (39) | 1.7 mi | AirbnbVrboBooking |
Pet-friendly Log Cabin with Hot Tub + Fire Pit Cabin | 3 bd · 2 ba · sleeps 8 | $42,550 | $200 | 58% | 4.7★ (52) | 1.7 mi | Airbnb |
Log Cabin Hot Tub & Fire Pit Near Pigeon Forge TN Cabin
| 3 bd · 2 ba · sleeps 6 | $9,758 | $250 | 11% | 5★ (2) | 1.7 mi | AirbnbVrboBooking |
Lazy Bear Meadow | Dog-Friendly Cabin, Fenced Yard House
| 3 bd · 2 ba · sleeps 7 | $33,651 | $206 | 45% | 4.8★ (20) | 1.8 mi | AirbnbVrboBooking |
Insta-worthy Luxury On Douglas Lake Cabin
| 3 bd · 3 ba · sleeps 9 | $57,655 | $338 | 47% | 4.2★ (11) | 1.8 mi | AirbnbVrbo |
Entire Cabin: Gatlinburg•Pigeon Forge •Sevierville Cabin
| 3 bd · 2 ba · sleeps 6 | $31,106 | $178 | 48% | 4.3★ (23) | 1.8 mi | AirbnbVrbo |
Southern Charm, beautiful cabin close to Pigeon Forge and Gatlinburg Cabin
| 3 bd · 2 ba · sleeps 8 | $26,384 | $156 | 46% | 4.9★ (114) | 1.8 mi | Vrbo |
Little Mountain Cabin w/ Hot Tub, Fire Pit, Games Cabin
| 3 bd · 2 ba · sleeps 6 | $48,793 | $202 | 66% | 4.5★ (32) | 1.8 mi | AirbnbVrboBooking |
Castaway cove Peaceful lakefront view House
| 3 bd · 2 ba · sleeps 6 | $42,511 | $289 | 40% | 4.8★ (13) | 1.8 mi | AirbnbVrbo |
80 Acre Retreat @ White Chapel Farms Farm stay | 3 bd · 2 ba · sleeps 8 | $20,303 | $281 | 20% | 5★ (1) | 1.9 mi | Delisted |
180° Smoky Views | Private 80-Acre Retreat Cabin
| 3 bd · 2 ba · sleeps 8 | $1,558 | $133 | 3% | — | 1.9 mi | Vrbo |
180° Smoky Views | Private 80-Acre Retreat Cabin
| 3 bd · 2 ba · sleeps 8 | $15,047 | $268 | 15% | 5★ (1) | 1.9 mi | AirbnbBooking |
Cedar Creeks by American Patriot Getaways Vacation home | 3 bd · 3 ba · sleeps 6 | $96,405 | $369 | 72% | — | 2.0 mi | Booking |
Historic Farmhouse near Dollywood |Pet-Friendly House
| 3 bd · 2 ba · sleeps 8 | $27,458 | $219 | 34% | 4.7★ (53) | 2.1 mi | Airbnb |
Woodland Cabin Retreat, Near Douglas Lake, Firepit House
| 3 bd · 3 ba · sleeps 6 | $31,622 | $248 | 35% | 4.1★ (9) | 2.2 mi | AirbnbVrboBooking |
Peacewood - Firepit, hot tub, private yard, & more Cabin | 3 bd · 2.5 ba · sleeps 8 | $32,352 | $209 | 42% | 4.5★ (42) | 2.2 mi | AirbnbBooking |
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
$44,386
NOI
$24,962
Cash flow /mo
-$379
Cash needed
$149,971
Cash-on-cash
-3.0%
ROE (yr 1)
7.9%
Cap rate
5.5%
DSCR
0.85
Year-1 write-off
$121,216
Year-1 tax shield @ 32%
$38,789
Year-1 return on equity
- Cash flow (annual)-$4,552
- Principal paydown$2,858
- Appreciation at%$13,497
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)$8,877
- Platform fees (3% of revenue)$1,332
- Maintenance / capex (5% of revenue)$2,219
- Utilities & supplies$4,200
- HOA$0
- Property tax$97
- Insurance (STR-rated)$2,699
Cash needed to close
- Down payment (25%)$112,475
- Closing costs (4.0%)$17,996
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$38,789
No county tax record split for property tax, insurance rate and the land/building split, so those use market defaults — edit the price above; 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
$382,000
Short-life (5/15-yr)
$101,000 · 27%
Year-1 deduction
$121,000
Year-1 tax shield @ 32%
$39,000
Land 15% (market default, no usable tax-record split) · building $281,000 over 39 years · new furniture $20,000
Based on: 1,428 sq ft, built 2026, 3 bd / 2 ba, unfurnished, listing features (deck, fireplace, stone counters, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $73,000 in year 1 (14% short-life, $23,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $11,300
Kitchen cabinetsdefault
$8,900 new × 100% good × 1.27 allocation
- $11,600
Kitchen countertops (stone)listing
$9,100 new × 100% good × 1.27 allocation
- $3,200
Decorative trimdefault
$2,500 new × 100% good × 1.27 allocation
- $400
Mirrorsdefault
$300 new × 100% good × 1.27 allocation
- $1,500
Shelvingdefault
$1,200 new × 100% good × 1.27 allocation
- $4,400
Window coverings (14)default
$3,500 new × 100% good × 1.27 allocation
- $5,800
Carpet, vinyl & laminate (50% of floors)listing
$4,600 new × 100% good × 1.27 allocation
- $8,800
Kitchen & laundry equipment plumbingdefault
$6,900 new × 100% good × 1.27 allocation
- $5,300
Kitchen, laundry & data equipment electricaldefault
$4,200 new × 100% good × 1.27 allocation
- $7,200
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 100% good × 1.27 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $9,900
Paving: driveway & walks (paved)default
$7,800 new × 100% good × 1.27 allocation
- $9,600
Landscaping (typical)default
$7,500 new × 100% good × 1.27 allocation
- $1,800
Patiosdefault
$1,400 new × 100% good × 1.27 allocation
- $20,400
Decks & porches (attached)listing
$16,100 new × 100% good × 1.27 allocation
- $196,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$154,500 new × 100% good × 1.27 allocation
- $20,400
Building plumbing & fixturesdefault
$16,000 new × 100% good × 1.27 allocation
- $19,500
Building electrical & lightingdefault
$15,400 new × 100% good × 1.27 allocation
- $20,400
HVACdefault
$16,100 new × 100% good × 1.27 allocation
- $5,800
Hardwood & tile floorsdefault
$4,600 new × 100% good × 1.27 allocation
- $3,300
Fireplacelisting
$2,600 new × 100% good × 1.27 allocation
- $15,200
Septic systemlisting
$12,000 new × 100% good × 1.27 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $79,200 | $41,700 | $300 | $121,200 |
| 2 | $0 | $0 | $7,200 | $7,200 |
| 3 | $0 | $0 | $7,200 | $7,200 |
| 4 | $0 | $0 | $7,200 | $7,200 |
| 5 | $0 | $0 | $7,200 | $7,200 |
| 6+ | $0 | $0 | $251,900 | $251,900 |
| Total | $79,200 | $41,700 | $281,000 | $401,900 |
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.