3458 Obes Way

Sevierville, TN 37876

$829,900

2 bd · 3 ba · 3,217 sqft · Listed 47d ago

View on Realtor.com →

Year built

2003

Sqft

3,217

Lot sqft

234,353

HOA / mo

Furnished

List date

2026-09-26T11:23:47.000000Z

Revenue

Annual revenue

$59,231

ADR

$239

Occupancy

68%

Cleaning fees (12 mo)

$11,107

Confidence

Low (42.41), 14 comps

Comp revenue range (p25 / median / p75)

$37,283$60,035$78,071

Few similar-size comps were found, so all comps are shown.

Median revenue of shown comps: $60,035

Treetop Cabin • Hot Tub + Game Room + Wrapped Deck
Cabin · 3 bd · 3.5 ba · sleeps 11 · 0.2 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +5
Revenue $7,694ADR $265Occ ≈ 8%5★ (1)
Airbnb Vrbo Booking
Treetop Cabin • Hot Tub + Game Room + Wrapped Deck
Cabin · 3 bd · 3.5 ba · sleeps 11 · 0.2 mi
Revenue $11,911ADR $305Occ ≈ 11%5★ (1)
Delisted
Bearadise | Mountain Escape with Theater, Arcade & Hot Tub
Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $70,720ADR $275Occ ≈ 70%5★ (4)
Vrbo
Black Berry Cabin by Venture Smoky Mountains
Vacation home · 3 bd · 2 ba · sleeps 10 · 0.4 mi
Revenue $55,556ADR $384Occ ≈ 40%—
Booking
Modern Mountain Retreat w/ Hot Tub & Views
Cabin · 3 bd · 2 ba · sleeps 10 · 0.4 mi
Revenue $89,013ADR $381Occ ≈ 64%3★ (1)
Airbnb
Secluded Mountain Cabin w/Pond•Fenced yards•Pets
Cabin · 3 bd · 2 ba · sleeps 8 · 0.6 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $67,936ADR $294Occ ≈ 63%4.8★ (134)
Airbnb Vrbo
Serene Cabin Hideaway, Sleeps 8・Pet Friendly・Deck
Cabin · 2 bd · 2 ba · sleeps 8 · 0.6 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $40,803ADR $170Occ ≈ 66%4.8★ (58)
Airbnb Vrbo
Private Zipline| Dollywood Cups| Sleeps 12| Arcade
House · 3 bd · 2 ba · sleeps 12 · 0.6 mi
Revenue $61,205ADR $279Occ ≈ 60%5★ (38)
Airbnb
Family-Friendly Cabin | Kings+Hot Tub+Arcade
Cabin · 3 bd · 2 ba · sleeps 9 · 0.7 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $58,864ADR $210Occ ≈ 77%5★ (82)
Airbnb
Epic Mountain Views! Arcade•PingPong•Hot Tub
Cabin · 3 bd · 3 ba · sleeps 8 · 0.7 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +5
Revenue $80,521ADR $357Occ ≈ 62%4.8★ (47)
Airbnb Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Treetop Cabin • Hot Tub + Game Room + Wrapped Deck Cabin Hot tub A/C Free parking Wifi +5	3 bd · 3.5 ba · sleeps 11	$7,694	$265	8%	5★ (1)	0.2 mi	Airbnb Vrbo Booking
Treetop Cabin • Hot Tub + Game Room + Wrapped Deck Cabin	3 bd · 3.5 ba · sleeps 11	$11,911	$305	11%	5★ (1)	0.2 mi	Delisted
Bearadise \| Mountain Escape with Theater, Arcade & Hot Tub Cabin Hot tub A/C Free parking Wifi +4	2 bd · 2 ba · sleeps 6	$70,720	$275	70%	5★ (4)	0.2 mi	Vrbo
Black Berry Cabin by Venture Smoky Mountains Vacation home	3 bd · 2 ba · sleeps 10	$55,556	$384	40%	—	0.4 mi	Booking
Modern Mountain Retreat w/ Hot Tub & Views Cabin	3 bd · 2 ba · sleeps 10	$89,013	$381	64%	3★ (1)	0.4 mi	Airbnb
Secluded Mountain Cabin w/Pond•Fenced yards•Pets Cabin Hot tub A/C Free parking Pets OK +5	3 bd · 2 ba · sleeps 8	$67,936	$294	63%	4.8★ (134)	0.6 mi	Airbnb Vrbo
Serene Cabin Hideaway, Sleeps 8・Pet Friendly・Deck Cabin A/C Free parking Pets OK Wifi +3	2 bd · 2 ba · sleeps 8	$40,803	$170	66%	4.8★ (58)	0.6 mi	Airbnb Vrbo
Private Zipline\| Dollywood Cups\| Sleeps 12\| Arcade House	3 bd · 2 ba · sleeps 12	$61,205	$279	60%	5★ (38)	0.6 mi	Airbnb
Family-Friendly Cabin \| Kings+Hot Tub+Arcade Cabin Hot tub A/C Free parking Pets OK +5	3 bd · 2 ba · sleeps 9	$58,864	$210	77%	5★ (82)	0.7 mi	Airbnb
Epic Mountain Views! Arcade•PingPong•Hot Tub Cabin Hot tub A/C Free parking Wifi +5	3 bd · 3 ba · sleeps 8	$80,521	$357	62%	4.8★ (47)	0.7 mi	Airbnb Vrbo

Show 4 more

Family Cabin | Fire Pit • Bunk Room • Sleeps 10
Cabin · 3 bd · 2 ba · sleeps 10 · 0.7 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $36,110ADR $163Occ ≈ 61%4.8★ (114)
Airbnb Vrbo
Lux cabin Waterfall, Breathtaking Views & Hot Tub!
Cabin · 2 bd · 2.5 ba · sleeps 6 · 0.7 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $85,871ADR $266Occ ≈ 88%5★ (194)
Airbnb Vrbo
*NEW* Luxury Cabin EPIC MTN views! HotTub! Arcade!
Cabin · 3 bd · 3 ba · sleeps 8 · 0.7 mi
Revenue $1,534ADR $511Occ ≈ 1%4.8★ (166)
Airbnb
Tequila Moon: Dive Into Paradise
Cabin · 3 bd · 3 ba · sleeps 12 · 0.7 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $103,392ADR $524Occ ≈ 54%2★ (1)
Airbnb Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Family Cabin \| Fire Pit • Bunk Room • Sleeps 10 Cabin A/C Free parking Pets OK Wifi +3	3 bd · 2 ba · sleeps 10	$36,110	$163	61%	4.8★ (114)	0.7 mi	Airbnb Vrbo
Lux cabin Waterfall, Breathtaking Views & Hot Tub! Cabin Hot tub A/C Free parking Wifi +3	2 bd · 2.5 ba · sleeps 6	$85,871	$266	88%	5★ (194)	0.7 mi	Airbnb Vrbo
NEW Luxury Cabin EPIC MTN views! HotTub! Arcade! Cabin	3 bd · 3 ba · sleeps 8	$1,534	$511	1%	4.8★ (166)	0.7 mi	Airbnb
Tequila Moon: Dive Into Paradise Cabin Hot tub Pool A/C Free parking +5	3 bd · 3 ba · sleeps 12	$103,392	$524	54%	2★ (1)	0.7 mi	Airbnb Vrbo

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

Purchase priceAlready furnishedTax bracketCount tax savings in returnsOnly if you can use the losses (STR loophole)

Est. revenue

$59,231

NOI

$32,425

Cash flow /mo

$2,702

Cash needed

$879,096

Cash-on-cash (all cash)

3.7%

ROE (yr 1)

6.5%

Cap rate

3.9%

DSCR

—

Year-1 write-off

$150,849

Year-1 tax shield @ 32%

$48,272

Year-1 return on equity

Cash flow (annual)$32,425
Principal paydown (n/a, cash)$0
Appreciation at%$24,897

ROE6.5%

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)$11,846
Platform fees (3% of revenue)$1,777
Maintenance / capex (5% of revenue)$2,962
Utilities & supplies$4,200
HOA$0
Property tax$1,042
Insurance (STR-rated)$4,979

Cash needed to close

Purchase price (all cash)$829,900
Closing costs (4.0%)$33,196
Furnishing (bought new)$16,000

Tax savings if the STR loophole applies

Tax shield @ 32%$48,272

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

$719,000

Short-life (5/15-yr)

$133,000 · 19%

Year-1 deduction

$151,000

Year-1 tax shield @ 32%

$48,000

Land 13% (county tax record, market value split) · building $586,000 over 39 years · new furniture $16,000

Based on: 3,217 sq ft, built 2003, 2 bd / 3 ba, unfurnished, listing features (deck, patio, fireplace, flooring types, appliance list, septic, wooded lot).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $89,000 in year 1 (10% short-life, $28,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$78,800

Kitchen cabinetsdefault
$12,900 new × 40% good × 2.06 allocation
$10,600
Kitchen countertopsdefault
$10,500 new × 40% good × 2.06 allocation
$8,700
Decorative trimdefault
$5,600 new × 40% good × 2.06 allocation
$4,600
Mirrorsdefault
$500 new × 40% good × 2.06 allocation
$400
Shelvingdefault
$900 new × 40% good × 2.06 allocation
$700
Window coverings (32)default
$8,000 new × 40% good × 2.06 allocation
$6,600
Carpet, vinyl & laminate (50% of floors)listing
$10,400 new × 40% good × 2.06 allocation
$8,500
Kitchen & laundry equipment plumbingdefault
$10,000 new × 54% good × 2.06 allocation
$11,100
Kitchen, laundry & data equipment electricaldefault
$6,000 new × 54% good × 2.06 allocation
$6,700
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 40% good × 2.06 allocation
$4,700
Furniture bought newlisting
$16,000 new × 100% good · bought separately
$16,000

15-year land improvements$70,200

Paving: driveway & walks (paved)default
$11,800 new × 50% good × 2.06 allocation
$12,100
Landscaping (minimal)listing
$5,700 new × 50% good × 2.06 allocation
$5,800
Patioslisting
$14,500 new × 50% good × 2.06 allocation
$14,900
Decks & porches (attached)listing
$36,200 new × 50% good × 2.06 allocation
$37,300

Building, 39-year$585,500

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$350,200 new × 62% good × 2.06 allocation
$445,400
Building plumbing & fixturesdefault
$36,300 new × 54% good × 2.06 allocation
$40,400
Building electrical & lightingdefault
$38,100 new × 54% good × 2.06 allocation
$42,400
HVACdefault
$36,200 new × 40% good × 2.06 allocation
$29,900
Hardwood & tile floorsdefault
$10,400 new × 40% good × 2.06 allocation
$8,500
Fireplaces (3)listing
$7,900 new × 40% good × 2.06 allocation
$6,500
Septic systemlisting
$12,000 new × 50% good × 2.06 allocation
$12,400

About the property

Sold furnishedGame roomHot tubPoolDeckDrivewayLandscapingFencedIrrigationLong-term rental (27.5-yr)Carpet / vinyl / laminate %Placed in serviceClosing costs $ (adds to basis)Land %Bonus depreciation %

Depreciation schedule: typical cost seg study

Year	5-yr	15-yr	Building	Total
1	$78,800	$70,200	$1,900	$150,800
2	$0	$0	$15,000	$15,000
3	$0	$0	$15,000	$15,000
4	$0	$0	$15,000	$15,000
5	$0	$0	$15,000	$15,000
6+	$0	$0	$523,600	$523,600
Total	$78,800	$70,200	$585,500	$734,500

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.