3653 Boxwood Ln
Sevierville, TN 37862
$495,000
2 bd · 2 ba · 1,428 sqft · Listed 1d ago
View on Realtor.com →Year built
1998
Sqft
1,428
Lot sqft
32,670
HOA / mo
$0
Furnished
No
List date
2026-09-28T19:11:06.000000Z
Revenue
Annual revenue
$47,090
ADR
$201
Occupancy
64%
Cleaning fees (12 mo)
$8,979
Confidence
Med (56.12), 33 comps
Comp revenue range (p25 / median / p75)
Firepit, HotTub, Gameroom
Cabin · 2 bd · 2 ba · sleeps 8 · 0.2 mi
Revenue $29,827ADR $191Occ ≈ 43%4.5★ (46)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Hot tub-Firepit-Gameroom Cabin | 2 bd · 2 ba · sleeps 10 | $50,475 | $266 | 52% | 4★ (17) | 0.1 mi | AirbnbVrbo |
Sevierville Cabin: Deck w/ Foosball & Hot Tub! Cabin | 2 bd · 2.5 ba · sleeps 6 | $50,900 | $265 | 53% | 4.8★ (124) | 0.1 mi | AirbnbVrboBooking |
Mountain View Cabin Rental-Hot Tub- Game Table-Outdoor tv and Fireplace Seasonal Pool Access Cabin | 2 bd · 2 ba · sleeps 6 | $61,922 | $227 | 75% | 4.9★ (76) | 0.1 mi | VrboBooking |
6-Person Cabin Retreat on a private lot: Hot Tub Cabin | 2 bd · 1 ba · sleeps 6 | $34,070 | $189 | 49% | 5★ (148) | 0.2 mi | AirbnbVrbo |
Firepit, HotTub, Gameroom Cabin | 2 bd · 2 ba · sleeps 8 | $29,827 | $191 | 43% | 4.5★ (46) | 0.2 mi | Airbnb |
Tranquil Valley Retreat w/ Games & Hot Tub House | 2 bd · 2 ba · sleeps 8 | $52,641 | $331 | 44% | 3.2★ (4) | 0.2 mi | AirbnbVrbo |
Southern Bliss Cabin | 2 bd · 2 ba · sleeps 6 | $51,969 | $170 | 84% | 5★ (47) | 0.2 mi | Airbnb |
Hot Tub - Fire Pit - Screened Deck - Game Area Cabin | 2 bd · 2 ba · sleeps 6 | $46,029 | $236 | 53% | 4.8★ (11) | 0.2 mi | AirbnbVrboBooking |
Fenced yard and Luxury Dog Room, Doodle Re”Treat” Cabin | 2 bd · 2.5 ba · sleeps 8 | $31,380 | $358 | 24% | 5★ (14) | 0.2 mi | AirbnbVrbo |
FREE Tickets-Hidden Cove Cabin-Hot Tub-Fire Pit! Cabin | 2 bd · 2 ba · sleeps 8 | $24,244 | $294 | 23% | 5★ (48) | 0.2 mi | AirbnbVrbo |
Show all 33 comps
Tranquil Valley Retreat w/ Games & Hot Tub
House · 2 bd · 2 ba · sleeps 8 · 0.3 mi
Revenue $47,024ADR $282Occ ≈ 46%—
Cozy, home away from home, cabin near Pigeon Forge
Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $33,311ADR $175Occ ≈ 52%4.7★ (323)
NEW! Dog Friendly • 2 Kings • Game Room • Views
House · 2 bd · 1 ba · sleeps 4 · 0.5 mi
Revenue $629ADR $157Occ ≈ 1%—
Private Luxury Apartment Smoky Mountains Jacuzzi
Apartment · 2 bd · 2 ba · sleeps 4 · 0.6 mi
Revenue $29,392ADR $123Occ ≈ 65%5★ (435)
Flyin' Free Teepee, Free Tickets, No catch!
Chalet · 2 bd · 1 ba · sleeps 4 · 0.6 mi
Revenue $23,934ADR $197Occ ≈ 33%2.5★ (1)
Arrowhead, Free Tickets, No catch!
Chalet · 2 bd · 1 ba · sleeps 4 · 0.6 mi
Revenue $28,694ADR $202Occ ≈ 39%—
Cove Mountain Rest (3-Bedroom Home) with Pool by RedAwning
Cabin · 2 bd · 3 ba · sleeps 14 · 0.7 mi
Revenue $40,216ADR $350Occ ≈ 31%4.6★ (0)
"A Peaceful Retreat"
Cabin · 2 bd · 1 ba · sleeps 6 · 0.8 mi
Revenue $37,856ADR $163Occ ≈ 64%4.9★ (43)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Peaceful Smoky Mtn Cabin w/ Hot Tub, games & View! Cabin | 2 bd · 2 ba · sleeps 6 | $52,301 | $235 | 61% | 5★ (265) | 0.2 mi | AirbnbVrbo |
Smoky Mountain Breeze | Wears Valley | Hot Tub Cabin | 2 bd · 2 ba · sleeps 7 | $33,687 | $212 | 44% | 4.4★ (10) | 0.2 mi | AirbnbVrboBooking |
Wears Valley Cabin w/ Hot Tub, Games, Fire Pit Cabin | 2 bd · 2 ba · sleeps 6 | $48,633 | $209 | 64% | 5★ (164) | 0.2 mi | AirbnbVrbo |
New! 2BR w/Hot Tub*Fire Pit*MTN Views*Pool+Fishing Cabin | 2 bd · 2 ba · sleeps 6 | $37,058 | $239 | 42% | 5★ (26) | 0.3 mi | AirbnbVrbo |
Tranquil Valley Retreat w/ Games & Hot Tub House | 2 bd · 2 ba · sleeps 8 | $47,024 | $282 | 46% | — | 0.3 mi | Vrbo |
Bold A-Frame Design, Rooftop Deck, Hot Tub Cabin | 2 bd · 2 ba · sleeps 8 | $78,420 | $295 | 73% | 4.9★ (41) | 0.3 mi | AirbnbVrboBooking |
Cozy, home away from home, cabin near Pigeon Forge Cabin | 2 bd · 2 ba · sleeps 6 | $33,311 | $175 | 52% | 4.7★ (323) | 0.3 mi | Airbnb |
Sleek A-Frame Cabin | Rooftop Sun Deck & Hot Tub Cabin | 2 bd · 2 ba · sleeps 8 | $86,749 | $310 | 77% | 4.9★ (37) | 0.3 mi | AirbnbVrboBooking |
NEW! Dog Friendly • 2 Kings • Game Room • Views House | 2 bd · 1 ba · sleeps 4 | $629 | $157 | 1% | — | 0.5 mi | Airbnb |
Quaint Cozy Cabin Stunning Views, Hot Tub Privacy Cabin | 2 bd · 2 ba · sleeps 6 | $82,428 | $314 | 72% | 5★ (160) | 0.5 mi | AirbnbVrbo |
2 BR w/ King Beds, WiFi, View, Hot Tub and Games! Cabin | 2 bd · 1 ba · sleeps 4 | $39,637 | $193 | 56% | 4.2★ (32) | 0.5 mi | AirbnbVrboBooking |
Unforgettable Glamping Vacations in Sevierville, Tennessee, in this Charming Cabin for Four Cabin | 2 bd · 1 ba · sleeps 4 | $34,838 | $176 | 54% | — | 0.5 mi | VrboBooking |
Peaceful Cabin Escape | Hot Tub & Fire Pit Cabin | 2 bd · 2 ba · sleeps 8 | $67,964 | $244 | 76% | 5★ (85) | 0.5 mi | AirbnbVrbo |
Mountain View Cabin: Hot Tub, Deck, Community Pool Cabin | 2 bd · 2 ba · sleeps 6 | $41,482 | $188 | 60% | 4.8★ (137) | 0.5 mi | AirbnbVrboBooking |
Perfect! Wears Valley - Half way between Pigeon Forge & Townsend Cabin | 2 bd · 2 ba · sleeps 8 | $7,653 | $270 | 8% | 4.9★ (63) | 0.6 mi | AirbnbVrbo |
Cozy Two Bedroom Mountain Getaway - Log Cabin, One Story, Pet Friendly Cabin | 2 bd · 2 ba · sleeps 6 | $61,103 | $211 | 79% | 4.8★ (15) | 0.6 mi | VrboBooking |
Affordable/Weekend/Week Getaway Hot Tub Internet Pet Friendly Fenced in Yard Cabin | 2 bd · 3 ba · sleeps 6 | $48,086 | $221 | 60% | 4.2★ (5) | 0.6 mi | VrboBooking |
Private Luxury Apartment Smoky Mountains Jacuzzi Apartment | 2 bd · 2 ba · sleeps 4 | $29,392 | $123 | 65% | 5★ (435) | 0.6 mi | Airbnb |
Flyin' Free Teepee, Free Tickets, No catch! Chalet | 2 bd · 1 ba · sleeps 4 | $23,934 | $197 | 33% | 2.5★ (1) | 0.6 mi | Booking |
Arrowhead, Free Tickets, No catch! Chalet | 2 bd · 1 ba · sleeps 4 | $28,694 | $202 | 39% | — | 0.6 mi | Booking |
Little Sugar Camp Cabin | 2 bd · 2 ba · sleeps 8 | $31,160 | $294 | 29% | 4★ (3) | 0.7 mi | Vrbo |
Cove Mountain Rest (3-Bedroom Home) with Pool by RedAwning Cabin | 2 bd · 3 ba · sleeps 14 | $40,216 | $350 | 31% | 4.6★ (0) | 0.7 mi | Vrbo |
"A Peaceful Retreat" Cabin | 2 bd · 1 ba · sleeps 6 | $37,856 | $163 | 64% | 4.9★ (43) | 0.8 mi | Airbnb |
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 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$47,090
NOI
$25,671
Cash flow /mo
-$528
Cash needed
$159,550
Cash-on-cash
-4.0%
ROE (yr 1)
7.4%
Cap rate
5.2%
DSCR
0.80
Year-1 write-off
$132,430
Year-1 tax shield @ 32%
$42,378
Year-1 return on equity
- Cash flow (annual)-$6,338
- Principal paydown$3,239
- Appreciation at%$14,850
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$9,418
- Platform fees (3% of revenue)$1,413
- Maintenance / capex (5% of revenue)$2,355
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,064
- Insurance (STR-rated)$2,970
Cash needed to close
- Down payment (25%)$123,750
- Closing costs (4.0%)$19,800
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$42,378
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
$416,000
Short-life (5/15-yr)
$115,000 · 28%
Year-1 deduction
$132,000
Year-1 tax shield @ 32%
$42,000
Land 16% (county tax record, market value split) · building $301,000 over 39 years · new furniture $16,000
Based on: 1,428 sq ft, built 1998, 2 bd / 2 ba, unfurnished, listing features (deck, patio, fence, fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $89,000 in year 1 (17% short-life, $28,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,800
Kitchen cabinetsdefault
$8,900 new × 40% good × 2.74 allocation
- $8,000
Kitchen countertopsdefault
$7,300 new × 40% good × 2.74 allocation
- $2,700
Decorative trimdefault
$2,500 new × 40% good × 2.74 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.74 allocation
- $1,000
Shelvingdefault
$900 new × 40% good × 2.74 allocation
- $3,800
Window coverings (14)default
$3,500 new × 40% good × 2.74 allocation
- $10,100
Carpet, vinyl & laminate (100% of floors)listing
$9,200 new × 40% good × 2.74 allocation
- $8,400
Kitchen & laundry equipment plumbingdefault
$6,900 new × 44% good × 2.74 allocation
- $5,100
Kitchen, laundry & data equipment electricaldefault
$4,200 new × 44% good × 2.74 allocation
- $6,200
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 40% good × 2.74 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $10,700
Paving: driveway & walks (paved)default
$7,800 new × 50% good × 2.74 allocation
- $10,300
Landscaping (typical)default
$7,500 new × 50% good × 2.74 allocation
- $8,800
Patioslisting
$6,400 new × 50% good × 2.74 allocation
- $22,000
Decks & porches (attached)listing
$16,100 new × 50% good × 2.74 allocation
- $8,200
Fencinglisting
$6,000 new × 50% good × 2.74 allocation
- $226,100
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$154,800 new × 53% good × 2.74 allocation
- $19,300
Building plumbing & fixturesdefault
$16,000 new × 44% good × 2.74 allocation
- $18,500
Building electrical & lightingdefault
$15,400 new × 44% good × 2.74 allocation
- $17,600
HVACdefault
$16,100 new × 40% good × 2.74 allocation
- $2,900
Fireplacelisting
$2,600 new × 40% good × 2.74 allocation
- $16,400
Septic systemlisting
$12,000 new × 50% good × 2.74 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $71,400 | $60,100 | $1,000 | $132,400 |
| 2 | $0 | $0 | $7,700 | $7,700 |
| 3 | $0 | $0 | $7,700 | $7,700 |
| 4 | $0 | $0 | $7,700 | $7,700 |
| 5 | $0 | $0 | $7,700 | $7,700 |
| 6+ | $0 | $0 | $269,100 | $269,100 |
| Total | $71,400 | $60,100 | $300,900 | $432,400 |
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 and Georgia 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.