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Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 15) + 0.75% investor premium

3513 Country Pines Way

3513 Country Pines Way

Sevierville, TN 37876

$450,000

2 bd · 2 ba · 1,167 sqft · Listed 1d ago

View on Realtor.com →
Negative cash flow

Year built

1995

Sqft

1,167

Lot sqft

18,731

HOA / mo

$167

Furnished

No

List date

2026-10-19T14:42:47.000000Z

Revenue

Annual revenue

$42,443

ADR

$203

Occupancy

57%

Cleaning fees (12 mo)

$8,210

Confidence

Med (62.92), 46 comps

Comp revenue range (p25 / median / p75)

$33,710$42,462$51,914

Median revenue of shown comps: $41,444

  • Hunters Moon:H/moon*Yard*Games*HotTub*Wifi*Private

    Cabin · 2 bd · 1 ba · sleeps 6 · 194 ft

    Revenue $17,134ADR $296Occ ≈ 16%4.2★ (7)

    AirbnbVrbo

  • Two Bedroom Pigeon Forge Cabin Close to Dollywood and Pigeon Forge Dog Friendly

    Cabin · 2 bd · 2 ba · sleeps 6 · 318 ft

    Revenue $44,184ADR $199Occ ≈ 61%4.4★ (86)

    VrboBooking

  • *Bring Pets!* Hot Tub + Fireplace* Great Location!

    Cabin · 2 bd · 2 ba · sleeps 6 · 512 ft

    Revenue $47,394ADR $200Occ ≈ 65%4.8★ (184)

    AirbnbVrbo

  • Charming Smoky Mtn Cabin with Hot Tub & Arcade

    Cabin · 2 bd · 1 ba · sleeps 6 · 0.1 mi

    Revenue $23,449ADR $254Occ ≈ 25%5★ (14)

    AirbnbVrboBooking

  • Family Friendly Cabin. HotTub, WoodFireplace Games

    Cabin · 2 bd · 1 ba · sleeps 6 · 0.2 mi

    Revenue $39,540ADR $229Occ ≈ 47%4.9★ (154)

    AirbnbVrbo

  • Comfy Cozy Hilltop Cabin~Hot Tub~Fast Wifi ~Views

    Cabin · 2 bd · 2 ba · sleeps 5 · 0.2 mi

    Revenue $52,630ADR $211Occ ≈ 68%4.9★ (348)

    AirbnbVrbo

  • Family friendly cabin w/hot tub

    House · 2 bd · 1 ba · sleeps 4 · 0.2 mi

    Revenue $29,862ADR $190Occ ≈ 43%4.8★ (188)

    AirbnbVrbo

  • 6 Min to Dollywood | Hot Tub | Arcade | Sleeps 7

    Cabin · 2 bd · 2 ba · sleeps 7 · 0.2 mi

    Revenue $55,215ADR $230Occ ≈ 66%4.8★ (223)

    AirbnbVrbo

  • Mountain Momma-Creek side Getaway

    House · 2 bd · 2 ba · sleeps 7 · 0.2 mi

    Revenue $64,236ADR $199Occ ≈ 88%5★ (182)

    AirbnbVrbo

  • Family Friendly Cabin. HotTub, WoodFireplace Games

    Cabin · 2 bd · 1 ba · sleeps 6 · 0.2 mi

    Revenue $49,653ADR $227Occ ≈ 60%4.8★ (323)

    AirbnbVrbo

Show 36 more

  • Fall Sale! 2-King Suites! Hot Tub!

    Cabin · 2 bd · 2 ba · sleeps 4 · 0.3 mi

    Revenue $49,971ADR $203Occ ≈ 67%5★ (291)

    AirbnbVrbo

  • Return to Eden Cabin w/ Hot Tub: 4 Mi to Dollywood

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi

    Revenue $55,187ADR $197Occ ≈ 77%5★ (199)

    AirbnbVrboBooking

  • Serene Gem by Dollywood w/hotub

    Cabin · 2 bd · 1 ba · sleeps 6 · 0.3 mi

    Revenue $38,324ADR $170Occ ≈ 62%4.5★ (79)

    AirbnbVrbo

  • Faith in Country Pines

    House · 2 bd · 2 ba · sleeps 6 · 0.4 mi

    Revenue $39,653ADR $183Occ ≈ 59%4.8★ (206)

    AirbnbVrbo

  • 2 King Suites • Hot Tub • 10 Min to Dollywood

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi

    Revenue $65,081ADR $223Occ ≈ 80%5★ (80)

    AirbnbVrbo

  • Private and quite 2 bed 2 bath 10 min Pigeon forge

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi

    Revenue $43,150ADR $189Occ ≈ 63%4.5★ (414)

    AirbnbVrbo

  • 5 mi to Dollywood! Cabin in the Pines!

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi

    Revenue $7,502ADR $1,378Occ ≈ 1%4.8★ (353)

    Airbnb

  • Great Cabin with a View close to Dollywood!

    Cabin · 2 bd · 1 ba · sleeps 6 · 0.4 mi

    Revenue $35,657ADR $175Occ ≈ 56%4.5★ (363)

    AirbnbVrboBooking

  • Peaceful Cabin • Mountain Views • Central Location

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.5 mi

    Revenue $36,081ADR $215Occ ≈ 46%5★ (312)

    AirbnbVrbo

  • Secluded Lodge with Mt LeConte Views & Hot Tub!

    Cabin · 2 bd · 2 ba · sleeps 8 · 0.5 mi

    Revenue $82,824ADR $357Occ ≈ 64%5★ (320)

    AirbnbVrbo

  • Private- Quiet Mountain Top Cabin- Hot Tub

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.6 mi

    Revenue $33,871ADR $241Occ ≈ 39%5★ (49)

    Airbnb

  • 7 minutes to parkway, hot tub, wifi, pet friendly

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.6 mi

    Revenue $41,115ADR $178Occ ≈ 63%4.5★ (359)

    AirbnbVrbo

  • 7 minutes to Dollywood/hot tub/ wooded view

    House · 2 bd · 1 ba · sleeps 6 · 0.6 mi

    Revenue $37,544ADR $171Occ ≈ 60%4.5★ (384)

    AirbnbVrbo

  • 7 min to Dollywood, hot tub , view , fast WiFi

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.6 mi

    Revenue $47,448ADR $174Occ ≈ 75%4.5★ (373)

    AirbnbVrbo

  • 2-Tier Deck & Hot Tub: Quiet Sevierville Cabin

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.6 mi

    Revenue $63,529ADR $243Occ ≈ 72%5★ (215)

    AirbnbVrboBooking

  • Log Cabin Minutes to Dollywood all Pigeon Forge

    Cabin · 2 bd · 1 ba · sleeps 6 · 0.6 mi

    Revenue $35,463ADR $178Occ ≈ 55%4.5★ (336)

    AirbnbVrbo

  • Jawdropping View! 2/2 mins to Pkway! 10 min to PF!

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.6 mi

    Revenue $59,037ADR $252Occ ≈ 64%4.9★ (288)

    AirbnbVrboBooking

  • Mountain Views from Hot Tub & 2 King Beds

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.6 mi

    Revenue $62,204ADR $228Occ ≈ 75%5★ (304)

    AirbnbVrbo

  • Cozy Sevierville Cabin w/ Hot Tub, Mountain Views!

    Cabin · 2 bd · 2 ba · sleeps 4 · 0.6 mi

    Revenue $32,431ADR $214Occ ≈ 42%4.9★ (55)

    AirbnbVrboBooking

  • Log Cabin Minutes to Dollywood all Pigeon Forge

    House · 2 bd · 1 ba · sleeps 6 · 0.6 mi

    Revenue $36,789ADR $210Occ ≈ 48%3.2★ (8)

    Vrbo

  • 7 min to Parkway, hot tub, wifi , quiet woods

    Cabin · 2 bd · 1 ba · sleeps 6 · 0.6 mi

    Revenue $32,277ADR $159Occ ≈ 56%4.4★ (94)

    AirbnbVrbo

  • King Bed~Hot Tub~Serene setting~Romantic

    Cabin · 2 bd · 1 ba · sleeps 6 · 0.6 mi

    Revenue $44,995ADR $201Occ ≈ 61%5★ (61)

    AirbnbVrbo

  • Escape to Mountain Spirits, a brand-new, modern cabin

    Cabin · 2 bd · 2.5 ba · sleeps 6 · 0.6 mi

    Revenue $11,619ADR $407Occ ≈ 8%—

    Vrbo

  • Doin' All Right - Cabin on a 2-acre oasis.

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.6 mi

    Revenue $70,194ADR $267Occ ≈ 72%4.9★ (149)

    AirbnbVrboBooking

  • 7 minutes to Parkway, Hot tub, private

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.7 mi

    Revenue $35,564ADR $172Occ ≈ 57%4.3★ (80)

    AirbnbVrbo

  • Secluded Getaway • Private Views • Great Location!

    Cabin · 2 bd · 2.5 ba · sleeps 6 · 0.7 mi

    Revenue $45,679ADR $228Occ ≈ 55%5★ (234)

    Airbnb

  • Amazing Dreams (2-Bedroom Cabin) by RedAwning

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.7 mi

    Revenue $20,471ADR $258Occ ≈ 22%4.5★ (2)

    Vrbo

  • Amazing Dreams

    Vacation home · 2 bd · 2 ba · sleeps 6 · 0.7 mi

    Revenue $22,300ADR $868Occ ≈ 7%—

    Booking

  • Stunning Mountain View Cabin with Hot Tub & Game Room near Pigeon Forge, Sevierville TN

    Cabin · 2 bd · 2 ba · sleeps 4 · 0.7 mi

    Revenue $22,936ADR $388Occ ≈ 16%—

    VrboBooking

  • Close to Dollywood, hot tub, private, pet friendly

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.7 mi

    Revenue $41,773ADR $177Occ ≈ 65%4.5★ (394)

    AirbnbVrboBooking

  • Breathtaking Smokies View-Pool- Hottub - Romantic

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.7 mi

    Revenue $47,218ADR $312Occ ≈ 41%4.9★ (187)

    AirbnbVrboBooking

  • 7 min to Dollywood/ Hot tub / Views/ Pet friendly

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.7 mi

    Revenue $51,675ADR $199Occ ≈ 71%4.5★ (412)

    AirbnbVrbo

  • The Good Place

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.7 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +5

    Revenue $43,688ADR $251Occ ≈ 48%4.8★ (11)

    AirbnbVrbo

  • Angelic Sunset! Amazing Views! Hot Tub!

    Cabin · 2 bd · 2 ba · sleeps 8 · 0.7 mi

    Revenue $22,465ADR $235Occ ≈ 26%4.7★ (218)

    AirbnbVrbo

  • Mountain Seclusion

    Cabin · 2 bd · 2 ba · sleeps 7 · 0.7 mi

    Revenue $47,207ADR $234Occ ≈ 55%4.6★ (117)

    AirbnbVrboBooking

  • Angelic Sunset with Hot tub!

    Cabin · 2 bd · 2 ba · sleeps 8 · 0.7 mi

    Revenue $33,226ADR $212Occ ≈ 43%—

    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

Financing
Management
Term

Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 15) + 0.75% investor premium

Est. revenue

$42,443

NOI

$20,093

Cash flow /mo

-$837

Cash needed

$146,500

Cash-on-cash

-6.9%

ROE (yr 1)

4.2%

Cap rate

4.5%

DSCR

0.67

Year-1 write-off

$131,576

Year-1 tax shield @ 32%

$42,104

Year-1 return on equity

  • Cash flow (annual)-$10,049
  • Principal paydown$2,737
  • Appreciation at%$13,500
ROE4.2%

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)$8,489
  • Platform fees (3% of revenue)$1,273
  • Maintenance / capex (5% of revenue)$2,122
  • Utilities & supplies$4,200
  • HOA$2,004
  • Property tax$1,562
  • Insurance (STR-rated)$2,700

Cash needed to close

  • Down payment (25%)$112,500
  • Closing costs (4.0%)$18,000
  • Furnishing (bought new)$16,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$42,104

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

$409,000

Short-life (5/15-yr)

$115,000 · 28%

Year-1 deduction

$132,000

Year-1 tax shield @ 32%

$42,000

Land 9% (county tax record, market value split) · building $294,000 over 39 years · new furniture $16,000

Based on: 1,167 sq ft, built 1995, 2 bd / 2 ba, unfurnished, listing features (hot tub, deck, fireplace, flooring types, appliance list, septic, wooded lot).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $83,000 in year 1 (16% short-life, $27,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$88,400

  • Kitchen cabinetsdefault

    $8,400 new × 40% good × 3.46 allocation

    $11,600

  • Kitchen countertopsdefault

    $6,800 new × 40% good × 3.46 allocation

    $9,500

  • Decorative trimdefault

    $2,000 new × 40% good × 3.46 allocation

    $2,800

  • Mirrorsdefault

    $300 new × 40% good × 3.46 allocation

    $400

  • Shelvingdefault

    $900 new × 40% good × 3.46 allocation

    $1,200

  • Window coverings (12)default

    $3,000 new × 40% good × 3.46 allocation

    $4,200

  • Carpet, vinyl & laminate (50% of floors)listing

    $3,800 new × 40% good × 3.46 allocation

    $5,200

  • Kitchen & laundry equipment plumbingdefault

    $6,500 new × 40% good × 3.46 allocation

    $9,000

  • Kitchen, laundry & data equipment electricaldefault

    $3,900 new × 40% good × 3.46 allocation

    $5,400

  • Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing

    $7,700 new × 40% good × 3.46 allocation

    $10,700

  • Hot tub (freestanding)listing

    $9,000 new × 40% good × 3.46 allocation

    $12,500

  • Furniture bought newlisting

    $16,000 new × 100% good · bought separately

    $16,000
15-year land improvements$42,800

  • Paving: driveway & walks (paved)default

    $7,100 new × 50% good × 3.46 allocation

    $12,300

  • Landscaping (minimal)listing

    $3,400 new × 50% good × 3.46 allocation

    $5,900

  • Patiosdefault

    $1,200 new × 50% good × 3.46 allocation

    $2,000

  • Decks & porches (attached)listing

    $13,100 new × 50% good × 3.46 allocation

    $22,700
Building, 39-year$293,800

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $126,300 new × 48% good × 3.46 allocation

    $211,200

  • Building plumbing & fixturesdefault

    $13,100 new × 40% good × 3.46 allocation

    $18,100

  • Building electrical & lightingdefault

    $12,100 new × 40% good × 3.46 allocation

    $16,700

  • HVACdefault

    $13,100 new × 40% good × 3.46 allocation

    $18,200

  • Hardwood & tile floorsdefault

    $3,800 new × 40% good × 3.46 allocation

    $5,200

  • Fireplacelisting

    $2,600 new × 40% good × 3.46 allocation

    $3,600

  • Septic systemlisting

    $12,000 new × 50% good × 3.46 allocation

    $20,800

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$88,400$42,800$300$131,600
2$0$0$7,500$7,500
3$0$0$7,500$7,500
4$0$0$7,500$7,500
5$0$0$7,500$7,500
6+$0$0$263,400$263,400
Total$88,400$42,800$293,800$425,100

The building's share of the price ($409,000) is 3.5x our depreciated replacement cost of the home ($118,000). The IRS guide treats a gap this size as a reason to review the land share: if land is worth more than the county ratio says, the basis and the write-off are smaller.

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.