1643 Arron Way
Sevierville, TN 37876
$505,000
3 bd · 2 ba · 2,006 sqft · Listed 2d ago
View on Realtor.com →Year built
1986
Sqft
2,006
Lot sqft
32,234
HOA / mo
None
Furnished
No
List date
2026-11-10T19:18:52.000000Z
Revenue
Annual revenue
$60,242
ADR
$245
Occupancy
67%
Cleaning fees (12 mo)
$11,906
Confidence
Med (54.44), 50 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $52,357
The Farmhouse by Avada Properties
Vacation home · 3 bd · 3 ba · sleeps 8 · 269 ft
Revenue $60,188ADR $249Occ ≈ 66%—
Red Fox Inn Cozy Up in the Smokies
Chalet · 3 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $48,014ADR $257Occ ≈ 51%4.5★ (3)
Shady Pines, Hot Tub, WIFI, 560 FREE tickets each paid day!!!
Chalet · 3 bd · 3 ba · sleeps 8 · 0.2 mi
Revenue $65,668ADR $300Occ ≈ 60%4★ (1)
Huge Savings! Free Tickets and Budget Friendly
Cabin · 3 bd · 2 ba · sleeps 8 · 0.2 mi
Revenue $52,253ADR $226Occ ≈ 63%4.2★ (63)
Minutes to Dollywood | Hot Tub | Wooded Cabin
Cabin · 3 bd · 3 ba · sleeps 10 · 0.2 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $16,892ADR $278Occ ≈ 17%4.9★ (16)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
3BR Cabin • Hot Tub • Pool Table • Fire Pit Cabin
| 3 bd · 2 ba · sleeps 8 | $67,112 | $239 | 77% | 4.8★ (158) | 92 ft | AirbnbVrbo |
Pet-friendly 3BD Farmhouse in Town! Hot Tub + WIFI Cabin
| 3 bd · 2.5 ba · sleeps 8 | $62,144 | $272 | 63% | 4.8★ (261) | 266 ft | AirbnbVrbo |
The Farmhouse by Avada Properties Vacation home | 3 bd · 3 ba · sleeps 8 | $60,188 | $249 | 66% | — | 269 ft | Booking |
CREEK-SIDE 1 Mi to Dollywood! Hot Tub| BBQ| Game Cabin
| 3 bd · 2.5 ba · sleeps 10 | $48,161 | $246 | 54% | 4.6★ (223) | 0.2 mi | AirbnbVrbo |
Shady Pines, $560 FREE tickets each paid day Cabin
| 3 bd · 3 ba · sleeps 8 | $50,089 | $241 | 57% | 4.9★ (20) | 0.2 mi | AirbnbVrbo |
Red Fox Inn Cozy Up in the Smokies Chalet | 3 bd · 2 ba · sleeps 6 | $48,014 | $257 | 51% | 4.5★ (3) | 0.2 mi | Booking |
Shady Pines, Hot Tub, WIFI, 560 FREE tickets each paid day!!! Chalet | 3 bd · 3 ba · sleeps 8 | $65,668 | $300 | 60% | 4★ (1) | 0.2 mi | Booking |
Huge Savings! Free Tickets and Budget Friendly Cabin | 3 bd · 2 ba · sleeps 8 | $52,253 | $226 | 63% | 4.2★ (63) | 0.2 mi | Airbnb |
Minutes to Dollywood | Hot Tub | Wooded Cabin Cabin
| 3 bd · 3 ba · sleeps 10 | $16,892 | $278 | 17% | 4.9★ (16) | 0.2 mi | Airbnb |
Leaf Season! Secluded Games Sauna Nerf Hot Tub Cabin
| 3 bd · 2 ba · sleeps 10 | $72,890 | $277 | 72% | 5★ (241) | 0.2 mi | AirbnbVrbo |
Show 39 more
Great Mtn Views, Hot Tub, 10min to Dollywood, Cozy
Cabin · 3 bd · 2 ba · sleeps 8 · 0.2 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $9,562ADR $298Occ ≈ 9%5★ (7)
3BR/2BA, Dollywood 4mi., Hot Tub, FirePit, Arcade
Cabin · 3 bd · 2 ba · sleeps 8 · 0.3 mi
Revenue $52,357ADR $275Occ ≈ 52%4.9★ (164)
Great Mtn Views, Hot Tub, 10min to Dollywood, Cozy
Cabin · 3 bd · 2 ba · sleeps 8 · 0.3 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $7,349ADR $268Occ ≈ 8%—
Mountain View Cabin, 5 Min to Dollywood, Hot Tub
Cabin · 3 bd · 3 ba · sleeps 8 · 0.3 mi
Revenue $60,908ADR $270Occ ≈ 62%4.8★ (40)
Smoky Seclusion, Close to the Parkway, private loc
Cabin · 3 bd · 2 ba · sleeps 8 · 0.4 mi
Revenue $42,896ADR $169Occ ≈ 70%4.3★ (157)
Lazy Bear Hideaway - Hot Tub - Movie Theater
Cabin · 3 bd · 3 ba · sleeps 10 · 0.4 mi
Revenue $63,906ADR $273Occ ≈ 64%4.8★ (33)
Views that leave you Breathless! And Hot tub!
Cabin · 3 bd · 3 ba · sleeps 8 · 0.5 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +5
Revenue $81,422ADR $330Occ ≈ 68%4.9★ (153)
Breath Taking Heavenly Views- Minutes From Dollywood!
Cabin · 3 bd · 2 ba · sleeps 6 · 0.5 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +5
Revenue $50,738ADR $180Occ ≈ 77%4.6★ (333)
Chalet with 360 views through Wall of Glass 7 Minutes from Dollywood & Parkway
Cabin · 3 bd · 2 ba · sleeps 10 · 0.5 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +5
Revenue $83,580ADR $315Occ ≈ 73%4.8★ (348)
Pigeon Forge Panorama by American Patriot Getaways
Vacation home · 3 bd · 3 ba · sleeps 6 · 0.5 mi
Revenue $101,251ADR $346Occ ≈ 80%—
The Black Cabin on the mountain | Hot tub | Views
Cabin · 3 bd · 2 ba · sleeps 8 · 0.5 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +5
Revenue $41,318ADR $260Occ ≈ 44%4.7★ (104)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Amazing View Dollywood Pet-Friendly Mountain Cabin Cabin
| 3 bd · 3 ba · sleeps 10 | $64,618 | $249 | 71% | 4.8★ (240) | 0.2 mi | AirbnbVrbo |
Putt N’ Stay | Mini Golf | Game Room | Sauna House
| 3 bd · 2 ba · sleeps 7 | $52,023 | $228 | 63% | 4.7★ (138) | 0.2 mi | AirbnbVrbo |
VIEW | Private | Hot Tub | Location | Games | WiFi Chalet
| 3 bd · 2 ba · sleeps 10 | $67,422 | $298 | 62% | 4.8★ (249) | 0.2 mi | AirbnbVrbo |
Smokies Getaway! Movie Theatre! 5 min to PF! Cabin
| 3 bd · 2 ba · sleeps 8 | $74,478 | $328 | 62% | 4.9★ (68) | 0.2 mi | AirbnbVrbo |
Great Mtn Views, Hot Tub, 10min to Dollywood, Cozy Cabin
| 3 bd · 2 ba · sleeps 8 | $9,562 | $298 | 9% | 5★ (7) | 0.2 mi | Airbnb |
The Great Escape, great location, close to the Par Cabin
| 3 bd · 2 ba · sleeps 6 | $41,752 | $188 | 61% | 4.5★ (185) | 0.2 mi | AirbnbVrbo |
Little Toasty / 9 min to Dollywood! 8 min to Pkwy! Cabin
| 3 bd · 2 ba · sleeps 7 | $49,236 | $240 | 56% | 4.8★ (183) | 0.3 mi | AirbnbVrbo |
Mtn Views, Hot Tub, near Dollywood, 3BR-Safe Haven Cabin
| 3 bd · 2 ba · sleeps 8 | $56,860 | $217 | 72% | 4.8★ (209) | 0.3 mi | AirbnbVrbo |
3BR/2BA, Dollywood 4mi., Hot Tub, FirePit, Arcade Cabin | 3 bd · 2 ba · sleeps 8 | $52,357 | $275 | 52% | 4.9★ (164) | 0.3 mi | Airbnb |
Great Mtn Views, Hot Tub, 10min to Dollywood, Cozy Cabin
| 3 bd · 2 ba · sleeps 8 | $7,349 | $268 | 8% | — | 0.3 mi | Vrbo |
Mountain View Cabin, 5 Min to Dollywood, Hot Tub Cabin | 3 bd · 3 ba · sleeps 8 | $60,908 | $270 | 62% | 4.8★ (40) | 0.3 mi | Airbnb |
Designer Family Cabin Near Dollywood + Hot Tub Cabin
| 3 bd · 2 ba · sleeps 8 | $19,258 | $350 | 15% | 4.9★ (164) | 0.3 mi | AirbnbVrbo |
Hot Tub • Theater • Jetted Tub | Mins to Dollywood Cabin
| 3 bd · 3 ba · sleeps 6 | $6,627 | $237 | 8% | — | 0.3 mi | AirbnbVrboBooking |
Private forest view cabin w/hot tub near Dollywood Cabin
| 3 bd · 2 ba · sleeps 9 | $33,500 | $252 | 36% | 4.8★ (134) | 0.3 mi | AirbnbVrbo |
Smoky Seclusion, Close to the Parkway, private loc Cabin | 3 bd · 2 ba · sleeps 8 | $42,896 | $169 | 70% | 4.3★ (157) | 0.4 mi | Airbnb |
Cozy Escape for 6 w Hot Tub near Dollywood House | 3 bd · 1 ba · sleeps 6 | $40,374 | $269 | 41% | 4.7★ (27) | 0.4 mi | AirbnbBooking |
King bed-Hot tub-Sauna-Dollywood Cabin
| 3 bd · 2 ba · sleeps 6 | $74,466 | $257 | 79% | 5★ (76) | 0.4 mi | AirbnbVrboBooking |
Lazy Bear Hideaway - Hot Tub - Movie Theater Cabin | 3 bd · 3 ba · sleeps 10 | $63,906 | $273 | 64% | 4.8★ (33) | 0.4 mi | Airbnb |
Hot Tub, Yard, 4 Mi to Dollywood! Smokies Basecamp House
| 3 bd · 1 ba · sleeps 6 | $28,282 | $186 | 42% | 4.7★ (74) | 0.4 mi | AirbnbVrboBooking |
Mountain Getaway | Arcade • Hot Tub • Pet Friendly Cabin
| 3 bd · 2 ba · sleeps 9 | $64,019 | $331 | 53% | 4.9★ (80) | 0.4 mi | AirbnbVrboBooking |
Serenity In The Smokies, Great View, great locatio Cabin
| 3 bd · 3 ba · sleeps 8 | $51,863 | $226 | 63% | 4.6★ (206) | 0.4 mi | AirbnbVrbo |
Private | View+Pets | Games | 75”TV | Updated 2025 Cabin
| 3 bd · 2 ba · sleeps 10 | $73,904 | $295 | 69% | 4.8★ (237) | 0.4 mi | AirbnbVrboBooking |
Tree House Tranquility Cabin Close to Dollywood House | 3 bd · 2 ba · sleeps 6 | $34,476 | $258 | 37% | 4.8★ (53) | 0.4 mi | AirbnbBooking |
COZY cabin | Hot Tub | Game Room | GREAT VIEWS | 3 Cabin
| 3 bd · 3 ba · sleeps 6 | $37,080 | $351 | 29% | 4.8★ (117) | 0.4 mi | AirbnbVrbo |
HotTub • Chained in Yard • Arcade • FirePit • Pets Cabin
| 3 bd · 3 ba · sleeps 8 | $93,231 | $345 | 74% | 4.9★ (170) | 0.4 mi | AirbnbVrboBooking |
Lazy Bear | Theater + Game Loft | Views + Hot Tub Cabin
| 3 bd · 3 ba · sleeps 10 | $70,913 | $289 | 67% | 5★ (65) | 0.4 mi | AirbnbVrbo |
Cabin w/ Stunning Views, Hot Tub & Great Location! Cabin
| 3 bd · 2 ba · sleeps 6 | $62,669 | $207 | 83% | 4.8★ (553) | 0.4 mi | AirbnbVrbo |
It's Fall Y'all! Views & Hot Tub! Cabin
| 3 bd · 2 ba · sleeps 7 | $96,523 | $303 | 87% | 5★ (253) | 0.4 mi | AirbnbVrbo |
Dog Friendly Cabin|Hot-tub & VIEWS|Near Dollywood Cabin
| 3 bd · 2 ba · sleeps 8 | $34,601 | $247 | 38% | 4.6★ (28) | 0.4 mi | AirbnbVrbo |
Spectacular Views - Close to Major Attractions! Cabin
| 3 bd · 2 ba · sleeps 8 | $88,238 | $279 | 87% | 4.9★ (141) | 0.4 mi | AirbnbVrbo |
Views that leave you Breathless! And Hot tub! Cabin
| 3 bd · 3 ba · sleeps 8 | $81,422 | $330 | 68% | 4.9★ (153) | 0.5 mi | Airbnb |
Endless Views with a Private Indoor Heated Pool Cabin
| 3 bd · 3 ba · sleeps 8 | $95,341 | $331 | 79% | 4.7★ (48) | 0.5 mi | AirbnbVrbo |
Canopy View Lodge - Mountain Views, Hot Tub Cabin
| 3 bd · 2 ba · sleeps 8 | $5,962 | $259 | 6% | 5★ (4) | 0.5 mi | AirbnbVrboBooking |
Breath Taking Heavenly Views- Minutes From Dollywood! Cabin
| 3 bd · 2 ba · sleeps 6 | $50,738 | $180 | 77% | 4.6★ (333) | 0.5 mi | Vrbo |
Chalet with 360 views through Wall of Glass 7 Minutes from Dollywood & Parkway Cabin
| 3 bd · 2 ba · sleeps 10 | $83,580 | $315 | 73% | 4.8★ (348) | 0.5 mi | Vrbo |
Spectacular Views, Close to Dollywood, Privacy! Cabin
| 3 bd · 2 ba · sleeps 8 | $87,822 | $303 | 79% | 4.9★ (141) | 0.5 mi | AirbnbVrbo |
Relax in luxury at Smoky Mountain Loft Cabin
| 3 bd · 2 ba · sleeps 9 | $32,088 | $317 | 28% | 4.8★ (183) | 0.5 mi | AirbnbVrboBooking |
Pigeon Forge Panorama by American Patriot Getaways Vacation home | 3 bd · 3 ba · sleeps 6 | $101,251 | $346 | 80% | — | 0.5 mi | Booking |
The Black Cabin on the mountain | Hot tub | Views Cabin
| 3 bd · 2 ba · sleeps 8 | $41,318 | $260 | 44% | 4.7★ (104) | 0.5 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 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium
Est. revenue
$60,242
NOI
$35,311
Cash flow /mo
$182
Cash needed
$171,950
Cash-on-cash
1.3%
ROE (yr 1)
11.9%
Cap rate
7.0%
DSCR
1.07
Year-1 write-off
$141,729
Year-1 tax shield @ 32%
$45,353
Year-1 return on equity
- Cash flow (annual)$2,183
- Principal paydown$3,208
- Appreciation at%$15,150
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)$12,048
- Platform fees (3% of revenue)$1,807
- Maintenance / capex (5% of revenue)$3,012
- Utilities & supplies$4,200
- HOA$0
- Property tax$833
- Insurance (STR-rated)$3,030
Cash needed to close
- Down payment (25%)$126,250
- Closing costs (4.0%)$20,200
- Furnishing (bought new)$25,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$45,353
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
$425,000
Short-life (5/15-yr)
$116,000 · 27%
Year-1 deduction
$142,000
Year-1 tax shield @ 32%
$45,000
Land 16% (county tax record, market value split) · building $309,000 over 39 years · new furniture $26,000
Based on: 2,006 sq ft, built 1986, 3 bd / 2 ba, unfurnished, listing features (hot tub, deck, game room, fireplace, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $90,000 in year 1 (15% short-life, $29,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,100
Kitchen cabinetsdefault
$10,200 new × 40% good × 2.48 allocation
- $8,300
Kitchen countertopsdefault
$8,300 new × 40% good × 2.48 allocation
- $3,500
Decorative trimdefault
$3,500 new × 40% good × 2.48 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.48 allocation
- $1,200
Shelvingdefault
$1,200 new × 40% good × 2.48 allocation
- $5,000
Window coverings (20)default
$5,000 new × 40% good × 2.48 allocation
- $5,100
Carpet, vinyl & laminate (40% of floors)default
$5,200 new × 40% good × 2.48 allocation
- $7,900
Kitchen & laundry equipment plumbingdefault
$7,900 new × 40% good × 2.48 allocation
- $4,800
Kitchen, laundry & data equipment electricaldefault
$4,800 new × 40% good × 2.48 allocation
- $7,700
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.48 allocation
- $8,900
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.48 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $11,500
Paving: driveway & walks (paved)default
$9,300 new × 50% good × 2.48 allocation
- $11,100
Landscaping (typical)default
$8,900 new × 50% good × 2.48 allocation
- $2,500
Patiosdefault
$2,000 new × 50% good × 2.48 allocation
- $28,000
Decks & porches (attached)listing
$22,600 new × 50% good × 2.48 allocation
- $216,400
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$217,700 new × 40% good × 2.48 allocation
- $22,400
Building plumbing & fixturesdefault
$22,600 new × 40% good × 2.48 allocation
- $22,600
Building electrical & lightingdefault
$22,700 new × 40% good × 2.48 allocation
- $22,500
HVACdefault
$22,600 new × 40% good × 2.48 allocation
- $7,700
Hardwood & tile floorsdefault
$7,700 new × 40% good × 2.48 allocation
- $2,600
Fireplacelisting
$2,600 new × 40% good × 2.48 allocation
- $14,900
Septic systemlisting
$12,000 new × 50% good × 2.48 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $88,300 | $53,100 | $300 | $141,700 |
| 2 | $0 | $0 | $7,900 | $7,900 |
| 3 | $0 | $0 | $7,900 | $7,900 |
| 4 | $0 | $0 | $7,900 | $7,900 |
| 5 | $0 | $0 | $7,900 | $7,900 |
| 6+ | $0 | $0 | $277,000 | $277,000 |
| Total | $88,300 | $53,100 | $309,100 | $450,500 |
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.