260 Oak Haven Way
Sevierville, TN 37876
$849,900
4 bd · 4.5 ba · 2,560 sqft · Listed 1d ago
View on Realtor.com →Year built
1999
Sqft
2,560
Lot sqft
10,454
HOA / mo
$184
Furnished
No
List date
2026-11-12T15:50:24.000000Z
Revenue
Annual revenue
$82,433
ADR
$370
Occupancy
61%
Cleaning fees (12 mo)
$17,457
Confidence
Low (51.47), 50 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $71,657
Family Friendly Getaway・Pool・Arcade・Hot Tub
Cabin · 4 bd · 4.5 ba · sleeps 10 · 1.1 mi
- Hot tub
- Pool
- A/C
- Free parking
- +4
Revenue $53,274ADR $370Occ ≈ 39%4.2★ (8)
Luxe Cabin W Indoor Pool・Spacious Cabin, Sleeps 10
Cabin · 4 bd · 4 ba · sleeps 10 · 1.2 mi
Revenue $23,377ADR $265Occ ≈ 24%4.2★ (5)
Delisted
Luxe Cabin W Indoor Pool・Spacious Cabin, Sleeps 10
Cabin · 4 bd · 4 ba · sleeps 10 · 1.2 mi
Revenue $72,025ADR $302Occ ≈ 65%5★ (15)
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Family Friendly Getaway・Pool・Arcade・Hot Tub Cabin
| 4 bd · 4.5 ba · sleeps 10 | $53,274 | $370 | 39% | 4.2★ (8) | 1.1 mi | Airbnb |
Fall/Winter In The Smokies! Hot tub/pool/games! House
| 4 bd · 4 ba · sleeps 12 | $140,061 | $478 | 80% | 5★ (134) | 1.1 mi | AirbnbVrbo |
Family Friendly, Sleeps 10・Pool・Arcade・Hot Tub Cabin
| 4 bd · 4.5 ba · sleeps 10 | $56,051 | $422 | 36% | 4.7★ (433) | 1.2 mi | AirbnbVrboBooking |
Private Pool Retreat at NEW Luxury Lodges Cabin
| 4 bd · 4 ba · sleeps 10 | $80,671 | $311 | 71% | 4.8★ (216) | 1.2 mi | AirbnbVrbo |
Luxe Cabin W Indoor Pool・Spacious Cabin, Sleeps 10 Cabin | 4 bd · 4 ba · sleeps 10 | $23,377 | $265 | 24% | 4.2★ (5) | 1.2 mi | Delisted |
Walkabout-Lodges at Reedmont Cabin
| 4 bd · 3.5 ba · sleeps 12 | $74,469 | $389 | 52% | 4.5★ (39) | 1.2 mi | AirbnbVrbo |
Luxe Cabin W Indoor Pool・Spacious Cabin, Sleeps 10 Cabin | 4 bd · 4 ba · sleeps 10 | $72,025 | $302 | 65% | 5★ (15) | 1.2 mi | Delisted |
Vols-Themed Cabin w/ Indoor Pool & Views House
| 4 bd · 4.5 ba · sleeps 12 | $81,429 | $437 | 51% | 3.5★ (2) | 1.2 mi | AirbnbVrboBooking |
Private Pool, Hot Tub, Game Room & Views Chalet
| 4 bd · 4.5 ba · sleeps 10 | $27,531 | $481 | 16% | 5★ (11) | 1.2 mi | AirbnbVrbo |
Luxury Dolly-Themed Cabin, Indoor Pool, Hot Tub Cabin
| 4 bd · 4.5 ba · sleeps 12 | $50,908 | $347 | 40% | 4.2★ (22) | 1.3 mi | AirbnbVrboBooking |
Show 32 more
Indoor Pool, Hot Tub, Fire Pit | Ridgeview Retreat
House · 4 bd · 4.5 ba · sleeps 10 · 1.3 mi
Revenue $47,825ADR $435Occ ≈ 30%4.5★ (4)
Delisted
Peaceful Getaway | Luxe Cabin w Private Pool!
Cabin · 4 bd · 4 ba · sleeps 10 · 1.3 mi
Revenue $20,737ADR $0Occ ≈ —2.7★ (3)
Delisted
Vols-Themed Cabin w/ Indoor Pool & Views
House · 4 bd · 4.5 ba · sleeps 12 · 1.3 mi
Revenue $22,037ADR $579Occ ≈ 10%—
Delisted
Soaky Pool Cabin Sleeps 12 w/ Hot Tub
Cabin · 4 bd · 4.5 ba · sleeps 12 · 1.3 mi
Revenue $62,494ADR $793Occ ≈ 22%—
Ridgeview Retreat by AvantStay
Vacation home · 4 bd · 4 ba · sleeps 10 · 1.3 mi
Revenue $102,695ADR $471Occ ≈ 60%—
Luxe Cabin W Indoor Pool・Spacious Cabin, Sleeps 10
Cabin · 4 bd · 4 ba · sleeps 10 · 1.4 mi
Revenue $36,041ADR $368Occ ≈ 27%—
Delisted
Family Friendly, Sleeps 10・Pool・Arcade・Hot Tub
Cabin · 4 bd · 4.5 ba · sleeps 10 · 1.4 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $96,066ADR $353Occ ≈ 75%4.5★ (14)
Private Indoor Pool, Spacious Deck, Mountain Views
Cabin · 4 bd · 4 ba · sleeps 10 · 1.4 mi
- Hot tub
- Pool
- A/C
- Free parking
- +3
Revenue $79,714ADR $312Occ ≈ 70%4.3★ (7)
The Falls @ Reedmont Indoor Waterfall Grotto Pool
House · 4 bd · 5 ba · sleeps 12 · 1.4 mi
Revenue $152,759ADR $669Occ ≈ 63%4.9★ (31)
Serenity Awaits By Avada Properties
Vacation home · 4 bd · 5 ba · sleeps 10 · 1.4 mi
Revenue $118,940ADR $395Occ ≈ 82%2★ (1)
Unobstructed Mountain Views | Pool | Easy Drive
Cabin · 4 bd · 4.5 ba · sleeps 12 · 1.4 mi
Revenue $21,352ADR $492Occ ≈ 12%4.8★ (27)
Rooftop Deck w Fireplace, Pool w/ Grotto, Game Roo
House · 4 bd · 5.5 ba · sleeps 12 · 1.4 mi
Revenue $78,073ADR $642Occ ≈ 33%4.8★ (4)
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Sevierville Retreat • Indoor Pool + Hot Tub Cabin
| 4 bd · 4.5 ba · sleeps 10 | $77,808 | $406 | 53% | 4.7★ (23) | 1.3 mi | AirbnbVrbo |
Private Indoor Pool, Spacious Deck, Mountain Views Cabin
| 4 bd · 4 ba · sleeps 10 | $3,211 | $188 | 5% | 5★ (1) | 1.3 mi | AirbnbBooking |
Luxe Cabin W Indoor Pool・Spacious Cabin, Sleeps 12 Cabin
| 4 bd · 4.5 ba · sleeps 12 | $33,121 | $344 | 26% | 3.8★ (19) | 1.3 mi | AirbnbVrbo |
Luxury Retreat Indoor Waterfall Pool Sleeps 12 House
| 4 bd · 5 ba · sleeps 12 | $71,772 | $624 | 32% | 4.7★ (13) | 1.3 mi | AirbnbVrboBooking |
Gorgeous 4BD Lodge w/ POOL! Hot Tub + Theater Cabin
| 4 bd · 4.5 ba · sleeps 10 | $132,005 | $464 | 78% | 4.7★ (105) | 1.3 mi | AirbnbVrbo |
Indoor Pool, Hot Tub, Fire Pit | Ridgeview Retreat House | 4 bd · 4.5 ba · sleeps 10 | $47,825 | $435 | 30% | 4.5★ (4) | 1.3 mi | Delisted |
Modern Cabin, Sleeps 10・Indoor Pool・Hot Tub・Games Cabin
| 4 bd · 4.5 ba · sleeps 10 | $71,000 | $462 | 42% | 4.7★ (359) | 1.3 mi | AirbnbVrboBooking |
Peaceful Getaway | Luxe Cabin w Private Pool! Cabin | 4 bd · 4 ba · sleeps 10 | $20,737 | $0 | — | 2.7★ (3) | 1.3 mi | Delisted |
Heated Indoor Pool | Views, Hot Tub & Sauna Cabin
| 4 bd · 5 ba · sleeps 12 | $134,592 | $552 | 67% | 5★ (43) | 1.3 mi | AirbnbVrbo |
Vols-Themed Cabin w/ Indoor Pool & Views House | 4 bd · 4.5 ba · sleeps 12 | $22,037 | $579 | 10% | — | 1.3 mi | Delisted |
Soaky Pool Cabin Sleeps 12 w/ Hot Tub Cabin | 4 bd · 4.5 ba · sleeps 12 | $62,494 | $793 | 22% | — | 1.3 mi | Vrbo |
Ridgeview Retreat by AvantStay Vacation home | 4 bd · 4 ba · sleeps 10 | $102,695 | $471 | 60% | — | 1.3 mi | Booking |
Great Views, Modern Luxury, Indoor Pool, Theater Cabin
| 4 bd · 4.5 ba · sleeps 11 | $79,483 | $431 | 51% | 5★ (46) | 1.3 mi | AirbnbVrbo |
Golf Sim, Poker & Firepit | New Construction/Build House
| 4 bd · 4.5 ba · sleeps 10 | $150,460 | $587 | 70% | 4.9★ (42) | 1.3 mi | AirbnbVrboBooking |
MtnSplash: Pool*View*Pets*Games*HotTub*Wifi*FirePit Cabin
| 4 bd · 4.5 ba · sleeps 12 | $126,093 | $635 | 54% | — | 1.4 mi | AirbnbVrboBooking |
Kids' Cave! New, Luxury, Hot Tub & Mountain Views Cabin
| 4 bd · 4.5 ba · sleeps 10 | $69,487 | $376 | 51% | 5★ (70) | 1.4 mi | AirbnbVrbo |
Luxe Cabin W Indoor Pool・Spacious Cabin, Sleeps 10 Cabin | 4 bd · 4 ba · sleeps 10 | $36,041 | $368 | 27% | — | 1.4 mi | Delisted |
Luxe Cabin W Indoor Pool・Spacious Cabin, Sleeps 10 Cabin
| 4 bd · 4 ba · sleeps 10 | $43,196 | $408 | 29% | 4.5★ (304) | 1.4 mi | AirbnbVrboBooking |
Pool & Pickleball Paradise: Near Water Park! Cabin
| 4 bd · 5 ba · sleeps 10 | $62,946 | $388 | 44% | 4.8★ (66) | 1.4 mi | AirbnbVrboBooking |
NEW Heated Pool & Theater Luxury Getaway|Mtn Views Cabin
| 4 bd · 4.5 ba · sleeps 12 | $97,263 | $484 | 55% | 5★ (94) | 1.4 mi | AirbnbVrbo |
Family Friendly, Sleeps 10・Pool・Arcade・Hot Tub Cabin
| 4 bd · 4.5 ba · sleeps 10 | $96,066 | $353 | 75% | 4.5★ (14) | 1.4 mi | Vrbo |
New Luxury Hot Tub 4BR Cabin! Bunk Beds & Views Cabin
| 4 bd · 4.5 ba · sleeps 10 | $64,562 | $411 | 43% | 5★ (59) | 1.4 mi | AirbnbVrboBooking |
Private Indoor Pool, Spacious Deck, Mountain Views Cabin
| 4 bd · 4 ba · sleeps 10 | $79,714 | $312 | 70% | 4.3★ (7) | 1.4 mi | Vrbo |
4BR Luxe Cabin | Theater + Hot Tub | Sleeps 12 Cabin
| 4 bd · 4 ba · sleeps 12 | $67,370 | $445 | 41% | 4.7★ (34) | 1.4 mi | AirbnbVrboBooking |
The Falls @ Reedmont Indoor Waterfall Grotto Pool House | 4 bd · 5 ba · sleeps 12 | $152,759 | $669 | 63% | 4.9★ (31) | 1.4 mi | Airbnb |
Tranquil Getaway at NEW Luxury Lodges Cabin
| 4 bd · 4.5 ba · sleeps 10 | $71,542 | $279 | 70% | 4.4★ (34) | 1.4 mi | AirbnbVrbo |
Serenity Awaits By Avada Properties Vacation home | 4 bd · 5 ba · sleeps 10 | $118,940 | $395 | 82% | 2★ (1) | 1.4 mi | Booking |
Unobstructed Mountain Views | Pool | Easy Drive Cabin | 4 bd · 4.5 ba · sleeps 12 | $21,352 | $492 | 12% | 4.8★ (27) | 1.4 mi | Airbnb |
Rooftop Deck w Fireplace, Pool w/ Grotto, Game Roo House | 4 bd · 5.5 ba · sleeps 12 | $78,073 | $642 | 33% | 4.8★ (4) | 1.4 mi | Delisted |
4BR Smoky Retreat - Views, Theater, Sauna, Hot Tub Cabin | 4 bd · 4 ba · sleeps 12 | $119,618 | $443 | 74% | 5★ (104) | 1.4 mi | AirbnbBooking |
Heated Indoor Pool | Hot Tub | Shuffleboard | BBQ Cabin
| 4 bd · 4.5 ba · sleeps 10 | $87,242 | $435 | 55% | 5★ (76) | 1.4 mi | AirbnbVrbo |
Firepit, Private Pool, Hot-tub, Easy Drive Cabin
| 4 bd · 4.5 ba · sleeps 10 | $56,035 | $472 | 33% | 4.8★ (81) | 1.4 mi | AirbnbVrbo |
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
Est. revenue
$82,433
NOI
$44,605
Cash flow /mo
$3,717
Cash needed
$906,896
Cash-on-cash (all cash)
4.9%
ROE (yr 1)
7.7%
Cap rate
5.2%
DSCR
—
Year-1 write-off
$175,015
Year-1 tax shield @ 32%
$56,005
Year-1 return on equity
- Cash flow (annual)$44,605
- Principal paydown (n/a, cash)$0
- Appreciation at%$25,497
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)$16,487
- Platform fees (3% of revenue)$2,473
- Maintenance / capex (5% of revenue)$4,122
- Utilities & supplies$4,200
- HOA$2,208
- Property tax$3,239
- Insurance (STR-rated)$5,099
Cash needed to close
- Purchase price (all cash)$849,900
- Closing costs (4.0%)$33,996
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$56,005
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
$716,000
Short-life (5/15-yr)
$151,000 · 21%
Year-1 deduction
$175,000
Year-1 tax shield @ 32%
$56,000
Land 16% (county tax record, market value split) · building $564,000 over 39 years · new furniture $23,000
Based on: 2,560 sq ft, built 1999, 4 bd / 4.5 ba, unfurnished, listing features (deck, patio, fireplace, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $104,000 in year 1 (11% short-life, $33,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $12,900
Kitchen cabinetsdefault
$11,400 new × 40% good × 2.82 allocation
- $10,500
Kitchen countertopsdefault
$9,300 new × 40% good × 2.82 allocation
- $5,100
Decorative trimdefault
$4,500 new × 40% good × 2.82 allocation
- $700
Mirrorsdefault
$600 new × 40% good × 2.82 allocation
- $1,700
Shelvingdefault
$1,500 new × 40% good × 2.82 allocation
- $7,300
Window coverings (26)default
$6,500 new × 40% good × 2.82 allocation
- $11,500
Kitchen & laundry equipment plumbingdefault
$8,900 new × 46% good × 2.82 allocation
- $7,000
Kitchen, laundry & data equipment electricaldefault
$5,400 new × 46% good × 2.82 allocation
- $8,700
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.82 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $14,800
Paving: driveway & walks (paved)default
$10,500 new × 50% good × 2.82 allocation
- $14,200
Landscaping (typical)default
$10,100 new × 50% good × 2.82 allocation
- $16,300
Patioslisting
$11,500 new × 50% good × 2.82 allocation
- $40,700
Decks & porches (attached)listing
$28,800 new × 50% good × 2.82 allocation
- $431,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$277,600 new × 55% good × 2.82 allocation
- $37,500
Building plumbing & fixturesdefault
$28,800 new × 46% good × 2.82 allocation
- $38,600
Building electrical & lightingdefault
$29,700 new × 46% good × 2.82 allocation
- $32,600
HVACdefault
$28,800 new × 40% good × 2.82 allocation
- $18,600
Hardwood & tile floorsdefault
$16,500 new × 40% good × 2.82 allocation
- $5,900
Fireplaces (2)listing
$5,300 new × 40% good × 2.82 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $88,400 | $86,000 | $600 | $175,000 |
| 2 | $0 | $0 | $14,500 | $14,500 |
| 3 | $0 | $0 | $14,500 | $14,500 |
| 4 | $0 | $0 | $14,500 | $14,500 |
| 5 | $0 | $0 | $14,500 | $14,500 |
| 6+ | $0 | $0 | $505,900 | $505,900 |
| Total | $88,400 | $86,000 | $564,400 | $738,800 |
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.