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508 Westland Dr

508 Westland Dr

Sevierville, TN 37862

$375,000

3 bd · 1.5 ba · 1,485 sqft · Listed 1d ago

View on Realtor.com →

Year built

1971

Sqft

1,485

Lot sqft

17,424

HOA / mo

None

Furnished

No

List date

2026-09-28T16:31:34.000000Z

Revenue

Annual revenue

$28,029

ADR

$146

Occupancy

53%

Cleaning fees (12 mo)

$3,930

Confidence

Low (43.77), 15 comps

Comp revenue range (p25 / median / p75)

$19,405$25,448$45,532

  • Peaceful Escape By The Mountains

    House · 3 bd · 1.5 ba · sleeps 8 · 30 ft

    Revenue $10,476ADR $96Occ ≈ 30%5★ (1)

    Airbnb

  • Westover Park Condo 101 - A Quiet Getaway Near the Great Smoky Mountains

    Condominium (condo) · 3 bd · 2 ba · sleeps 8 · 0.2 mi

    Revenue $17,832ADR $198Occ ≈ 25%4.7★ (127)

    Vrbo

  • Fall Specials|Pet Friendly|Hot tub|Gameroom|PS4

    Cabin · 3 bd · 2.5 ba · sleeps 8 · 0.3 mi

    Revenue $71,267ADR $320Occ ≈ 61%5★ (282)

    AirbnbVrbo

  • Love View

    Vacation home · 3 bd · 2 ba · sleeps 6 · 0.3 mi

    Revenue $69,899ADR $291Occ ≈ 66%—

    Booking

  • 7 Miles to Dollywood * Hot Tub*Modern Retreat

    Cabin · 3 bd · 2.5 ba · sleeps 8 · 0.3 mi

    Revenue $59,518ADR $288Occ ≈ 57%5★ (121)

    AirbnbVrboBooking

  • Top Rated Modern 3BD |Secluded |Fire Pit |Arcade

    Cabin · 3 bd · 2.5 ba · sleeps 12 · 0.3 mi

    Revenue $42,663ADR $318Occ ≈ 37%4.8★ (76)

    AirbnbVrboBooking

  • Great Location, Sleeps 8・Near Parkway・Hot Tub

    House · 3 bd · 2.5 ba · sleeps 8 · 0.4 mi

    Revenue $23,504ADR $213Occ ≈ 30%4.7★ (19)

    AirbnbVrboBooking

  • Hidden Retreat 10 minutes from city, but quiet!

    Guest suite · 3 bd · 2 ba · sleeps 6 · 0.4 mi

    Revenue $16,986ADR $211Occ ≈ 22%4.8★ (68)

    AirbnbVrbo

  • Creekside Cabin w/ Hot Tub: 7 Mi to Pigeon Forge

    Cabin · 3 bd · 2 ba · sleeps 10 · 0.4 mi

    Revenue $23,560ADR $280Occ ≈ 23%4.5★ (2)

    AirbnbVrboBooking

  • Brooklyn Hide a way

    House · 3 bd · 2 ba · sleeps 6 · 0.4 mi

    Revenue $46,562ADR $191Occ ≈ 67%5★ (57)

    AirbnbVrbo

Show all 15 comps

  • Lazy Bear Hideaway

    House · 3 bd · 2 ba · sleeps 7 · 0.4 mi

    Revenue $20,977ADR $201Occ ≈ 29%4.8★ (145)

    AirbnbVrbo

  • A Dolly Good Time with Fireplace and Game Room

    Vacation home · 3 bd · 2 ba · sleeps 8 · 0.5 mi

    Revenue $25,448ADR $234Occ ≈ 30%—

    Booking

  • Hidden Retreat Huge family area. Fireplace, outside grill, private, secluded.

    House · 3 bd · 2 ba · sleeps 6 · 0.5 mi

    Revenue $16,563ADR $203Occ ≈ 22%4.8★ (11)

    Vrbo

  • Daisy's River Log Home w/ Hot tub & Kayaks

    House · 3 bd · 1 ba · sleeps 7 · 0.7 mi

    Revenue $43,866ADR $217Occ ≈ 55%4.7★ (150)

    AirbnbVrbo

  • Smokey Mountain Acres w/ Hot tub & Views

    Apartment · 3 bd · 1.5 ba · sleeps 8 · 0.7 mi

    Revenue $44,502ADR $239Occ ≈ 51%4.7★ (116)

    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

Financing

Est. revenue

$28,029

NOI

$12,967

Cash flow /mo

$1,081

Cash needed

$409,500

Cash-on-cash (all cash)

3.2%

ROE (yr 1)

5.9%

Cap rate

3.5%

DSCR

—

Year-1 write-off

$113,619

Year-1 tax shield @ 32%

$36,358

Year-1 return on equity

  • Cash flow (annual)$12,967
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$11,250
ROE5.9%
ROE incl. year-1 tax savings (32% bracket, STR loophole)14.8%
Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$5,606
  • Platform fees (3% of revenue)$841
  • Maintenance / capex (5% of revenue)$1,401
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$764
  • Insurance (STR-rated)$2,250

Cash needed to close

  • Purchase price (all cash)$375,000
  • Closing costs (4.0%)$15,000
  • Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$36,358

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

$305,000

Short-life (5/15-yr)

$93,000 · 31%

Year-1 deduction

$114,000

Year-1 tax shield @ 32%

$36,000

Land 19% (county tax record, market value split) · building $211,000 over 39 years · new furniture $20,000

Based on: 1,485 sq ft, built 1971, 3 bd / 1.5 ba, unfurnished, listing features (deck, appliance list).

IRS-guide safe-harbor floor: $73,000 in year 1 (17% short-life, $23,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$65,500

  • Kitchen cabinetsdefault

    $9,100 new × 40% good × 2.44 allocation

    $8,900

  • Kitchen countertopsdefault

    $7,400 new × 40% good × 2.44 allocation

    $7,200

  • Decorative trimdefault

    $2,600 new × 40% good × 2.44 allocation

    $2,500

  • Mirrorsdefault

    $200 new × 40% good × 2.44 allocation

    $100

  • Shelvingdefault

    $1,200 new × 40% good × 2.44 allocation

    $1,200

  • Window coverings (15)default

    $3,800 new × 40% good × 2.44 allocation

    $3,700

  • Carpet, vinyl & laminate (40% of floors)default

    $3,800 new × 40% good × 2.44 allocation

    $3,700

  • Kitchen & laundry equipment plumbingdefault

    $7,000 new × 40% good × 2.44 allocation

    $6,900

  • Kitchen, laundry & data equipment electricaldefault

    $4,300 new × 40% good × 2.44 allocation

    $4,200

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

    $7,700 new × 40% good × 2.44 allocation

    $7,500

  • Furniture bought newlisting

    $19,500 new × 100% good · bought separately

    $19,500
15-year land improvements$47,500

  • Paving: driveway & walks (paved)default

    $8,000 new × 50% good × 2.44 allocation

    $9,800

  • Landscaping (typical)default

    $7,700 new × 50% good × 2.44 allocation

    $9,400

  • Patiosdefault

    $1,500 new × 50% good × 2.44 allocation

    $1,800

  • Decks & porches (attached)listing

    $16,700 new × 50% good × 2.44 allocation

    $20,400

  • Gazebo / pergolalisting

    $5,000 new × 50% good × 2.44 allocation

    $6,100
Building, 39-year$211,400

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

    $160,900 new × 40% good × 2.44 allocation

    $157,400

  • Building plumbing & fixturesdefault

    $16,700 new × 40% good × 2.44 allocation

    $16,300

  • Building electrical & lightingdefault

    $16,100 new × 40% good × 2.44 allocation

    $15,700

  • HVACdefault

    $16,700 new × 40% good × 2.44 allocation

    $16,400

  • Hardwood & tile floorsdefault

    $5,700 new × 40% good × 2.44 allocation

    $5,600

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$65,500$47,500$700$113,600
2$0$0$5,400$5,400
3$0$0$5,400$5,400
4$0$0$5,400$5,400
5$0$0$5,400$5,400
6+$0$0$189,000$189,000
Total$65,500$47,500$211,400$324,300

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.