3056 Birds Creek Rd
Sevierville, TN 37876
$448,000
3 bd · 2.5 ba · 2,142 sqft · Listed 1d ago
View on Realtor.com →Year built
1978
Sqft
2,142
Lot sqft
21,780
HOA / mo
None
Furnished
No
List date
2026-09-28T22:37:00.000000Z
Revenue
Annual revenue
$51,720
ADR
$236
Occupancy
60%
Cleaning fees (12 mo)
$7,978
Confidence
Low (45.64), 47 comps
Comp revenue range (p25 / median / p75)
Little Bear Getaway by Avada Properties
Vacation home · 3 bd · 3 ba · sleeps 6 · 0.1 mi
Revenue $29,243ADR $133Occ ≈ 60%5★ (2)
Secluded Cabin with Mountain Views Hot Tub Games
Vacation home · 3 bd · 3 ba · sleeps 12 · 0.3 mi
Revenue $63,709ADR $325Occ ≈ 54%—
Dolly’s Backyard|15 minutes from Dollywood|Hot Tub
Cabin · 3 bd · 3 ba · sleeps 10 · 0.4 mi
Revenue $24,641ADR $275Occ ≈ 25%5★ (20)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Little Bear Getaway by Avada Properties Vacation home | 3 bd · 3 ba · sleeps 6 | $29,243 | $133 | 60% | 5★ (2) | 0.1 mi | Booking |
Catons Chapel: Free Tickets, Hot Tub, New Property, Fire Pit, Game room Cabin | 3 bd · 3 ba · sleeps 12 | $41,826 | $300 | 38% | 4.5★ (2) | 0.2 mi | VrboBooking |
Secluded Cabin w/ Mountain Views, Hot Tub, + Games Cabin | 3 bd · 3.5 ba · sleeps 12 | $68,228 | $391 | 48% | 4.6★ (21) | 0.3 mi | AirbnbVrbo |
Secluded Cabin with Mountain Views Hot Tub Games Vacation home | 3 bd · 3 ba · sleeps 12 | $63,709 | $325 | 54% | — | 0.3 mi | Booking |
Dolly’s Backyard|15 minutes from Dollywood|Hot Tub Cabin | 3 bd · 3 ba · sleeps 10 | $24,641 | $275 | 25% | 5★ (20) | 0.4 mi | Airbnb |
Indoor Pool*Putt Putt*Arcades*Sauna*Hot Tub*EV Chg Cabin | 3 bd · 3 ba · sleeps 12 | $95,265 | $585 | 45% | 4.9★ (43) | 0.4 mi | AirbnbVrbo |
*Renovated* | Family Fun | Theatre | Hot Tub| Pets House | 3 bd · 2 ba · sleeps 10 | $7,516 | $285 | 7% | 5★ (46) | 0.4 mi | AirbnbVrboBooking |
Dolly's Cozy Cabin - Hot Tub, Theater Room, Arcade Cabin | 3 bd · 2 ba · sleeps 10 | $63,133 | $278 | 62% | 4.8★ (6) | 0.5 mi | AirbnbVrbo |
Outdoor Retreat with Bar, TV, fire pit, & hot tub Cabin | 3 bd · 3 ba · sleeps 10 | $68,938 | $330 | 57% | 5★ (127) | 0.5 mi | AirbnbVrboBooking |
Dolly Ridge Retreat #1 in the mountains! Apartment | 3 bd · 3 ba · sleeps 6 | $16,898 | $135 | 34% | 5★ (207) | 0.5 mi | AirbnbVrbo |
Show all 47 comps
Working 9 to Pine by Beyond Expectations w Views
Vacation home · 3 bd · 3 ba · sleeps 7 · 0.5 mi
Revenue $21,637ADR $343Occ ≈ 17%—
Coat of Many Views by Beyond Expectations
Vacation home · 3 bd · 3 ba · sleeps 6 · 0.5 mi
Revenue $3,781ADR $252Occ ≈ 4%—
Near DollyWood -Sleeps 12- HOT TUB - 3Bed 2.5Bath
House · 3 bd · 2.5 ba · sleeps 12 · 0.6 mi
Revenue $36,338ADR $264Occ ≈ 38%4.7★ (43)
Near DollyWood -Sleeps 10 + HOT TUB - 3Bed 2.5Bath
House · 3 bd · 2.5 ba · sleeps 10 · 0.6 mi
Revenue $26,271ADR $268Occ ≈ 27%4.7★ (44)
Edge Of Forever By Avada Properties
Vacation home · 3 bd · 2 ba · sleeps 6 · 0.6 mi
Revenue $69,413ADR $218Occ ≈ 87%5★ (3)
The Sweet Escape: Incredible Views Hot Tub
Vacation home · 3 bd · 2 ba · sleeps 6 · 0.6 mi
Revenue $66,326ADR $0Occ ≈ ——
A Rare Find One-of-a-Kind Mountain Escape
Chalet · 3 bd · 2 ba · sleeps 8 · 0.6 mi
Revenue $69,534ADR $255Occ ≈ 75%4★ (1)
Resort Suite | Saltwater Pool + Arcade | Sleeps 18
House · 3 bd · 3 ba · sleeps 6 · 0.6 mi
Revenue $1,530ADR $139Occ ≈ 3%1★ (1)
On Eagles Wings - Outdoor Hot Tub with Breathtaking Views, Game Room + Community Pool Access!
Vacation home · 3 bd · 2 ba · sleeps 8 · 0.7 mi
Revenue $32,390ADR $124Occ ≈ 72%—
Hot tub and pool table- perfect 2 BR log cabin!
Chalet · 3 bd · 2 ba · sleeps 8 · 0.7 mi
Revenue $44,648ADR $184Occ ≈ 66%—
Mountain Paradise by Venture Smoky Mountains
Vacation home · 3 bd · 2 ba · sleeps 8 · 0.7 mi
Revenue $102,901ADR $303Occ ≈ 93%—
Sleeps 18 | Poolside Escape w/ Firepit Nights
House · 3 bd · 3 ba · sleeps 16 · 0.7 mi
Revenue $23,661ADR $555Occ ≈ 12%—
Starry Starry Night Count Stars, Not Worries
Chalet · 3 bd · 2 ba · sleeps 8 · 0.7 mi
Revenue $83,366ADR $331Occ ≈ 69%5★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Dolly Ridge Retreat #2 in the mountains! Apartment | 3 bd · 3 ba · sleeps 6 | $15,752 | $158 | 27% | 4.9★ (191) | 0.5 mi | AirbnbVrbo |
Coat of Many Views by Beyond Expectations Apartment | 3 bd · 3 ba · sleeps 6 | $20,706 | $176 | 32% | 4.9★ (5) | 0.5 mi | AirbnbVrboBooking |
Working 9 to Pine by Beyond Expectations with View Apartment | 3 bd · 3 ba · sleeps 7 | $17,792 | $205 | 24% | 4.6★ (5) | 0.5 mi | AirbnbVrboBooking |
Working 9 to Pine by Beyond Expectations w Views Vacation home | 3 bd · 3 ba · sleeps 7 | $21,637 | $343 | 17% | — | 0.5 mi | Booking |
Coat of Many Views by Beyond Expectations Vacation home | 3 bd · 3 ba · sleeps 6 | $3,781 | $252 | 4% | — | 0.5 mi | Booking |
Cottage Renova | Gather, Relax & Reconnect Cabin | 3 bd · 3 ba · sleeps 8 | $91,476 | $313 | 80% | 5★ (185) | 0.5 mi | AirbnbVrbo |
Pirate's Cove in the smokies Cabin | 3 bd · 3 ba · sleeps 12 | $63,180 | $366 | 47% | 5★ (45) | 0.5 mi | AirbnbVrbo |
Secret Hideout Chalet | 3 bd · 2 ba · sleeps 6 | $37,954 | $231 | 45% | 5★ (1) | 0.5 mi | Booking |
Dolly’s Delight B ⭐️ beautifully remodeled & styled Cabin | 3 bd · 2.5 ba · sleeps 8 | $30,043 | $244 | 34% | 4.9★ (144) | 0.6 mi | AirbnbVrbo |
Dolly’s Delight C Mountain view, near Dollywood Cabin | 3 bd · 2.5 ba · sleeps 8 | $28,161 | $259 | 30% | 5★ (133) | 0.6 mi | AirbnbVrbo |
Near DollyWood -Sleeps 12- HOT TUB - 3Bed 2.5Bath House | 3 bd · 2.5 ba · sleeps 12 | $36,338 | $264 | 38% | 4.7★ (43) | 0.6 mi | Airbnb |
Near DollyWood -Sleeps 10 + HOT TUB - 3Bed 2.5Bath House | 3 bd · 2.5 ba · sleeps 10 | $26,271 | $268 | 27% | 4.7★ (44) | 0.6 mi | Airbnb |
Legacy View Cabin | 3 bd · 2 ba · sleeps 8 | $48,777 | $329 | 41% | 5★ (23) | 0.6 mi | AirbnbVrbo |
Serene Cabin, Sleeps 8・Sauna・Hot Tub・Outdoor Fun House | 3 bd · 1.5 ba · sleeps 8 | $30,152 | $269 | 31% | 3.5★ (9) | 0.6 mi | AirbnbVrboBooking |
Dolly's Outdoor Oasis - Hot Tub, Sauna & More! House | 3 bd · 1.5 ba · sleeps 8 | $36,143 | $276 | 36% | 4.7★ (18) | 0.6 mi | AirbnbVrbo |
Echoes Of Calm: Indoor Pool, Theater + Game Room Cabin | 3 bd · 3.5 ba · sleeps 10 | $70,490 | $657 | 29% | — | 0.6 mi | AirbnbVrbo |
Dolly's Delight A ❤️Renovated, Centrally Located Cabin | 3 bd · 2.5 ba · sleeps 8 | $33,254 | $175 | 52% | 5★ (133) | 0.6 mi | AirbnbVrbo |
Edge Of Forever By Avada Properties Vacation home | 3 bd · 2 ba · sleeps 6 | $69,413 | $218 | 87% | 5★ (3) | 0.6 mi | Booking |
The Sweet Escape: Incredible Views Hot Tub Vacation home | 3 bd · 2 ba · sleeps 6 | $66,326 | $0 | — | — | 0.6 mi | Booking |
3BR w/ fire pit, hot tub, free attraction tickets House | 3 bd · 1.5 ba · sleeps 8 | $52,797 | $353 | 41% | 4.6★ (12) | 0.6 mi | AirbnbVrbo |
A Rare Find One-of-a-Kind Mountain Escape Chalet | 3 bd · 2 ba · sleeps 8 | $69,534 | $255 | 75% | 4★ (1) | 0.6 mi | Booking |
Broken Spoke is a great cabin with an awesome View Cabin | 3 bd · 2 ba · sleeps 8 | $66,388 | $281 | 65% | 4.8★ (386) | 0.6 mi | AirbnbVrbo |
Bear Paw Lodge: Wooded Views, Hot Tub + Arcade Cabin | 3 bd · 2.5 ba · sleeps 8 | $47,036 | $341 | 38% | 4.6★ (5) | 0.6 mi | AirbnbVrbo |
Mountainside Hideaway | View + Hot Tub Cabin | 3 bd · 2.5 ba · sleeps 8 | $64,200 | $228 | 77% | 5★ (61) | 0.6 mi | AirbnbVrboBooking |
Resort Suite | Saltwater Pool + Arcade | Sleeps 18 House | 3 bd · 3 ba · sleeps 6 | $1,530 | $139 | 3% | 1★ (1) | 0.6 mi | Airbnb |
Misty Ridge, Awesome View Cabin | 3 bd · 2 ba · sleeps 8 | $66,156 | $276 | 66% | 4.8★ (35) | 0.6 mi | AirbnbVrbo |
On Eagles Wings - Outdoor Hot Tub with Breathtaking Views, Game Room + Community Pool Access! Vacation home | 3 bd · 2 ba · sleeps 8 | $32,390 | $124 | 72% | — | 0.7 mi | Booking |
Mountain Retreat w/ Views +Free Attraction Tickets Cabin | 3 bd · 3 ba · sleeps 12 | $64,035 | $313 | 56% | 4.6★ (48) | 0.7 mi | AirbnbVrboBooking |
Beautiful Cabin With Stunning Views & Privacy! Cabin | 3 bd · 3 ba · sleeps 8 | $45,528 | $263 | 47% | 4.8★ (235) | 0.7 mi | AirbnbVrbo |
Hot tub and pool table- perfect 2 BR log cabin! Chalet | 3 bd · 2 ba · sleeps 8 | $44,648 | $184 | 66% | — | 0.7 mi | Booking |
Mountain Paradise by Venture Smoky Mountains Vacation home | 3 bd · 2 ba · sleeps 8 | $102,901 | $303 | 93% | — | 0.7 mi | Booking |
Mtn Retreat, for 12・Hot Tub・Games・Deck・Shared Pool Cabin | 3 bd · 3 ba · sleeps 12 | $47,717 | $335 | 39% | 4.2★ (8) | 0.7 mi | AirbnbVrboBooking |
Sleeps 18 | Poolside Escape w/ Firepit Nights House | 3 bd · 3 ba · sleeps 16 | $23,661 | $555 | 12% | — | 0.7 mi | Airbnb |
<20 min to Pigeon Forge OR Gburg! Renovated Cabin | 3 bd · 2.5 ba · sleeps 8 | $48,241 | $317 | 42% | 4.9★ (275) | 0.7 mi | AirbnbVrbo |
Starry Starry Night Count Stars, Not Worries Chalet | 3 bd · 2 ba · sleeps 8 | $83,366 | $331 | 69% | 5★ (1) | 0.7 mi | Booking |
Creekside w/Private Trail, Hot Tub, One Level Cabin | 3 bd · 2 ba · sleeps 8 | $59,153 | $314 | 52% | 5★ (4) | 0.7 mi | AirbnbVrbo |
Unobstructed View, Hot Tub, Arcade, Family Retreat Cabin | 3 bd · 2.5 ba · sleeps 10 | $114,326 | $343 | 91% | 5★ (79) | 0.7 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
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$51,720
NOI
$29,843
Cash flow /mo
$73
Cash needed
$155,420
Cash-on-cash
0.6%
ROE (yr 1)
11.1%
Cap rate
6.7%
DSCR
1.03
Year-1 write-off
$128,408
Year-1 tax shield @ 32%
$41,091
Year-1 return on equity
- Cash flow (annual)$874
- Principal paydown$2,932
- Appreciation at%$13,440
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$10,344
- Platform fees (3% of revenue)$1,552
- Maintenance / capex (5% of revenue)$2,586
- Utilities & supplies$4,200
- HOA$0
- Property tax$507
- Insurance (STR-rated)$2,688
Cash needed to close
- Down payment (25%)$112,000
- Closing costs (4.0%)$17,920
- Furnishing (bought new)$25,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$41,091
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
$394,000
Short-life (5/15-yr)
$102,000 · 26%
Year-1 deduction
$128,000
Year-1 tax shield @ 32%
$41,000
Land 12% (county tax record, market value split) · building $292,000 over 39 years · new furniture $26,000
Based on: 2,142 sq ft, built 1978, 3 bd / 2.5 ba, unfurnished, listing features (deck, fence, game room, flooring types, appliance list, septic, wooded lot).
IRS-guide safe-harbor floor: $80,000 in year 1 (13% short-life, $25,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,400
Kitchen cabinetsdefault
$10,500 new × 40% good × 2.25 allocation
- $7,700
Kitchen countertopsdefault
$8,600 new × 40% good × 2.25 allocation
- $3,400
Decorative trimdefault
$3,700 new × 40% good × 2.25 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.25 allocation
- $1,100
Shelvingdefault
$1,200 new × 40% good × 2.25 allocation
- $4,700
Window coverings (21)default
$5,300 new × 40% good × 2.25 allocation
- $8,300
Carpet, vinyl & laminate (67% of floors)listing
$9,200 new × 40% good × 2.25 allocation
- $7,300
Kitchen & laundry equipment plumbingdefault
$8,200 new × 40% good × 2.25 allocation
- $4,400
Kitchen, laundry & data equipment electricaldefault
$4,900 new × 40% good × 2.25 allocation
- $3,100
Appliances (range, microwave, dishwasher)listing
$3,500 new × 40% good × 2.25 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
- $10,800
Paving: driveway & walks (paved)default
$9,600 new × 50% good × 2.25 allocation
- $5,200
Landscaping (minimal)listing
$4,600 new × 50% good × 2.25 allocation
- $2,400
Patiosdefault
$2,100 new × 50% good × 2.25 allocation
- $27,100
Decks & porches (attached)listing
$24,100 new × 50% good × 2.25 allocation
- $6,700
Fencinglisting
$6,000 new × 50% good × 2.25 allocation
- $209,100
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$232,500 new × 40% good × 2.25 allocation
- $21,700
Building plumbing & fixturesdefault
$24,100 new × 40% good × 2.25 allocation
- $22,000
Building electrical & lightingdefault
$24,400 new × 40% good × 2.25 allocation
- $21,700
HVACdefault
$24,100 new × 40% good × 2.25 allocation
- $4,100
Hardwood & tile floorsdefault
$4,600 new × 40% good × 2.25 allocation
- $13,500
Septic systemlisting
$12,000 new × 50% good × 2.25 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $75,300 | $52,200 | $900 | $128,400 |
| 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 | $261,200 | $261,200 |
| Total | $75,300 | $52,200 | $292,100 | $419,500 |
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 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.