4093 Hickory Hollow Way
Sevierville, TN 37862
$515,000
2 bd · 2 ba · 1,632 sqft · Listed 1d ago
View on Realtor.com →Year built
1993
Sqft
1,632
Lot sqft
37,462
HOA / mo
$50
Furnished
No
List date
2026-09-26T14:30:29.000000Z
Revenue
Annual revenue
$42,833
ADR
$204
Occupancy
58%
Cleaning fees (12 mo)
$8,016
Confidence
Low (48.65), 47 comps
Comp revenue range (p25 / median / p75)
Black Bear Cottage
House · 2 bd · 2.5 ba · sleeps 6 · 0.1 mi
Revenue $48,914ADR $208Occ ≈ 64%4.3★ (28)
Charming Cabin Retreat in TN
House · 2 bd · 2.5 ba · sleeps 6 · 0.2 mi
Revenue $17,476ADR $411Occ ≈ 12%4.3★ (20)
A Slice of Heaven
Cabin · 2 bd · 2 ba · sleeps 10 · 0.2 mi
Revenue $33,251ADR $267Occ ≈ 34%2.5★ (2)
A Slice of Heaven
Vacation home · 2 bd · 2 ba · sleeps 10 · 0.2 mi
Revenue $33,908ADR $363Occ ≈ 26%4.8★ (2)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
QUIET HARMONY - 2BR Easily Accessible In The Heart Of Wears Valley!! Cabin | 2 bd · 2 ba · sleeps 8 | $46,174 | $198 | 64% | 4.8★ (30) | 184 ft | AirbnbVrbo |
Smoky Mtn Cabin | Peaceful | Game Room & Near PF Cabin | 2 bd · 2 ba · sleeps 6 | $29,806 | $207 | 39% | 5★ (124) | 345 ft | AirbnbVrbo |
Black Bear Cottage House | 2 bd · 2.5 ba · sleeps 6 | $48,914 | $208 | 64% | 4.3★ (28) | 0.1 mi | Airbnb |
Smoky Mountains Cabin–Cozy Retreat in Wears Valley Cabin | 2 bd · 2 ba · sleeps 8 | $49,930 | $214 | 64% | 4.8★ (65) | 0.1 mi | AirbnbVrboBooking |
Hickory Hill | Sevierville Smoky Mountain Cabin Cabin | 2 bd · 3 ba · sleeps 6 | $29,144 | $207 | 39% | 4.4★ (17) | 0.1 mi | AirbnbVrboBooking |
Slice of Heaven: Pet Friendly & Free Tickets Cabin | 2 bd · 2 ba · sleeps 10 | $33,461 | $233 | 39% | 4.4★ (122) | 0.1 mi | AirbnbVrboBooking |
Charming Cabin Retreat in TN House | 2 bd · 2.5 ba · sleeps 6 | $17,476 | $411 | 12% | 4.3★ (20) | 0.2 mi | Airbnb |
A Slice of Heaven Cabin | 2 bd · 2 ba · sleeps 10 | $33,251 | $267 | 34% | 2.5★ (2) | 0.2 mi | Vrbo |
A Slice of Heaven Vacation home | 2 bd · 2 ba · sleeps 10 | $33,908 | $363 | 26% | 4.8★ (2) | 0.2 mi | Booking |
Two Bedroom Cabin Rental- Wears Valley-Near National Park- Seasonal Pool Access Cabin | 2 bd · 2 ba · sleeps 6 | $48,517 | $191 | 70% | 4.5★ (40) | 0.2 mi | VrboBooking |
Show all 50 comps
A Slice of Heaven: Pet Friendly & Free Tickets
Cabin · 2 bd · 2 ba · sleeps 10 · 0.2 mi
Revenue $6,939ADR $277Occ ≈ 7%—
"Mountain Retreat" 2 Bedroom Cabin
House · 2 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $23,885ADR $377Occ ≈ 17%—
CHEERFUL 2-BEDROOM CABIN WITH INDOOR FIREPLACE
Cabin · 2 bd · 2 ba · sleeps 7 · 0.3 mi
Revenue $42,166ADR $140Occ ≈ 83%5★ (92)
Mountain Bliss is calling!
Cabin · 2 bd · 2 ba · sleeps 5 · 0.3 mi
Revenue $43,059ADR $233Occ ≈ 51%4.8★ (45)
Sugar Bear Hollow
Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $43,703ADR $208Occ ≈ 58%5★ (216)
Majestic Eagle
Vacation home · 2 bd · 3 ba · sleeps 10 · 0.4 mi
Revenue $15,966ADR $4,033Occ ≈ 1%—
Highland Haven | Cozy, Hot Tub, Mtn View, Fire Pit
Cabin · 2 bd · 1.5 ba · sleeps 8 · 0.4 mi
Revenue $19,096ADR $226Occ ≈ 23%4.8★ (143)
"Eagle's Nest" 2 Bedroom Cabin
House · 2 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $19,175ADR $296Occ ≈ 18%5★ (1)
Ain't No Mountain High Enough
Vacation home · 2 bd · 2 ba · sleeps 4 · 0.5 mi
Revenue $29,010ADR $645Occ ≈ 12%—
Enormous Wooden Cabin with Hot-Tub, Game Room and Barbecue in Sevierville, Tennessee
Vacation home · 2 bd · 3 ba · sleeps 10 · 0.7 mi
Revenue $19,913ADR $720Occ ≈ 8%—
His Amazing Grace by Eden Crest
Chalet · 2 bd · 3 ba · sleeps 10 · 0.7 mi
Revenue $83,598ADR $338Occ ≈ 68%5★ (4)
Cozy Log Cabin with Hot Tub & Game Room Near Smoky Mountain National Park | Sevierville, TN
Vacation home · 2 bd · 2 ba · sleeps 4 · 0.7 mi
Revenue $10,132ADR $434Occ ≈ 6%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
A Slice of Heaven: Pet Friendly & Free Tickets Cabin | 2 bd · 2 ba · sleeps 10 | $6,939 | $277 | 7% | — | 0.2 mi | Airbnb |
"Mountain Retreat" 2 Bedroom Cabin House | 2 bd · 2 ba · sleeps 6 | $23,885 | $377 | 17% | — | 0.2 mi | Airbnb |
2BR Mountain View w/ Free Attraction Tickets Cabin | 2 bd · 3 ba · sleeps 8 | $14,251 | $197 | 20% | 4★ (160) | 0.2 mi | AirbnbVrboBooking |
Free Dollywood Tix/Pool/Secluded/DogFriendly Cabin | 2 bd · 2 ba · sleeps 6 | $48,139 | $213 | 62% | 4.8★ (53) | 0.2 mi | AirbnbVrbo |
New! Peaceful 2BR w/Hot Tub*Firepit*Privacy*Quiet! Cabin | 2 bd · 2 ba · sleeps 6 | $45,448 | $206 | 60% | 4.9★ (51) | 0.2 mi | AirbnbVrbo |
CHEERFUL 2-BEDROOM CABIN WITH INDOOR FIREPLACE Cabin | 2 bd · 2 ba · sleeps 7 | $42,166 | $140 | 83% | 5★ (92) | 0.3 mi | Airbnb |
Hiker's Ridge - 2BR - Easily Accessible In The Hea Cabin | 2 bd · 2 ba · sleeps 8 | $58,263 | $210 | 76% | 4.9★ (37) | 0.3 mi | AirbnbVrbo |
Mountain Bliss is calling! Cabin | 2 bd · 2 ba · sleeps 5 | $43,059 | $233 | 51% | 4.8★ (45) | 0.3 mi | Airbnb |
Beary Lazy Hot Tub, Fire Pit & Pool | Wears Valley Cabin | 2 bd · 2 ba · sleeps 4 | $37,190 | $212 | 48% | 4.9★ (19) | 0.3 mi | AirbnbVrbo |
Beary Lazy Chalet | 2 bd · 2 ba · sleeps 4 | $38,672 | $211 | 50% | — | 0.3 mi | Booking |
Sugar Bear Hollow Cabin | 2 bd · 2 ba · sleeps 6 | $43,703 | $208 | 58% | 5★ (216) | 0.4 mi | Airbnb |
Relaxing Cabin Hot Tub Game Room Near Attractions Cabin | 2 bd · 2 ba · sleeps 5 | $26,388 | $211 | 34% | 4.8★ (22) | 0.4 mi | AirbnbVrboBooking |
Hiker's Point - Cabin In The Smokies Cabin | 2 bd · 2 ba · sleeps 6 | $59,613 | $224 | 73% | 4.9★ (39) | 0.4 mi | AirbnbVrbo |
"Run to the Hills" 2 Bedroom Cabin House | 2 bd · 2 ba · sleeps 6 | $27,881 | $315 | 24% | — | 0.4 mi | AirbnbVrbo |
A gorgeous log cabin awaits you at Run To The Hill Cabin | 2 bd · 2 ba · sleeps 6 | $7,092 | $295 | 7% | 4.7★ (119) | 0.4 mi | AirbnbVrboBooking |
Majestic Eagle Cabin | 2 bd · 3 ba · sleeps 10 | $45,545 | $329 | 38% | 4.5★ | 0.4 mi | Vrbo |
Majestic Eagle Vacation home | 2 bd · 3 ba · sleeps 10 | $15,966 | $4,033 | 1% | — | 0.4 mi | Booking |
Beautiful Views! Privacy! Pool/Fishing! Hot Tub! Cabin | 2 bd · 2 ba · sleeps 5 | $78,819 | $331 | 65% | 5★ (201) | 0.4 mi | AirbnbVrbo |
Breathtaking View! 2 King Suites + Hammock, HotTub Cabin | 2 bd · 2.5 ba · sleeps 4 | $74,302 | $249 | 82% | 5★ (413) | 0.4 mi | AirbnbVrboBooking |
Majestic Eagle: Free Attraction Tickets Cabin | 2 bd · 3 ba · sleeps 10 | $44,502 | $252 | 48% | 4.7★ (92) | 0.4 mi | AirbnbVrboBooking |
Highland Haven | Cozy, Hot Tub, Mtn View, Fire Pit Cabin | 2 bd · 1.5 ba · sleeps 8 | $19,096 | $226 | 23% | 4.8★ (143) | 0.4 mi | Airbnb |
Majestic Eagle: Soar Above the Smokies Cabin | 2 bd · 3 ba · sleeps 8 | $25,983 | $402 | 18% | — | 0.4 mi | AirbnbVrboBooking |
"Eagle's Nest" 2 Bedroom Cabin House | 2 bd · 2 ba · sleeps 6 | $19,175 | $296 | 18% | 5★ (1) | 0.4 mi | Airbnb |
Eagles Nest, ceiling glass allows you to completel Cabin | 2 bd · 2 ba · sleeps 6 | $60,793 | $255 | 65% | 4.6★ (118) | 0.5 mi | AirbnbVrbo |
Panoramic Views! Resort Pool | Hot Tub | Top 10% Cabin | 2 bd · 2 ba · sleeps 8 | $62,450 | $341 | 50% | 4.9★ (95) | 0.5 mi | AirbnbVrbo |
Ain't No Mountain High Enough Vacation home | 2 bd · 2 ba · sleeps 4 | $29,010 | $645 | 12% | — | 0.5 mi | Booking |
Briar Brook - Private Smoky Mtn Luxury Log Home Cabin | 2 bd · 2 ba · sleeps 6 | $51,982 | $231 | 62% | 4.8★ (97) | 0.5 mi | AirbnbVrboBooking |
Wooded 2BR Valleyview | Free Attraction Tickets Cabin | 2 bd · 3 ba · sleeps 6 | $12,364 | $231 | 15% | 4.3★ (65) | 0.6 mi | AirbnbVrbo |
Front Porch Vista – A Smoky Mountain Escape Cabin | 2 bd · 1.5 ba · sleeps 4 | $25,564 | $105 | 67% | 4.7★ (208) | 0.6 mi | AirbnbVrbo |
Country Hideaway - Free Pool & Fishing Pond Access Cabin | 2 bd · 1.5 ba · sleeps 4 | $27,502 | $156 | 48% | 4.5★ (12) | 0.6 mi | AirbnbVrbo |
Moonshine Meadows-Where Peace Grows & the Moon Glo Cabin | 2 bd · 2 ba · sleeps 6 | $49,296 | $251 | 54% | 4.9★ (13) | 0.7 mi | AirbnbVrbo |
Willow Creek | Hot Tub + Fire Pit & Pool Table! Cabin | 2 bd · 1.5 ba · sleeps 6 | $27,950 | $296 | 26% | 4.1★ (61) | 0.7 mi | AirbnbVrboBooking |
Smokies Oasis: Fenced Yard, Hot Tub, Fire Pit Cabin | 2 bd · 2 ba · sleeps 8 | $81,384 | $323 | 69% | 5★ (255) | 0.7 mi | AirbnbVrbo |
Lovely Cabin, Sleeps 6・Wooded Surroundings・Deck Cabin | 2 bd · 3 ba · sleeps 6 | $3,042 | $178 | 5% | 4.3★ (29) | 0.7 mi | AirbnbVrboBooking |
Quilted Pines – Hot Tub, Pool, Dog Friendly Cabin | 2 bd · 2 ba · sleeps 6 | $41,257 | $218 | 52% | 5★ (17) | 0.7 mi | AirbnbVrboBooking |
Enormous Wooden Cabin with Hot-Tub, Game Room and Barbecue in Sevierville, Tennessee Vacation home | 2 bd · 3 ba · sleeps 10 | $19,913 | $720 | 8% | — | 0.7 mi | Booking |
His Amazing Grace by Eden Crest Chalet | 2 bd · 3 ba · sleeps 10 | $83,598 | $338 | 68% | 5★ (4) | 0.7 mi | Booking |
Cozy Log Cabin with Hot Tub & Game Room Near Smoky Mountain National Park | Sevierville, TN Vacation home | 2 bd · 2 ba · sleeps 4 | $10,132 | $434 | 6% | — | 0.7 mi | Booking |
2BR, views, hot tub, sleeps 10. Cabin | 2 bd · 3 ba · sleeps 10 | $53,811 | $288 | 51% | 4.8★ (113) | 0.7 mi | AirbnbVrboBooking |
Secluded Cabin | Pool Access | Arcade & Hot Tub Cabin | 2 bd · 2 ba · sleeps 6 | $41,810 | $224 | 51% | 4.8★ (169) | 0.7 mi | AirbnbVrboBooking |
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
$42,833
NOI
$21,620
Cash flow /mo
-$974
Cash needed
$165,350
Cash-on-cash
-7.1%
ROE (yr 1)
4.3%
Cap rate
4.2%
DSCR
0.65
Year-1 write-off
$139,540
Year-1 tax shield @ 32%
$44,653
Year-1 return on equity
- Cash flow (annual)-$11,682
- Principal paydown$3,370
- Appreciation at%$15,450
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$8,567
- Platform fees (3% of revenue)$1,285
- Maintenance / capex (5% of revenue)$2,142
- Utilities & supplies$4,200
- HOA$600
- Property tax$1,330
- Insurance (STR-rated)$3,090
Cash needed to close
- Down payment (25%)$128,750
- Closing costs (4.0%)$20,600
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$44,653
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
$437,000
Short-life (5/15-yr)
$123,000 · 28%
Year-1 deduction
$140,000
Year-1 tax shield @ 32%
$45,000
Land 15% (county tax record, market value split) · building $315,000 over 39 years · new furniture $16,000
Based on: 1,632 sq ft, built 1993, 2 bd / 2 ba, unfurnished, listing features (hot tub, deck, fireplace, stone counters, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $88,000 in year 1 (16% short-life, $28,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,600
Kitchen cabinetsdefault
$9,400 new × 40% good × 2.83 allocation
- $10,900
Kitchen countertops (stone)listing
$9,600 new × 40% good × 2.83 allocation
- $3,200
Decorative trimdefault
$2,900 new × 40% good × 2.83 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.83 allocation
- $1,000
Shelvingdefault
$900 new × 40% good × 2.83 allocation
- $4,500
Window coverings (16)default
$4,000 new × 40% good × 2.83 allocation
- $4,800
Carpet, vinyl & laminate (40% of floors)listing
$4,200 new × 40% good × 2.83 allocation
- $8,300
Kitchen & laundry equipment plumbingdefault
$7,300 new × 40% good × 2.83 allocation
- $5,000
Kitchen, laundry & data equipment electricaldefault
$4,400 new × 40% good × 2.83 allocation
- $8,700
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.83 allocation
- $10,200
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.83 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $11,800
Paving: driveway & walks (paved)default
$8,400 new × 50% good × 2.83 allocation
- $11,400
Landscaping (typical)default
$8,100 new × 50% good × 2.83 allocation
- $2,300
Patiosdefault
$1,600 new × 50% good × 2.83 allocation
- $26,000
Decks & porches (attached)listing
$18,400 new × 50% good × 2.83 allocation
- $3,500
Site lightinglisting
$2,500 new × 50% good × 2.83 allocation
- $225,500
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$177,100 new × 45% good × 2.83 allocation
- $20,800
Building plumbing & fixturesdefault
$18,300 new × 40% good × 2.83 allocation
- $20,300
Building electrical & lightingdefault
$18,000 new × 40% good × 2.83 allocation
- $20,800
HVACdefault
$18,400 new × 40% good × 2.83 allocation
- $7,100
Hardwood & tile floorsdefault
$6,300 new × 40% good × 2.83 allocation
- $3,000
Fireplacelisting
$2,600 new × 40% good × 2.83 allocation
- $17,000
Septic systemlisting
$12,000 new × 50% good × 2.83 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $83,500 | $55,000 | $1,000 | $139,500 |
| 2 | $0 | $0 | $8,100 | $8,100 |
| 3 | $0 | $0 | $8,100 | $8,100 |
| 4 | $0 | $0 | $8,100 | $8,100 |
| 5 | $0 | $0 | $8,100 | $8,100 |
| 6+ | $0 | $0 | $281,200 | $281,200 |
| Total | $83,500 | $55,000 | $314,500 | $453,000 |
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: Georgia disallows 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.