1906 Orchard Dr
Sevierville, TN 37876
$529,900
2 bd · 2.5 ba · 1,166 sqft · Listed 1d ago
View on Realtor.com →Year built
2000
Sqft
1,166
Lot sqft
17,424
HOA / mo
$16
Furnished
No
List date
2026-10-20T18:33:06.000000Z
Revenue
Annual revenue
$54,220
ADR
$227
Occupancy
65%
Cleaning fees (12 mo)
$10,991
Confidence
Low (50.33), 49 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $49,137
Corduroy Cabin•Close to Gatlinburg & Pigeon Forge
Cabin · 2 bd · 2 ba · sleeps 8 · 0.1 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $57,083ADR $287Occ ≈ 54%5★ (55)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
2 Kings, Hot Tub & Game Room + Free Tickets Cabin
| 2 bd · 2 ba · sleeps 6 | $12,827 | $207 | 17% | 4.8★ (13) | 518 ft | AirbnbVrbo |
Relax Above the Smokies | Pool Table & HotTub Cabin
| 2 bd · 2 ba · sleeps 6 | $57,668 | $264 | 60% | 4.2★ (57) | 0.1 mi | AirbnbVrboBooking |
Ole Smokey Cabin
| 2 bd · 2 ba · sleeps 6 | $15,094 | $173 | 24% | 4.5★ (123) | 0.1 mi | AirbnbVrbo |
Corduroy Cabin•Close to Gatlinburg & Pigeon Forge Cabin
| 2 bd · 2 ba · sleeps 8 | $57,083 | $287 | 54% | 5★ (55) | 0.1 mi | Airbnb |
A Pine Choice! New 2 bd Cabin Mins from town! Cabin | 2 bd · 1.5 ba · sleeps 6 | $52,990 | $232 | 63% | 4.8★ (71) | 0.1 mi | AirbnbVrboBooking |
*Charming 2BD Cabin w/ Hot Tub! Games and MORE!* Cabin
| 2 bd · 2 ba · sleeps 8 | $39,834 | $233 | 47% | 4.5★ (28) | 0.1 mi | AirbnbVrbo |
Four Cubs Cabin House | 2 bd · 2 ba · sleeps 8 | $2,017 | $325 | 2% | 1★ (1) | 0.1 mi | Airbnb |
Soak up the peace and watch for BEARS! Cabin
| 2 bd · 2 ba · sleeps 6 | $35,652 | $236 | 41% | 5★ (93) | 0.2 mi | AirbnbVrbo |
Smoky Bears All American Cabin Cabin
| 2 bd · 2 ba · sleeps 8 | $47,508 | $168 | 77% | 4.8★ (588) | 0.2 mi | AirbnbVrbo |
Duke's Den*Dog Friendly*Hot Tub*Arcade/Pool Table Cabin
| 2 bd · 2 ba · sleeps 6 | $47,575 | $213 | 61% | 4.6★ (24) | 0.2 mi | AirbnbVrbo |
Show 36 more
Breathtaking Mountain View’s with Hot tub
Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +5
Revenue $74,127ADR $227Occ ≈ 89%4.8★ (326)
Fun treehouse cabin! Sleeps 6
Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $62,497ADR $211Occ ≈ 81%4.8★ (312)
Tree-Top Feeling, Old Growth Trees! Clean, Comfy!
Cabin · 2 bd · 2 ba · sleeps 4 · 0.2 mi
Revenue $56,771ADR $178Occ ≈ 87%5★ (343)
Mountain views, hot tub, and heart shaped jacuzzi in a cozy 2BR!
Chalet · 2 bd · 2 ba · sleeps 4 · 0.2 mi
Revenue $32,103ADR $177Occ ≈ 50%—
Cozy, Serene Forest Escape Near Dollywood
Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $45,871ADR $188Occ ≈ 67%5★ (269)
Gorgeous View of Smoky Mountains from an oversized hottub - Unmatched Mtn views!
Cabin · 2 bd · 2.5 ba · sleeps 6 · 0.3 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $57,389ADR $283Occ ≈ 56%4.9★ (385)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Incredible Long Range Mtn View Cabin | 2 bd · 2 ba · sleeps 8 | $87,507 | $327 | 73% | 5★ (312) | 0.2 mi | AirbnbVrbo |
Adorable 2BD Cottage w/ HOT TUB! Fireplace + GAMES Cabin | 2 bd · 2 ba · sleeps 8 | $40,793 | $224 | 50% | 4.3★ (17) | 0.2 mi | AirbnbVrbo |
Mountain View Cabin for Couples | HotTub+Fireplace Cabin
| 2 bd · 2 ba · sleeps 6 | $77,305 | $323 | 66% | 5★ (146) | 0.2 mi | AirbnbVrbo |
Breathtaking Mountain View’s with Hot tub Cabin
| 2 bd · 2 ba · sleeps 6 | $74,127 | $227 | 89% | 4.8★ (326) | 0.2 mi | Airbnb |
Guest Favorite. 15 min from Gatlinburg & PF Cabin | 2 bd · 2 ba · sleeps 6 | $21,553 | $190 | 31% | 4.7★ (12) | 0.2 mi | AirbnbVrbo |
Charming Pet-Friendly Cabin w/ Hot Tub Cabin | 2 bd · 2 ba · sleeps 4 | $54,750 | $203 | 74% | 5★ (272) | 0.2 mi | AirbnbVrbo |
Fun treehouse cabin! Sleeps 6 Cabin
| 2 bd · 2 ba · sleeps 6 | $62,497 | $211 | 81% | 4.8★ (312) | 0.2 mi | Airbnb |
Cozy Mountain Escape Near Pigeon Forge/Gatlinburg Cabin
| 2 bd · 1.5 ba · sleeps 4 | $39,380 | $253 | 43% | 4.9★ (104) | 0.2 mi | AirbnbVrbo |
Firepit, hot tub, comfort, and mountain views! Cabin
| 2 bd · 2 ba · sleeps 6 | $112,679 | $398 | 78% | 5★ (26) | 0.2 mi | AirbnbVrbo |
Pure Tranquility Cabin | 2 bd · 2 ba · sleeps 6 | $62,460 | $236 | 73% | 4.9★ (191) | 0.2 mi | AirbnbVrbo |
Beautiful Mountain Views & A Private Pool Cabin | 2 bd · 2 ba · sleeps 8 | $100,480 | $357 | 77% | 4.8★ (19) | 0.2 mi | AirbnbVrbo |
Tree-Top Feeling, Old Growth Trees! Clean, Comfy! Cabin | 2 bd · 2 ba · sleeps 4 | $56,771 | $178 | 87% | 5★ (343) | 0.2 mi | Airbnb |
Mountain views, hot tub, and heart shaped jacuzzi in a cozy 2BR! Chalet | 2 bd · 2 ba · sleeps 4 | $32,103 | $177 | 50% | — | 0.2 mi | Booking |
Fido Friendly For Your Whole Family Cabin | 2 bd · 2 ba · sleeps 6 | $30,655 | $195 | 43% | — | 0.2 mi | AirbnbVrboBooking |
Hot Tub | Fireplace | Multicade | Mountain Views Cabin | 2 bd · 2 ba · sleeps 6 | $3,697 | $242 | 4% | 2.5★ (2) | 0.2 mi | AirbnbVrboBooking |
Mountain Views! Hot Tub! King Bed! Near Dollywood! Cabin | 2 bd · 2 ba · sleeps 8 | $60,624 | $237 | 70% | 4.9★ (54) | 0.2 mi | AirbnbVrboBooking |
Charming Log Cabin Cabin | 2 bd · 2 ba · sleeps 8 | $21,081 | $282 | 20% | 4.5★ (7) | 0.2 mi | AirbnbVrbo |
Peaceful 2BR w/Hot Tub*Pool Table*Fireplace*Arcade Cabin | 2 bd · 2 ba · sleeps 6 | $27,774 | $209 | 36% | 5★ (27) | 0.2 mi | AirbnbVrbo |
Cozy, Serene Forest Escape Near Dollywood Cabin | 2 bd · 2 ba · sleeps 6 | $45,871 | $188 | 67% | 5★ (269) | 0.2 mi | Airbnb |
Pet Friendly | Peaceful & Wooded | 15 Min to Gat Cabin
| 2 bd · 2 ba · sleeps 4 | $32,171 | $183 | 48% | 4.8★ (69) | 0.2 mi | AirbnbVrbo |
Coziest Cabin in the Smokies! Hot tub | Sleeps 6 Cabin | 2 bd · 2 ba · sleeps 6 | $50,699 | $200 | 69% | 4.8★ (387) | 0.2 mi | AirbnbVrbo |
Bear Crossing - 2 Bedrooms in Gatlinburg! Cabin
| 2 bd · 2 ba · sleeps 6 | $61,848 | $250 | 68% | 4.7★ (19) | 0.3 mi | AirbnbVrbo |
Modern Mt LeConte View, Hot Tub & Spa Cabin
| 2 bd · 2 ba · sleeps 6 | $32,226 | $257 | 34% | 5★ (35) | 0.3 mi | AirbnbVrbo |
Multi-Game Arcade | Private Pool | Luxury Cabin | 2 bd · 2 ba · sleeps 8 | $89,095 | $352 | 69% | 4.7★ (19) | 0.3 mi | AirbnbVrbo |
PrivateCouplesSpa MtnView SAUNA OutdoorTub FirePit Cabin | 2 bd · 1.5 ba · sleeps 6 | $115,995 | $419 | 76% | 5★ (79) | 0.3 mi | AirbnbVrbo |
Smoky Mountain Retreat! Hot Tub, Loft & Cozy Nook Cabin | 2 bd · 2 ba · sleeps 8 | $45,254 | $213 | 58% | 5★ (44) | 0.3 mi | AirbnbVrboBooking |
Rustic-Chic Escape w/ Fireplace & Rocking Chairs House
| 2 bd · 2 ba · sleeps 4 | $64,709 | $226 | 78% | 4.7★ (71) | 0.3 mi | AirbnbVrboBooking |
Tranquil Cabin, Sleeps 8, Screened Porch, Firepit Cabin | 2 bd · 2 ba · sleeps 8 | $15,735 | $223 | 19% | 2.9★ (3) | 0.3 mi | AirbnbVrboBooking |
Gorgeous View of Smoky Mountains from an oversized hottub - Unmatched Mtn views! Cabin
| 2 bd · 2.5 ba · sleeps 6 | $57,389 | $283 | 56% | 4.9★ (385) | 0.3 mi | Vrbo |
Fire Pit, Mini Golf, Hot Tub, Views, 350MB+ WIFI Cabin | 2 bd · 2 ba · sleeps 8 | $75,882 | $277 | 75% | 5★ (272) | 0.3 mi | AirbnbVrbo |
Smoky Mtn NP Hot Tub 4 Miles Downtown Gatlinburg Cabin
| 2 bd · 1.5 ba · sleeps 4 | $58,313 | $249 | 64% | 4.7★ (132) | 0.3 mi | AirbnbVrboBooking |
Mountain views, hot tub, & great deck space! Cabin
| 2 bd · 2 ba · sleeps 4 | $59,029 | $349 | 46% | 4.8★ (24) | 0.3 mi | AirbnbVrbo |
Screened Porch Retreat • Hot Tub • Fire Pit Cabin | 2 bd · 2 ba · sleeps 8 | $71,986 | $238 | 83% | 5★ (203) | 0.3 mi | AirbnbVrboBooking |
Smoky Mountain High: Where the Mountains Lift You Cabin
| 2 bd · 2 ba · sleeps 4 | $42,157 | $245 | 47% | 4.6★ (54) | 0.3 mi | AirbnbVrboBooking |
Fall True log cabin Mins to Smokies & hot tub Cabin | 2 bd · 2 ba · sleeps 6 | $35,276 | $252 | 38% | 5★ (395) | 0.3 mi | AirbnbVrbo |
Family Escape: Hot Tub, Arcade, Fire Pit & Deck Cabin | 2 bd · 2 ba · sleeps 6 | $46,332 | $194 | 65% | 4.8★ (229) | 0.3 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 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 15) + 0.75% investor premium
Est. revenue
$54,220
NOI
$30,434
Cash flow /mo
-$422
Cash needed
$175,671
Cash-on-cash
-2.9%
ROE (yr 1)
8.0%
Cap rate
5.7%
DSCR
0.86
Year-1 write-off
$146,599
Year-1 tax shield @ 32%
$46,912
Year-1 return on equity
- Cash flow (annual)-$5,060
- Principal paydown$3,222
- Appreciation at%$15,897
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)$10,844
- Platform fees (3% of revenue)$1,627
- Maintenance / capex (5% of revenue)$2,711
- Utilities & supplies$4,200
- HOA$192
- Property tax$1,033
- Insurance (STR-rated)$3,179
Cash needed to close
- Down payment (25%)$132,475
- Closing costs (4.0%)$21,196
- Furnishing (bought new)$22,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$46,912
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
$482,000
Short-life (5/15-yr)
$124,000 · 26%
Year-1 deduction
$147,000
Year-1 tax shield @ 32%
$47,000
Land 9% (county tax record, market value split) · building $358,000 over 39 years · new furniture $22,000
Based on: 1,166 sq ft, built 2000, 2 bd / 2.5 ba, unfurnished, listing features (hot tub, deck, patio, game room, fireplace, flooring types, appliance list, septic, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $96,000 in year 1 (15% short-life, $31,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $12,100
Kitchen cabinetsdefault
$8,400 new × 40% good × 3.62 allocation
- $9,900
Kitchen countertopsdefault
$6,800 new × 40% good × 3.62 allocation
- $3,000
Decorative trimdefault
$2,000 new × 40% good × 3.62 allocation
- $400
Mirrorsdefault
$300 new × 40% good × 3.62 allocation
- $1,300
Shelvingdefault
$900 new × 40% good × 3.62 allocation
- $4,300
Window coverings (12)default
$3,000 new × 40% good × 3.62 allocation
- $11,300
Kitchen & laundry equipment plumbingdefault
$6,500 new × 48% good × 3.62 allocation
- $6,800
Kitchen, laundry & data equipment electricaldefault
$3,900 new × 48% good × 3.62 allocation
- $9,700
Appliances (range, microwave, refrigerator, washer, dryer)listing
$6,700 new × 40% good × 3.62 allocation
- $13,000
Hot tub (freestanding)listing
$9,000 new × 40% good × 3.62 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $12,800
Paving: driveway & walks (paved)listing
$7,100 new × 50% good × 3.62 allocation
- $6,200
Landscaping (minimal)listing
$3,400 new × 50% good × 3.62 allocation
- $9,500
Patioslisting
$5,200 new × 50% good × 3.62 allocation
- $23,800
Decks & porches (attached)listing
$13,100 new × 50% good × 3.62 allocation
- $259,100
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$126,200 new × 57% good × 3.62 allocation
- $22,700
Building plumbing & fixturesdefault
$13,100 new × 48% good × 3.62 allocation
- $21,000
Building electrical & lightingdefault
$12,100 new × 48% good × 3.62 allocation
- $19,000
HVACdefault
$13,100 new × 40% good × 3.62 allocation
- $10,900
Hardwood & tile floorsdefault
$7,500 new × 40% good × 3.62 allocation
- $3,800
Fireplacelisting
$2,600 new × 40% good × 3.62 allocation
- $21,700
Septic systemlisting
$12,000 new × 50% good × 3.62 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $94,000 | $52,300 | $400 | $146,600 |
| 2 | $0 | $0 | $9,200 | $9,200 |
| 3 | $0 | $0 | $9,200 | $9,200 |
| 4 | $0 | $0 | $9,200 | $9,200 |
| 5 | $0 | $0 | $9,200 | $9,200 |
| 6+ | $0 | $0 | $321,100 | $321,100 |
| Total | $94,000 | $52,300 | $358,300 | $504,500 |
The building's share of the price ($482,000) is 3.6x our depreciated replacement cost of the home ($133,000). The IRS guide treats a gap this size as a reason to review the land share: if land is worth more than the county ratio says, the basis and the write-off are smaller.
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.