1955 Old Newport Hwy
Sevierville, TN 37876
$399,000
3 bd · 2 ba · 1,942 sqft · Listed 3d ago
View on Realtor.com →Year built
2000
Sqft
1,942
Lot sqft
28,750
HOA / mo
$0
Furnished
No
List date
2026-09-24T23:20:34.000000Z
Revenue
Annual revenue
$48,980
ADR
$255
Occupancy
53%
Cleaning fees (12 mo)
$8,505
Confidence
Low (43.09), 47 comps
Comp revenue range (p25 / median / p75)
Smokies and Smores Riverside Firepit Flexible Cancellation pet friendly.
House · 3 bd · 3 ba · sleeps 8 · 1.1 mi
Revenue $34,576ADR $226Occ ≈ 42%4.9★ (11)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Pet friendly, game room, close to Dollywood! Chalet | 3 bd · 2 ba · sleeps 6 | $46,349 | $369 | 34% | 4.5★ (6) | 0.8 mi | AirbnbVrbo |
Pristine Mountain Vista House | 3 bd · 2 ba · sleeps 9 | $23,747 | $314 | 21% | 5★ (8) | 0.9 mi | AirbnbVrbo |
Reed's Riverside Retreatw/ 3 king beds and Hot Tub House | 3 bd · 2 ba · sleeps 8 | $28,672 | $255 | 31% | 4.8★ (22) | 0.9 mi | AirbnbVrbo |
Game Room + Fire Pit | Minutes from Dollywood Cabin | 3 bd · 2 ba · sleeps 8 | $26,226 | $212 | 34% | 5★ (27) | 0.9 mi | AirbnbVrbo |
No Steep Roads. Mini- Golf. Hot Tub. Huge Parkings Cabin | 3 bd · 2 ba · sleeps 9 | $66,995 | $389 | 47% | 4.7★ (175) | 0.9 mi | AirbnbVrboBooking |
Cyndie's Creekside Cottage w/ 3 King Beds &Hot Tub House | 3 bd · 2 ba · sleeps 8 | $23,158 | $268 | 24% | 5★ (18) | 1.0 mi | AirbnbVrbo |
Be Our Guest! Large fenced yard! Pet/kid friendly House | 3 bd · 2 ba · sleeps 7 | $50,293 | $211 | 65% | 4.9★ (41) | 1.0 mi | AirbnbVrboBooking |
Whiskey Ridge - Outdoor Firepit, Hot Tub & More House | 3 bd · 3 ba · sleeps 12 | $48,709 | $355 | 38% | 3.7★ (27) | 1.1 mi | AirbnbVrboBooking |
Smokies and Smores Riverside Firepit Flexible Cancellation pet friendly. House | 3 bd · 3 ba · sleeps 8 | $34,576 | $226 | 42% | 4.9★ (11) | 1.1 mi | Vrbo |
Simple Southern Charm - Close to all Attractions! House | 3 bd · 2 ba · sleeps 8 | $24,552 | $191 | 35% | 4.6★ (67) | 1.2 mi | AirbnbVrbo |
Show all 49 comps
The Hive~Charming 3BR/2BA w/Waterbed! Fam Friendly
House · 3 bd · 2 ba · sleeps 10 · 1.7 mi
Revenue $44,141ADR $196Occ ≈ 62%5★ (8)
Private 1Acre/FirePit/GameRoom/15Mins Dollywood
House · 3 bd · 2 ba · sleeps 12 · 1.7 mi
Revenue $27,557ADR $231Occ ≈ 33%5★ (26)
Smokey's Hideaway Your Secret in the Smokies
Chalet · 3 bd · 2 ba · sleeps 7 · 1.8 mi
Revenue $36,438ADR $206Occ ≈ 48%—
A Smoky Luxe Retreat - Soaks, Games & Movie Nights
House · 3 bd · 2 ba · sleeps 12 · 1.9 mi
Revenue $22,598ADR $369Occ ≈ 17%—
Fall DEAL! Hillside Mountain Views & Hot Tub!
Cabin · 3 bd · 2.5 ba · sleeps 8 · 2.0 mi
Revenue $90,455ADR $642Occ ≈ 39%5★
Cabin T T for Tennessee, Time to Relax
Chalet · 3 bd · 2 ba · sleeps 9 · 2.0 mi
Revenue $49,291ADR $243Occ ≈ 56%5★ (1)
Eagles View w/ free attractions ticket, 3 King BR!
Cabin · 3 bd · 3 ba · sleeps 8 · 2.1 mi
Revenue $5,708ADR $564Occ ≈ 3%4.8★ (55)
Eagle’s View – Your Mountain Adventure Awaits!
Cabin · 3 bd · 3 ba · sleeps 8 · 2.1 mi
Revenue $5,496ADR $306Occ ≈ 5%—
Modern Cabin Near Dollywood: Hot Tub & game room
Cabin · 3 bd · 2 ba · sleeps 10 · 2.1 mi
Revenue $54,593ADR $242Occ ≈ 62%5★ (99)
Tonys Joint by Venture Smoky Mountains
Vacation home · 3 bd · 2 ba · sleeps 8 · 2.1 mi
Revenue $56,617ADR $273Occ ≈ 57%5★ (2)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
River Front Fun! Tubing, Kayak, Fishing on River! Cabin | 3 bd · 2 ba · sleeps 8 | $55,123 | $295 | 51% | 4.7★ (132) | 1.2 mi | AirbnbVrbo |
Harmony Ridge | Fire Pit • Grill • Walking Trails! House | 3 bd · 1.5 ba · sleeps 8 | $16,837 | $192 | 24% | 5★ (9) | 1.3 mi | AirbnbVrboBooking |
#6 Cozy Cabin on the River-Good Roads-Pigeon Forge Cabin | 3 bd · 2 ba · sleeps 8 | $50,693 | $262 | 53% | 4.5★ (208) | 1.3 mi | AirbnbVrbo |
Luxe Cabin - Fireplace, Hot tub Cabin | 3 bd · 2 ba · sleeps 7 | $40,076 | $278 | 39% | 4.8★ (17) | 1.3 mi | AirbnbVrboBooking |
Dollywood cabin/indoor pool/Hot Tub/Firepit Cabin | 3 bd · 3 ba · sleeps 8 | $44,004 | $330 | 37% | 4.7★ (60) | 1.4 mi | AirbnbVrbo |
Heated Pool | Hot Tub | PuttPutt Cabin | 3 bd · 3 ba · sleeps 8 | $86,388 | $347 | 68% | 5★ (129) | 1.4 mi | AirbnbVrbo |
Cabin on the river- 10 mins to Dollywood and town Cabin | 3 bd · 2.5 ba · sleeps 10 | $65,540 | $367 | 49% | 4.9★ (89) | 1.5 mi | AirbnbVrbo |
85° Indoor Pool, Game Room & Oversized Hot Tub Cabin | 3 bd · 3 ba · sleeps 10 | $14,996 | $394 | 10% | 5★ (153) | 1.5 mi | AirbnbVrboBooking |
Modern Cabin w/ Pool, Hot Tub, Games & More! Cabin | 3 bd · 3 ba · sleeps 10 | $81,024 | $341 | 65% | 4.6★ (63) | 1.5 mi | AirbnbVrboBooking |
New 3BR Retreat with Indoor Pool & Game Room Cabin | 3 bd · 3 ba · sleeps 10 | $76,021 | $362 | 58% | 4.2★ (9) | 1.5 mi | AirbnbVrboBooking |
New! Indoor Pool, Game Room, Families Welcome! Cabin | 3 bd · 3 ba · sleeps 10 | $21,981 | $351 | 17% | 5★ (6) | 1.6 mi | AirbnbVrbo |
Upscale Stay Just 15 Mins from Premier Attractions House | 3 bd · 2 ba · sleeps 10 | $51,419 | $227 | 62% | 4.8★ (12) | 1.6 mi | AirbnbVrboBooking |
Modern River Retreat | Fenced Yard & Pet Friendly! House | 3 bd · 2.5 ba · sleeps 6 | $22,453 | $223 | 28% | 5★ (20) | 1.7 mi | AirbnbVrbo |
Luxury Smoky Mtn Escape-Theater/Game Rm/Fire Pit House | 3 bd · 2 ba · sleeps 12 | $70,158 | $376 | 51% | 5★ (64) | 1.7 mi | AirbnbVrboBooking |
The Hive~Charming 3BR/2BA w/Waterbed! Fam Friendly House | 3 bd · 2 ba · sleeps 10 | $44,141 | $196 | 62% | 5★ (8) | 1.7 mi | Airbnb |
Private 1Acre/FirePit/GameRoom/15Mins Dollywood House | 3 bd · 2 ba · sleeps 12 | $27,557 | $231 | 33% | 5★ (26) | 1.7 mi | Airbnb |
Modern 3BD | Close to Town | Game Room | Hot Tub Cabin | 3 bd · 2.5 ba · sleeps 8 | $5,992 | $229 | 7% | 4.7★ (3) | 1.8 mi | AirbnbBooking |
3BD|Sleeps 10|Near Dollywood|NEW Cabin | 3 bd · 2.5 ba · sleeps 8 | $4,424 | $267 | 5% | — | 1.8 mi | AirbnbBooking |
Modern 3BD Home Near TOWN! Hot Tub + Games + VIEWS House | 3 bd · 2.5 ba · sleeps 10 | $21,598 | $238 | 25% | 4.7★ (19) | 1.8 mi | AirbnbVrbo |
3 BR Mountain View Cabin | Hot Tub | Pet Friendly Cabin | 3 bd · 3 ba · sleeps 12 | $45,488 | $309 | 40% | 4.8★ (237) | 1.8 mi | AirbnbVrbo |
Modern Luxury Retreat | Hot Tub, Theater & Games Cabin | 3 bd · 2 ba · sleeps 12 | $5,142 | $514 | 3% | — | 1.8 mi | AirbnbVrbo |
Smokey's Hideaway Your Secret in the Smokies Chalet | 3 bd · 2 ba · sleeps 7 | $36,438 | $206 | 48% | — | 1.8 mi | Booking |
A Smoky Luxe Retreat - Soaks, Games & Movie Nights House | 3 bd · 2 ba · sleeps 12 | $22,598 | $369 | 17% | — | 1.9 mi | Airbnb |
Firepit|HotTub|Smoky Mtns|Sevierville|Pigeon Forge House | 3 bd · 2 ba · sleeps 10 | $55,508 | $270 | 56% | 5★ (112) | 1.9 mi | AirbnbVrbo |
Hot Tub and Bears! New Build! Cabin | 3 bd · 3 ba · sleeps 8 | $56,202 | $270 | 57% | 5★ (49) | 1.9 mi | AirbnbVrboBooking |
Hot Tub-Mountain Views-Quiet-Close to The Parkway Cabin | 3 bd · 3 ba · sleeps 10 | $28,027 | $327 | 23% | 5★ (19) | 1.9 mi | AirbnbVrbo |
Outdoor Oasis, Fireside Charm, Hot Tub & Privacy! Cabin | 3 bd · 2.5 ba · sleeps 8 | $82,516 | $354 | 64% | 5★ (122) | 2.0 mi | AirbnbVrbo |
Fall DEAL! Hillside Mountain Views & Hot Tub! Cabin | 3 bd · 2.5 ba · sleeps 8 | $90,455 | $642 | 39% | 5★ | 2.0 mi | Vrbo |
Smoky Mountain Serenity House | 3 bd · 2 ba · sleeps 8 | $1,505 | $376 | 1% | — | 2.0 mi | AirbnbVrbo |
Cabin T T for Tennessee, Time to Relax Chalet | 3 bd · 2 ba · sleeps 9 | $49,291 | $243 | 56% | 5★ (1) | 2.0 mi | Booking |
Eagles View w/ free attractions ticket, 3 King BR! Cabin | 3 bd · 3 ba · sleeps 8 | $5,708 | $564 | 3% | 4.8★ (55) | 2.1 mi | Airbnb |
Eagle’s View – Your Mountain Adventure Awaits! Cabin | 3 bd · 3 ba · sleeps 8 | $5,496 | $306 | 5% | — | 2.1 mi | Airbnb |
Smoky Mtn Cabin w/ fishing pond, Hot Tub & Games Cabin | 3 bd · 3 ba · sleeps 8 | $53,883 | $348 | 42% | 4.8★ (112) | 2.1 mi | AirbnbVrbo |
3BR/2BA Cabin|Creek|Playground|Near Dollywood|Wii Cabin | 3 bd · 2 ba · sleeps 8 | $51,774 | $225 | 63% | 4.9★ (170) | 2.1 mi | AirbnbVrbo |
Luxury Theatre Cabin: Lights, Camera, Relax Cabin | 3 bd · 3 ba · sleeps 8 | $64,233 | $336 | 52% | 4.8★ (4) | 2.1 mi | AirbnbVrbo |
New Design! Creekside, Close 2 Dolly, Pickleball! Cabin | 3 bd · 2 ba · sleeps 10 | $43,908 | $302 | 40% | 5★ (27) | 2.1 mi | AirbnbVrbo |
Cabin On A Creek! 2mi To Dolly, Pickleball & More! Cabin | 3 bd · 2 ba · sleeps 8 | $84,932 | $332 | 70% | 5★ (244) | 2.1 mi | AirbnbVrbo |
Modern Cabin Near Dollywood: Hot Tub & game room Cabin | 3 bd · 2 ba · sleeps 10 | $54,593 | $242 | 62% | 5★ (99) | 2.1 mi | Airbnb |
Tonys Joint by Venture Smoky Mountains Vacation home | 3 bd · 2 ba · sleeps 8 | $56,617 | $273 | 57% | 5★ (2) | 2.1 mi | Booking |
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
$48,980
NOI
$27,701
Cash flow /mo
$2,308
Cash needed
$434,460
Cash-on-cash (all cash)
6.4%
ROE (yr 1)
9.1%
Cap rate
6.9%
DSCR
—
Year-1 write-off
$79,579
Year-1 tax shield @ 32%
$25,465
Year-1 return on equity
- Cash flow (annual)$27,701
- Principal paydown (n/a, cash)$0
- Appreciation at%$11,970
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$9,796
- Platform fees (3% of revenue)$1,469
- Maintenance / capex (5% of revenue)$2,449
- Utilities & supplies$4,200
- HOA$0
- Property tax$971
- Insurance (STR-rated)$2,394
Cash needed to close
- Purchase price (all cash)$399,000
- Closing costs (4.0%)$15,960
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$25,465
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
$331,000
Short-life (5/15-yr)
$59,000 · 18%
Year-1 deduction
$80,000
Year-1 tax shield @ 32%
$25,000
Land 17% (county tax record, market value split) · building $271,000 over 39 years · new furniture $20,000
Based on: 1,942 sq ft, built 2000, 3 bd / 2 ba, unfurnished, listing features (patio, fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $65,000 in year 1 (13% short-life, $21,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $6,900
Kitchen cabinetsdefault
$10,100 new × 40% good × 1.71 allocation
- $2,800
Kitchen countertopslisting
$4,100 new × 40% good × 1.71 allocation
- $2,300
Decorative trimdefault
$3,400 new × 40% good × 1.71 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 1.71 allocation
- $800
Shelvingdefault
$1,200 new × 40% good × 1.71 allocation
- $3,200
Window coverings (19)default
$4,800 new × 40% good × 1.71 allocation
- $4,300
Carpet, vinyl & laminate (50% of floors)listing
$6,200 new × 40% good × 1.71 allocation
- $6,400
Kitchen & laundry equipment plumbingdefault
$7,800 new × 48% good × 1.71 allocation
- $3,900
Kitchen, laundry & data equipment electricaldefault
$4,700 new × 48% good × 1.71 allocation
- $3,900
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 40% good × 1.71 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $7,800
Paving: driveway & walks (paved)listing
$9,100 new × 50% good × 1.71 allocation
- $7,500
Landscaping (typical)default
$8,800 new × 50% good × 1.71 allocation
- $7,500
Patioslisting
$8,700 new × 50% good × 1.71 allocation
- $1,600
Decks & porches (attached)default
$1,900 new × 50% good × 1.71 allocation
- $204,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$210,700 new × 57% good × 1.71 allocation
- $17,900
Building plumbing & fixturesdefault
$21,900 new × 48% good × 1.71 allocation
- $18,000
Building electrical & lightingdefault
$21,900 new × 48% good × 1.71 allocation
- $15,000
HVACdefault
$21,900 new × 40% good × 1.71 allocation
- $4,300
Hardwood & tile floorsdefault
$6,200 new × 40% good × 1.71 allocation
- $1,800
Fireplacelisting
$2,600 new × 40% good × 1.71 allocation
- $10,300
Septic systemlisting
$12,000 new × 50% good × 1.71 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $54,300 | $24,400 | $900 | $79,600 |
| 2 | $0 | $0 | $7,000 | $7,000 |
| 3 | $0 | $0 | $7,000 | $7,000 |
| 4 | $0 | $0 | $7,000 | $7,000 |
| 5 | $0 | $0 | $7,000 | $7,000 |
| 6+ | $0 | $0 | $242,700 | $242,700 |
| Total | $54,300 | $24,400 | $271,400 | $350,100 |
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.