2252 Misty Shadows Dr
Sevierville, TN 37862
$899,900
2 bd · 2.5 ba · 2,720 sqft · Listed 1d ago
View on Realtor.com →Year built
2023
Sqft
2,720
Lot sqft
67,954
HOA / mo
None
Furnished
No
List date
2026-10-14T21:49:32.000000Z
Revenue
Annual revenue
$50,814
ADR
$267
Occupancy
52%
Cleaning fees (12 mo)
$9,604
Confidence
Med (58.63), 33 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $46,079
Hot Tub, Fire Pit, Pool Table, 2 Kings, Mtn Views
Cabin · 2 bd · 2 ba · sleeps 6 · 0.1 mi
Revenue $53,007ADR $1,507Occ ≈ 10%—
Charming Cabin with Hot Tub & Pool Access!
Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $60,695ADR $216Occ ≈ 77%4.8★ (232)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Private Pool, Hot Tub, Game Room + Free Tickets House | 2 bd · 3 ba · sleeps 8 | $37,997 | $538 | 19% | — | 430 ft | AirbnbVrbo |
Hot Tub, Fire Pit, Pool Table, 2 Kings, Mtn Views Cabin | 2 bd · 2 ba · sleeps 6 | $53,007 | $1,507 | 10% | — | 0.1 mi | Airbnb |
Charming Cabin with Hot Tub & Pool Access! Cabin | 2 bd · 2 ba · sleeps 6 | $60,695 | $216 | 77% | 4.8★ (232) | 0.3 mi | Airbnb |
Chic Boho~Private Mtn View Cabin~Hottub & 2 Kings Cabin | 2 bd · 2 ba · sleeps 6 | $45,796 | $213 | 59% | 4.7★ (12) | 0.3 mi | AirbnbVrboBooking |
Chic Boho~Private Mtn View Cabin~Hottub & 2Kings Cabin | 2 bd · 2 ba · sleeps 6 | $40,390 | $220 | 50% | 4.7★ (114) | 0.3 mi | AirbnbVrbo |
Mountain VIEWS, Dollywood, GSMP, EV Chrgr, Hot Tub Cabin | 2 bd · 2 ba · sleeps 6 | $60,375 | $252 | 66% | 4.9★ (149) | 0.4 mi | AirbnbVrbo |
Beside the Bears Cabin | 2 bd · 3 ba · sleeps 7 | $45,388 | $218 | 57% | 4.8★ (11) | 0.4 mi | AirbnbVrbo |
Peaceful 2BR w/MTN Views*Hot Tub*Arcade Games Cabin | 2 bd · 2 ba · sleeps 8 | $65,174 | $250 | 71% | 4.8★ (70) | 0.5 mi | AirbnbVrbo |
Secluded Smoky Mountain Escape - Peaceful, Private Cabin | 2 bd · 2 ba · sleeps 8 | $59,744 | $265 | 62% | 4.9★ (115) | 0.5 mi | AirbnbVrbo |
Luxury Cabin Close to Gatlinburg & Pigeon Forge Cabin | 2 bd · 2 ba · sleeps 8 | $38,882 | $244 | 44% | 4★ (3) | 0.6 mi | AirbnbVrbo |
Show 15 more
*Creekside, Smoky Mountain, family-friendly cabin!
Cabin · 2 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $58,704ADR $216Occ ≈ 74%5★ (41)
Mountain Bearadise Pure Mountain Paradise
Chalet · 2 bd · 2 ba · sleeps 4 · 0.7 mi
Revenue $57,075ADR $236Occ ≈ 66%2★ (1)
Cabin for Your Enjoyment
Cabin · 2 bd · 2 ba · sleeps 4 · 0.7 mi
Revenue $8,786ADR $2,784Occ ≈ 1%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Scenic Mountain Views, Hot Tub Retreat, Fire pit Cabin | 2 bd · 2 ba · sleeps 6 | $19,591 | $177 | 30% | 4.8★ (14) | 0.6 mi | AirbnbBooking |
Heavenly Bear by Bear Camp Cabin | 2 bd · 2 ba · sleeps 8 | $50,392 | $233 | 59% | 4★ (33) | 0.6 mi | AirbnbVrbo |
Cabin w/Indoor Pool, Game Room, Hot Tub & Fire Pit Cabin | 2 bd · 3 ba · sleeps 8 | $72,364 | $366 | 54% | 4.3★ (10) | 0.6 mi | AirbnbVrboBooking |
Serene Forest Retreat With Hot Tub & Firepit Cabin | 2 bd · 2 ba · sleeps 6 | $61,391 | $243 | 69% | 5★ (202) | 0.6 mi | AirbnbVrbo |
Peek-A-View Chalet | 2 bd · 2 ba · sleeps 4 | $33,398 | $245 | 37% | — | 0.6 mi | Booking |
Mountain Escape w/Hot Tub, Pool Table & Arcade Cabin | 2 bd · 2 ba · sleeps 6 | $49,193 | $312 | 43% | 5★ (220) | 0.6 mi | AirbnbVrbo |
Smoky Mtn Views | Theater, Hot Tub & Game Room Cabin | 2 bd · 2.5 ba · sleeps 8 | $104,676 | $337 | 85% | 5★ (71) | 0.6 mi | AirbnbVrbo |
2 bedroom 2 bath Cabin Gameroom-Wears Valley-Just 5 miles from Parkway Cabin | 2 bd · 2 ba · sleeps 6 | $32,909 | $186 | 48% | 3.8★ (33) | 0.6 mi | VrboBooking |
Mountain Dew } Sleeps 6 - Cozy Authentic Log Cabin Cabin | 2 bd · 2 ba · sleeps 6 | $30,693 | $198 | 42% | 4.7★ (322) | 0.7 mi | AirbnbVrbo |
Secluded. Pool access & hot tub, but close to town Cabin | 2 bd · 2 ba · sleeps 6 | $31,413 | $254 | 34% | 4.8★ (140) | 0.7 mi | AirbnbVrbo |
Peek-A-View - Affordable Pet Friendly Cabin Cabin | 2 bd · 2.5 ba · sleeps 4 | $32,530 | $239 | 37% | 4.9★ (58) | 0.7 mi | AirbnbVrbo |
*Creekside, Smoky Mountain, family-friendly cabin! Cabin | 2 bd · 2 ba · sleeps 6 | $58,704 | $216 | 74% | 5★ (41) | 0.7 mi | Airbnb |
Mountain Bearadise Pure Mountain Paradise Chalet | 2 bd · 2 ba · sleeps 4 | $57,075 | $236 | 66% | 2★ (1) | 0.7 mi | Booking |
2 King Suites, FirePit | 1Gig, HotTub, Views, Pets Cabin | 2 bd · 2 ba · sleeps 7 | $46,079 | $237 | 53% | 4.8★ (319) | 0.7 mi | AirbnbVrboBooking |
Cabin for Your Enjoyment Cabin | 2 bd · 2 ba · sleeps 4 | $8,786 | $2,784 | 1% | — | 0.7 mi | Airbnb |
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 8) + 0.75% investor premium
Est. revenue
$50,814
NOI
$23,974
Cash flow /mo
-$3,025
Cash needed
$282,971
Cash-on-cash
-12.8%
ROE (yr 1)
-1.4%
Cap rate
2.7%
DSCR
0.40
Year-1 write-off
$194,011
Year-1 tax shield @ 32%
$62,084
Year-1 return on equity
- Cash flow (annual)-$36,304
- Principal paydown$5,472
- Appreciation at%$26,997
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)$10,163
- Platform fees (3% of revenue)$1,524
- Maintenance / capex (5% of revenue)$2,541
- Utilities & supplies$4,200
- HOA$0
- Property tax$3,013
- Insurance (STR-rated)$5,399
Cash needed to close
- Down payment (25%)$224,975
- Closing costs (4.0%)$35,996
- Furnishing (bought new)$22,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$62,084
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
$821,000
Short-life (5/15-yr)
$171,000 · 21%
Year-1 deduction
$194,000
Year-1 tax shield @ 32%
$62,000
Land 9% (county tax record, market value split) · building $650,000 over 39 years · new furniture $22,000
Based on: 2,720 sq ft, built 2023, 2 bd / 2.5 ba, unfurnished, listing features (hot tub, deck, game room, fireplace, appliance list, septic, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $110,000 in year 1 (11% short-life, $35,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $17,300
Kitchen cabinetsdefault
$11,800 new × 88% good × 1.67 allocation
- $14,200
Kitchen countertopsdefault
$9,600 new × 88% good × 1.67 allocation
- $7,000
Decorative trimdefault
$4,800 new × 88% good × 1.67 allocation
- $400
Mirrorsdefault
$300 new × 75% good × 1.67 allocation
- $1,300
Shelvingdefault
$900 new × 88% good × 1.67 allocation
- $7,900
Window coverings (27)default
$6,800 new × 70% good × 1.67 allocation
- $8,800
Carpet, vinyl & laminate (40% of floors)default
$7,000 new × 75% good × 1.67 allocation
- $14,400
Kitchen & laundry equipment plumbingdefault
$9,200 new × 94% good × 1.67 allocation
- $8,700
Kitchen, laundry & data equipment electricaldefault
$5,500 new × 94% good × 1.67 allocation
- $9,700
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 75% good × 1.67 allocation
- $10,500
Hot tub (freestanding)listing
$9,000 new × 70% good × 1.67 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
- $15,900
Paving: driveway & walks (paved)default
$10,800 new × 88% good × 1.67 allocation
- $7,700
Landscaping (minimal)listing
$5,200 new × 88% good × 1.67 allocation
- $4,000
Patiosdefault
$2,700 new × 88% good × 1.67 allocation
- $43,500
Decks & porches (attached)listing
$30,600 new × 85% good × 1.67 allocation
- $470,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$296,000 new × 95% good × 1.67 allocation
- $48,200
Building plumbing & fixturesdefault
$30,700 new × 94% good × 1.67 allocation
- $50,000
Building electrical & lightingdefault
$31,800 new × 94% good × 1.67 allocation
- $43,600
HVACdefault
$30,600 new × 85% good × 1.67 allocation
- $15,500
Hardwood & tile floorsdefault
$10,500 new × 88% good × 1.67 allocation
- $3,900
Fireplacelisting
$2,600 new × 88% good × 1.67 allocation
- $17,700
Septic systemlisting
$12,000 new × 88% good × 1.67 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $122,200 | $71,100 | $700 | $194,000 |
| 2 | $0 | $0 | $16,700 | $16,700 |
| 3 | $0 | $0 | $16,700 | $16,700 |
| 4 | $0 | $0 | $16,700 | $16,700 |
| 5 | $0 | $0 | $16,700 | $16,700 |
| 6+ | $0 | $0 | $582,200 | $582,200 |
| Total | $122,200 | $71,100 | $649,500 | $842,900 |
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.