184 Victorias Lndg
Sevierville, TN 37862
$419,900
3 bd · 3 ba · 2,694 sqft · Listed 1d ago
View on Realtor.com →Year built
2005
Sqft
2,694
Lot sqft
436
HOA / mo
$300
Furnished
No
List date
2026-10-29T18:55:56.000000Z
Revenue
Annual revenue
$65,189
ADR
$272
Occupancy
66%
Cleaning fees (12 mo)
$15,378
Confidence
Med (67.76), 16 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $61,956
Into the Mystic - Chic decor, hot tub, & game room
Cabin · 3 bd · 2 ba · sleeps 9 · 0.6 mi
Revenue $71,462ADR $312Occ ≈ 63%4.8★ (44)
Barrstone Ranch · ★Yellowstone Themed Cabin/Theater/GameRoom/HotTub★
Cabin · 3 bd · 3 ba · sleeps 7 · 0.6 mi
Revenue $43,106ADR $277Occ ≈ 43%5★ (3)
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Cabin Goals! Best Location | Pool & Hot Tub • Dogs Cabin
| 3 bd · 3 ba · sleeps 10 | $87,357 | $428 | 56% | 5★ (168) | 0.5 mi | AirbnbVrboBooking |
Indoor Pool | Hot Tub | Views | Pets | NERF Wars Cabin
| 3 bd · 3 ba · sleeps 10 | $106,698 | $461 | 63% | 5★ (183) | 0.6 mi | AirbnbVrbo |
4 Miles to DollyWood! EZ City Drive, View, Sunrise Cabin
| 3 bd · 3 ba · sleeps 10 | $80,633 | $367 | 60% | 5★ (185) | 0.6 mi | AirbnbVrbo |
Modern Retreat | Hot Tub, Game Loft & Easy Access Cabin
| 3 bd · 2.5 ba · sleeps 8 | $49,238 | $226 | 60% | 4.8★ (170) | 0.6 mi | AirbnbVrbo |
Free Dollywood Tix/10Min2Dollywood/DogsOK Cabin
| 3 bd · 2.5 ba · sleeps 8 | $61,956 | $279 | 61% | 5★ (95) | 0.6 mi | AirbnbVrbo |
Into the Mystic - Chic decor, hot tub, & game room Cabin | 3 bd · 2 ba · sleeps 9 | $71,462 | $312 | 63% | 4.8★ (44) | 0.6 mi | Airbnb |
Free Dollywood Tix/DogsOK/10Min2Dollywood Cabin
| 3 bd · 2.5 ba · sleeps 8 | $59,729 | $280 | 58% | 5★ (89) | 0.6 mi | AirbnbVrbo |
Modern | Location! | Theater-Arcade | Hot Tub Cabin
| 3 bd · 3 ba · sleeps 8 | $52,632 | $267 | 54% | 5★ (22) | 0.6 mi | AirbnbVrbo |
★Yellowstone Themed Cabin/Theater/GameRoom/HotTub★ Cabin | 3 bd · 3 ba · sleeps 8 | $58,925 | $245 | 66% | 4.8★ (83) | 0.6 mi | AirbnbBooking |
Barrstone Ranch · ★Yellowstone Themed Cabin/Theater/GameRoom/HotTub★ Cabin | 3 bd · 3 ba · sleeps 7 | $43,106 | $277 | 43% | 5★ (3) | 0.6 mi | Delisted |
Show 5 more
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
 SkyDeck 43 near Dollywood with Rooftop Hot Tub Cabin
| 3 bd · 3.5 ba · sleeps 10 | $35,342 | $258 | 38% | 4.8★ (19) | 0.7 mi | AirbnbVrbo |
 Dollywood | Bunks w/ Slide | Game Room | Hot Tub Cabin
| 3 bd · 2.5 ba · sleeps 10 | $69,673 | $303 | 63% | 5★ (144) | 0.7 mi | AirbnbVrbo |
 "Top Notch" 3 Bedroom Cabin House
| 3 bd · 3.5 ba · sleeps 10 | $23,133 | $336 | 19% | — | 0.7 mi | AirbnbVrbo |
 Paved Roads | Mins to Dollywood | Hot-Tub | Pets Cabin
| 3 bd · 2.5 ba · sleeps 9 | $62,932 | $259 | 67% | 4.8★ (52) | 0.7 mi | AirbnbBooking |
 Free Dollywood Tix/10Min2Dollywood/Theater Cabin
| 3 bd · 3 ba · sleeps 8 | $69,776 | $300 | 64% | 5★ (172) | 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 7.99% = 7.24% Freddie Mac 30-yr avg (Oct 29) + 0.75% investor premium
Est. revenue
$65,189
NOI
$35,566
Cash flow /mo
$655
Cash needed
$141,271
Cash-on-cash
5.6%
ROE (yr 1)
16.3%
Cap rate
8.5%
DSCR
1.28
Year-1 write-off
$92,893
Year-1 tax shield @ 32%
$29,726
Year-1 return on equity
- Cash flow (annual)$7,862
- Principal paydown$2,636
- Appreciation at%$12,597
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)$13,038
- Platform fees (3% of revenue)$1,956
- Maintenance / capex (5% of revenue)$3,259
- Utilities & supplies$4,200
- HOA$3,600
- Property tax$1,051
- Insurance (STR-rated)$2,519
Cash needed to close
- Down payment (25%)$104,975
- Closing costs (4.0%)$16,796
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$29,726
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
$387,000
Short-life (5/15-yr)
$73,000 · 19%
Year-1 deduction
$93,000
Year-1 tax shield @ 32%
$30,000
Land 8% (county tax record, market value split) · building $314,000 over 39 years · new furniture $20,000
Based on: 2,694 sq ft, built 2005, 3 bd / 3 ba, unfurnished, listing features (hot tub, deck, patio, fireplace, stone counters, flooring types, appliance list, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $58,000 in year 1 (10% short-life, $19,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $6,000
Kitchen cabinetsdefault
$11,700 new × 40% good × 1.27 allocation
- $6,100
Kitchen countertops (stone)listing
$12,000 new × 40% good × 1.27 allocation
- $2,400
Decorative trimdefault
$4,700 new × 40% good × 1.27 allocation
- $200
Mirrorsdefault
$500 new × 40% good × 1.27 allocation
- $600
Shelvingdefault
$1,200 new × 40% good × 1.27 allocation
- $3,400
Window coverings (27)default
$6,800 new × 40% good × 1.27 allocation
- $6,700
Kitchen & laundry equipment plumbingdefault
$9,100 new × 58% good × 1.27 allocation
- $4,100
Kitchen, laundry & data equipment electricaldefault
$5,500 new × 58% good × 1.27 allocation
- $1,800
Appliances (range, microwave, dishwasher)listing
$3,500 new × 40% good × 1.27 allocation
- $4,600
Hot tub (freestanding)listing
$9,000 new × 40% good × 1.27 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $6,900
Paving: driveway & walks (paved)default
$10,800 new × 50% good × 1.27 allocation
- $3,300
Landscaping (minimal)listing
$5,200 new × 50% good × 1.27 allocation
- $7,700
Patioslisting
$12,100 new × 50% good × 1.27 allocation
- $19,300
Decks & porches (attached)listing
$30,300 new × 50% good × 1.27 allocation
- $242,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$292,700 new × 65% good × 1.27 allocation
- $22,400
Building plumbing & fixturesdefault
$30,400 new × 58% good × 1.27 allocation
- $23,200
Building electrical & lightingdefault
$31,400 new × 58% good × 1.27 allocation
- $15,500
HVACdefault
$30,300 new × 40% good × 1.27 allocation
- $8,800
Hardwood & tile floorsdefault
$17,300 new × 40% good × 1.27 allocation
- $1,300
Fireplacelisting
$2,600 new × 40% good × 1.27 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $55,400 | $37,200 | $300 | $92,900 |
| 2 | $0 | $0 | $8,000 | $8,000 |
| 3 | $0 | $0 | $8,000 | $8,000 |
| 4 | $0 | $0 | $8,000 | $8,000 |
| 5 | $0 | $0 | $8,000 | $8,000 |
| 6+ | $0 | $0 | $281,000 | $281,000 |
| Total | $55,400 | $37,200 | $313,500 | $406,100 |
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: 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.