2634 Sawmill Branch Dr
Sevierville, TN 37862
$849,000
3 bd · 3 ba · 2,740 sqft · Listed 1d ago
View on Realtor.com →Year built
2006
Sqft
2,740
Lot sqft
41,382
HOA / mo
None
Furnished
No
List date
2026-10-22T14:32:24.000000Z
Revenue
Annual revenue
$70,509
ADR
$331
Occupancy
58%
Cleaning fees (12 mo)
$11,563
Confidence
Low (50.18), 48 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $60,236
Laurel View Smart Cabin ~ Beautiful 3 Bedroom Smart Cabin with a Mtn. View!
Cabin · 3 bd · 3 ba · sleeps 10 · 469 ft
- Hot tub
- A/C
- Free parking
- Wifi
- +5
Revenue $54,652ADR $292Occ ≈ 51%4.9★ (187)
The Black Wolf Lodge - Luxury Creekside Cabin With Firepit, Decking, and Games!!
Cabin · 3 bd · 2.5 ba · sleeps 8 · 0.2 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $69,994ADR $382Occ ≈ 50%5★ (55)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Smoky Mtn Cabin. Hot tub, arcade & pool table! Cabin
| 3 bd · 2 ba · sleeps 8 | $58,798 | $269 | 60% | 5★ (256) | 449 ft | AirbnbVrbo |
Laurel View Smart Cabin ~ Beautiful 3 Bedroom Smart Cabin with a Mtn. View! Cabin
| 3 bd · 3 ba · sleeps 10 | $54,652 | $292 | 51% | 4.9★ (187) | 469 ft | Vrbo |
Smoky Mountain Mist - Theater + Private Putt-Putt! Cabin
| 3 bd · 3.5 ba · sleeps 10 | $87,639 | $486 | 49% | 4.2★ (4) | 0.2 mi | AirbnbVrboBooking |
The Black Wolf Lodge - Luxury Creekside Cabin With Firepit, Decking, and Games!! Cabin
| 3 bd · 2.5 ba · sleeps 8 | $69,994 | $382 | 50% | 5★ (55) | 0.2 mi | Vrbo |
November Specials - Mtn View Cabin, Great Location Cabin
| 3 bd · 2 ba · sleeps 10 | $90,413 | $357 | 69% | 5★ (185) | 0.2 mi | AirbnbVrbo |
Pigeon Forge - Endless Views - Hot Tub Cabin
| 3 bd · 3 ba · sleeps 10 | $57,035 | $331 | 47% | 4.6★ (12) | 0.3 mi | AirbnbVrbo |
Smoky Mountain Cabin Pigeon Forge Come on Home Cabin
| 3 bd · 2.5 ba · sleeps 6 | $42,308 | $279 | 42% | 4.9★ (12) | 0.3 mi | AirbnbVrbo |
Fall Deals! King Beds, Kid Bunks, Firepit, HotTub Cabin
| 3 bd · 2 ba · sleeps 8 | $60,239 | $306 | 54% | 4.8★ (75) | 0.3 mi | AirbnbVrboBooking |
Dog Friendly 3BR Cabin w/ Air Hockey & EV Charger Cabin
| 3 bd · 2 ba · sleeps 8 | $47,561 | $243 | 54% | 5★ (30) | 0.3 mi | AirbnbVrboBooking |
Tils Den Villa | 3 bd · 2 ba · sleeps 6 | $93,988 | $309 | 83% | 5★ (1) | 0.3 mi | Booking |
Show 20 more
*10m Dollywood, Creek, Theater, Hot tub, Fire pit*
Cabin · 3 bd · 2 ba · sleeps 8 · 0.3 mi
Revenue $66,717ADR $306Occ ≈ 60%4.8★ (97)
Canyon Camp Falls by American Patriot Getaways
Vacation home · 3 bd · 2 ba · sleeps 8 · 0.3 mi
Revenue $124,607ADR $437Occ ≈ 78%5★ (1)
Views and Luxury from Sunflower Summit
Cabin · 3 bd · 2.5 ba · sleeps 10 · 0.3 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $3,348ADR $279Occ ≈ 3%—
A Mountain Spirit
Vacation home · 3 bd · 2 ba · sleeps 9 · 0.3 mi
Revenue $56,248ADR $1,555Occ ≈ 10%5★ (1)
Mini Golf Deck w/ a VIEW + DeckBar & Mimosa Club?
Cabin · 3 bd · 3 ba · sleeps 8 · 0.3 mi
Revenue $55,918ADR $467Occ ≈ 33%4.8★ (179)
3BR Cabin with Hot Tub and Free Attraction Tickets
Cabin · 3 bd · 2 ba · sleeps 10 · 0.4 mi
Revenue $23,566ADR $276Occ ≈ 23%4.7★ (251)
*Elegant 3BD Cabin w/ VIEWS! Hot Tub + Games!*
Cabin · 3 bd · 2.5 ba · sleeps 10 · 0.4 mi
Revenue $95,034ADR $342Occ ≈ 76%5★ (48)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Sweet Mtn Retreat~Theater~Game Rm w/ Ping Pong~EV Cabin
| 3 bd · 4 ba · sleeps 9 | $116,441 | $356 | 90% | 5★ (268) | 0.3 mi | AirbnbVrboBooking |
*10m Dollywood, Creek, Theater, Hot tub, Fire pit* Cabin | 3 bd · 2 ba · sleeps 8 | $66,717 | $306 | 60% | 4.8★ (97) | 0.3 mi | Airbnb |
Private Pool - Home Theater w/ 4K TV Cabin
| 3 bd · 3 ba · sleeps 10 | $101,341 | $454 | 61% | 4.2★ (4) | 0.3 mi | AirbnbVrbo |
Canyon Camp Falls by American Patriot Getaways Vacation home | 3 bd · 2 ba · sleeps 8 | $124,607 | $437 | 78% | 5★ (1) | 0.3 mi | Booking |
Views and Luxury from Sunflower Summit Cabin
| 3 bd · 2.5 ba · sleeps 10 | $3,348 | $279 | 3% | — | 0.3 mi | Vrbo |
Wears Valley Retreat・Near Pigeon Forge・Firepit・Tub Cabin
| 3 bd · 3.5 ba · sleeps 8 | $46,823 | $280 | 46% | 5★ (16) | 0.3 mi | AirbnbVrboBooking |
A Mountain Spirit Vacation home | 3 bd · 2 ba · sleeps 9 | $56,248 | $1,555 | 10% | 5★ (1) | 0.3 mi | Booking |
Hot Tub • Creek Access • Log Lodge • Location! Cabin
| 3 bd · 3 ba · sleeps 9 | $60,720 | $311 | 53% | 5★ (2) | 0.3 mi | AirbnbVrbo |
Stunning 3BR Mtn View + Free Attraction Tickets Cabin | 3 bd · 3.5 ba · sleeps 8 | $24,631 | $330 | 20% | 4.8★ (129) | 0.3 mi | AirbnbBooking |
Mini Golf Deck w/ a VIEW + DeckBar & Mimosa Club? Cabin | 3 bd · 3 ba · sleeps 8 | $55,918 | $467 | 33% | 4.8★ (179) | 0.3 mi | Airbnb |
Pigeon Forge - Gated Resort - Game Room Cabin
| 3 bd · 3 ba · sleeps 10 | $87,350 | $384 | 62% | 4.9★ (9) | 0.3 mi | AirbnbVrbo |
Best View Ever 50 Cabin
| 3 bd · 3 ba · sleeps 6 | $46,666 | $395 | 32% | 4.8★ (39) | 0.4 mi | AirbnbVrbo |
3BR Cabin with Hot Tub and Free Attraction Tickets Cabin | 3 bd · 2 ba · sleeps 10 | $23,566 | $276 | 23% | 4.7★ (251) | 0.4 mi | Airbnb |
Top of the World Views | Hot Tub & Air Hockey Cabin
| 3 bd · 3 ba · sleeps 10 | $62,321 | $525 | 33% | 4.8★ (94) | 0.4 mi | AirbnbVrboBooking |
Ridgeline Retreat w/ Heated Pool,HotTub/Pool Table Cabin
| 3 bd · 4 ba · sleeps 10 | $78,498 | $458 | 47% | 4.8★ (137) | 0.4 mi | AirbnbVrboBooking |
Beautiful Cabin with Stunning Mountain Views Cabin
| 3 bd · 2.5 ba · sleeps 10 | $7,009 | $280 | 7% | 4★ (1) | 0.4 mi | AirbnbBooking |
*Elegant 3BD Cabin w/ VIEWS! Hot Tub + Games!* Cabin | 3 bd · 2.5 ba · sleeps 10 | $95,034 | $342 | 76% | 5★ (48) | 0.4 mi | Airbnb |
NEW Lagniappe Lookout ! Cabin
| 3 bd · 3 ba · sleeps 10 | $118,292 | $540 | 60% | 5★ (122) | 0.4 mi | AirbnbVrbo |
Family Retreat! Private Pool, Hot Tub, Game Room! House
| 3 bd · 2.5 ba · sleeps 8 | $5,745 | $277 | 6% | 5★ (1) | 0.4 mi | AirbnbVrboBooking |
Smoky Hideaway 58 Cabin
| 3 bd · 2.5 ba · sleeps 8 | $60,232 | $300 | 55% | 5★ (21) | 0.5 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
Est. revenue
$70,509
NOI
$38,322
Cash flow /mo
$3,194
Cash needed
$908,460
Cash-on-cash (all cash)
4.2%
ROE (yr 1)
7.0%
Cap rate
4.5%
DSCR
—
Year-1 write-off
$160,904
Year-1 tax shield @ 32%
$51,489
Year-1 return on equity
- Cash flow (annual)$38,322
- Principal paydown (n/a, cash)$0
- Appreciation at%$25,470
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)$14,102
- Platform fees (3% of revenue)$2,115
- Maintenance / capex (5% of revenue)$3,525
- Utilities & supplies$4,200
- HOA$0
- Property tax$3,150
- Insurance (STR-rated)$5,094
Cash needed to close
- Purchase price (all cash)$849,000
- Closing costs (4.0%)$33,960
- Furnishing (bought new)$25,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$51,489
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
$763,000
Short-life (5/15-yr)
$135,000 · 18%
Year-1 deduction
$161,000
Year-1 tax shield @ 32%
$51,000
Land 10% (county tax record, market value split) · building $628,000 over 39 years · new furniture $26,000
Based on: 2,740 sq ft, built 2006, 3 bd / 3 ba, unfurnished, listing features (hot tub, deck, game room, fireplace, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $98,000 in year 1 (9% short-life, $31,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $11,200
Kitchen cabinetsdefault
$11,800 new × 40% good × 2.37 allocation
- $9,200
Kitchen countertopsdefault
$9,700 new × 40% good × 2.37 allocation
- $4,500
Decorative trimdefault
$4,800 new × 40% good × 2.37 allocation
- $400
Mirrorsdefault
$500 new × 40% good × 2.37 allocation
- $1,100
Shelvingdefault
$1,200 new × 40% good × 2.37 allocation
- $6,400
Window coverings (27)default
$6,800 new × 40% good × 2.37 allocation
- $13,100
Kitchen & laundry equipment plumbingdefault
$9,200 new × 60% good × 2.37 allocation
- $7,900
Kitchen, laundry & data equipment electricaldefault
$5,600 new × 60% good × 2.37 allocation
- $7,300
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.37 allocation
- $8,500
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.37 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $12,900
Paving: driveway & walks (paved)default
$10,900 new × 50% good × 2.37 allocation
- $12,400
Landscaping (typical)default
$10,400 new × 50% good × 2.37 allocation
- $3,200
Patiosdefault
$2,700 new × 50% good × 2.37 allocation
- $36,600
Decks & porches (attached)listing
$30,800 new × 50% good × 2.37 allocation
- $470,900
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$297,700 new × 67% good × 2.37 allocation
- $44,000
Building plumbing & fixturesdefault
$30,900 new × 60% good × 2.37 allocation
- $45,600
Building electrical & lightingdefault
$32,000 new × 60% good × 2.37 allocation
- $29,300
HVACdefault
$30,900 new × 40% good × 2.37 allocation
- $16,700
Hardwood & tile floorsdefault
$17,600 new × 40% good × 2.37 allocation
- $7,500
Fireplaces (3)listing
$7,900 new × 40% good × 2.37 allocation
- $14,200
Septic systemlisting
$12,000 new × 50% good × 2.37 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $95,200 | $65,000 | $700 | $160,900 |
| 2 | $0 | $0 | $16,100 | $16,100 |
| 3 | $0 | $0 | $16,100 | $16,100 |
| 4 | $0 | $0 | $16,100 | $16,100 |
| 5 | $0 | $0 | $16,100 | $16,100 |
| 6+ | $0 | $0 | $563,000 | $563,000 |
| Total | $95,200 | $65,000 | $628,100 | $788,300 |
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.