1728 Summit View Way
Sevierville, TN 37862
$975,000
5 bd · 4 ba · 2,246 sqft · Listed 1d ago
View on Realtor.com →Year built
2004
Sqft
2,246
Lot sqft
—
HOA / mo
$150
Furnished
No
List date
2026-10-07T14:51:59.000000Z
Revenue
Annual revenue
$78,312
ADR
$371
Occupancy
58%
Cleaning fees (12 mo)
$12,559
Confidence
Low (50.54), 43 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $86,738
Loving Every Minute by American Patriot Getaways
Vacation home · 5 bd · 4 ba · sleeps 12 · 364 ft
Revenue $117,932ADR $526Occ ≈ 61%4★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Spacious Cabin, Sleeps 16, Games, Near Downtown Cabin | 5 bd · 4 ba · sleeps 16 | $44,667 | $447 | 27% | 5★ (16) | 52 ft | AirbnbVrboBooking |
Pigeon Forge - Wet Bar - Pool - Easy Access Roads Cabin | 5 bd · 4 ba · sleeps 12 | $85,144 | $497 | 47% | 4.7★ (11) | 79 ft | AirbnbVrbo |
5 Bdrm* Pool* Hot Tub* Mnt View* Game Rm*Dollywood Cabin | 5 bd · 4 ba · sleeps 14 | $124,354 | $442 | 77% | 5★ (205) | 154 ft | AirbnbVrbo |
Luxury Lodge • Hot Tub • Game Room • Kid Friendly House | 5 bd · 4 ba · sleeps 12 | $62,575 | $408 | 42% | 5★ (31) | 164 ft | AirbnbVrbo |
*Spacious 5BD Lodge w/ VIEWS | Theater + Hot Tub* Cabin | 5 bd · 4 ba · sleeps 12 | $74,066 | $458 | 44% | 4.6★ (33) | 174 ft | AirbnbVrbo |
Stunning 5BD Cabin! HOT TUB +Close to Town +VIEWS! Cabin | 5 bd · 4 ba · sleeps 16 | $86,792 | $429 | 55% | 4.8★ (80) | 308 ft | AirbnbVrbo |
Mountain View Luxury Cabin, 11 Beds, Theatre, Pool Cabin | 5 bd · 4 ba · sleeps 16 | $146,750 | $539 | 75% | 5★ (156) | 338 ft | AirbnbVrbo |
Views - HotTub - Pool -GameRoom-4mi To Pkwy-DogsOk Cabin | 5 bd · 3 ba · sleeps 13 | $95,689 | $410 | 64% | 5★ (194) | 338 ft | AirbnbVrbo |
"Valley Vista" 5 Bedroom Cabin House | 5 bd · 4 ba · sleeps 15 | $41,235 | $502 | 23% | — | 341 ft | AirbnbVrbo |
Loving Every Minute by American Patriot Getaways Vacation home | 5 bd · 4 ba · sleeps 12 | $117,932 | $526 | 61% | 4★ (1) | 364 ft | Booking |
Show 25 more
Private Loft SpaTub | 5 King Suites | Valley Views
Cabin · 5 bd · 4 ba · sleeps 12 · 515 ft
Revenue $2,999ADR $599Occ ≈ 1%—
Creekside Lodge
Vacation home · 5 bd · 4 ba · sleeps 12 · 0.2 mi
Revenue $97,875ADR $448Occ ≈ 60%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Authentic Cabin, View, 4 King Bed, Theater, Slp 17 Cabin | 5 bd · 4 ba · sleeps 16 | $123,231 | $497 | 68% | 4.9★ (193) | 377 ft | AirbnbVrboBooking |
A+ VIEWS & Location! Hot Tub, Pool, Pet Friendly Cabin | 5 bd · 4 ba · sleeps 16 | $88,393 | $557 | 43% | 4.9★ (246) | 387 ft | AirbnbVrbo |
Large 5BR Cabin • Hot Tub • Game Room • Pool Cabin | 5 bd · 4 ba · sleeps 16 | $69,400 | $546 | 35% | 4.9★ (93) | 417 ft | AirbnbVrbo |
Orso's Den(Mt. Views, Theater, Games, EV Charging) Cabin | 5 bd · 4 ba · sleeps 12 | $7,978 | $270 | 8% | 5★ (6) | 423 ft | AirbnbVrboBooking |
Luxury Cabin w/Amazing Views-Game Room-Hot Tub Cabin | 5 bd · 3 ba · sleeps 14 | $86,507 | $511 | 46% | 3.9★ (9) | 436 ft | AirbnbVrboBooking |
Papa Bear Lodge - Coffee Sips with Scenic Vistas Cabin | 5 bd · 4 ba · sleeps 16 | $125,110 | $691 | 50% | 3.9★ (21) | 446 ft | AirbnbVrbo |
5 BR Cabin with hot tub, game room, & grill Cabin | 5 bd · 4 ba · sleeps 16 | $25,495 | $607 | 12% | 5★ (2) | 453 ft | AirbnbVrboBooking |
Book this 5 BR today for a Retreat in the Smokies! Cabin | 5 bd · 4 ba · sleeps 12 | $59,070 | $360 | 45% | 4.7★ (110) | 453 ft | AirbnbVrbo |
Hot tub, Pool Table 3 miles from pigeon forge pkwy Cabin | 5 bd · 3 ba · sleeps 12 | $60,164 | $381 | 43% | 4.4★ (30) | 456 ft | AirbnbVrbo |
5BR Cabin | View |Hot Tub |Pool Table | Arcade Cabin | 5 bd · 4 ba · sleeps 13 | $96,192 | $348 | 76% | 4.4★ (127) | 459 ft | AirbnbVrbo |
Smokies Luxe View: Hot Tub, Fireplaces, Games+MORE Cabin | 5 bd · 4 ba · sleeps 16 | $35,906 | $468 | 21% | 4.8★ (8) | 466 ft | AirbnbVrbo |
NERF War-Family Lodge-Theater-HotTub-GlowParty Cabin | 5 bd · 4 ba · sleeps 13 | $126,854 | $441 | 79% | 4.8★ (241) | 469 ft | AirbnbVrboBooking |
Lodge with Hot Tub, Game Room & Mountain Views Cabin | 5 bd · 4 ba · sleeps 13 | $12,181 | $435 | 8% | 5★ (4) | 499 ft | AirbnbVrbo |
Lodge with Hot Tub, Game Room & Mountain Views Chalet | 5 bd · 4 ba · sleeps 13 | $103,457 | $441 | 64% | 4.5★ (39) | 499 ft | AirbnbVrboBooking |
5BR Cabin w/ Theater, Arcade & Hot Tub + Views! Cabin | 5 bd · 4 ba · sleeps 12 | $88,231 | $540 | 45% | 4.5★ (10) | 505 ft | AirbnbVrbo |
Private Loft SpaTub | 5 King Suites | Valley Views Cabin | 5 bd · 4 ba · sleeps 12 | $2,999 | $599 | 1% | — | 515 ft | Airbnb |
Pigeon Forge Log Cabin with Amazing Views, Pool Ac House | 5 bd · 4 ba · sleeps 14 | $58,573 | $581 | 28% | 3.5★ (77) | 525 ft | AirbnbVrboBooking |
Hot Tub, Game Room, Mountain Views, Near Dollywood Cabin | 5 bd · 4 ba · sleeps 14 | $80,365 | $315 | 70% | 4.4★ (27) | 0.1 mi | AirbnbBooking |
Fun 5BR Cabin: Hot Tub, Games & Theater Cabin | 5 bd · 3 ba · sleeps 15 | $86,738 | $416 | 57% | 4.9★ (26) | 0.1 mi | AirbnbVrbo |
5BR Near Pigeon Forge|Hot Tub, Theater, Sleeps 14+ Cabin | 5 bd · 3 ba · sleeps 16 | $92,316 | $524 | 48% | 5★ (32) | 0.1 mi | AirbnbVrbo |
Spacious 5BR Cabin | Hot Tub, Game Room & Theater Cabin | 5 bd · 4 ba · sleeps 16 | $91,326 | $550 | 45% | 4.5★ (27) | 0.2 mi | AirbnbVrboBooking |
Close to Pigeon Forge Strip - Creekside Mtn Lodge! Cabin | 5 bd · 5 ba · sleeps 16 | $91,596 | $649 | 39% | 5★ (15) | 0.2 mi | AirbnbVrbo |
Bears on the Creek - 5 Bedrooms / Sleep 22! Cabin | 5 bd · 4 ba · sleeps 16 | $13,001 | $662 | 5% | 5★ (5) | 0.2 mi | AirbnbVrbo |
Creekside Paradise: Hot Tub, Arcade Games, NEAR PF Cabin | 5 bd · 4 ba · sleeps 16 | $112,796 | $533 | 58% | 4.9★ (45) | 0.2 mi | AirbnbVrboBooking |
Creekside Lodge Vacation home | 5 bd · 4 ba · sleeps 12 | $97,875 | $448 | 60% | — | 0.2 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
Rate 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium
Est. revenue
$78,312
NOI
$41,042
Cash flow /mo
-$1,961
Cash needed
$315,250
Cash-on-cash
-7.5%
ROE (yr 1)
3.7%
Cap rate
4.2%
DSCR
0.64
Year-1 write-off
$226,027
Year-1 tax shield @ 32%
$72,329
Year-1 return on equity
- Cash flow (annual)-$23,530
- Principal paydown$6,072
- Appreciation at%$29,250
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)$15,662
- Platform fees (3% of revenue)$2,349
- Maintenance / capex (5% of revenue)$3,916
- Utilities & supplies$4,200
- HOA$1,800
- Property tax$3,493
- Insurance (STR-rated)$5,850
Cash needed to close
- Down payment (25%)$243,750
- Closing costs (4.0%)$39,000
- Furnishing (bought new)$32,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$72,329
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
$865,000
Short-life (5/15-yr)
$193,000 · 22%
Year-1 deduction
$226,000
Year-1 tax shield @ 32%
$72,000
Land 11% (county tax record, market value split) · building $672,000 over 39 years · new furniture $33,000
Based on: 2,246 sq ft, built 2004, 5 bd / 4 ba, unfurnished, listing features (hot tub, deck, game room, fireplace, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $147,000 in year 1 (13% short-life, $47,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $14,800
Kitchen cabinetsdefault
$10,700 new × 40% good × 3.45 allocation
- $12,100
Kitchen countertopsdefault
$8,800 new × 40% good × 3.45 allocation
- $5,400
Decorative trimdefault
$3,900 new × 40% good × 3.45 allocation
- $800
Mirrorsdefault
$600 new × 40% good × 3.45 allocation
- $2,500
Shelvingdefault
$1,800 new × 40% good × 3.45 allocation
- $7,600
Window coverings (22)default
$5,500 new × 40% good × 3.45 allocation
- $20,000
Carpet, vinyl & laminate (100% of floors)listing
$14,500 new × 40% good × 3.45 allocation
- $16,100
Kitchen & laundry equipment plumbingdefault
$8,300 new × 56% good × 3.45 allocation
- $9,700
Kitchen, laundry & data equipment electricaldefault
$5,000 new × 56% good × 3.45 allocation
- $10,600
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 3.45 allocation
- $12,400
Hot tub (freestanding)listing
$9,000 new × 40% good × 3.45 allocation
- $26,500
Furniture bought newlisting
$26,500 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $17,000
Paving: driveway & walks (paved)listing
$9,800 new × 50% good × 3.45 allocation
- $16,300
Landscaping (typical)default
$9,500 new × 50% good × 3.45 allocation
- $3,800
Patiosdefault
$2,200 new × 50% good × 3.45 allocation
- $43,600
Decks & porches (attached)listing
$25,300 new × 50% good × 3.45 allocation
- $531,100
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$243,000 new × 63% good × 3.45 allocation
- $48,900
Building plumbing & fixturesdefault
$25,300 new × 56% good × 3.45 allocation
- $49,700
Building electrical & lightingdefault
$25,700 new × 56% good × 3.45 allocation
- $34,900
HVACdefault
$25,300 new × 40% good × 3.45 allocation
- $7,300
Fireplaces (2)listing
$5,300 new × 40% good × 3.45 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $144,600 | $80,700 | $700 | $226,000 |
| 2 | $0 | $0 | $17,200 | $17,200 |
| 3 | $0 | $0 | $17,200 | $17,200 |
| 4 | $0 | $0 | $17,200 | $17,200 |
| 5 | $0 | $0 | $17,200 | $17,200 |
| 6+ | $0 | $0 | $602,300 | $602,300 |
| Total | $144,600 | $80,700 | $672,000 | $897,300 |
The building's share of the price ($865,000) is 3.5x our depreciated replacement cost of the home ($251,000). 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.