3634 Ginseng Way
Sevierville, TN 37862
$399,000
2 bd · 2 ba · 1,320 sqft · Listed 1d ago
View on Realtor.com →Year built
1995
Sqft
1,320
Lot sqft
50,094
HOA / mo
$10
Furnished
No
List date
2026-10-30T18:06:54.000000Z
Revenue
Annual revenue
$46,954
ADR
$217
Occupancy
59%
Cleaning fees (12 mo)
$8,632
Confidence
Med (52.43), 45 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $40,617
Cant Wait to Hibernate
Vacation home · 2 bd · 2 ba · sleeps 8 · 210 ft
Revenue $12,733ADR $211Occ ≈ 17%—
Foothills Retreat
Cabin · 2 bd · 2 ba · sleeps 4 · 505 ft
Revenue $28,095ADR $175Occ ≈ 44%4.8★ (22)
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Cant Wait to Hibernate Vacation home | 2 bd · 2 ba · sleeps 8 | $12,733 | $211 | 17% | — | 210 ft | Booking |
Can't Wait to Hibernate: Pet Friendly/Cozy Retreat Cabin
| 2 bd · 2 ba · sleeps 8 | $32,976 | $270 | 33% | 4.6★ (124) | 358 ft | AirbnbVrboBooking |
Huge Game Room/Great for 1-2 Families/Hot Tub/Pool Cabin
| 2 bd · 2 ba · sleeps 8 | $70,759 | $346 | 56% | 4.9★ (109) | 407 ft | AirbnbVrbo |
COZY + Secluded Cabin in the Trees . Pet Friendly! Cabin
| 2 bd · 2 ba · sleeps 6 | $39,711 | $221 | 49% | 4.8★ (95) | 436 ft | AirbnbVrbo |
Mountain Valley Hideaway: Game Loft, Hot Tub Cabin
| 2 bd · 2 ba · sleeps 6 | $102,185 | $347 | 81% | 4.4★ (13) | 446 ft | AirbnbVrbo |
Foothills Retreat Cabin | 2 bd · 2 ba · sleeps 4 | $28,095 | $175 | 44% | 4.8★ (22) | 505 ft | Delisted |
Higher Ground Cabin
| 2 bd · 2 ba · sleeps 6 | $29,378 | $189 | 43% | 4.8★ (123) | 512 ft | AirbnbVrboBooking |
‘Firefly Cove’ - 3 Mi to Parkway & National Park! Cabin
| 2 bd · 2 ba · sleeps 4 | $40,532 | $190 | 58% | 5★ (198) | 0.1 mi | AirbnbVrboBooking |
2 BR-Outdoor Fire pit-Game Room-Hot Tub Cabin
| 2 bd · 2 ba · sleeps 8 | $31,592 | $235 | 37% | 4.5★ (6) | 0.1 mi | AirbnbVrbo |
Hot Tub Cabin | 2 King Suites | Fire Pit Cabin
| 2 bd · 2 ba · sleeps 6 | $41,236 | $258 | 44% | 4.9★ (45) | 0.1 mi | AirbnbVrbo |
Show 35 more
FREE Tickets! Pet-Friendly-Fenced Yard-Pond nearby
Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $38,881ADR $270Occ ≈ 39%5★ (59)
NEW! Windy Ridge 2-Bedroom Cabin with Pool and Mountain view - Pets Allowed
Cabin · 2 bd · 2 ba · sleeps 7 · 0.2 mi
Revenue $34,551ADR $262Occ ≈ 36%4.5★ (5)
BEAUTIFUL SMOKY MOUNTAINS Peaceful and Secluded Peace of Heaven Cabin
Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $45,686ADR $223Occ ≈ 56%5★ (353)
Woodsy Pigeon Forge Hideaway Private Hot Tub
Vacation home · 2 bd · 3 ba · sleeps 6 · 0.2 mi
Revenue $27,865ADR $282Occ ≈ 27%4.8★ (5)
Woodsy Pigeon Forge Hideaway: Private Hot Tub
Cabin · 2 bd · 2.5 ba · sleeps 6 · 0.2 mi
Revenue $46,846ADR $231Occ ≈ 56%5★ (39)
Wears Valley Cabin | Hot Tub + Fireplace + Pets OK
Cabin · 2 bd · 2 ba · sleeps 7 · 0.2 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +4
Revenue $1,179ADR $235Occ ≈ 1%—
A Dream Come True
Vacation home · 2 bd · 2 ba · sleeps 7 · 0.2 mi
Revenue $19,974ADR $1,221Occ ≈ 4%4.5★ (4)
Dream Come True: Pet Friendly & Free Tickets
Cabin · 2 bd · 2 ba · sleeps 7 · 0.2 mi
Revenue $34,227ADR $238Occ ≈ 39%4.7★ (86)
Summer Wind (2-Bedroom Cabin) - Pets Allowed by RedAwning
Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $40,617ADR $288Occ ≈ 39%4.8★
Delisted
Romantic A-Frame • Sauna • Flat Roads
House · 2 bd · 2 ba · sleeps 6 · 0.3 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +2
Revenue $6,005ADR $193Occ ≈ 9%5★ (7)
Wears Valley Escape | Hot Tub + Fire Pit + Dogs OK
Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $19,734ADR $215Occ ≈ 25%4.7★ (10)
A peaceful, tranquil retreat with king size beds in each rooms.
Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $12,836ADR $219Occ ≈ 16%5★ (176)
Delisted
Incredible Secluded Cabin in Sevierville, Tennessee
Cabin · 2 bd · 2 ba · sleeps 8 · 0.3 mi
Revenue $34,145ADR $626Occ ≈ 15%—
Roundtop Mountain Ridge
Vacation home · 2 bd · 2 ba · sleeps 8 · 0.3 mi
Revenue $22,632ADR $621Occ ≈ 10%—
Stunning!Timber Frame smart cabin
Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $49,089ADR $283Occ ≈ 48%5★ (225)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Great Escapes cabin gives all the comforts of home Cabin | 2 bd · 2 ba · sleeps 4 | $42,609 | $209 | 56% | 4.5★ (120) | 0.1 mi | AirbnbBooking |
Charming Cabin Retreat • Pet-Friendly & Trails Cabin
| 2 bd · 2 ba · sleeps 6 | $51,981 | $264 | 54% | 5★ (87) | 0.2 mi | AirbnbVrboBooking |
A Windy Ridge: New listing Promo! Pets & Hot Tub! Cabin
| 2 bd · 2 ba · sleeps 7 | $28,187 | $339 | 23% | 4.3★ (3) | 0.2 mi | AirbnbVrboBooking |
Cozy Cabin w/Convenience; Nature, Game Rm, FirePit Cabin
| 2 bd · 2 ba · sleeps 6 | $33,993 | $245 | 38% | 5★ (47) | 0.2 mi | AirbnbVrbo |
FREE Tickets! Pet-Friendly-Fenced Yard-Pond nearby Cabin | 2 bd · 2 ba · sleeps 6 | $38,881 | $270 | 39% | 5★ (59) | 0.2 mi | Airbnb |
NEW! Windy Ridge 2-Bedroom Cabin with Pool and Mountain view - Pets Allowed Cabin | 2 bd · 2 ba · sleeps 7 | $34,551 | $262 | 36% | 4.5★ (5) | 0.2 mi | Booking |
BEAUTIFUL SMOKY MOUNTAINS Peaceful and Secluded Peace of Heaven Cabin Cabin
| 2 bd · 2 ba · sleeps 6 | $45,686 | $223 | 56% | 5★ (353) | 0.2 mi | Vrbo |
Woodsy Pigeon Forge Hideaway Private Hot Tub Vacation home | 2 bd · 3 ba · sleeps 6 | $27,865 | $282 | 27% | 4.8★ (5) | 0.2 mi | Booking |
Woodsy Pigeon Forge Hideaway: Private Hot Tub Cabin | 2 bd · 2.5 ba · sleeps 6 | $46,846 | $231 | 56% | 5★ (39) | 0.2 mi | Airbnb |
Beautiful, Private, Country Bear Retreat, Hot Tub Cabin
| 2 bd · 2.5 ba · sleeps 6 | $19,096 | $245 | 21% | 4.9★ (30) | 0.2 mi | AirbnbVrbo |
Wears Valley Cabin | Hot Tub + Fireplace + Pets OK Cabin
| 2 bd · 2 ba · sleeps 7 | $1,179 | $235 | 1% | — | 0.2 mi | Airbnb |
A Dream Come True Vacation home | 2 bd · 2 ba · sleeps 7 | $19,974 | $1,221 | 4% | 4.5★ (4) | 0.2 mi | Booking |
Dream Come True: Pet Friendly & Free Tickets Cabin | 2 bd · 2 ba · sleeps 7 | $34,227 | $238 | 39% | 4.7★ (86) | 0.2 mi | Airbnb |
Summer Wind (2-Bedroom Cabin) - Pets Allowed by RedAwning Cabin | 2 bd · 2 ba · sleeps 6 | $40,617 | $288 | 39% | 4.8★ | 0.2 mi | Delisted |
Timber Lodge WiFi video games Cabin | 2 bd · 2 ba · sleeps 8 | $50,922 | $153 | 91% | 4.8★ (115) | 0.2 mi | AirbnbBooking |
Hootin' Holler - Easy Access To All The Smoky Moun Cabin
| 2 bd · 2 ba · sleeps 6 | $46,403 | $192 | 66% | 4.6★ (43) | 0.2 mi | AirbnbVrbo |
Romantic A-Frame • Sauna • Flat Roads House
| 2 bd · 2 ba · sleeps 6 | $6,005 | $193 | 9% | 5★ (7) | 0.3 mi | Airbnb |
Wears Valley Escape | Hot Tub + Fire Pit + Dogs OK Cabin
| 2 bd · 2 ba · sleeps 6 | $19,734 | $215 | 25% | 4.7★ (10) | 0.3 mi | Airbnb |
A peaceful, tranquil retreat with king size beds in each rooms. Cabin | 2 bd · 2 ba · sleeps 6 | $12,836 | $219 | 16% | 5★ (176) | 0.3 mi | Delisted |
Heaven's Hideaway-2 King Suites/Hot Tub/Pet Friend Cabin
| 2 bd · 2 ba · sleeps 6 | $54,993 | $229 | 66% | 4.9★ (34) | 0.3 mi | AirbnbVrbo |
Cozy Bear Lodge! Game Rm, Hot Tub, Fishing! Cabin
| 2 bd · 2 ba · sleeps 6 | $65,667 | $266 | 68% | 5★ (120) | 0.3 mi | AirbnbVrbo |
Incredible Secluded Cabin in Sevierville, Tennessee Cabin | 2 bd · 2 ba · sleeps 8 | $34,145 | $626 | 15% | — | 0.3 mi | Booking |
Roundtop Mountain Ridge Vacation home | 2 bd · 2 ba · sleeps 8 | $22,632 | $621 | 10% | — | 0.3 mi | Booking |
Summer Wind:Pet Friendly & Free Attraction Tickets Cabin | 2 bd · 2 ba · sleeps 6 | $55,749 | $236 | 65% | 4.8★ (19) | 0.4 mi | AirbnbBooking |
Best Views • Indoor Pool • Hot Tub • Romance Cabin | 2 bd · 2.5 ba · sleeps 4 | $59,230 | $428 | 38% | 5★ (26) | 0.4 mi | AirbnbBooking |
Cabin of Many Cabin- Hot Tub, Mtn Views, WIFI Cabin
| 2 bd · 3 ba · sleeps 8 | $63,991 | $293 | 60% | 4.8★ (29) | 0.4 mi | AirbnbVrboBooking |
Stunning!Timber Frame smart cabin Cabin
| 2 bd · 2 ba · sleeps 6 | $49,089 | $283 | 48% | 5★ (225) | 0.4 mi | Vrbo |
Summer Wind Vacation home | 2 bd · 2 ba · sleeps 6 | $61,432 | $285 | 59% | — | 0.4 mi | Booking |
Mountain Views | Dog-Friendly & Fully Fenced Yard Cabin
| 2 bd · 2 ba · sleeps 6 | $60,248 | $258 | 64% | 4.8★ (202) | 0.4 mi | AirbnbVrbo |
Hawk's Mountain View- Your Smoky Mountain Retreat Cabin
| 2 bd · 2 ba · sleeps 6 | $76,996 | $250 | 84% | 5★ (159) | 0.4 mi | AirbnbVrbo |
Sunset Meadows In Wears Valley Cabin
| 2 bd · 2.5 ba · sleeps 8 | $39,475 | $197 | 55% | 4.9★ (39) | 0.4 mi | AirbnbVrbo |
Smoky Mtn Retreat | Hot Tub · Fire Pit · Game Rm Cabin
| 2 bd · 2 ba · sleeps 6 | $57,062 | $239 | 65% | 5★ (251) | 0.4 mi | AirbnbVrbo |
Roundtop Mtn Ridge :Free Attraction-Tickets-View Cabin
| 2 bd · 2 ba · sleeps 8 | $50,541 | $267 | 52% | 4.9★ (68) | 0.4 mi | AirbnbVrboBooking |
Mountain View Cabin | Hot Tub, Games, Movie Room! Cabin
| 2 bd · 2 ba · sleeps 6 | $52,730 | $251 | 58% | 5★ (168) | 0.4 mi | AirbnbVrbo |
Hot Tub & Game Room | Min to National Park Cabin
| 2 bd · 2 ba · sleeps 8 | $71,698 | $313 | 63% | 5★ (129) | 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
$46,954
NOI
$26,234
Cash flow /mo
$2,186
Cash needed
$430,960
Cash-on-cash (all cash)
6.1%
ROE (yr 1)
8.9%
Cap rate
6.6%
DSCR
—
Year-1 write-off
$103,397
Year-1 tax shield @ 32%
$33,087
Year-1 return on equity
- Cash flow (annual)$26,234
- Principal paydown (n/a, cash)$0
- Appreciation at%$11,970
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)$9,391
- Platform fees (3% of revenue)$1,409
- Maintenance / capex (5% of revenue)$2,348
- Utilities & supplies$4,200
- HOA$120
- Property tax$859
- Insurance (STR-rated)$2,394
Cash needed to close
- Purchase price (all cash)$399,000
- Closing costs (4.0%)$15,960
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$33,087
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
$339,000
Short-life (5/15-yr)
$87,000 · 26%
Year-1 deduction
$103,000
Year-1 tax shield @ 32%
$33,000
Land 15% (county tax record, market value split) · building $252,000 over 39 years · new furniture $16,000
Based on: 1,320 sq ft, built 1995, 2 bd / 2 ba, unfurnished, listing features (deck, fireplace, flooring types, appliance list, septic, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $63,000 in year 1 (14% short-life, $20,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,300
Kitchen cabinetsdefault
$8,700 new × 40% good × 2.69 allocation
- $7,600
Kitchen countertopsdefault
$7,100 new × 40% good × 2.69 allocation
- $2,500
Decorative trimdefault
$2,300 new × 40% good × 2.69 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.69 allocation
- $1,000
Shelvingdefault
$900 new × 40% good × 2.69 allocation
- $3,500
Window coverings (13)default
$3,300 new × 40% good × 2.69 allocation
- $9,100
Carpet, vinyl & laminate (100% of floors)listing
$8,500 new × 40% good × 2.69 allocation
- $7,300
Kitchen & laundry equipment plumbingdefault
$6,800 new × 40% good × 2.69 allocation
- $4,400
Kitchen, laundry & data equipment electricaldefault
$4,100 new × 40% good × 2.69 allocation
- $5,400
Appliances (range, dishwasher, refrigerator)listing
$5,000 new × 40% good × 2.69 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $10,100
Paving: driveway & walks (paved)default
$7,500 new × 50% good × 2.69 allocation
- $4,900
Landscaping (minimal)listing
$3,600 new × 50% good × 2.69 allocation
- $1,800
Patiosdefault
$1,300 new × 50% good × 2.69 allocation
- $20,000
Decks & porches (attached)listing
$14,900 new × 50% good × 2.69 allocation
- $185,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$143,000 new × 48% good × 2.69 allocation
- $15,900
Building plumbing & fixturesdefault
$14,800 new × 40% good × 2.69 allocation
- $15,100
Building electrical & lightingdefault
$14,000 new × 40% good × 2.69 allocation
- $16,000
HVACdefault
$14,900 new × 40% good × 2.69 allocation
- $2,800
Fireplacelisting
$2,600 new × 40% good × 2.69 allocation
- $16,100
Septic systemlisting
$12,000 new × 50% good × 2.69 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $66,400 | $36,700 | $300 | $103,400 |
| 2 | $0 | $0 | $6,500 | $6,500 |
| 3 | $0 | $0 | $6,500 | $6,500 |
| 4 | $0 | $0 | $6,500 | $6,500 |
| 5 | $0 | $0 | $6,500 | $6,500 |
| 6+ | $0 | $0 | $225,600 | $225,600 |
| Total | $66,400 | $36,700 | $251,700 | $354,800 |
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.