1115 Rocky Top Ridge Way
Sevierville, TN 37876
$479,000
2 bd · 2 ba · 1,092 sqft · Listed 1d ago
View on Realtor.com →Year built
2004
Sqft
1,092
Lot sqft
35,719
HOA / mo
$0
Furnished
No
List date
2026-11-11T13:32:08.000000Z
Revenue
Annual revenue
$40,772
ADR
$211
Occupancy
53%
Cleaning fees (12 mo)
$11,103
Confidence
Med (69.89), 9 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $42,299
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
 Hot Tub Cabin · Fire Pit & Game Loft House
| 2 bd · 2 ba · sleeps 6 | $30,823 | $208 | 41% | 4.8★ (22) | 72 ft | AirbnbVrbo |
 Mosey Bear, $560 FREE tickets each paid day Cabin
| 1 bd · 1 ba · sleeps 2 | $38,172 | $195 | 54% | 4.4★ (19) | 322 ft | AirbnbVrboBooking |
 Cozy Bear by Bear Camp Secluded Cabin
| 1 bd · 1 ba · sleeps 2 | $42,299 | $204 | 57% | 4.2★ (21) | 433 ft | AirbnbVrboBooking |
 Smoky Mountains Log Cabin w/ Cozy Hot Tub Cabin
| 3 bd · 2 ba · sleeps 8 | $36,526 | $205 | 49% | 4.8★ (126) | 0.1 mi | AirbnbVrbo |
 Private Cabin & A View! Hot Tub, King Bed, Private Cabin
| 1 bd · 1 ba · sleeps 4 | $46,349 | $195 | 65% | 4.8★ (271) | 0.2 mi | AirbnbVrbo |
 NEW Lux Sauna, Dome, Stargazing Net, Putting Green Tiny house
| 1 bd · 1 ba · sleeps 4 | $76,584 | $230 | 91% | 4.8★ (167) | 0.2 mi | AirbnbVrbo |
 3BR Farmhouse for 7, Near Pigeon Forge & Dollywood House
| 3 bd · 2 ba · sleeps 7 | $39,299 | $227 | 47% | 4.2★ (22) | 0.2 mi | AirbnbVrboBooking |
 Great location! 2BR w/Hot Tub + Firepit + Grill Cabin
| 2 bd · 2 ba · sleeps 6 | $53,535 | $181 | 81% | 4.9★ (150) | 0.6 mi | AirbnbVrbo |
 Flat fenced yard, playground, Firepit, Hottub,WIFI Cabin
| 2 bd · 1 ba · sleeps 8 | $59,376 | $232 | 70% | 4.6★ (221) | 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
Est. revenue
$40,772
NOI
$21,406
Cash flow /mo
$1,784
Cash needed
$514,160
Cash-on-cash (all cash)
4.2%
ROE (yr 1)
7.0%
Cap rate
4.5%
DSCR
—
Year-1 write-off
$123,795
Year-1 tax shield @ 32%
$39,614
Year-1 return on equity
- Cash flow (annual)$21,406
- Principal paydown (n/a, cash)$0
- Appreciation at%$14,370
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)$8,154
- Platform fees (3% of revenue)$1,223
- Maintenance / capex (5% of revenue)$2,039
- Utilities & supplies$4,200
- HOA$0
- Property tax$876
- Insurance (STR-rated)$2,874
Cash needed to close
- Purchase price (all cash)$479,000
- Closing costs (4.0%)$19,160
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$39,614
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
$439,000
Short-life (5/15-yr)
$107,000 · 24%
Year-1 deduction
$124,000
Year-1 tax shield @ 32%
$40,000
Land 8% (county tax record, market value split) · building $331,000 over 39 years · new furniture $16,000
Based on: 1,092 sq ft, built 2004, 2 bd / 2 ba, unfurnished, listing features (hot tub, deck, fireplace, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $81,000 in year 1 (15% short-life, $26,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,600
Kitchen cabinetsdefault
$8,200 new × 40% good × 3.23 allocation
- $8,600
Kitchen countertopsdefault
$6,700 new × 40% good × 3.23 allocation
- $2,500
Decorative trimdefault
$1,900 new × 40% good × 3.23 allocation
- $400
Mirrorsdefault
$300 new × 40% good × 3.23 allocation
- $1,200
Shelvingdefault
$900 new × 40% good × 3.23 allocation
- $3,500
Window coverings (11)default
$2,800 new × 40% good × 3.23 allocation
- $11,500
Kitchen & laundry equipment plumbingdefault
$6,400 new × 56% good × 3.23 allocation
- $7,000
Kitchen, laundry & data equipment electricaldefault
$3,900 new × 56% good × 3.23 allocation
- $7,400
Appliances (range, microwave, refrigerator, dryer)listing
$5,700 new × 40% good × 3.23 allocation
- $11,600
Hot tub (freestanding)listing
$9,000 new × 40% good × 3.23 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $11,000
Paving: driveway & walks (paved)default
$6,900 new × 50% good × 3.23 allocation
- $10,600
Landscaping (typical)default
$6,600 new × 50% good × 3.23 allocation
- $1,700
Patiosdefault
$1,100 new × 50% good × 3.23 allocation
- $19,800
Decks & porches (attached)listing
$12,300 new × 50% good × 3.23 allocation
- $241,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$118,100 new × 63% good × 3.23 allocation
- $22,100
Building plumbing & fixturesdefault
$12,200 new × 56% good × 3.23 allocation
- $20,100
Building electrical & lightingdefault
$11,100 new × 56% good × 3.23 allocation
- $15,900
HVACdefault
$12,300 new × 40% good × 3.23 allocation
- $9,100
Hardwood & tile floorsdefault
$7,000 new × 40% good × 3.23 allocation
- $3,400
Fireplacelisting
$2,600 new × 40% good × 3.23 allocation
- $19,400
Septic systemlisting
$12,000 new × 50% good × 3.23 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $80,200 | $43,200 | $400 | $123,800 |
| 2 | $0 | $0 | $8,500 | $8,500 |
| 3 | $0 | $0 | $8,500 | $8,500 |
| 4 | $0 | $0 | $8,500 | $8,500 |
| 5 | $0 | $0 | $8,500 | $8,500 |
| 6+ | $0 | $0 | $296,800 | $296,800 |
| Total | $80,200 | $43,200 | $331,100 | $454,500 |
The building's share of the price ($439,000) is 3.2x our depreciated replacement cost of the home ($136,000). 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.