4723 Riversong Ridge Way
Sevierville, TN 37876
$875,000
3 bd · 3 ba · 2,387 sqft · Listed 1d ago
View on Realtor.com →Year built
2007
Sqft
2,387
Lot sqft
27,007
HOA / mo
$80
Furnished
No
List date
2026-10-12T14:19:05.000000Z
Revenue
Annual revenue
$62,105
ADR
$292
Occupancy
58%
Cleaning fees (12 mo)
$11,221
Confidence
Low (44.35), 33 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $60,982
Hills Hideaway
Vacation home · 3 bd · 2 ba · sleeps 6 · 249 ft
Revenue $58,708ADR $190Occ ≈ 85%—
StunningAreawithFreetickets2Dolly,Anakees,Aquarium,&More22,Indoorjacuzzi,hottub,bumperpool,Gatlinbu
Vacation home · 3 bd · 2 ba · sleeps 6 · 472 ft
Revenue $36,547ADR $238Occ ≈ 42%—
Smoky Sunrise: Mountain View, Theater + Game Room
Cabin · 3 bd · 3.5 ba · sleeps 8 · 0.3 mi
Revenue $80,584ADR $402Occ ≈ 55%4.8★ (4)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Blissful Panoramic Smoky View Cabin | 3 bd · 3 ba · sleeps 8 | $37,924 | $254 | 41% | 4.9★ (69) | 226 ft | AirbnbVrbo |
Hills Hideaway Vacation home | 3 bd · 2 ba · sleeps 6 | $58,708 | $190 | 85% | — | 249 ft | Booking |
StunningAreawithFreetickets2Dolly,Anakees,Aquarium,&More22,Indoorjacuzzi,hottub,bumperpool,Gatlinbu Vacation home | 3 bd · 2 ba · sleeps 6 | $36,547 | $238 | 42% | — | 472 ft | Booking |
Mtn views, pet friendly, game rooms, 3 king BRs! Cabin | 3 bd · 3.5 ba · sleeps 10 | $96,017 | $419 | 63% | 4.5★ (23) | 0.3 mi | AirbnbVrbo |
Luxury New 3 BDR home w/ Hot Tub & Mountain Views Cabin | 3 bd · 3.5 ba · sleeps 8 | $45,709 | $380 | 33% | 4.8★ (6) | 0.3 mi | AirbnbVrbo |
Mtn views, hot tub, pool table, pet friendly! Cabin | 3 bd · 3.5 ba · sleeps 8 | $101,440 | $500 | 56% | 5★ (26) | 0.3 mi | AirbnbVrbo |
New Construction, Free Attractions, Great Views Cabin | 3 bd · 3.5 ba · sleeps 8 | $109,363 | $0 | — | 4.8★ (6) | 0.3 mi | AirbnbVrbo |
Smoky Sunrise: Mountain View, Theater + Game Room Cabin | 3 bd · 3.5 ba · sleeps 8 | $80,584 | $402 | 55% | 4.8★ (4) | 0.3 mi | Airbnb |
Riverside | WiFi + Hot Tub Cabin | 3 bd · 3.5 ba · sleeps 10 | $70,954 | $338 | 58% | 5★ (1) | 0.4 mi | AirbnbVrbo |
Accessible (Not ADA) Gatlinburg Cabin Cabin | 3 bd · 3 ba · sleeps 8 | $77,546 | $374 | 57% | 4.9★ (11) | 0.4 mi | AirbnbVrbo |
Show 18 more
Mountain Serenity
Cabin · 3 bd · 3.5 ba · sleeps 6 · 0.5 mi
Revenue $40,469ADR $239Occ ≈ 46%5★ (49)
Sunset Beach House
Vacation home · 3 bd · 2 ba · sleeps 8 · 0.5 mi
Revenue $60,889ADR $311Occ ≈ 54%—
Cozy Hideaway Cabin w/ Hot Tub & Fire Pit
Cabin · 3 bd · 2 ba · sleeps 8 · 0.5 mi
Revenue $59,536ADR $316Occ ≈ 52%4★ (1)
Indoor Pool • Spa • Game Room | Smoky Mtn Cabin
Cabin · 3 bd · 3.5 ba · sleeps 10 · 0.6 mi
Revenue $47,887ADR $446Occ ≈ 29%5★ (3)
Sassafras Lodge by Staycating Partners
Vacation home · 3 bd · 3 ba · sleeps 6 · 0.6 mi
Revenue $17,461ADR $356Occ ≈ 13%—
Timberland Reserve
Vacation home · 3 bd · 4 ba · sleeps 6 · 0.7 mi
Revenue $65,300ADR $1,136Occ ≈ 16%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Mountain Serenity Cabin | 3 bd · 3.5 ba · sleeps 6 | $40,469 | $239 | 46% | 5★ (49) | 0.5 mi | Airbnb |
Amazing River Retreat | Riverfront, Pets, Hot Tub Cabin | 3 bd · 2.5 ba · sleeps 8 | $78,142 | $527 | 41% | 4.5★ (63) | 0.5 mi | AirbnbVrboBooking |
Sunset Beach House Vacation home | 3 bd · 2 ba · sleeps 8 | $60,889 | $311 | 54% | — | 0.5 mi | Booking |
Cozy Hideaway Cabin w/ Hot Tub & Fire Pit Cabin | 3 bd · 2 ba · sleeps 8 | $59,536 | $316 | 52% | 4★ (1) | 0.5 mi | Vrbo |
Cozy Hideaway Cabin w/ Hot Tub & Fire Pit Cabin | 3 bd · 2 ba · sleeps 8 | $65,950 | $287 | 63% | 4.2★ (7) | 0.6 mi | AirbnbVrbo |
Riverfront Cabin on the Little Pigeon River! Cabin | 3 bd · 3 ba · sleeps 6 | $55,395 | $427 | 36% | 5★ (101) | 0.6 mi | AirbnbVrbo |
*NEW* MODERN MOUNTAIN HOME // HAWKS HAVEN Cabin | 3 bd · 2 ba · sleeps 8 | $61,075 | $249 | 67% | 5★ (142) | 0.6 mi | AirbnbVrbo |
Secluded cabin w views! Game Room & FREE TIX! Cabin | 3 bd · 3 ba · sleeps 8 | $73,395 | $258 | 78% | 4.8★ (110) | 0.6 mi | AirbnbVrbo |
The Hideaway at Grassy Branch Cabin | 3 bd · 2 ba · sleeps 8 | $49,432 | $295 | 46% | 5★ (28) | 0.6 mi | AirbnbVrbo |
Grassy Branch Retreat Cabin | 3 bd · 3 ba · sleeps 8 | $773 | $386 | 1% | — | 0.6 mi | Airbnb |
Indoor Pool • Spa • Game Room | Smoky Mtn Cabin Cabin | 3 bd · 3.5 ba · sleeps 10 | $47,887 | $446 | 29% | 5★ (3) | 0.6 mi | Airbnb |
Sassafras Lodge by Staycating Partners Vacation home | 3 bd · 3 ba · sleeps 6 | $17,461 | $356 | 13% | — | 0.6 mi | Booking |
Rustic Elegance, Location, Views, Game Room Cabin | 3 bd · 3.5 ba · sleeps 8 | $73,903 | $276 | 73% | 5★ (306) | 0.7 mi | AirbnbVrbo |
3BR Cabin w/ Hot Tub & Arcade | Dollywood Nearby! Cabin | 3 bd · 3 ba · sleeps 6 | $4,952 | $231 | 6% | — | 0.7 mi | AirbnbVrbo |
Timberland Reserve Vacation home | 3 bd · 4 ba · sleeps 6 | $65,300 | $1,136 | 16% | — | 0.7 mi | Booking |
Timberland Reserve Cabin | 3 bd · 4 ba · sleeps 7 | $875 | $291 | 1% | — | 0.7 mi | Airbnb |
Riverfront Cabin w/Private Swimming Hole & Firepit Cabin | 3 bd · 3 ba · sleeps 10 | $86,883 | $367 | 65% | 4.8★ (4) | 0.7 mi | AirbnbVrbo |
Private Indoor Saltwater Pool Retreat. Cabin | 3 bd · 3.5 ba · sleeps 10 | $125,001 | $507 | 68% | 5★ (127) | 0.8 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 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium
Est. revenue
$62,105
NOI
$32,689
Cash flow /mo
-$2,160
Cash needed
$279,250
Cash-on-cash
-9.3%
ROE (yr 1)
2.0%
Cap rate
3.7%
DSCR
0.56
Year-1 write-off
$151,050
Year-1 tax shield @ 32%
$48,336
Year-1 return on equity
- Cash flow (annual)-$25,921
- Principal paydown$5,321
- Appreciation at%$26,250
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)$12,421
- Platform fees (3% of revenue)$1,863
- Maintenance / capex (5% of revenue)$3,105
- Utilities & supplies$4,200
- HOA$960
- Property tax$1,617
- Insurance (STR-rated)$5,250
Cash needed to close
- Down payment (25%)$218,750
- Closing costs (4.0%)$35,000
- Furnishing (bought new)$25,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$48,336
No county tax record split for property tax, insurance rate and the land/building split, so those use market defaults — edit the price above; 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
$744,000
Short-life (5/15-yr)
$125,000 · 17%
Year-1 deduction
$151,000
Year-1 tax shield @ 32%
$48,000
Land 15% (market default, no usable tax-record split) · building $619,000 over 39 years · new furniture $26,000
Based on: 2,387 sq ft, built 2007, 3 bd / 3 ba, unfurnished, listing features (deck, game room, fireplace, stone counters, flooring types, appliance list, septic, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $86,000 in year 1 (8% short-life, $28,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $11,600
Kitchen cabinetsdefault
$11,000 new × 40% good × 2.64 allocation
- $11,900
Kitchen countertops (stone)listing
$11,300 new × 40% good × 2.64 allocation
- $4,400
Decorative trimdefault
$4,200 new × 40% good × 2.64 allocation
- $500
Mirrorsdefault
$500 new × 40% good × 2.64 allocation
- $1,300
Shelvingdefault
$1,200 new × 40% good × 2.64 allocation
- $6,300
Window coverings (24)default
$6,000 new × 40% good × 2.64 allocation
- $14,000
Kitchen & laundry equipment plumbingdefault
$8,600 new × 62% good × 2.64 allocation
- $8,500
Kitchen, laundry & data equipment electricaldefault
$5,200 new × 62% good × 2.64 allocation
- $8,100
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.64 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
- $13,300
Paving: driveway & walks (paved)default
$10,100 new × 50% good × 2.64 allocation
- $6,400
Landscaping (minimal)listing
$4,900 new × 50% good × 2.64 allocation
- $3,100
Patiosdefault
$2,400 new × 50% good × 2.64 allocation
- $35,400
Decks & porches (attached)listing
$26,900 new × 50% good × 2.64 allocation
- $466,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$259,200 new × 68% good × 2.64 allocation
- $43,900
Building plumbing & fixturesdefault
$26,900 new × 62% good × 2.64 allocation
- $45,000
Building electrical & lightingdefault
$27,500 new × 62% good × 2.64 allocation
- $28,400
HVACdefault
$26,900 new × 40% good × 2.64 allocation
- $16,200
Hardwood & tile floorsdefault
$15,400 new × 40% good × 2.64 allocation
- $2,800
Fireplacelisting
$2,600 new × 40% good × 2.64 allocation
- $15,800
Septic systemlisting
$12,000 new × 50% good × 2.64 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $92,100 | $58,300 | $700 | $151,000 |
| 2 | $0 | $0 | $15,900 | $15,900 |
| 3 | $0 | $0 | $15,900 | $15,900 |
| 4 | $0 | $0 | $15,900 | $15,900 |
| 5 | $0 | $0 | $15,900 | $15,900 |
| 6+ | $0 | $0 | $554,700 | $554,700 |
| Total | $92,100 | $58,300 | $618,900 | $769,200 |
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.