3502 Lillie Blvd
Sevierville, TN 37876
$845,000
2 bd · 1 ba · 2,018 sqft · Listed 1d ago
View on Realtor.com →Year built
1981
Sqft
2,018
Lot sqft
377,230
HOA / mo
None
Furnished
No
List date
2026-09-29T19:10:44.000000Z
Revenue
Annual revenue
$40,071
ADR
$179
Occupancy
61%
Cleaning fees (12 mo)
$7,184
Confidence
Low (41.03), 19 comps
Comp revenue range (p25 / median / p75)
Smoky Mountain Retreat - Deck Hot Tub Games
Vacation home · 2 bd · 2 ba · sleeps 4 · 509 ft
Revenue $3,643ADR $191Occ ≈ 5%—
Peaceful Retreat @ Jewel’s near GSMNP & Dollywood!
Cottage · 2 bd · 1 ba · sleeps 4 · 0.4 mi
Revenue $23,906ADR $111Occ ≈ 59%5★ (95)
"Bears and Beyond" 2 Bedroom Cabin
House · 2 bd · 2 ba · sleeps 6 · 0.6 mi
Revenue $25,692ADR $354Occ ≈ 20%—
Luxury Wellness Retreat | Sauna + Hot Tub + Views
Cabin · 2 bd · 2 ba · sleeps 6 · 0.6 mi
Revenue $91,555ADR $383Occ ≈ 65%5★ (76)
Amazing Luxury Log Cabin! Great Living Space! Mountain Views! 2 Jacuzzi Tubs!
Cabin · 2 bd · 2 ba · sleeps 8 · 0.6 mi
Revenue $55,670ADR $269Occ ≈ 57%5★ (359)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Smoky Mountain Retreat - Deck Hot Tub Games Vacation home | 2 bd · 2 ba · sleeps 4 | $3,643 | $191 | 5% | — | 509 ft | Booking |
Hillbilly Hideout Cabin | 2 bd · 2 ba · sleeps 4 | $27,871 | $178 | 43% | 4.5★ (29) | 0.3 mi | AirbnbBooking |
*Fall 20 Off Sale* Hillbilly Hideout Cabin | 2 bd · 2 ba · sleeps 6 | $51,538 | $284 | 50% | 4★ (26) | 0.4 mi | AirbnbVrbo |
Peaceful Retreat @ Jewel’s near GSMNP & Dollywood! Cottage | 2 bd · 1 ba · sleeps 4 | $23,906 | $111 | 59% | 5★ (95) | 0.4 mi | Airbnb |
Hillbilly Hideout; Charming 2-bedroom cabin in lovely Sevierville with Hot tub Cabin | 2 bd · 2 ba · sleeps 4 | $20,820 | $194 | 29% | 4.5★ (4) | 0.5 mi | VrboBooking |
"Bears and Beyond" 2 Bedroom Cabin House | 2 bd · 2 ba · sleeps 6 | $25,692 | $354 | 20% | — | 0.6 mi | Airbnb |
Luxury Wellness Retreat | Sauna + Hot Tub + Views Cabin | 2 bd · 2 ba · sleeps 6 | $91,555 | $383 | 65% | 5★ (76) | 0.6 mi | Airbnb |
Amazing Luxury Log Cabin! Great Living Space! Mountain Views! 2 Jacuzzi Tubs! Cabin | 2 bd · 2 ba · sleeps 8 | $55,670 | $269 | 57% | 5★ (359) | 0.6 mi | Vrbo |
Grace Mountain Cottages - Ivey Cottage | 2 bd · 2 ba · sleeps 6 | $27,434 | $146 | 51% | 5★ (129) | 0.6 mi | AirbnbVrbo |
Grace Mountain Cottages - Hayden Cottage | 2 bd · 2 ba · sleeps 6 | $36,371 | $169 | 59% | 5★ (189) | 0.6 mi | AirbnbVrbo |
Show all 19 comps
Gorgeous Lovers Retreat! 5 star rated, Free Tix to Dollywood, etc Hot tub, Indoor Jacuzzi, Views!
Vacation home · 2 bd · 2 ba · sleeps 4 · 0.7 mi
Revenue $51,986ADR $194Occ ≈ 73%—
Bears and Beyond Cabin Rental
Cabin · 2 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $1,271ADR $158Occ ≈ 2%—
Grace Mountain Cottages - Eli
Cottage · 2 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $27,502ADR $153Occ ≈ 49%4.8★ (133)
2 Firefly Mountain Suites | Pool, Hot Tub, Firepit
House · 2 bd · 2 ba · sleeps 12 · 0.7 mi
Revenue $13,904ADR $456Occ ≈ 8%—
Red Bank | Hot Tub + Secluded
Cabin · 2 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $30,651ADR $169Occ ≈ 50%4.5★ (9)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Secret Hideout- 2 bdrm,Mtn View,Fire-pit,Game Room Cabin | 2 bd · 2 ba · sleeps 6 | $46,637 | $283 | 45% | 4.6★ (53) | 0.7 mi | AirbnbVrbo |
Gorgeous Lovers Retreat! 5 star rated, Free Tix to Dollywood, etc Hot tub, Indoor Jacuzzi, Views! Vacation home | 2 bd · 2 ba · sleeps 4 | $51,986 | $194 | 73% | — | 0.7 mi | Booking |
Bears and Beyond Cabin Rental Cabin | 2 bd · 2 ba · sleeps 6 | $1,271 | $158 | 2% | — | 0.7 mi | Vrbo |
Grace Mountain Cottages - Eli Cottage | 2 bd · 2 ba · sleeps 6 | $27,502 | $153 | 49% | 4.8★ (133) | 0.7 mi | Airbnb |
Pigeon Forge Cabin w/ Hot Tub, Grill & Pool Table! Cabin | 2 bd · 2 ba · sleeps 6 | $43,414 | $243 | 49% | 4.7★ (206) | 0.7 mi | AirbnbVrbo |
2 Firefly Mountain Suites | Pool, Hot Tub, Firepit House | 2 bd · 2 ba · sleeps 12 | $13,904 | $456 | 8% | — | 0.7 mi | Airbnb |
Chillin N Grillin - Cozy Pet-Friendly w/ Mtn Views Cabin | 2 bd · 2 ba · sleeps 6 | $41,183 | $210 | 54% | 4.7★ (134) | 0.7 mi | AirbnbVrboBooking |
Indoor Heated Pool, Hot tub, Game Room | 2 Suites Cabin | 2 bd · 2 ba · sleeps 12 | $47,474 | $373 | 35% | — | 0.7 mi | AirbnbVrbo |
Red Bank | Hot Tub + Secluded Cabin | 2 bd · 2 ba · sleeps 6 | $30,651 | $169 | 50% | 4.5★ (9) | 0.7 mi | Airbnb |
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 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$40,071
NOI
$18,766
Cash flow /mo
-$2,990
Cash needed
$261,050
Cash-on-cash
-13.7%
ROE (yr 1)
-1.9%
Cap rate
2.2%
DSCR
0.34
Year-1 write-off
$186,918
Year-1 tax shield @ 32%
$59,814
Year-1 return on equity
- Cash flow (annual)-$35,875
- Principal paydown$5,530
- Appreciation at%$25,350
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)$8,014
- Platform fees (3% of revenue)$1,202
- Maintenance / capex (5% of revenue)$2,004
- Utilities & supplies$4,200
- HOA$0
- Property tax$815
- Insurance (STR-rated)$5,070
Cash needed to close
- Down payment (25%)$211,250
- Closing costs (4.0%)$33,800
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$59,814
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
$639,000
Short-life (5/15-yr)
$169,000 · 27%
Year-1 deduction
$187,000
Year-1 tax shield @ 32%
$60,000
Land 24% (county tax record, market value split) · building $469,000 over 39 years · new furniture $16,000
Based on: 2,018 sq ft, built 1981, 2 bd / 1 ba, unfurnished, listing features (deck, patio, fireplace, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $110,000 in year 1 (15% short-life, $35,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $15,200
Kitchen cabinetsdefault
$10,200 new × 40% good × 3.72 allocation
- $12,500
Kitchen countertopsdefault
$8,400 new × 40% good × 3.72 allocation
- $5,300
Decorative trimdefault
$3,500 new × 40% good × 3.72 allocation
- $200
Mirrorsdefault
$200 new × 40% good × 3.72 allocation
- $1,300
Shelvingdefault
$900 new × 40% good × 3.72 allocation
- $7,400
Window coverings (20)default
$5,000 new × 40% good × 3.72 allocation
- $4,800
Carpet, vinyl & laminate (25% of floors)listing
$3,200 new × 40% good × 3.72 allocation
- $11,800
Kitchen & laundry equipment plumbingdefault
$8,000 new × 40% good × 3.72 allocation
- $7,200
Kitchen, laundry & data equipment electricaldefault
$4,800 new × 40% good × 3.72 allocation
- $10,400
Appliances (range, dishwasher, refrigerator, washer, dryer)listing
$7,000 new × 40% good × 3.72 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $17,300
Paving: driveway & walks (paved)default
$9,300 new × 50% good × 3.72 allocation
- $16,700
Landscaping (typical)default
$9,000 new × 50% good × 3.72 allocation
- $16,900
Patioslisting
$9,100 new × 50% good × 3.72 allocation
- $42,300
Decks & porches (attached)listing
$22,700 new × 50% good × 3.72 allocation
- $326,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$219,400 new × 40% good × 3.72 allocation
- $33,800
Building plumbing & fixturesdefault
$22,700 new × 40% good × 3.72 allocation
- $34,000
Building electrical & lightingdefault
$22,900 new × 40% good × 3.72 allocation
- $33,900
HVACdefault
$22,700 new × 40% good × 3.72 allocation
- $14,500
Hardwood & tile floorsdefault
$9,700 new × 40% good × 3.72 allocation
- $3,900
Fireplacelisting
$2,600 new × 40% good × 3.72 allocation
- $22,300
Septic systemlisting
$12,000 new × 50% good × 3.72 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $92,200 | $93,200 | $1,500 | $186,900 |
| 2 | $0 | $0 | $12,000 | $12,000 |
| 3 | $0 | $0 | $12,000 | $12,000 |
| 4 | $0 | $0 | $12,000 | $12,000 |
| 5 | $0 | $0 | $12,000 | $12,000 |
| 6+ | $0 | $0 | $419,700 | $419,700 |
| Total | $92,200 | $93,200 | $469,300 | $654,700 |
The building's share of the price ($639,000) is 3.7x our depreciated replacement cost of the home ($172,000). 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 and Georgia 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.