3204 Stepping Stone Dr
Sevierville, TN 37862
$1,150,000
4 bd · 3.5 ba · 3,120 sqft · Listed 1d ago
View on Realtor.com →Year built
2023
Sqft
3,120
Lot sqft
48,352
HOA / mo
$79
Furnished
No
List date
2026-10-22T18:03:13.000000Z
Revenue
Annual revenue
$93,064
ADR
$394
Occupancy
65%
Cleaning fees (12 mo)
$17,506
Confidence
Low (44.65), 46 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $68,997
Wooden Beauty By Avada Properties
Vacation home · 4 bd · 3 ba · sleeps 10 · 0.1 mi
Revenue $59,955ADR $212Occ ≈ 77%—
Sunset Station By Avada Properties
Vacation home · 4 bd · 3 ba · sleeps 10 · 0.3 mi
Revenue $22,900ADR $211Occ ≈ 30%—
4 bedrooms and loft sleeps 12 with view pool table 2 levels of decks and hot tub
Cabin · 4 bd · 3 ba · sleeps 12 · 0.4 mi
Revenue $56,285ADR $316Occ ≈ 49%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Luxury 4 BR w/ Hot Tub, Mtn Views, Hot Tub + WiFi Cabin | 4 bd · 4 ba · sleeps 11 | $113,214 | $468 | 66% | 4.8★ (60) | 16 ft | AirbnbVrboBooking |
Wooden Beauty By Avada Properties Vacation home | 4 bd · 3 ba · sleeps 10 | $59,955 | $212 | 77% | — | 0.1 mi | Booking |
Mountain Spirit - Hot Tub, Game Room, WIFI Cabin | 4 bd · 3.5 ba · sleeps 12 | $64,662 | $383 | 46% | 4.5★ (4) | 0.2 mi | AirbnbVrbo |
See the Smokies in Full Fall Color Cabin | 4 bd · 3.5 ba · sleeps 12 | $35,111 | $257 | 37% | 4.7★ (11) | 0.2 mi | AirbnbVrbo |
FreeDollywoodTix•Pool•Sauna•Hot Tub•Modern•Dogs allowed Cabin | 4 bd · 3 ba · sleeps 10 | $68,997 | $336 | 56% | 4.7★ (30) | 0.3 mi | AirbnbVrbo |
Sunset Station By Avada Properties Vacation home | 4 bd · 3 ba · sleeps 10 | $22,900 | $211 | 30% | — | 0.3 mi | Booking |
Fun and Serene Family Cabin & Huge Deck Cabin
| 4 bd · 4 ba · sleeps 13 | $74,347 | $347 | 59% | 4.8★ (193) | 0.3 mi | AirbnbVrbo |
*Spacious 4BD Lodge w/ HOT TUB! Pool + Mtn Views!* Cabin | 4 bd · 3.5 ba · sleeps 12 | $98,723 | $427 | 63% | 4.9★ (95) | 0.3 mi | AirbnbVrbo |
4 bedrooms and loft sleeps 12 with view pool table 2 levels of decks and hot tub Cabin | 4 bd · 3 ba · sleeps 12 | $56,285 | $316 | 49% | — | 0.4 mi | Vrbo |
Epic Views, King Beds, Hottub, Gameroom - Sleep 12 House | 4 bd · 3.5 ba · sleeps 12 | $2,129 | $532 | 1% | 5★ (1) | 0.4 mi | AirbnbVrboBooking |
Show 29 more
Beneath The Stars by American Patriot Getaways
Vacation home · 4 bd · 3 ba · sleeps 10 · 0.4 mi
Revenue $72,111ADR $281Occ ≈ 70%5★ (1)
Beautiful Escape by American Patriot Getaways
Vacation home · 4 bd · 3 ba · sleeps 10 · 0.4 mi
Revenue $70,947ADR $329Occ ≈ 59%—
Private! Amazing Views - 3000 sq ft - Big Deck!
Cabin · 4 bd · 3 ba · sleeps 12 · 0.4 mi
Revenue $36,434ADR $353Occ ≈ 28%5★ (11)
Cozy Luxe Cabin, Swim Spa, Game Room, Near Smokies
Cabin · 4 bd · 3.5 ba · sleeps 12 · 0.5 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $115,389ADR $466Occ ≈ 68%4.4★ (15)
Smoky Summit Stays By Avada Properties
Vacation home · 4 bd · 4 ba · sleeps 10 · 0.5 mi
Revenue $75,158ADR $316Occ ≈ 65%5★ (1)
Paws in the Pool by American Patriot Getaways
Vacation home · 4 bd · 3 ba · sleeps 10 · 0.6 mi
Revenue $151,386ADR $558Occ ≈ 74%—
Lunar Lodge #317
Vacation home · 4 bd · 3 ba · sleeps 10 · 0.6 mi
Revenue $12,238ADR $518Occ ≈ 6%—
Top of Mtn View/Hot Tub/Game Room/Spacious/Family
Cabin · 4 bd · 3.5 ba · sleeps 12 · 0.7 mi
Revenue $35,443ADR $534Occ ≈ 18%5★ (59)
Ritzy Bear Lodge, Game Room, Mountain Views, WIFI, Fireplace on deck, arcade Game
Chalet · 4 bd · 3 ba · sleeps 12 · 0.7 mi
Revenue $84,977ADR $341Occ ≈ 68%—
Luxury Cabin Retreat w/ Glass Floor Over Creek, 4BR/4BA Near Pigeon Forge, 5 AC
Cabin · 4 bd · 4 ba · sleeps 12 · 0.7 mi
Revenue $56,433ADR $336Occ ≈ 46%5★ (4)
Stunning Views! Firepit/Hot Tub/Games&Theater Room
Cabin · 4 bd · 4.5 ba · sleeps 9 · 0.7 mi
Revenue $37,187ADR $481Occ ≈ 21%5★
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
JERNE To The Top Cabin | 4 bd · 3.5 ba · sleeps 12 | $96,129 | $440 | 60% | 4.5★ (20) | 0.4 mi | AirbnbVrboBooking |
Beneath The Stars by American Patriot Getaways Vacation home | 4 bd · 3 ba · sleeps 10 | $72,111 | $281 | 70% | 5★ (1) | 0.4 mi | Booking |
A Stoney Mountain View Cabin
| 4 bd · 4 ba · sleeps 13 | $135,460 | $582 | 64% | 4.9★ (70) | 0.4 mi | AirbnbVrbo |
Group Retreat + Pet Friendly/Sleeps for 12 Cabin
| 4 bd · 3.5 ba · sleeps 12 | $126,804 | $500 | 69% | 4.2★ (97) | 0.4 mi | AirbnbVrboBooking |
Beautiful Escape by American Patriot Getaways Vacation home | 4 bd · 3 ba · sleeps 10 | $70,947 | $329 | 59% | — | 0.4 mi | Booking |
Private! Amazing Views - 3000 sq ft - Big Deck! Cabin | 4 bd · 3 ba · sleeps 12 | $36,434 | $353 | 28% | 5★ (11) | 0.4 mi | Airbnb |
Chalet W Arcade Games, Sleeps 12・Large Yard・Resort Cabin | 4 bd · 3 ba · sleeps 12 | $24,379 | $261 | 26% | 3.2★ (8) | 0.4 mi | AirbnbVrboBooking |
Cozy Luxe Cabin, Swim Spa, Game Room, Near Smokies Cabin
| 4 bd · 3.5 ba · sleeps 12 | $115,389 | $466 | 68% | 4.4★ (15) | 0.5 mi | Airbnb |
Family friendly! 3King+Bunk|PingPong|PoolTbl|Priva Cabin | 4 bd · 2.5 ba · sleeps 11 | $58,670 | $398 | 40% | 5★ (108) | 0.5 mi | AirbnbVrbo |
4BR w/shared pool, games, free attraction tickets Cabin | 4 bd · 3 ba · sleeps 12 | $3,367 | $393 | 2% | 4.2★ (5) | 0.5 mi | AirbnbVrboBooking |
Smoky Summit Stays By Avada Properties Vacation home | 4 bd · 4 ba · sleeps 10 | $75,158 | $316 | 65% | 5★ (1) | 0.5 mi | Booking |
Hot Tub|Game Room|Pool Table|King Beds|Fast WiFi Cabin | 4 bd · 3.5 ba · sleeps 10 | $41,999 | $353 | 33% | 4.9★ (45) | 0.5 mi | AirbnbVrbo |
*Spacious 4BD Lodge w/ POOL! Hot Tub + Games!* Cabin | 4 bd · 3.5 ba · sleeps 10 | $72,718 | $334 | 60% | 4.5★ (39) | 0.5 mi | AirbnbVrbo |
Pigeon Forge Cabin CM2 -4BR - 1 Loft Great View! Chalet | 4 bd · 3 ba · sleeps 12 | $49,519 | $381 | 36% | 4.5★ (138) | 0.5 mi | AirbnbVrbo |
Cozy Cabin w/Hot tub,Views, Arcade,Air Hockey,WIFI Cabin | 4 bd · 3 ba · sleeps 10 | $57,661 | $444 | 36% | 4.9★ (165) | 0.6 mi | AirbnbVrbo |
Paws in the Pool by American Patriot Getaways Vacation home | 4 bd · 3 ba · sleeps 10 | $151,386 | $558 | 74% | — | 0.6 mi | Booking |
Lunar Lodge #317 Vacation home | 4 bd · 3 ba · sleeps 10 | $12,238 | $518 | 6% | — | 0.6 mi | Booking |
4 BR w/ Hot Tub, Pool Table, Pool Access + WiFi Cabin | 4 bd · 3 ba · sleeps 12 | $101,197 | $369 | 75% | 4.5★ (108) | 0.6 mi | AirbnbVrboBooking |
Expansive Smoky Mountain Retreat w/ Hot Tub & Deck Cabin | 4 bd · 4.5 ba · sleeps 12 | $89,609 | $411 | 60% | 4.5★ (89) | 0.6 mi | AirbnbVrboBooking |
4 Bedrooms with Outdoor Kitchen, Fire Pit, Hot Tub Cabin | 4 bd · 4.5 ba · sleeps 12 | $55,442 | $364 | 42% | 4.8★ (7) | 0.6 mi | AirbnbVrboBooking |
Top of Mtn View/Hot Tub/Game Room/Spacious/Family Cabin | 4 bd · 3.5 ba · sleeps 12 | $35,443 | $534 | 18% | 5★ (59) | 0.7 mi | Airbnb |
Ritzy Bear Lodge, Game Room, Mountain Views, WIFI, Fireplace on deck, arcade Game Chalet | 4 bd · 3 ba · sleeps 12 | $84,977 | $341 | 68% | — | 0.7 mi | Booking |
Ritzy Bear Lodge, Game Room, Mountain Views, WIFI Chalet
| 4 bd · 3.5 ba · sleeps 12 | $106,682 | $407 | 72% | 4.2★ (4) | 0.7 mi | AirbnbVrboBooking |
Group Retreat 2 Cabins Near Each Other • Sleeps 12 Cabin | 4 bd · 4 ba · sleeps 12 | $122,423 | $538 | 62% | 5★ (1) | 0.7 mi | AirbnbVrbo |
Luxury Cabin Retreat w/ Glass Floor Over Creek, 4BR/4BA Near Pigeon Forge, 5 AC Cabin | 4 bd · 4 ba · sleeps 12 | $56,433 | $336 | 46% | 5★ (4) | 0.7 mi | Vrbo |
Stunning Views! Firepit/Hot Tub/Games&Theater Room Cabin | 4 bd · 4.5 ba · sleeps 9 | $37,187 | $481 | 21% | 5★ | 0.7 mi | Vrbo |
Stunning Views! Firepit/Hot Tub/Games&Theater Room Cabin | 4 bd · 4.5 ba · sleeps 9 | $120,044 | $723 | 45% | 5★ (11) | 0.7 mi | AirbnbVrbo |
Mountain Log Cabin, Games, HotTub, Outdoor Firepit Cabin | 4 bd · 3 ba · sleeps 10 | $51,215 | $285 | 49% | 4.5★ (36) | 0.7 mi | AirbnbVrboBooking |
Smoky Mtn Luxury: Views, Theater, Outdoor Kitchen Cabin
| 4 bd · 4 ba · sleeps 12 | $157,910 | $601 | 72% | 4.9★ (87) | 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
Rate 8.07% = 7.32% Freddie Mac 30-yr avg (Oct 22) + 0.75% investor premium
Est. revenue
$93,064
NOI
$50,584
Cash flow /mo
-$2,156
Cash needed
$356,500
Cash-on-cash
-7.3%
ROE (yr 1)
4.4%
Cap rate
4.4%
DSCR
0.66
Year-1 write-off
$268,485
Year-1 tax shield @ 32%
$85,915
Year-1 return on equity
- Cash flow (annual)-$25,866
- Principal paydown$7,106
- Appreciation at%$34,500
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)$18,613
- Platform fees (3% of revenue)$2,792
- Maintenance / capex (5% of revenue)$4,653
- Utilities & supplies$4,200
- HOA$948
- Property tax$4,374
- Insurance (STR-rated)$6,900
Cash needed to close
- Down payment (25%)$287,500
- Closing costs (4.0%)$46,000
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$85,915
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
$1,128,000
Short-life (5/15-yr)
$245,000 · 22%
Year-1 deduction
$268,000
Year-1 tax shield @ 32%
$86,000
Land 2% (county tax record, market value split) · building $884,000 over 39 years · new furniture $23,000
Based on: 3,120 sq ft, built 2023, 4 bd / 3.5 ba, unfurnished, listing features (deck, fireplace, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $154,000 in year 1 (11% short-life, $49,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $22,600
Kitchen cabinetsdefault
$12,600 new × 88% good × 2.03 allocation
- $18,500
Kitchen countertopsdefault
$10,300 new × 88% good × 2.03 allocation
- $9,800
Decorative trimdefault
$5,500 new × 88% good × 2.03 allocation
- $700
Mirrorsdefault
$500 new × 75% good × 2.03 allocation
- $2,700
Shelvingdefault
$1,500 new × 88% good × 2.03 allocation
- $11,000
Window coverings (31)default
$7,800 new × 70% good × 2.03 allocation
- $30,600
Carpet, vinyl & laminate (100% of floors)listing
$20,100 new × 75% good × 2.03 allocation
- $18,800
Kitchen & laundry equipment plumbingdefault
$9,800 new × 94% good × 2.03 allocation
- $11,400
Kitchen, laundry & data equipment electricaldefault
$5,900 new × 94% good × 2.03 allocation
- $11,700
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 75% good × 2.03 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $20,700
Paving: driveway & walks (paved)default
$11,600 new × 88% good × 2.03 allocation
- $19,900
Landscaping (typical)default
$11,100 new × 88% good × 2.03 allocation
- $5,500
Patiosdefault
$3,100 new × 88% good × 2.03 allocation
- $60,600
Decks & porches (attached)listing
$35,100 new × 85% good × 2.03 allocation
- $654,500
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$339,000 new × 95% good × 2.03 allocation
- $67,200
Building plumbing & fixturesdefault
$35,200 new × 94% good × 2.03 allocation
- $70,400
Building electrical & lightingdefault
$36,800 new × 94% good × 2.03 allocation
- $60,700
HVACdefault
$35,100 new × 85% good × 2.03 allocation
- $9,400
Fireplaces (2)listing
$5,300 new × 88% good × 2.03 allocation
- $21,500
Septic systemlisting
$12,000 new × 88% good × 2.03 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $160,800 | $106,800 | $900 | $268,500 |
| 2 | $0 | $0 | $22,700 | $22,700 |
| 3 | $0 | $0 | $22,700 | $22,700 |
| 4 | $0 | $0 | $22,700 | $22,700 |
| 5 | $0 | $0 | $22,700 | $22,700 |
| 6+ | $0 | $0 | $792,100 | $792,100 |
| Total | $160,800 | $106,800 | $883,700 | $1,151,200 |
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.