523 Sunrise Cir
Sevierville, TN 37862
$324,500
2 bd · 2 ba · 1,113 sqft · Listed 1d ago
View on Realtor.com →Year built
1995
Sqft
1,113
Lot sqft
5,227
HOA / mo
$121
Furnished
No
List date
2026-10-04T23:31:55.000000Z
Revenue
Annual revenue
$37,625
ADR
$189
Occupancy
55%
Cleaning fees (12 mo)
$8,468
Confidence
Med (54.9), 29 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $39,049
Butterfly Cabin II, New cabin close to Dollywood
Cabin · 2 bd · 2.5 ba · sleeps 4 · 0.3 mi
Revenue $23,666ADR $222Occ ≈ 29%4.9★ (56)
Cozy 2BR Cabin Near Dollywood & Attractions!
Cabin · 2 bd · 2 ba · sleeps 4 · 0.3 mi
Revenue $38,069ADR $173Occ ≈ 60%4.9★ (143)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
2-Bedroom, 1-Bath Condo | Sleeps 5 | Budget-Frien Condominium (condo) | 2 bd · 1 ba · sleeps 5 | $18,752 | $144 | 36% | 4.8★ (19) | 0.2 mi | AirbnbVrboBooking |
2 Bedroom| 1 Bathroom Condo| Sevierville| Near Dol Condominium (condo) | 2 bd · 1 ba · sleeps 5 | $21,321 | $138 | 42% | 4.5★ (13) | 0.2 mi | AirbnbVrboBooking |
7 Min to Dollywood– 2b/3ba, Rooftop Deck & Hot Tub Cabin | 2 bd · 2.5 ba · sleeps 8 | $22,089 | $266 | 23% | 4.8★ (26) | 0.2 mi | AirbnbVrboBooking |
Two Bedroom | One bathroom condo | Budget Friendly Condominium (condo) | 2 bd · 1 ba · sleeps 4 | $17,475 | $119 | 40% | 5★ (5) | 0.2 mi | AirbnbVrboBooking |
Game Room and Hot Tub! Only 4 Miles to Dollywood! Cabin | 2 bd · 2 ba · sleeps 5 | $57,928 | $206 | 77% | 5★ (178) | 0.2 mi | AirbnbVrbo |
Butterfly Cabin II, New cabin close to Dollywood Cabin | 2 bd · 2.5 ba · sleeps 4 | $23,666 | $222 | 29% | 4.9★ (56) | 0.3 mi | Airbnb |
cabin in Smokies! 2b/2b, hot tub PLUS gameroom House | 2 bd · 2 ba · sleeps 4 | $57,509 | $223 | 71% | 4.8★ (31) | 0.3 mi | AirbnbVrboBooking |
LongRngViews! ~ NearDollywood~ Hot Tub~ Games! Cabin | 2 bd · 1 ba · sleeps 4 | $47,972 | $194 | 68% | 5★ (138) | 0.3 mi | AirbnbVrbo |
Cozy 2BR Cabin Near Dollywood & Attractions! Cabin | 2 bd · 2 ba · sleeps 4 | $38,069 | $173 | 60% | 4.9★ (143) | 0.3 mi | Airbnb |
Centrally located cabin with great amenities! Cabin | 2 bd · 2 ba · sleeps 6 | $45,273 | $245 | 51% | 4.9★ (107) | 0.3 mi | AirbnbVrboBooking |
Show 19 more
NEW, 2 bed, Dollywod & PF Cabin!
Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $43,859ADR $178Occ ≈ 68%5★ (192)
Tito’s Bear’s House Cozy cabin w jacuzzi fireplac
House · 2 bd · 1 ba · sleeps 8 · 0.6 mi
Revenue $5,180ADR $134Occ ≈ 11%3.9★ (6)
Modern 2 bedroom 4M from Dollywood Private Hot Tub
Cottage · 2 bd · 1 ba · sleeps 4 · 0.7 mi
Revenue $53,975ADR $169Occ ≈ 88%4.8★ (285)
Downtown Art Studio~BIKES & Art Supplies Included
Cottage · 2 bd · 1 ba · sleeps 4 · 0.7 mi
Revenue $21,152ADR $131Occ ≈ 44%5★ (71)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
2 King Suites | 4 Mi Dollywood • Hot Tub • Pets House | 2 bd · 2 ba · sleeps 4 | $33,934 | $198 | 47% | 4.8★ (64) | 0.3 mi | AirbnbVrbo |
Near Dollywood | Arcade + Hot Tub + Dogs Welcome Cabin | 2 bd · 2 ba · sleeps 6 | $51,554 | $216 | 65% | 4.9★ (94) | 0.3 mi | AirbnbVrboBooking |
Chic Treehouse Cabin with View House | 2 bd · 2.5 ba · sleeps 6 | $33,353 | $283 | 32% | 4.8★ (68) | 0.3 mi | AirbnbVrboBooking |
Fall Mountain Cabin • 3 Mi Dollywood • Hot Tub Cabin | 2 bd · 1 ba · sleeps 5 | $42,425 | $248 | 47% | 4.8★ (98) | 0.3 mi | AirbnbVrboBooking |
Lux Treehouse Cabin, Hot Tub, Sauna, Arcade, Cabin | 2 bd · 2 ba · sleeps 6 | $72,304 | $286 | 69% | 5★ (223) | 0.3 mi | AirbnbVrbo |
Two bedroom, One Bath condo| Sevierville| Sleeps 4 Condominium (condo) | 2 bd · 1 ba · sleeps 4 | $29,497 | $127 | 64% | 4.6★ (12) | 0.3 mi | AirbnbVrboBooking |
2 Bedroom, 1 bathroom condo| Mountain View| Seiver Condominium (condo) | 2 bd · 1 ba · sleeps 4 | $22,438 | $145 | 42% | 4.7★ (14) | 0.3 mi | AirbnbVrboBooking |
Modern Cabin, Hot Tub, Arcade, Views, 5 Min to PF Cabin | 2 bd · 2 ba · sleeps 6 | $47,395 | $210 | 62% | 5★ (167) | 0.4 mi | AirbnbVrbo |
*Cozy 2BD Cabin Near TOWN! Fireplace + HOT TUB* Cabin | 2 bd · 2 ba · sleeps 5 | $42,241 | $188 | 62% | 4.8★ (87) | 0.4 mi | AirbnbVrbo |
Smoky Mt Jackpot| New 2 BR Cabin w Pool Sleeps 8 House | 2 bd · 2.5 ba · sleeps 8 | $9,696 | $373 | 7% | — | 0.4 mi | AirbnbBooking |
Close to Dollywood! Hot Tub! Mountain View’s! Cabin | 2 bd · 2 ba · sleeps 4 | $39,049 | $181 | 59% | 5★ (130) | 0.4 mi | AirbnbVrbo |
Great Location-Near Dollywood-HotTub-Arcade Games Cabin | 2 bd · 2 ba · sleeps 6 | $43,879 | $222 | 54% | 4.9★ (128) | 0.4 mi | AirbnbVrbo |
Open Skydeck with Spectacular View and Hot Tub Cabin | 2 bd · 2.5 ba · sleeps 7 | $66,645 | $247 | 74% | 5★ (67) | 0.4 mi | AirbnbVrboBooking |
NEW, 2 bed, Dollywod & PF Cabin! Cabin | 2 bd · 2 ba · sleeps 6 | $43,859 | $178 | 68% | 5★ (192) | 0.4 mi | Airbnb |
Two-bedroom, one-bathroom condo| Sevierville| Slee Condominium (condo) | 2 bd · 1 ba · sleeps 4 | $23,158 | $121 | 52% | 4.9★ (9) | 0.4 mi | AirbnbVrboBooking |
New cabin in Smokies! 2b/2b, hot tub PLUS gameroom Cabin | 2 bd · 2 ba · sleeps 5 | $44,519 | $178 | 69% | 4.8★ (49) | 0.4 mi | AirbnbVrboBooking |
Tito’s Bear’s House Cozy cabin w jacuzzi fireplac House | 2 bd · 1 ba · sleeps 8 | $5,180 | $134 | 11% | 3.9★ (6) | 0.6 mi | Airbnb |
Modern 2 bedroom 4M from Dollywood Private Hot Tub Cottage | 2 bd · 1 ba · sleeps 4 | $53,975 | $169 | 88% | 4.8★ (285) | 0.7 mi | Airbnb |
Downtown Art Studio~BIKES & Art Supplies Included Cottage | 2 bd · 1 ba · sleeps 4 | $21,152 | $131 | 44% | 5★ (71) | 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 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium
Est. revenue
$37,625
NOI
$18,680
Cash flow /mo
-$234
Cash needed
$110,105
Cash-on-cash
-2.6%
ROE (yr 1)
8.1%
Cap rate
5.8%
DSCR
0.87
Year-1 write-off
$69,142
Year-1 tax shield @ 32%
$22,126
Year-1 return on equity
- Cash flow (annual)-$2,811
- Principal paydown$2,021
- Appreciation at%$9,735
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)$7,525
- Platform fees (3% of revenue)$1,129
- Maintenance / capex (5% of revenue)$1,881
- Utilities & supplies$4,200
- HOA$1,452
- Property tax$811
- Insurance (STR-rated)$1,947
Cash needed to close
- Down payment (25%)$81,125
- Closing costs (4.0%)$12,980
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$22,126
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
$283,000
Short-life (5/15-yr)
$53,000 · 19%
Year-1 deduction
$69,000
Year-1 tax shield @ 32%
$22,000
Land 13% (county tax record, market value split) · building $230,000 over 39 years · new furniture $16,000
Based on: 1,113 sq ft, built 1995, 2 bd / 2 ba, unfurnished, listing features (fireplace, stone counters, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $45,000 in year 1 (10% short-life, $14,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,000
Kitchen cabinetsdefault
$8,200 new × 40% good × 3.05 allocation
- $10,300
Kitchen countertops (stone)listing
$8,400 new × 40% good × 3.05 allocation
- $2,400
Decorative trimdefault
$1,900 new × 40% good × 3.05 allocation
- $400
Mirrorsdefault
$300 new × 40% good × 3.05 allocation
- $1,100
Shelvingdefault
$900 new × 40% good × 3.05 allocation
- $3,400
Window coverings (11)default
$2,800 new × 40% good × 3.05 allocation
- $3,500
Carpet, vinyl & laminate (40% of floors)default
$2,900 new × 40% good × 3.05 allocation
- $7,800
Kitchen & laundry equipment plumbingdefault
$6,400 new × 40% good × 3.05 allocation
- $4,700
Kitchen, laundry & data equipment electricaldefault
$3,900 new × 40% good × 3.05 allocation
- $9,400
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 3.05 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $177,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$120,400 new × 48% good × 3.05 allocation
- $15,200
Building plumbing & fixturesdefault
$12,500 new × 40% good × 3.05 allocation
- $13,900
Building electrical & lightingdefault
$11,400 new × 40% good × 3.05 allocation
- $15,300
HVACdefault
$12,500 new × 40% good × 3.05 allocation
- $5,200
Hardwood & tile floorsdefault
$4,300 new × 40% good × 3.05 allocation
- $3,200
Fireplacelisting
$2,600 new × 40% good × 3.05 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $68,900 | $0 | $200 | $69,100 |
| 2 | $0 | $0 | $5,900 | $5,900 |
| 3 | $0 | $0 | $5,900 | $5,900 |
| 4 | $0 | $0 | $5,900 | $5,900 |
| 5 | $0 | $0 | $5,900 | $5,900 |
| 6+ | $0 | $0 | $206,200 | $206,200 |
| Total | $68,900 | $0 | $230,000 | $298,900 |
The building's share of the price ($283,000) is 3.0x our depreciated replacement cost of the home ($93,000). 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.