2304 Summer Ln
Sevierville, TN 37876
$499,999
2 bd · 2 ba · 1,588 sqft · Listed today
View on Realtor.com →Year built
1988
Sqft
1,588
Lot sqft
—
HOA / mo
$0
Furnished
No
List date
2026-10-23T00:17:29.000000Z
Revenue
Annual revenue
$41,444
ADR
$179
Occupancy
63%
Cleaning fees (12 mo)
$8,419
Confidence
Low (49.64), 49 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $41,625
At Wild Turkey Cozy Cabin
Cabin · 2 bd · 2 ba · sleeps 6 · 118 ft
Revenue $20,518ADR $157Occ ≈ 36%—
Dog friendly, adorable 1BR log cabin with hot tub and screen in porch!
Chalet · 2 bd · 1 ba · sleeps 5 · 226 ft
Revenue $32,251ADR $161Occ ≈ 55%5★ (3)
New Song Appalachian Chink Style Cabin features Foosball and Air Hockey Table
Cabin · 2 bd · 2 ba · sleeps 8 · 312 ft
Revenue $68,568ADR $354Occ ≈ 53%—
Hot Tub, WiFi, Fireplace, Pool Table, Foosball
Cabin · 2 bd · 2 ba · sleeps 6 · 390 ft
Revenue $31,928ADR $184Occ ≈ 48%3★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Cozy Cabin w/ Hot Tub, Fire Pit & Game Loft Cabin | 2 bd · 2 ba · sleeps 6 | $38,437 | $249 | 42% | — | 118 ft | AirbnbVrbo |
At Wild Turkey Cozy Cabin Cabin | 2 bd · 2 ba · sleeps 6 | $20,518 | $157 | 36% | — | 118 ft | Airbnb |
Autumn Leaf: "Creating Memories for a Lifetime" Cabin | 2 bd · 1 ba · sleeps 4 | $765 | $153 | 1% | 5★ (353) | 177 ft | AirbnbVrbo |
Dog friendly, adorable 1BR log cabin with hot tub and screen in porch! Chalet | 2 bd · 1 ba · sleeps 5 | $32,251 | $161 | 55% | 5★ (3) | 226 ft | Booking |
Secluded but Convenient to Attractions! Cabin | 2 bd · 2 ba · sleeps 6 | $45,373 | $188 | 66% | 4.8★ (227) | 276 ft | AirbnbVrbo |
New Song Appalachian Chink Style Cabin features Foosball and Air Hockey Table Cabin | 2 bd · 2 ba · sleeps 8 | $68,568 | $354 | 53% | — | 312 ft | Vrbo |
Hot Tub, WiFi, Fireplace, Pool Table, Foosball Cabin | 2 bd · 2 ba · sleeps 6 | $31,928 | $184 | 48% | 3★ (1) | 390 ft | Vrbo |
Hot tub, fire pit, arcade games, dogs welcome! Cabin | 2 bd · 2 ba · sleeps 6 | $58,957 | $308 | 52% | 4.7★ (6) | 443 ft | AirbnbVrbo |
DreamWhisper: FreeDollywoodTicket • HotTub • Foosball Cabin | 2 bd · 2 ba · sleeps 4 | $32,548 | $237 | 38% | 4.6★ (15) | 456 ft | AirbnbVrbo |
Cornerstone: Free Attraction Tickets Cabin | 2 bd · 2 ba · sleeps 6 | $17,667 | $227 | 21% | 4.5★ (11) | 466 ft | AirbnbBooking |
Show 38 more
Family Cabin/Hot tub/Arcade Game/Fireplace
Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $32,911ADR $202Occ ≈ 45%4.8★ (210)
Alpine Retreat - Hot Tub, Arcade, Cozy Cabin Retreat in the Smokies
Chalet · 2 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $53,384ADR $225Occ ≈ 65%—
"Alpine Retreat" Private Chalet in Pigeon Forge w/ Hot Tub & Pool Table
Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $17,734ADR $230Occ ≈ 21%4.5★ (102)
Touched by an Angel by Venture Smoky Mountains
Vacation home · 2 bd · 2 ba · sleeps 4 · 0.2 mi
Revenue $45,536ADR $248Occ ≈ 50%0.5★ (1)
Serene Cabin w/ Hot Tub & Jacuzzi Tub
Cabin · 2 bd · 2 ba · sleeps 4 · 0.2 mi
Revenue $7,725ADR $297Occ ≈ 7%3.2★ (6)
The Green Cabin, Pigeon Forge!
Cabin · 2 bd · 1 ba · sleeps 4 · 0.2 mi
Revenue $34,429ADR $145Occ ≈ 65%4.8★ (43)
Heaven in the Pines Pure Bliss in the Smokies
Chalet · 2 bd · 2 ba · sleeps 4 · 0.2 mi
Revenue $44,468ADR $203Occ ≈ 60%2.5★ (1)
Family Traditions By Colonial Properties
Vacation home · 2 bd · 2 ba · sleeps 4 · 0.2 mi
Revenue $24,832ADR $149Occ ≈ 46%2★ (2)
Mt. LeConte view, Pickle Ball, Firepit, Fireplace, Hot Tub, Duck & Turtle Pond.
Cabin · 2 bd · 1 ba · sleeps 6 · 0.2 mi
Revenue $12,728ADR $202Occ ≈ 17%4.8★ (26)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Misty Morn: Wake Up to Mountain Magic Cabin | 2 bd · 2 ba · sleeps 6 | $54,940 | $270 | 56% | 4.9★ (13) | 469 ft | AirbnbVrbo |
*Stunning 2BD Cabin w/ HOT TUB! Games + Fire Pit!* Cabin | 2 bd · 2 ba · sleeps 6 | $61,449 | $203 | 83% | 4.9★ (93) | 486 ft | AirbnbVrbo |
Hot tub and fireplace, foosball, gorgeous setting! Cabin | 2 bd · 2 ba · sleeps 6 | $54,999 | $354 | 43% | 4★ (5) | 0.1 mi | AirbnbVrbo |
Warm Modern Lodge: Hot Tub, Fireplace & Pacman! Cabin | 2 bd · 1 ba · sleeps 4 | $62,555 | $246 | 70% | 5★ (40) | 0.1 mi | AirbnbVrboBooking |
Cozy cabin, Bed swing, Arcade game, hot tub Cabin | 2 bd · 2 ba · sleeps 8 | $58,141 | $240 | 66% | 4.7★ (56) | 0.1 mi | AirbnbVrboBooking |
Hidden Mountain Dream 2-Bedroom Cabin, Lake View Cabin | 2 bd · 2 ba · sleeps 7 | $70,356 | $264 | 73% | 3★ (2) | 0.1 mi | AirbnbVrbo |
Summer Sale- Lowest Prices Ever! Cabin | 2 bd · 2 ba · sleeps 6 | $5,789 | $0 | — | 4.7★ (218) | 0.1 mi | AirbnbVrbo |
Near Pigeon Forge | Hot Tub + Fishing + Fire Pit Cabin | 2 bd · 2 ba · sleeps 6 | $46,082 | $195 | 65% | 4.8★ (164) | 0.1 mi | AirbnbVrbo |
Family Cabin/Hot tub/Arcade Game/Fireplace Cabin | 2 bd · 2 ba · sleeps 6 | $32,911 | $202 | 45% | 4.8★ (210) | 0.2 mi | Airbnb |
Hidden Mountain Cabin,in Pigeon Forge 1 acre Cabin | 2 bd · 2 ba · sleeps 6 | $46,887 | $165 | 78% | 4.7★ (171) | 0.2 mi | AirbnbBooking |
Private Forest Escape • Hot Tub + King Suites Cabin | 2 bd · 2 ba · sleeps 6 | $46,636 | $204 | 63% | 4.8★ (41) | 0.2 mi | AirbnbVrbo |
Time Out*Tranquil*Cozy Cabin | 2 bd · 2 ba · sleeps 6 | $22,782 | $204 | 31% | 4.2★ (7) | 0.2 mi | AirbnbVrbo |
Cornerstone Cabin | 2 bd · 2 ba · sleeps 6 | $38,505 | $258 | 41% | 5★ (3) | 0.2 mi | Vrbo |
Cornerstone Vacation home | 2 bd · 2 ba · sleeps 6 | $13,000 | $827 | 4% | — | 0.2 mi | Booking |
Alpine Retreat by Bear Camp Cabin | 2 bd · 2 ba · sleeps 6 | $51,022 | $227 | 62% | 4.5★ (8) | 0.2 mi | AirbnbVrbo |
Alpine Retreat - Hot Tub, Arcade, Cozy Cabin Retreat in the Smokies Chalet | 2 bd · 2 ba · sleeps 6 | $53,384 | $225 | 65% | — | 0.2 mi | Booking |
"Alpine Retreat" Private Chalet in Pigeon Forge w/ Hot Tub & Pool Table Cabin | 2 bd · 2 ba · sleeps 6 | $17,734 | $230 | 21% | 4.5★ (102) | 0.2 mi | Vrbo |
Hapey Memories-Resort Quiet+Fenced Yard-2BR/2BA Cabin | 2 bd · 2 ba · sleeps 4 | $61,116 | $212 | 79% | 4.9★ (476) | 0.2 mi | AirbnbVrbo |
Touched by an Angel by Venture Smoky Mountains Vacation home | 2 bd · 2 ba · sleeps 4 | $45,536 | $248 | 50% | 0.5★ (1) | 0.2 mi | Booking |
Serene Cabin w/ Hot Tub & Jacuzzi Tub Cabin | 2 bd · 2 ba · sleeps 4 | $7,725 | $297 | 7% | 3.2★ (6) | 0.2 mi | Vrbo |
Cozy 2br Cabin! Pet Friendly, Pool, Lake, Hot Tub! Cabin | 2 bd · 1 ba · sleeps 4 | $52,469 | $172 | 84% | 4.9★ (69) | 0.2 mi | AirbnbVrbo |
Whiskey Rose Cabin | 2 bd · 2 ba · sleeps 5 | $23,260 | $106 | 60% | 4.5★ (53) | 0.2 mi | AirbnbVrbo |
The Green Cabin, Pigeon Forge! Cabin | 2 bd · 1 ba · sleeps 4 | $34,429 | $145 | 65% | 4.8★ (43) | 0.2 mi | Airbnb |
Smoky Mtn Cabin! Hot Tub, Lake, Pool, & Gameroom! Cabin | 2 bd · 2 ba · sleeps 7 | $53,839 | $202 | 73% | 5★ (66) | 0.2 mi | AirbnbVrboBooking |
*Hot Tub*Daybed Swing*Fire Pit*Game Loft* Cabin | 2 bd · 2 ba · sleeps 4 | $61,339 | $278 | 60% | 5★ (67) | 0.2 mi | AirbnbVrbo |
Fishing Poles on site, community pond, hot tub! Cabin | 2 bd · 1.5 ba · sleeps 6 | $52,978 | $215 | 68% | 4.9★ (255) | 0.2 mi | AirbnbVrboBooking |
10 Mi to Dollywood: Cozy Apt w/ Shared Fire Pit Apartment | 2 bd · 1 ba · sleeps 6 | $10,090 | $156 | 18% | 3.9★ (24) | 0.2 mi | AirbnbVrboBooking |
Heaven in the Pines Pure Bliss in the Smokies Chalet | 2 bd · 2 ba · sleeps 4 | $44,468 | $203 | 60% | 2.5★ (1) | 0.2 mi | Booking |
Cabin w/ Private Hot Tub ~ 7 Mi to Pigeon Forge! Cabin | 2 bd · 2.5 ba · sleeps 6 | $27,859 | $206 | 37% | 4.7★ (51) | 0.2 mi | AirbnbVrboBooking |
Wellness Cabin ~King Bed, Hot Tub, Fire Pit, Peace Cabin | 2 bd · 2 ba · sleeps 5 | $23,663 | $225 | 29% | 4.9★ (182) | 0.2 mi | AirbnbVrbo |
KING/QUEEN BEDS~HOTTUB~FIREPLACE~Grill~NRBY LAKE Cabin | 2 bd · 1 ba · sleeps 6 | $19,921 | $259 | 21% | 4.8★ (72) | 0.2 mi | AirbnbVrbo |
Cozy Cabin w/ Hot Tub & Scenic Mountain Views Cabin | 2 bd · 2 ba · sleeps 6 | $56,535 | $256 | 61% | 3.8★ (4) | 0.2 mi | AirbnbVrbo |
Screened in Porch- Hot Tub Table-Pet Friendly-Close to the Great Smoky Mountains Cabin | 2 bd · 2 ba · sleeps 6 | $38,781 | $182 | 58% | 4.1★ (57) | 0.2 mi | VrboBooking |
Private Mountain Views with Hot Tub and Pool Table Cabin | 2 bd · 2.5 ba · sleeps 5 | $60,463 | $206 | 80% | 5★ (407) | 0.2 mi | AirbnbVrbo |
Family Traditions Cabin | 2 bd · 2 ba · sleeps 4 | $13,959 | $167 | 23% | 4.8★ (18) | 0.2 mi | AirbnbVrbo |
Family Traditions | By Colonial Properties Cabin | 2 bd · 2 ba · sleeps 4 | $44,764 | $219 | 56% | 3.9★ (33) | 0.2 mi | AirbnbVrbo |
Family Traditions By Colonial Properties Vacation home | 2 bd · 2 ba · sleeps 4 | $24,832 | $149 | 46% | 2★ (2) | 0.2 mi | Booking |
Mt. LeConte view, Pickle Ball, Firepit, Fireplace, Hot Tub, Duck & Turtle Pond. Cabin | 2 bd · 1 ba · sleeps 6 | $12,728 | $202 | 17% | 4.8★ (26) | 0.2 mi | Vrbo |
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
$41,444
NOI
$21,303
Cash flow /mo
-$995
Cash needed
$167,000
Cash-on-cash
-7.1%
ROE (yr 1)
3.7%
Cap rate
4.3%
DSCR
0.64
Year-1 write-off
$139,189
Year-1 tax shield @ 32%
$44,540
Year-1 return on equity
- Cash flow (annual)-$11,937
- Principal paydown$3,089
- Appreciation at%$15,000
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)$8,289
- Platform fees (3% of revenue)$1,243
- Maintenance / capex (5% of revenue)$2,072
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,337
- Insurance (STR-rated)$3,000
Cash needed to close
- Down payment (25%)$125,000
- Closing costs (4.0%)$20,000
- Furnishing (bought new)$22,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$44,540
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
$422,000
Short-life (5/15-yr)
$117,000 · 28%
Year-1 deduction
$139,000
Year-1 tax shield @ 32%
$45,000
Land 16% (county tax record, market value split) · building $306,000 over 39 years · new furniture $22,000
Based on: 1,588 sq ft, built 1988, 2 bd / 2 ba, unfurnished, listing features (deck, game room, fireplace, flooring types, appliance list, septic, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $85,000 in year 1 (15% short-life, $27,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $11,700
Kitchen cabinetsdefault
$9,300 new × 40% good × 3.14 allocation
- $9,500
Kitchen countertopsdefault
$7,600 new × 40% good × 3.14 allocation
- $3,500
Decorative trimdefault
$2,800 new × 40% good × 3.14 allocation
- $400
Mirrorsdefault
$300 new × 40% good × 3.14 allocation
- $1,100
Shelvingdefault
$900 new × 40% good × 3.14 allocation
- $5,000
Window coverings (16)default
$4,000 new × 40% good × 3.14 allocation
- $12,800
Carpet, vinyl & laminate (100% of floors)listing
$10,200 new × 40% good × 3.14 allocation
- $9,100
Kitchen & laundry equipment plumbingdefault
$7,200 new × 40% good × 3.14 allocation
- $5,500
Kitchen, laundry & data equipment electricaldefault
$4,400 new × 40% good × 3.14 allocation
- $8,400
Appliances (range, microwave, dishwasher, refrigerator, dryer)listing
$6,700 new × 40% good × 3.14 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $13,000
Paving: driveway & walks (paved)default
$8,300 new × 50% good × 3.14 allocation
- $6,200
Landscaping (minimal)listing
$4,000 new × 50% good × 3.14 allocation
- $2,500
Patiosdefault
$1,600 new × 50% good × 3.14 allocation
- $28,100
Decks & porches (attached)listing
$17,900 new × 50% good × 3.14 allocation
- $216,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$172,300 new × 40% good × 3.14 allocation
- $22,400
Building plumbing & fixturesdefault
$17,800 new × 40% good × 3.14 allocation
- $21,900
Building electrical & lightingdefault
$17,400 new × 40% good × 3.14 allocation
- $22,500
HVACdefault
$17,900 new × 40% good × 3.14 allocation
- $3,300
Fireplacelisting
$2,600 new × 40% good × 3.14 allocation
- $18,900
Septic systemlisting
$12,000 new × 50% good × 3.14 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $89,100 | $49,800 | $300 | $139,200 |
| 2 | $0 | $0 | $7,800 | $7,800 |
| 3 | $0 | $0 | $7,800 | $7,800 |
| 4 | $0 | $0 | $7,800 | $7,800 |
| 5 | $0 | $0 | $7,800 | $7,800 |
| 6+ | $0 | $0 | $274,000 | $274,000 |
| Total | $89,100 | $49,800 | $305,600 | $444,500 |
The building's share of the price ($422,000) is 3.1x our depreciated replacement cost of the home ($134,000). 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.