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Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

1417 Tiffany Cove Way

1417 Tiffany Cove Way

Sevierville, TN 37862

$538,888

2 bd · 2 ba · 1,648 sqft · Listed 2d ago

View on Realtor.com →
Negative cash flow

Year built

1997

Sqft

1,648

Lot sqft

27,007

HOA / mo

None

Furnished

No

List date

2026-09-25T20:30:34.000000Z

Revenue

Annual revenue

$44,958

ADR

$195

Occupancy

63%

Cleaning fees (12 mo)

$8,754

Confidence

Low (51.86), 50 comps

Comp revenue range (p25 / median / p75)

$27,466$43,266$56,344

  • Boujee Bear- Modernized Cabin Minutes to Dollywood

    House · 2 bd · 2 ba · sleeps 8 · 89 ft

    Revenue $26,754ADR $223Occ ≈ 33%4.5★ (22)

    AirbnbVrboBooking

  • Renovated Serene Cabin 1 mile after Dollywood

    Cabin · 2 bd · 2 ba · sleeps 8 · 240 ft

    Revenue $38,858ADR $233Occ ≈ 46%4.7★ (60)

    AirbnbVrbo

  • Mins to Dollywood: Renovated ‘Boujee Bear’ Cabin

    Cabin · 2 bd · 2 ba · sleeps 8 · 246 ft

    Revenue $22,429ADR $219Occ ≈ 28%4.2★ (10)

    AirbnbVrboBooking

  • Cozy cabin with outdoor hot tub, game area, wifi & close to popular attractions

    Cabin · 2 bd · 2 ba · sleeps 8 · 246 ft

    Revenue $8,131ADR $301Occ ≈ 7%—

    Vrbo

  • Amazing Grace, Free Tickets, Hot Tub, WIFI

    Chalet · 2 bd · 2 ba · sleeps 6 · 249 ft

    Revenue $52,814ADR $237Occ ≈ 61%4.1★ (22)

    AirbnbVrboBooking

  • Mins to Dollywood: Renovated 'boujee Bear' Cabin

    Cabin · 2 bd · 2 ba · sleeps 6 · 256 ft

    Revenue $5,965ADR $265Occ ≈ 6%—

    AirbnbBooking

  • Hot Tub, Theatre and Game Room! Near Dollywood!

    Cabin · 2 bd · 2 ba · sleeps 10 · 276 ft

    Revenue $58,715ADR $230Occ ≈ 70%4.9★ (168)

    Airbnb

  • Hot Tub | Pool Table | Fireplace | Near Dollywood

    Cabin · 2 bd · 2 ba · sleeps 4 · 377 ft

    Revenue $31,642ADR $226Occ ≈ 38%4.5★ (37)

    AirbnbVrboBooking

  • 1 mi to Dollywood,3.8 mi Ripken EX, Theater room

    Cabin · 2 bd · 2 ba · sleeps 8 · 394 ft

    Revenue $35,736ADR $214Occ ≈ 46%4.8★ (277)

    AirbnbVrboBooking

  • 1.3 miles from Dollywood & Dollywood's Splash Country; Hot Tub; Sleeps Eight

    House · 2 bd · 2 ba · sleeps 8 · 443 ft

    Revenue $43,592ADR $196Occ ≈ 61%4.6★ (185)

    Vrbo

Show all 50 comps

  • Boujee Bear- Modernized Cabin Minutes to Dollywood

    House · 2 bd · 2 ba · sleeps 8 · 0.1 mi

    Revenue $38,246ADR $227Occ ≈ 46%2★ (2)

    Airbnb

  • 2 BR home with deck and hot tub

    Cabin · 2 bd · 2 ba · sleeps 8 · 0.1 mi

    Revenue $9,638ADR $310Occ ≈ 9%—

    AirbnbVrboBooking

  • 1 Bdrm w/ loft; Pet-Friendly; 1.3 miles from Dollywood & Splash Country

    House · 2 bd · 2 ba · sleeps 6 · 0.1 mi

    Revenue $42,335ADR $192Occ ≈ 60%4.8★ (182)

    Vrbo

  • Mtn View! Dollywood 1 mi! Hot Tub, Arcade,Dogs OK

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.1 mi

    Revenue $61,723ADR $224Occ ≈ 75%5★ (215)

    AirbnbVrbo

  • View-Location-Hot Tub-2 Fireplaces-Jacuzzi-Arcade

    House · 2 bd · 2 ba · sleeps 4 · 0.2 mi

    Revenue $15,197ADR $227Occ ≈ 18%—

    Vrbo

  • View-Location-Hot Tub-Pool Table-3 Fireplaces

    House · 2 bd · 2 ba · sleeps 4 · 0.2 mi

    Revenue $17,269ADR $230Occ ≈ 21%—

    Vrbo

  • View-Location-Hot Tub-2 Fireplaces-Jacuzzi-Arcade

    Cabin · 2 bd · 2 ba · sleeps 4 · 0.2 mi

    Revenue $73,643ADR $218Occ ≈ 93%5★ (214)

    AirbnbVrboBooking

  • View-Location-Hot Tub-Pool Table-3 Fireplaces

    Cabin · 2 bd · 2 ba · sleeps 4 · 0.2 mi

    Revenue $81,081ADR $229Occ ≈ 97%5★ (228)

    AirbnbVrboBooking

  • Z Dollywood Location | Hot Tub | Pet Friendly

    Cabin · 2 bd · 2 ba · sleeps 10 · 0.3 mi

    Revenue $8,654ADR $1,518Occ ≈ 2%4.8★ (185)

    AirbnbVrbo

  • Resort Cabin 2 King Hot Tub, Pool: 1 mi Dollywood

    Cabin · 2 bd · 2 ba · sleeps 4 · 0.3 mi

    Revenue $59,972ADR $254Occ ≈ 65%5★ (270)

    AirbnbVrbo

  • Mountain Getaway| 5 min to Dollywood| hot tub

    Cabin · 2 bd · 2 ba · sleeps 8 · 0.3 mi

    Revenue $42,939ADR $266Occ ≈ 44%4.9★ (204)

    AirbnbVrbo

  • Drift Away*Near Dollywood*Easy Access Roads

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi

    Revenue $54,453ADR $242Occ ≈ 62%4.5★ (13)

    AirbnbVrbo

  • Mountain View in Resort & Personal Hot Tub on Deck

    Cabin · 2 bd · 2 ba · sleeps 5 · 0.3 mi

    Revenue $43,856ADR $163Occ ≈ 74%4.5★ (56)

    Airbnb

  • Spacious New Cabin*2 King Suites

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi

    Revenue $32,294ADR $301Occ ≈ 29%4.7★ (152)

    AirbnbVrboBooking

  • Behind Dollywood! Hot tub, Arcade, Community Pool!

    Cabin · 2 bd · 2 ba · sleeps 8 · 0.3 mi

    Revenue $52,815ADR $272Occ ≈ 53%4.9★ (137)

    AirbnbVrbo

  • Prime Location/Pool/HotTub/Pool Table/Fast WiFi

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi

    Revenue $50,915ADR $249Occ ≈ 56%5★ (175)

    AirbnbVrboBooking

  • Dancing Bear Den: Mountain Views + Resort Pool

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi

    Revenue $45,743ADR $262Occ ≈ 48%4.3★ (35)

    AirbnbVrbo

  • Smoky Mountain 2 BR Log Cabin with Pool Access, Po

    House · 2 bd · 2 ba · sleeps 6 · 0.3 mi

    Revenue $64,995ADR $251Occ ≈ 71%4.1★ (120)

    AirbnbVrboBooking

  • "Amazing Escape" 3K Bds/2Bth, 2 Hot Tubs, Ind Pool

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi

    Revenue $78,065ADR $254Occ ≈ 84%5★ (453)

    AirbnbVrbo

  • Romantic Getaway,WIFi,Yr Rd Pool,Hottub.Arcade

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi

    Revenue $21,924ADR $301Occ ≈ 20%4.8★ (338)

    AirbnbVrbo

  • Secluded, Mountain Views, Dollywood, Hot Tub, Pets

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi

    Revenue $87,046ADR $285Occ ≈ 84%4.8★ (449)

    AirbnbVrbo

  • Front Porch View & Hot Tub | Cabin by Dollywood

    Cabin · 2 bd · 2 ba · sleeps 5 · 0.4 mi

    Revenue $17,307ADR $169Occ ≈ 28%—

    Airbnb

  • *Perfect 2BD Cabin w/ HOT TUB! Game Room + VIEWS!

    Cabin · 2 bd · 2 ba · sleeps 10 · 0.4 mi

    Revenue $66,255ADR $231Occ ≈ 79%4.8★ (190)

    AirbnbVrbo

  • 1.5 miles to Dollywood & Pigeon Forge attractions

    Cabin · 2 bd · 2 ba · sleeps 7 · 0.4 mi

    Revenue $34,151ADR $217Occ ≈ 43%5★ (25)

    AirbnbVrbo

  • Log Cabin Next To Dollywood & Splash Country indoo

    House · 2 bd · 2 ba · sleeps 6 · 0.4 mi

    Revenue $45,341ADR $245Occ ≈ 51%4.3★ (18)

    AirbnbVrboBooking

  • Relaxation Station *Dollywood* Hot Tub *WiFi

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi

    Revenue $42,698ADR $234Occ ≈ 50%3.9★ (4)

    AirbnbVrboBooking

  • Smoky Mtn Hillside Hideaway w/ POOL

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi

    Revenue $40,586ADR $216Occ ≈ 51%5★ (176)

    AirbnbVrbo

  • Simple Pleasures,Yr Rd Pool,Wifi, Hot tub,Arcade

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi

    Revenue $25,358ADR $279Occ ≈ 25%4.8★ (386)

    AirbnbVrbo

  • < 2 Mi to Dollywood! Hot Tub Hideaway in Smokies

    Cabin · 2 bd · 2 ba · sleeps 4 · 0.4 mi

    Revenue $44,577ADR $191Occ ≈ 64%4.7★ (272)

    AirbnbVrboBooking

  • Breathtaking Views! 3 min to Dollywood, on 1 acre!

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi

    Revenue $69,018ADR $271Occ ≈ 70%4.8★ (397)

    AirbnbVrboBooking

  • Lil Smoky Mountain Retreat - 2 Kings and a Sofa

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi

    Revenue $25,034ADR $208Occ ≈ 33%4.6★ (5)

    AirbnbVrbo

  • Spring Special, Smokies by Dollywood |Pool|Hot Tub

    Cabin · 2 bd · 1 ba · sleeps 6 · 0.4 mi

    Revenue $40,700ADR $224Occ ≈ 50%4.5★ (82)

    AirbnbVrboBooking

  • Cozy Corner - Hot tub, pool table, and cozy vibes!

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi

    Revenue $22,927ADR $233Occ ≈ 27%4.4★ (38)

    AirbnbVrboBooking

  • <1 mi DW*Pool*Hot Tub*Massage Chair*PS5*Pool Table

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi

    Revenue $55,092ADR $299Occ ≈ 50%5★ (145)

    AirbnbVrboBooking

  • Heated Pool! Pet Friendly | 4 min to Dollywood

    Cabin · 2 bd · 2.5 ba · sleeps 9 · 0.4 mi

    Revenue $86,993ADR $325Occ ≈ 73%4.5★ (14)

    Airbnb

  • Almost Bearadise

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.5 mi

    Revenue $29,602ADR $251Occ ≈ 32%4.8★ (32)

    AirbnbVrbo

  • Always Together Forever Make Memories That Last

    Chalet · 2 bd · 1 ba · sleeps 4 · 0.5 mi

    Revenue $54,223ADR $212Occ ≈ 70%—

    Booking

  • Hello Dolly by American Patriot Getaways

    Vacation home · 2 bd · 2 ba · sleeps 6 · 0.5 mi

    Revenue $56,761ADR $252Occ ≈ 62%5★ (1)

    Booking

  • Mountain Mist | Spacious + Indoor Pool Access!

    Cabin · 2 bd · 2.5 ba · sleeps 6 · 0.5 mi

    Revenue $76,059ADR $331Occ ≈ 63%4.5★ (96)

    AirbnbVrboBooking

  • 1 miletoDollywood 2b2b Cabin Hidden Spring Resort

    Cabin · 2 bd · 2 ba · sleeps 8 · 0.5 mi

    Revenue $53,237ADR $199Occ ≈ 73%4.5★ (266)

    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

Financing
Term

Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

Est. revenue

$44,958

NOI

$23,547

Cash flow /mo

-$942

Cash needed

$178,278

Cash-on-cash

-6.3%

ROE (yr 1)

4.7%

Cap rate

4.4%

DSCR

0.68

Year-1 write-off

$143,175

Year-1 tax shield @ 32%

$45,816

Year-1 return on equity

  • Cash flow (annual)-$11,299
  • Principal paydown$3,526
  • Appreciation at%$16,167
ROE4.7%
ROE incl. year-1 tax savings (32% bracket, STR loophole)30.4%
Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$8,992
  • Platform fees (3% of revenue)$1,349
  • Maintenance / capex (5% of revenue)$2,248
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$1,389
  • Insurance (STR-rated)$3,233

Cash needed to close

  • Down payment (25%)$134,722
  • Closing costs (4.0%)$21,556
  • Furnishing (bought new)$22,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$45,816

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

$474,000

Short-life (5/15-yr)

$120,000 · 25%

Year-1 deduction

$143,000

Year-1 tax shield @ 32%

$46,000

Land 12% (county tax record, market value split) · building $354,000 over 39 years · new furniture $22,000

Based on: 1,648 sq ft, built 1997, 2 bd / 2 ba, unfurnished, listing features (hot tub, deck, game room, fireplace, flooring types, appliance list, septic).

IRS-guide safe-harbor floor: $93,000 in year 1 (15% short-life, $30,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$89,800

  • Kitchen cabinetsdefault

    $9,400 new × 40% good × 2.85 allocation

    $10,700

  • Kitchen countertopsdefault

    $7,700 new × 40% good × 2.85 allocation

    $8,800

  • Decorative trimdefault

    $2,900 new × 40% good × 2.85 allocation

    $3,300

  • Mirrorsdefault

    $300 new × 40% good × 2.85 allocation

    $300

  • Shelvingdefault

    $900 new × 40% good × 2.85 allocation

    $1,000

  • Window coverings (16)default

    $4,000 new × 40% good × 2.85 allocation

    $4,600

  • Carpet, vinyl & laminate (50% of floors)listing

    $5,300 new × 40% good × 2.85 allocation

    $6,000

  • Kitchen & laundry equipment plumbingdefault

    $7,300 new × 42% good × 2.85 allocation

    $8,800

  • Kitchen, laundry & data equipment electricaldefault

    $4,400 new × 42% good × 2.85 allocation

    $5,300

  • Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing

    $7,700 new × 40% good × 2.85 allocation

    $8,800

  • Hot tub (freestanding)listing

    $9,000 new × 40% good × 2.85 allocation

    $10,300

  • Furniture bought newlisting

    $16,000 new × 100% good · bought separately

    $16,000

  • Game-room equipment bought newlisting

    $6,000 new × 100% good · bought separately

    $6,000
15-year land improvements$52,200

  • Paving: driveway & walks (paved)default

    $8,400 new × 50% good × 2.85 allocation

    $12,000

  • Landscaping (typical)default

    $8,100 new × 50% good × 2.85 allocation

    $11,500

  • Patiosdefault

    $1,600 new × 50% good × 2.85 allocation

    $2,300

  • Decks & porches (attached)listing

    $18,500 new × 50% good × 2.85 allocation

    $26,400
Building, 39-year$354,300

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $178,900 new × 52% good × 2.85 allocation

    $263,200

  • Building plumbing & fixturesdefault

    $18,500 new × 42% good × 2.85 allocation

    $22,200

  • Building electrical & lightingdefault

    $18,200 new × 42% good × 2.85 allocation

    $21,700

  • HVACdefault

    $18,600 new × 40% good × 2.85 allocation

    $21,100

  • Hardwood & tile floorsdefault

    $5,300 new × 40% good × 2.85 allocation

    $6,000

  • Fireplacelisting

    $2,600 new × 40% good × 2.85 allocation

    $3,000

  • Septic systemlisting

    $12,000 new × 50% good × 2.85 allocation

    $17,100

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$89,800$52,200$1,100$143,200
2$0$0$9,100$9,100
3$0$0$9,100$9,100
4$0$0$9,100$9,100
5$0$0$9,100$9,100
6+$0$0$316,800$316,800
Total$89,800$52,200$354,300$496,300

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: Georgia disallows 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.