1824 Billard Way
Sevierville, TN 37876
$925,000
4 bd · 3 ba · 2,340 sqft · Listed 3d ago
View on Realtor.com →Year built
2007
Sqft
2,340
Lot sqft
—
HOA / mo
$167
Furnished
No
List date
2026-10-08T23:21:09.000000Z
Revenue
Annual revenue
$71,981
ADR
$336
Occupancy
59%
Cleaning fees (12 mo)
$13,266
Confidence
Med (53.55), 50 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $54,433
Peaceful Feeling by American Patriot Getaways
Vacation home · 4 bd · 4 ba · sleeps 12 · 0.2 mi
Revenue $91,839ADR $466Occ ≈ 54%—
*Newly Renovated* 4BR | Slps 9 |Rec room | Hot Tub
Cabin · 4 bd · 3 ba · sleeps 12 · 0.4 mi
Revenue $45,064ADR $292Occ ≈ 42%4.7★ (8)
Wooded Cabin Near Pigeon Forge Hot Tub Games
Vacation home · 4 bd · 3 ba · sleeps 9 · 0.4 mi
Revenue $12,984ADR $192Occ ≈ 19%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
"Mama Bear", Mtn Views+Hot Tub+Pool Table+Theater Cabin
| 4 bd · 3 ba · sleeps 10 | $84,781 | $354 | 66% | 5★ (100) | 0.1 mi | AirbnbVrbo |
Mountain Views - Game Room - Seasonal Pool Cabin | 4 bd · 3.5 ba · sleeps 12 | $58,657 | $421 | 38% | 4.9★ (10) | 0.2 mi | AirbnbVrbo |
Amazing Views! Community Pool! 7mi to Dollywood Cabin | 4 bd · 4 ba · sleeps 12 | $114,009 | $542 | 58% | 5★ (201) | 0.2 mi | AirbnbVrbo |
Sweeping Mountain Views • Hot Tub • Quiet Cabin | 4 bd · 4 ba · sleeps 13 | $40,716 | $415 | 27% | 5★ (18) | 0.2 mi | AirbnbVrboBooking |
Vista Infinita - Luxe Smoky Mountain Cabin Cabin | 4 bd · 4 ba · sleeps 12 | $112,686 | $346 | 89% | 5★ (60) | 0.2 mi | AirbnbVrbo |
Wild Honey House | 4 bd · 3.5 ba · sleeps 12 | $71,721 | $465 | 42% | 5★ (14) | 0.2 mi | AirbnbVrbo |
Peaceful Feeling by American Patriot Getaways Vacation home | 4 bd · 4 ba · sleeps 12 | $91,839 | $466 | 54% | — | 0.2 mi | Booking |
Majestic Smoky Mountain Views/HotTub/Arcade Cabin
| 4 bd · 3 ba · sleeps 12 | $71,564 | $384 | 51% | 4.8★ (127) | 0.3 mi | AirbnbVrbo |
*Newly Renovated* 4BR | Slps 9 |Rec room | Hot Tub Cabin | 4 bd · 3 ba · sleeps 12 | $45,064 | $292 | 42% | 4.7★ (8) | 0.4 mi | Airbnb |
Wooded Cabin Near Pigeon Forge Hot Tub Games Vacation home | 4 bd · 3 ba · sleeps 9 | $12,984 | $192 | 19% | — | 0.4 mi | Booking |
Show 28 more
Majestic Views | Prime Location | Game Room | 4BR
Cabin · 4 bd · 3 ba · sleeps 12 · 0.6 mi
Revenue $44,364ADR $280Occ ≈ 43%5★ (31)
Beartastic Mountain View by Avada Properties
Vacation home · 4 bd · 4 ba · sleeps 10 · 0.7 mi
Revenue $51,817ADR $213Occ ≈ 67%—
Game Room + Arcade • Hot-Tub • MTN Views
Cabin · 4 bd · 3 ba · sleeps 10 · 0.7 mi
Revenue $14,007ADR $305Occ ≈ 13%4.8★ (10)
MisBearHavin:Secluded*Pets*Games*HotTub*Wifi*Yard
Cabin · 4 bd · 2 ba · sleeps 9 · 0.8 mi
Revenue $24,119ADR $430Occ ≈ 15%4★ (12)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
4BR w/Mountain Views! Hot Tub*Sauna*Near Dollywood Cabin | 4 bd · 3 ba · sleeps 10 | $49,061 | $421 | 32% | 5★ (15) | 0.6 mi | AirbnbVrbo |
Million-Dollar Views • 3 Kings • Near Dollywood Cabin | 4 bd · 3 ba · sleeps 12 | $58,478 | $360 | 45% | 5★ (43) | 0.6 mi | AirbnbVrbo |
3 decks w/ Amazing Mtn Views, Game Rm, Hot Tub! Cabin | 4 bd · 3 ba · sleeps 9 | $38,428 | $378 | 28% | 4.8★ (132) | 0.6 mi | AirbnbVrbo |
Mtn Views • Hot Tub • Game Room • 10 min Dollywood Cabin | 4 bd · 3 ba · sleeps 12 | $38,355 | $343 | 31% | 5★ (30) | 0.6 mi | AirbnbVrbo |
Mtn VIEWS! Close to Dollywood +Hot tub, Pool table Cabin | 4 bd · 3 ba · sleeps 12 | $57,048 | $366 | 43% | 4.9★ (214) | 0.6 mi | AirbnbVrbo |
New/Mntn View Cabin 5 miles to Dollywood Sleeps 11 Cabin | 4 bd · 3.5 ba · sleeps 11 | $71,091 | $293 | 66% | 5★ (46) | 0.6 mi | AirbnbVrbo |
Hot Tub, Game Room & Mtn Views: Sevierville Cabin Cabin | 4 bd · 3.5 ba · sleeps 11 | $75,928 | $377 | 55% | 4.5★ (20) | 0.6 mi | AirbnbVrboBooking |
Superior MTN Views| HotTub | GameRoom | Sleeps 12 Cabin | 4 bd · 3 ba · sleeps 12 | $33,744 | $336 | 28% | 4.7★ (43) | 0.6 mi | AirbnbVrbo |
Majestic Views | Prime Location | Game Room | 4BR Cabin | 4 bd · 3 ba · sleeps 12 | $44,364 | $280 | 43% | 5★ (31) | 0.6 mi | Airbnb |
Bear Watch | Views + Hot Tub + Games | Sleeps 12 House | 4 bd · 3 ba · sleeps 12 | $31,160 | $395 | 22% | 5★ (17) | 0.7 mi | AirbnbVrbo |
Grand Mountain View Lodge By Ghosal Lodging Cabin | 4 bd · 3 ba · sleeps 10 | $59,409 | $386 | 42% | 4.8★ (45) | 0.7 mi | AirbnbVrboBooking |
Beartastic Mountain View by Avada Properties Vacation home | 4 bd · 4 ba · sleeps 10 | $51,817 | $213 | 67% | — | 0.7 mi | Booking |
Dad's Cabin: Mountain Views+pets+Dollywood+Hot Tub Cabin | 4 bd · 3 ba · sleeps 9 | $44,309 | $296 | 41% | 4.8★ (135) | 0.7 mi | AirbnbVrbo |
Million Dollar Views | Dog Friendly Escape Cabin | 4 bd · 3 ba · sleeps 12 | $75,778 | $354 | 59% | 5★ (163) | 0.7 mi | AirbnbVrbo |
All About The View-great views, close to Dollywood Cabin | 4 bd · 3 ba · sleeps 10 | $64,072 | $346 | 51% | 3.9★ (45) | 0.7 mi | AirbnbVrboBooking |
Moonlight Getaway- great view, near pigeon forge Cabin | 4 bd · 3 ba · sleeps 10 | $64,297 | $359 | 49% | 4.2★ (20) | 0.7 mi | AirbnbVrboBooking |
Panoramic MtnVws-EVChgr-PoolTbl-HotTub-NearDlywood Cabin | 4 bd · 3 ba · sleeps 12 | $48,758 | $328 | 41% | 5★ (30) | 0.7 mi | AirbnbVrboBooking |
Mtn Range View-Pet OK-Hot Tub-Close to Attractions Cabin | 4 bd · 3 ba · sleeps 10 | $57,759 | $313 | 51% | 4.8★ (274) | 0.7 mi | AirbnbVrboBooking |
Game Room + Arcade • Hot-Tub • MTN Views Cabin | 4 bd · 3 ba · sleeps 10 | $14,007 | $305 | 13% | 4.8★ (10) | 0.7 mi | Airbnb |
10% OFF! Just Renovated | Mountain Views| Location Cabin | 4 bd · 3 ba · sleeps 12 | $14,572 | $373 | 11% | 4.9★ (227) | 0.7 mi | AirbnbVrbo |
Mountain View • Hot Tub • Dogs OK • Sleeps 12 Cabin | 4 bd · 3 ba · sleeps 12 | $44,670 | $361 | 34% | 4.8★ (11) | 0.7 mi | AirbnbVrboBooking |
Hot tub, Sleeps 11, Near Dollywood, Pet-friendly Cabin
| 4 bd · 2 ba · sleeps 11 | $63,786 | $339 | 52% | 4.9★ (48) | 0.7 mi | AirbnbVrbo |
Luxury Cabin | 4BR Fenced Yard, Hot Tub & Pets OK Cabin
| 4 bd · 2 ba · sleeps 10 | $41,048 | $309 | 36% | 4.9★ (27) | 0.7 mi | AirbnbVrboBooking |
Mountain & City View | 2 mi to Dollywood | Hot tub Cabin
| 4 bd · 3 ba · sleeps 10 | $62,133 | $277 | 61% | 5★ (3) | 0.7 mi | AirbnbVrbo |
Eagle's Perch | MTN views | Hot Tub | Game Room! Cabin | 4 bd · 3 ba · sleeps 9 | $22,178 | $319 | 19% | 4.5★ (10) | 0.7 mi | AirbnbVrbo |
Fall Getaway• Mountain Views• Hot Tub• Dollywood Cabin | 4 bd · 3 ba · sleeps 12 | $44,954 | $347 | 35% | 4.7★ (24) | 0.7 mi | AirbnbVrboBooking |
25%OFF~4BR~Views~Hot Tub~10 Min to the Parkway Cabin | 4 bd · 3 ba · sleeps 12 | $77,246 | $378 | 56% | 4.9★ (173) | 0.7 mi | AirbnbVrbo |
MisBearHavin:Secluded*Pets*Games*HotTub*Wifi*Yard Cabin | 4 bd · 2 ba · sleeps 9 | $24,119 | $430 | 15% | 4★ (12) | 0.8 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 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium
Est. revenue
$71,981
NOI
$38,223
Cash flow /mo
-$1,978
Cash needed
$297,250
Cash-on-cash
-8.0%
ROE (yr 1)
3.2%
Cap rate
4.1%
DSCR
0.62
Year-1 write-off
$166,273
Year-1 tax shield @ 32%
$53,207
Year-1 return on equity
- Cash flow (annual)-$23,735
- Principal paydown$5,625
- Appreciation at%$27,750
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)$14,396
- Platform fees (3% of revenue)$2,159
- Maintenance / capex (5% of revenue)$3,599
- Utilities & supplies$4,200
- HOA$2,004
- Property tax$1,849
- Insurance (STR-rated)$5,550
Cash needed to close
- Down payment (25%)$231,250
- Closing costs (4.0%)$37,000
- Furnishing (bought new)$29,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$53,207
No county tax record split for property tax, insurance rate and the land/building split, so those use market defaults — edit the price above; 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
$786,000
Short-life (5/15-yr)
$137,000 · 17%
Year-1 deduction
$166,000
Year-1 tax shield @ 32%
$53,000
Land 15% (market default, no usable tax-record split) · building $650,000 over 39 years · new furniture $29,000
Based on: 2,340 sq ft, built 2007, 4 bd / 3 ba, unfurnished, listing features (deck, game room, fireplace, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $100,000 in year 1 (9% short-life, $32,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $12,300
Kitchen cabinetsdefault
$10,900 new × 40% good × 2.82 allocation
- $10,100
Kitchen countertopsdefault
$8,900 new × 40% good × 2.82 allocation
- $4,600
Decorative trimdefault
$4,100 new × 40% good × 2.82 allocation
- $500
Mirrorsdefault
$500 new × 40% good × 2.82 allocation
- $1,700
Shelvingdefault
$1,500 new × 40% good × 2.82 allocation
- $6,500
Window coverings (23)default
$5,800 new × 40% good × 2.82 allocation
- $14,900
Kitchen & laundry equipment plumbingdefault
$8,500 new × 62% good × 2.82 allocation
- $9,000
Kitchen, laundry & data equipment electricaldefault
$5,100 new × 62% good × 2.82 allocation
- $8,700
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.82 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $14,200
Paving: driveway & walks (paved)default
$10,000 new × 50% good × 2.82 allocation
- $13,600
Landscaping (typical)default
$9,600 new × 50% good × 2.82 allocation
- $3,300
Patiosdefault
$2,300 new × 50% good × 2.82 allocation
- $37,200
Decks & porches (attached)listing
$26,300 new × 50% good × 2.82 allocation
- $489,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$253,700 new × 68% good × 2.82 allocation
- $46,100
Building plumbing & fixturesdefault
$26,400 new × 62% good × 2.82 allocation
- $47,200
Building electrical & lightingdefault
$26,900 new × 62% good × 2.82 allocation
- $29,800
HVACdefault
$26,400 new × 40% good × 2.82 allocation
- $17,000
Hardwood & tile floorsdefault
$15,100 new × 40% good × 2.82 allocation
- $3,000
Fireplacelisting
$2,600 new × 40% good × 2.82 allocation
- $16,900
Septic systemlisting
$12,000 new × 50% good × 2.82 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $97,400 | $68,200 | $700 | $166,300 |
| 2 | $0 | $0 | $16,700 | $16,700 |
| 3 | $0 | $0 | $16,700 | $16,700 |
| 4 | $0 | $0 | $16,700 | $16,700 |
| 5 | $0 | $0 | $16,700 | $16,700 |
| 6+ | $0 | $0 | $582,300 | $582,300 |
| Total | $97,400 | $68,200 | $649,700 | $815,200 |
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.