1654 Veterans Blvd Unit 46
Sevierville, TN 37862
$659,900
2 bd · 2.5 ba · 1,900 sqft · Listed 7d ago
View on Realtor.com →Year built
2025
Sqft
1,900
Lot sqft
—
HOA / mo
$225
Furnished
No
List date
2026-11-05T00:18:34.000000Z
Revenue
Annual revenue
$44,738
ADR
$225
Occupancy
54%
Cleaning fees (12 mo)
$11,389
Confidence
Med (65.3), 18 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $43,513
Cozy 2BR Cabin Near Dollywood & Attractions!
Cabin · 2 bd · 2 ba · sleeps 4 · 69 ft
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $38,925ADR $172Occ ≈ 62%4.9★ (144)
Butterfly Cabin II, New cabin close to Dollywood
Cabin · 2 bd · 2.5 ba · sleeps 4 · 223 ft
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $25,808ADR $220Occ ≈ 32%4.9★ (58)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Cozy 2BR Cabin Near Dollywood & Attractions! Cabin
| 2 bd · 2 ba · sleeps 4 | $38,925 | $172 | 62% | 4.9★ (144) | 69 ft | Airbnb |
Centrally located cabin with great amenities! Cabin
| 2 bd · 2 ba · sleeps 6 | $44,350 | $246 | 49% | 4.9★ (109) | 125 ft | AirbnbVrboBooking |
Chic Treehouse Cabin with View House
| 2 bd · 2.5 ba · sleeps 6 | $35,761 | $279 | 35% | 4.8★ (68) | 157 ft | AirbnbVrboBooking |
2 King Suites | 4 Mi Dollywood • Hot Tub • Pets House
| 2 bd · 2 ba · sleeps 4 | $34,649 | $199 | 48% | 4.8★ (67) | 157 ft | AirbnbVrbo |
EasyAccess|HotTub+Arcade+Foosball+Fireplace+DogOK Cabin
| 2 bd · 2 ba · sleeps 6 | $52,404 | $213 | 67% | 5★ (98) | 157 ft | AirbnbVrboBooking |
Butterfly Cabin II, New cabin close to Dollywood Cabin
| 2 bd · 2.5 ba · sleeps 4 | $25,808 | $220 | 32% | 4.9★ (58) | 223 ft | Airbnb |
Lux Treehouse Cabin, Hot Tub, Sauna, Arcade, Cabin
| 2 bd · 2 ba · sleeps 6 | $71,838 | $282 | 70% | 5★ (227) | 256 ft | AirbnbVrbo |
Game Room and Hot Tub! Only 4 Miles to Dollywood! Cabin
| 2 bd · 2 ba · sleeps 5 | $67,066 | $235 | 78% | 5★ (185) | 276 ft | AirbnbVrbo |
*Cozy 2BD Cabin Near TOWN! Fireplace + HOT TUB* Cabin
| 2 bd · 2 ba · sleeps 5 | $42,210 | $187 | 62% | 4.8★ (88) | 400 ft | AirbnbVrbo |
Smoky Mt Jackpot| New 2 BR Cabin w Pool Sleeps 8 House
| 2 bd · 2.5 ba · sleeps 8 | $10,560 | $363 | 8% | — | 420 ft | AirbnbVrboBooking |
Show 8 more
NEW, 2 bed, Dollywod & PF Cabin!
Cabin · 2 bd · 2 ba · sleeps 6 · 499 ft
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $43,319ADR $178Occ ≈ 67%5★ (193)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Modern Cabin, Hot Tub, Arcade, Views, 5 Min to PF Cabin
| 2 bd · 2 ba · sleeps 6 | $49,079 | $206 | 65% | 5★ (171) | 459 ft | AirbnbVrbo |
7 Min to Dollywood– 2b/3ba, Rooftop Deck & Hot Tub Cabin
| 2 bd · 2.5 ba · sleeps 8 | $28,996 | $319 | 25% | 4.8★ (28) | 472 ft | AirbnbVrboBooking |
NEW, 2 bed, Dollywod & PF Cabin! Cabin
| 2 bd · 2 ba · sleeps 6 | $43,319 | $178 | 67% | 5★ (193) | 499 ft | Airbnb |
Close to Dollywood! Hot Tub! Mountain View’s! Cabin
| 2 bd · 2 ba · sleeps 4 | $39,246 | $181 | 59% | 5★ (132) | 0.1 mi | AirbnbVrbo |
New cabin in Smokies! 2b/2b, hot tub PLUS gameroom Cabin
| 2 bd · 2 ba · sleeps 5 | $43,707 | $177 | 68% | 4.8★ (53) | 0.1 mi | AirbnbVrboBooking |
Great Location-Near Dollywood-HotTub-Arcade Games Cabin
| 2 bd · 2 ba · sleeps 6 | $46,711 | $224 | 57% | 4.9★ (132) | 0.1 mi | AirbnbVrbo |
Open Skydeck with Spectacular View and Hot Tub Cabin
| 2 bd · 2.5 ba · sleeps 7 | $67,981 | $246 | 76% | 5★ (72) | 0.1 mi | AirbnbVrboBooking |
cabin in Smokies! 2b/2b, hot tub PLUS gameroom House
| 2 bd · 2 ba · sleeps 4 | $57,329 | $228 | 69% | 4.8★ (31) | 0.5 mi | AirbnbVrboBooking |
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 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium
Est. revenue
$44,738
NOI
$21,038
Cash flow /mo
-$1,854
Cash needed
$213,371
Cash-on-cash
-10.4%
ROE (yr 1)
0.8%
Cap rate
3.2%
DSCR
0.49
Year-1 write-off
$220,817
Year-1 tax shield @ 32%
$70,661
Year-1 return on equity
- Cash flow (annual)-$22,252
- Principal paydown$4,192
- Appreciation at%$19,797
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)$8,948
- Platform fees (3% of revenue)$1,342
- Maintenance / capex (5% of revenue)$2,237
- Utilities & supplies$4,200
- HOA$2,700
- Property tax$314
- Insurance (STR-rated)$3,959
Cash needed to close
- Down payment (25%)$164,975
- Closing costs (4.0%)$26,396
- Furnishing (bought new)$22,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$70,661
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
$561,000
Short-life (5/15-yr)
$198,000 · 35%
Year-1 deduction
$221,000
Year-1 tax shield @ 32%
$71,000
Land 15% (market default, no usable tax-record split) · building $362,000 over 39 years · new furniture $22,000
Based on: 1,900 sq ft, built 2025, 2 bd / 2.5 ba, unfurnished, listing features (hot tub, pool, game room, fireplace, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $189,000 in year 1 (30% short-life, $61,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $12,800
Kitchen cabinetsdefault
$10,000 new × 96% good × 1.34 allocation
- $10,500
Kitchen countertopsdefault
$8,200 new × 96% good × 1.34 allocation
- $4,300
Decorative trimdefault
$3,300 new × 96% good × 1.34 allocation
- $400
Mirrorsdefault
$300 new × 92% good × 1.34 allocation
- $1,200
Shelvingdefault
$900 new × 96% good × 1.34 allocation
- $5,700
Window coverings (19)default
$4,800 new × 90% good × 1.34 allocation
- $15,000
Carpet, vinyl & laminate (100% of floors)listing
$12,200 new × 92% good × 1.34 allocation
- $10,200
Kitchen & laundry equipment plumbingdefault
$7,800 new × 98% good × 1.34 allocation
- $6,200
Kitchen, laundry & data equipment electricaldefault
$4,700 new × 98% good × 1.34 allocation
- $10,000
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)listing
$8,100 new × 92% good × 1.34 allocation
- $10,900
Hot tub (freestanding)listing
$9,000 new × 90% good × 1.34 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
- $11,600
Paving: driveway & walks (paved)default
$9,000 new × 96% good × 1.34 allocation
- $11,200
Landscaping (typical)default
$8,700 new × 96% good × 1.34 allocation
- $2,400
Patiosdefault
$1,900 new × 96% good × 1.34 allocation
- $2,400
Decks & porches (attached)default
$1,900 new × 95% good × 1.34 allocation
- $83,700
Pool (in-ground)listing
$65,000 new × 96% good × 1.34 allocation
- $272,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$206,400 new × 98% good × 1.34 allocation
- $28,100
Building plumbing & fixturesdefault
$21,400 new × 98% good × 1.34 allocation
- $28,100
Building electrical & lightingdefault
$21,400 new × 98% good × 1.34 allocation
- $27,300
HVACdefault
$21,400 new × 95% good × 1.34 allocation
- $6,800
Fireplaces (2)listing
$5,300 new × 96% good × 1.34 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $109,100 | $111,300 | $400 | $220,800 |
| 2 | $0 | $0 | $9,300 | $9,300 |
| 3 | $0 | $0 | $9,300 | $9,300 |
| 4 | $0 | $0 | $9,300 | $9,300 |
| 5 | $0 | $0 | $9,300 | $9,300 |
| 6+ | $0 | $0 | $324,900 | $324,900 |
| Total | $109,100 | $111,300 | $362,500 | $582,900 |
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.