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 →

Est. land %

Year built

2025

Sqft

1,900

Lot sqft

—

HOA / mo

$225

Furnished

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)

$36,552$43,513$51,573

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)
Airbnb
Centrally located cabin with great amenities!
Cabin · 2 bd · 2 ba · sleeps 6 · 125 ft
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $44,350ADR $246Occ ≈ 49%4.9★ (109)
Airbnb Vrbo Booking
Chic Treehouse Cabin with View
House · 2 bd · 2.5 ba · sleeps 6 · 157 ft
- Hot tub
- A/C
- Free parking
- Pets OK
- +4
Revenue $35,761ADR $279Occ ≈ 35%4.8★ (68)
Airbnb Vrbo Booking
2 King Suites | 4 Mi Dollywood • Hot Tub • Pets
House · 2 bd · 2 ba · sleeps 4 · 157 ft
- Hot tub
- A/C
- Free parking
- Pets OK
- +6
Revenue $34,649ADR $199Occ ≈ 48%4.8★ (67)
Airbnb Vrbo
EasyAccess|HotTub+Arcade+Foosball+Fireplace+DogOK
Cabin · 2 bd · 2 ba · sleeps 6 · 157 ft
- Hot tub
- A/C
- Free parking
- Pets OK
- +6
Revenue $52,404ADR $213Occ ≈ 67%5★ (98)
Airbnb Vrbo Booking
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)
Airbnb
Lux Treehouse Cabin, Hot Tub, Sauna, Arcade,
Cabin · 2 bd · 2 ba · sleeps 6 · 256 ft
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $71,838ADR $282Occ ≈ 70%5★ (227)
Airbnb Vrbo
Game Room and Hot Tub! Only 4 Miles to Dollywood!
Cabin · 2 bd · 2 ba · sleeps 5 · 276 ft
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $67,066ADR $235Occ ≈ 78%5★ (185)
Airbnb Vrbo
*Cozy 2BD Cabin Near TOWN! Fireplace + HOT TUB*
Cabin · 2 bd · 2 ba · sleeps 5 · 400 ft
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $42,210ADR $187Occ ≈ 62%4.8★ (88)
Airbnb Vrbo
Smoky Mt Jackpot| New 2 BR Cabin w Pool Sleeps 8
House · 2 bd · 2.5 ba · sleeps 8 · 420 ft
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $10,560ADR $363Occ ≈ 8%—
Airbnb Vrbo Booking

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Cozy 2BR Cabin Near Dollywood & Attractions! Cabin A/C Free parking Pets OK Wifi +3	2 bd · 2 ba · sleeps 4	$38,925	$172	62%	4.9★ (144)	69 ft	Airbnb
Centrally located cabin with great amenities! Cabin Hot tub A/C Free parking Wifi +4	2 bd · 2 ba · sleeps 6	$44,350	$246	49%	4.9★ (109)	125 ft	Airbnb Vrbo Booking
Chic Treehouse Cabin with View House Hot tub A/C Free parking Pets OK +4	2 bd · 2.5 ba · sleeps 6	$35,761	$279	35%	4.8★ (68)	157 ft	Airbnb Vrbo Booking
2 King Suites \| 4 Mi Dollywood • Hot Tub • Pets House Hot tub A/C Free parking Pets OK +6	2 bd · 2 ba · sleeps 4	$34,649	$199	48%	4.8★ (67)	157 ft	Airbnb Vrbo
EasyAccess\|HotTub+Arcade+Foosball+Fireplace+DogOK Cabin Hot tub A/C Free parking Pets OK +6	2 bd · 2 ba · sleeps 6	$52,404	$213	67%	5★ (98)	157 ft	Airbnb Vrbo Booking
Butterfly Cabin II, New cabin close to Dollywood Cabin Hot tub A/C Free parking Wifi +4	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 Hot tub A/C Free parking Pets OK +5	2 bd · 2 ba · sleeps 6	$71,838	$282	70%	5★ (227)	256 ft	Airbnb Vrbo
Game Room and Hot Tub! Only 4 Miles to Dollywood! Cabin Hot tub A/C Free parking Wifi +4	2 bd · 2 ba · sleeps 5	$67,066	$235	78%	5★ (185)	276 ft	Airbnb Vrbo
Cozy 2BD Cabin Near TOWN! Fireplace + HOT TUB Cabin Hot tub A/C Free parking Wifi +3	2 bd · 2 ba · sleeps 5	$42,210	$187	62%	4.8★ (88)	400 ft	Airbnb Vrbo
Smoky Mt Jackpot\| New 2 BR Cabin w Pool Sleeps 8 House Hot tub Pool A/C Free parking +5	2 bd · 2.5 ba · sleeps 8	$10,560	$363	8%	—	420 ft	Airbnb Vrbo Booking

Show 8 more

Modern Cabin, Hot Tub, Arcade, Views, 5 Min to PF
Cabin · 2 bd · 2 ba · sleeps 6 · 459 ft
- Hot tub
- A/C
- Free parking
- Pets OK
- +6
Revenue $49,079ADR $206Occ ≈ 65%5★ (171)
Airbnb Vrbo
7 Min to Dollywood– 2b/3ba, Rooftop Deck & Hot Tub
Cabin · 2 bd · 2.5 ba · sleeps 8 · 472 ft
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $28,996ADR $319Occ ≈ 25%4.8★ (28)
Airbnb Vrbo Booking
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)
Airbnb
Close to Dollywood! Hot Tub! Mountain View’s!
Cabin · 2 bd · 2 ba · sleeps 4 · 0.1 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +4
Revenue $39,246ADR $181Occ ≈ 59%5★ (132)
Airbnb Vrbo
New cabin in Smokies! 2b/2b, hot tub PLUS gameroom
Cabin · 2 bd · 2 ba · sleeps 5 · 0.1 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +3
Revenue $43,707ADR $177Occ ≈ 68%4.8★ (53)
Airbnb Vrbo Booking
Great Location-Near Dollywood-HotTub-Arcade Games
Cabin · 2 bd · 2 ba · sleeps 6 · 0.1 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +6
Revenue $46,711ADR $224Occ ≈ 57%4.9★ (132)
Airbnb Vrbo
Open Skydeck with Spectacular View and Hot Tub
Cabin · 2 bd · 2.5 ba · sleeps 7 · 0.1 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +5
Revenue $67,981ADR $246Occ ≈ 76%5★ (72)
Airbnb Vrbo Booking
cabin in Smokies! 2b/2b, hot tub PLUS gameroom
House · 2 bd · 2 ba · sleeps 4 · 0.5 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +3
Revenue $57,329ADR $228Occ ≈ 69%4.8★ (31)
Airbnb Vrbo Booking

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Modern Cabin, Hot Tub, Arcade, Views, 5 Min to PF Cabin Hot tub A/C Free parking Pets OK +6	2 bd · 2 ba · sleeps 6	$49,079	$206	65%	5★ (171)	459 ft	Airbnb Vrbo
7 Min to Dollywood– 2b/3ba, Rooftop Deck & Hot Tub Cabin Hot tub A/C Free parking Wifi +4	2 bd · 2.5 ba · sleeps 8	$28,996	$319	25%	4.8★ (28)	472 ft	Airbnb Vrbo Booking
NEW, 2 bed, Dollywod & PF Cabin! Cabin A/C Free parking Pets OK Wifi +2	2 bd · 2 ba · sleeps 6	$43,319	$178	67%	5★ (193)	499 ft	Airbnb
Close to Dollywood! Hot Tub! Mountain View’s! Cabin A/C Free parking Pets OK Wifi +4	2 bd · 2 ba · sleeps 4	$39,246	$181	59%	5★ (132)	0.1 mi	Airbnb Vrbo
New cabin in Smokies! 2b/2b, hot tub PLUS gameroom Cabin Hot tub A/C Free parking Pets OK +3	2 bd · 2 ba · sleeps 5	$43,707	$177	68%	4.8★ (53)	0.1 mi	Airbnb Vrbo Booking
Great Location-Near Dollywood-HotTub-Arcade Games Cabin Hot tub A/C Free parking Pets OK +6	2 bd · 2 ba · sleeps 6	$46,711	$224	57%	4.9★ (132)	0.1 mi	Airbnb Vrbo
Open Skydeck with Spectacular View and Hot Tub Cabin Hot tub A/C Free parking Wifi +5	2 bd · 2.5 ba · sleeps 7	$67,981	$246	76%	5★ (72)	0.1 mi	Airbnb Vrbo Booking
cabin in Smokies! 2b/2b, hot tub PLUS gameroom House Hot tub A/C Free parking Pets OK +3	2 bd · 2 ba · sleeps 4	$57,329	$228	69%	4.8★ (31)	0.5 mi	Airbnb Vrbo Booking

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

Management

Purchase priceAlready furnishedTax bracketCount tax savings in returnsOnly if you can use the losses (STR loophole)

Est. revenue

$44,738

NOI

$21,038

Cash flow /mo

$1,753

Cash needed

$708,296

Cash-on-cash (all cash)

3.0%

ROE (yr 1)

5.8%

Cap rate

3.2%

DSCR

—

Year-1 write-off

$220,817

Year-1 tax shield @ 32%

$70,661

Year-1 return on equity

Cash flow (annual)$21,038
Principal paydown (n/a, cash)$0
Appreciation at%$19,797

ROE5.8%

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

Purchase price (all cash)$659,900
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.

5-year property$109,100

Kitchen cabinetsdefault
$10,000 new × 96% good × 1.34 allocation
$12,800
Kitchen countertopsdefault
$8,200 new × 96% good × 1.34 allocation
$10,500
Decorative trimdefault
$3,300 new × 96% good × 1.34 allocation
$4,300
Mirrorsdefault
$300 new × 92% good × 1.34 allocation
$400
Shelvingdefault
$900 new × 96% good × 1.34 allocation
$1,200
Window coverings (19)default
$4,800 new × 90% good × 1.34 allocation
$5,700
Carpet, vinyl & laminate (100% of floors)listing
$12,200 new × 92% good × 1.34 allocation
$15,000
Kitchen & laundry equipment plumbingdefault
$7,800 new × 98% good × 1.34 allocation
$10,200
Kitchen, laundry & data equipment electricaldefault
$4,700 new × 98% good × 1.34 allocation
$6,200
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)listing
$8,100 new × 92% good × 1.34 allocation
$10,000
Hot tub (freestanding)listing
$9,000 new × 90% good × 1.34 allocation
$10,900
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$111,300

Paving: driveway & walks (paved)default
$9,000 new × 96% good × 1.34 allocation
$11,600
Landscaping (typical)default
$8,700 new × 96% good × 1.34 allocation
$11,200
Patiosdefault
$1,900 new × 96% good × 1.34 allocation
$2,400
Decks & porches (attached)default
$1,900 new × 95% good × 1.34 allocation
$2,400
Pool (in-ground)listing
$65,000 new × 96% good × 1.34 allocation
$83,700

Building, 39-year$362,500

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$206,400 new × 98% good × 1.34 allocation
$272,300
Building plumbing & fixturesdefault
$21,400 new × 98% good × 1.34 allocation
$28,100
Building electrical & lightingdefault
$21,400 new × 98% good × 1.34 allocation
$28,100
HVACdefault
$21,400 new × 95% good × 1.34 allocation
$27,300
Fireplaces (2)listing
$5,300 new × 96% good × 1.34 allocation
$6,800

About the property

Sold furnishedGame roomHot tubPoolDeckDrivewayLandscapingFencedIrrigationLong-term rental (27.5-yr)Carpet / vinyl / laminate %Placed in serviceClosing costs $ (adds to basis)Land %Bonus depreciation %

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.