1836 Trout Way
Sevierville, TN 37862
$675,000
3 bd · 2 ba · 1,455 sqft · Listed today
View on Realtor.com →Year built
2001
Sqft
1,455
Lot sqft
5,227
HOA / mo
$103
Furnished
No
List date
2026-10-03T01:16:12.000000Z
Revenue
Annual revenue
$50,343
ADR
$235
Occupancy
59%
Cleaning fees (12 mo)
$10,361
Confidence
High (81.34), 11 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $49,860
Modern Cabin Near Dollywood: Hot Tub & game room
Cabin · 3 bd · 2 ba · sleeps 10 · 0.1 mi
Revenue $54,593ADR $242Occ ≈ 62%5★ (99)
Tonys Joint by Venture Smoky Mountains
Vacation home · 3 bd · 2 ba · sleeps 8 · 0.1 mi
Revenue $56,617ADR $273Occ ≈ 57%5★ (2)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Lux Smokies Cabin - Hot Tub Arcade Near Dollywood Cabin | 3 bd · 2 ba · sleeps 8 | $53,080 | $227 | 64% | 5★ (265) | 85 ft | AirbnbVrbo |
*Special* 3King|Arcade|Deck|Dollywood 5mi Cabin | 3 bd · 2 ba · sleeps 8 | $47,503 | $212 | 61% | 4.8★ (172) | 279 ft | AirbnbVrbo |
Dolly Cabin, 8 Min to Dollywood, Hot Tub, Karaoke Cabin | 3 bd · 2 ba · sleeps 10 | $57,538 | $299 | 53% | 5★ (206) | 305 ft | AirbnbVrbo |
Dollywood and Pigeon Forge 4 Min. Away, w/Arcade Cabin | 3 bd · 2 ba · sleeps 8 | $25,617 | $296 | 24% | 5★ (106) | 423 ft | AirbnbVrbo |
Modern Cabin Near Dollywood: Hot Tub & game room Cabin | 3 bd · 2 ba · sleeps 10 | $54,593 | $242 | 62% | 5★ (99) | 0.1 mi | Airbnb |
Quaint 3 BR 2 BA Bear Themed Cabin 5 min Dollywood Cabin | 3 bd · 2 ba · sleeps 9 | $41,631 | $225 | 51% | 4.8★ (178) | 0.1 mi | AirbnbVrbo |
New Design! Creekside, Close 2 Dolly, Pickleball! Cabin | 3 bd · 2 ba · sleeps 10 | $43,908 | $302 | 40% | 5★ (27) | 0.1 mi | AirbnbVrbo |
Tonys Joint by Venture Smoky Mountains Vacation home | 3 bd · 2 ba · sleeps 8 | $56,617 | $273 | 57% | 5★ (2) | 0.1 mi | Booking |
3BR/2BA Cabin|Creek|Playground|Near Dollywood|Wii Cabin | 3 bd · 2 ba · sleeps 8 | $51,774 | $225 | 63% | 4.9★ (170) | 0.2 mi | AirbnbVrbo |
Close to Dollywood quiet area fenced yard for dogs Cabin | 3 bd · 2 ba · sleeps 8 | $48,725 | $185 | 72% | 5★ (241) | 0.6 mi | AirbnbVrbo |
Show 1 more
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 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium
Est. revenue
$50,343
NOI
$25,498
Cash flow /mo
-$1,600
Cash needed
$221,250
Cash-on-cash
-8.7%
ROE (yr 1)
2.4%
Cap rate
3.8%
DSCR
0.57
Year-1 write-off
$190,565
Year-1 tax shield @ 32%
$60,981
Year-1 return on equity
- Cash flow (annual)-$19,205
- Principal paydown$4,204
- Appreciation at%$20,250
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)$10,069
- Platform fees (3% of revenue)$1,510
- Maintenance / capex (5% of revenue)$2,517
- Utilities & supplies$4,200
- HOA$1,236
- Property tax$1,263
- Insurance (STR-rated)$4,050
Cash needed to close
- Down payment (25%)$168,750
- Closing costs (4.0%)$27,000
- Furnishing (bought new)$25,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$60,981
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
$612,000
Short-life (5/15-yr)
$165,000 · 27%
Year-1 deduction
$191,000
Year-1 tax shield @ 32%
$61,000
Land 9% (county tax record, market value split) · building $447,000 over 39 years · new furniture $26,000
Based on: 1,455 sq ft, built 2001, 3 bd / 2 ba, unfurnished, listing features (hot tub, deck, game room, fireplace, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $127,000 in year 1 (17% short-life, $41,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $13,900
Kitchen cabinetsdefault
$9,000 new × 40% good × 3.87 allocation
- $11,400
Kitchen countertopsdefault
$7,400 new × 40% good × 3.87 allocation
- $3,900
Decorative trimdefault
$2,500 new × 40% good × 3.87 allocation
- $500
Mirrorsdefault
$300 new × 40% good × 3.87 allocation
- $1,900
Shelvingdefault
$1,200 new × 40% good × 3.87 allocation
- $5,800
Window coverings (15)default
$3,800 new × 40% good × 3.87 allocation
- $14,500
Carpet, vinyl & laminate (100% of floors)listing
$9,400 new × 40% good × 3.87 allocation
- $13,500
Kitchen & laundry equipment plumbingdefault
$7,000 new × 50% good × 3.87 allocation
- $8,200
Kitchen, laundry & data equipment electricaldefault
$4,200 new × 50% good × 3.87 allocation
- $12,500
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)listing
$8,100 new × 40% good × 3.87 allocation
- $13,900
Hot tub (freestanding)listing
$9,000 new × 40% good × 3.87 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $15,300
Paving: driveway & walks (paved)default
$7,900 new × 50% good × 3.87 allocation
- $14,700
Landscaping (typical)default
$7,600 new × 50% good × 3.87 allocation
- $2,800
Patiosdefault
$1,400 new × 50% good × 3.87 allocation
- $31,700
Decks & porches (attached)listing
$16,400 new × 50% good × 3.87 allocation
- $355,600
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$157,500 new × 58% good × 3.87 allocation
- $31,600
Building plumbing & fixturesdefault
$16,300 new × 50% good × 3.87 allocation
- $30,400
Building electrical & lightingdefault
$15,700 new × 50% good × 3.87 allocation
- $25,400
HVACdefault
$16,400 new × 40% good × 3.87 allocation
- $4,100
Fireplacelisting
$2,600 new × 40% good × 3.87 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $125,600 | $64,500 | $500 | $190,600 |
| 2 | $0 | $0 | $11,500 | $11,500 |
| 3 | $0 | $0 | $11,500 | $11,500 |
| 4 | $0 | $0 | $11,500 | $11,500 |
| 5 | $0 | $0 | $11,500 | $11,500 |
| 6+ | $0 | $0 | $400,800 | $400,800 |
| Total | $125,600 | $64,500 | $447,200 | $637,200 |
The building's share of the price ($612,000) is 3.9x our depreciated replacement cost of the home ($158,000). 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.