810 Blue Herring Way
Sevierville, TN 37876
$599,900
3 bd · 2 ba · 2,240 sqft · Listed 1d ago
View on Realtor.com →Year built
2024
Sqft
2,240
Lot sqft
9,148
HOA / mo
$100
Furnished
No
List date
2026-10-22T14:48:52.000000Z
Revenue
Annual revenue
$53,880
ADR
$254
Occupancy
58%
Cleaning fees (12 mo)
$10,970
Confidence
Low (38.47), 21 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $36,375
Gated Lake Retreat • Fenced Yard • Sleeps 6/Dog OK
Cabin · 3 bd · 2 ba · sleeps 6 · 203 ft
Revenue $5,448ADR $340Occ ≈ 4%—
Cozy Owl by American Patriot Getaways
Vacation home · 3 bd · 2 ba · sleeps 8 · 0.2 mi
Revenue $59,309ADR $238Occ ≈ 68%—
Lakefront Glampground with private dock!
Camper/RV · 3 bd · 2 ba · sleeps 7 · 0.2 mi
Revenue $31,672ADR $273Occ ≈ 32%5★ (8)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Gated Family Cabin w/ Game Room, Loft & Clubhouse Cabin | 3 bd · 2 ba · sleeps 10 | $42,134 | $281 | 41% | 4.8★ (21) | 20 ft | AirbnbVrbo |
Timberlake Retreat Villa - Built 2024 House | 3 bd · 2 ba · sleeps 9 | $66,272 | $292 | 62% | 5★ (58) | 118 ft | AirbnbVrboBooking |
Gated Lake Retreat • Fenced Yard • Sleeps 6/Dog OK Cabin | 3 bd · 2 ba · sleeps 6 | $5,448 | $340 | 4% | — | 203 ft | Airbnb |
1 Mi to Douglas Lake: Blissful Escape w/ Hot Tub! Cabin | 3 bd · 2 ba · sleeps 8 | $36,375 | $305 | 33% | 5★ (23) | 348 ft | AirbnbVrboBooking |
Modern Cabin | Hot Tub | Pet-Friendly Cabin
| 3 bd · 2.5 ba · sleeps 8 | $52,988 | $266 | 55% | 5★ (128) | 0.1 mi | AirbnbVrbo |
Cozy Owl by American Patriot Getaways Vacation home | 3 bd · 2 ba · sleeps 8 | $59,309 | $238 | 68% | — | 0.2 mi | Booking |
Arcade Dog friendly Pool 1 min walk Lake 4 min dri House | 3 bd · 2 ba · sleeps 8 | $52,563 | $249 | 58% | 5★ (81) | 0.2 mi | AirbnbVrbo |
Cozy Cabin! 3BD2Bath/Hot tub/Lake/Pool/Pets Allow Cabin | 3 bd · 2 ba · sleeps 10 | $46,275 | $268 | 47% | 4.8★ (198) | 0.2 mi | AirbnbVrbo |
Huge View Deck, Game Room Fun, Fire pit Evenings House
| 3 bd · 2.5 ba · sleeps 8 | $26,278 | $214 | 34% | 4.8★ (12) | 0.2 mi | AirbnbVrboBooking |
Lakefront Glampground with private dock! Camper/RV | 3 bd · 2 ba · sleeps 7 | $31,672 | $273 | 32% | 5★ (8) | 0.2 mi | Airbnb |
Show 7 more
Lakefront 3BR Home w/ Free Attraction Tickets
House · 3 bd · 2.5 ba · sleeps 8 · 0.2 mi
Revenue $7,059ADR $235Occ ≈ 8%4.8★ (34)
New Modern Mountain Lake Home
House · 3 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $11,872ADR $137Occ ≈ 24%4.7★ (10)
Above The Cove
Vacation home · 3 bd · 2 ba · sleeps 8 · 0.3 mi
Revenue $66,388ADR $310Occ ≈ 59%—
Above The Cove (3-Bedroom Home) with Pool and Mountain view by RedAwning
House · 3 bd · 2 ba · sleeps 8 · 0.3 mi
Revenue $10,750ADR $394Occ ≈ 7%4★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Lakefront 3BR Home w/ Free Attraction Tickets House | 3 bd · 2.5 ba · sleeps 8 | $7,059 | $235 | 8% | 4.8★ (34) | 0.2 mi | Booking |
New Modern Mountain Lake Home House | 3 bd · 2 ba · sleeps 6 | $11,872 | $137 | 24% | 4.7★ (10) | 0.3 mi | Airbnb |
Spacious Sevierville Home w/ Hot Tub! House | 3 bd · 2.5 ba · sleeps 6 | $90,311 | $397 | 62% | 4.9★ (86) | 0.3 mi | AirbnbBooking |
Lake Views | Log Cabin | Hot Tub | Resort Pool House
| 3 bd · 2.5 ba · sleeps 6 | $9,738 | $241 | 11% | 5★ (11) | 0.3 mi | AirbnbVrbo |
Above The Cove Vacation home | 3 bd · 2 ba · sleeps 8 | $66,388 | $310 | 59% | — | 0.3 mi | Booking |
Above The Cove (3-Bedroom Home) with Pool and Mountain view by RedAwning House | 3 bd · 2 ba · sleeps 8 | $10,750 | $394 | 7% | 4★ (1) | 0.3 mi | Vrbo |
Above The Cove: Free tickets & Lake View House | 3 bd · 2 ba · sleeps 8 | $28,082 | $295 | 26% | 4.2★ (33) | 0.3 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 8.07% = 7.32% Freddie Mac 30-yr avg (Oct 22) + 0.75% investor premium
Est. revenue
$53,880
NOI
$27,215
Cash flow /mo
-$1,055
Cash needed
$199,471
Cash-on-cash
-6.3%
ROE (yr 1)
4.5%
Cap rate
4.5%
DSCR
0.68
Year-1 write-off
$167,368
Year-1 tax shield @ 32%
$53,558
Year-1 return on equity
- Cash flow (annual)-$12,665
- Principal paydown$3,707
- Appreciation at%$17,997
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)$10,776
- Platform fees (3% of revenue)$1,616
- Maintenance / capex (5% of revenue)$2,694
- Utilities & supplies$4,200
- HOA$1,200
- Property tax$2,579
- Insurance (STR-rated)$3,599
Cash needed to close
- Down payment (25%)$149,975
- Closing costs (4.0%)$23,996
- Furnishing (bought new)$25,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$53,558
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
$571,000
Short-life (5/15-yr)
$141,000 · 25%
Year-1 deduction
$167,000
Year-1 tax shield @ 32%
$54,000
Land 5% (county tax record, market value split) · building $430,000 over 39 years · new furniture $26,000
Based on: 2,240 sq ft, built 2024, 3 bd / 2 ba, unfurnished, listing features (deck, game room, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $104,000 in year 1 (14% short-life, $33,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $13,800
Kitchen cabinetsdefault
$10,700 new × 92% good × 1.40 allocation
- $11,300
Kitchen countertopsdefault
$8,800 new × 92% good × 1.40 allocation
- $5,100
Decorative trimdefault
$3,900 new × 92% good × 1.40 allocation
- $400
Mirrorsdefault
$300 new × 83% good × 1.40 allocation
- $1,500
Shelvingdefault
$1,200 new × 92% good × 1.40 allocation
- $6,200
Window coverings (22)default
$5,500 new × 80% good × 1.40 allocation
- $16,800
Carpet, vinyl & laminate (100% of floors)listing
$14,400 new × 83% good × 1.40 allocation
- $11,200
Kitchen & laundry equipment plumbingdefault
$8,300 new × 96% good × 1.40 allocation
- $6,800
Kitchen, laundry & data equipment electricaldefault
$5,000 new × 96% good × 1.40 allocation
- $9,000
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 83% good × 1.40 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
- $12,600
Paving: driveway & walks (paved)default
$9,800 new × 92% good × 1.40 allocation
- $12,200
Landscaping (typical)default
$9,400 new × 92% good × 1.40 allocation
- $2,800
Patiosdefault
$2,200 new × 92% good × 1.40 allocation
- $31,800
Decks & porches (attached)listing
$25,200 new × 90% good × 1.40 allocation
- $329,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$243,300 new × 97% good × 1.40 allocation
- $33,900
Building plumbing & fixturesdefault
$25,200 new × 96% good × 1.40 allocation
- $34,500
Building electrical & lightingdefault
$25,700 new × 96% good × 1.40 allocation
- $31,800
HVACdefault
$25,200 new × 90% good × 1.40 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $107,500 | $59,400 | $500 | $167,400 |
| 2 | $0 | $0 | $11,000 | $11,000 |
| 3 | $0 | $0 | $11,000 | $11,000 |
| 4 | $0 | $0 | $11,000 | $11,000 |
| 5 | $0 | $0 | $11,000 | $11,000 |
| 6+ | $0 | $0 | $385,100 | $385,100 |
| Total | $107,500 | $59,400 | $429,600 | $596,500 |
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.