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810 Blue Herring Way

810 Blue Herring Way

Sevierville, TN 37876

$599,900

3 bd · 2 ba · 2,240 sqft · Listed 1d ago

View on Realtor.com →
Low confidence

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)

$16,909$42,134$59,309

Median revenue of shown comps: $36,375

  • Gated Family Cabin w/ Game Room, Loft & Clubhouse

    Cabin · 3 bd · 2 ba · sleeps 10 · 20 ft

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +5

    Revenue $42,134ADR $281Occ ≈ 41%4.8★ (21)

    AirbnbVrbo

  • Timberlake Retreat Villa - Built 2024

    House · 3 bd · 2 ba · sleeps 9 · 118 ft

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +4

    Revenue $66,272ADR $292Occ ≈ 62%5★ (58)

    AirbnbVrboBooking

  • Gated Lake Retreat • Fenced Yard • Sleeps 6/Dog OK

    Cabin · 3 bd · 2 ba · sleeps 6 · 203 ft

    • Pool
    • A/C
    • Free parking
    • Pets OK
    • +4

    Revenue $5,448ADR $340Occ ≈ 4%—

    Airbnb

  • 1 Mi to Douglas Lake: Blissful Escape w/ Hot Tub!

    Cabin · 3 bd · 2 ba · sleeps 8 · 348 ft

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +4

    Revenue $36,375ADR $305Occ ≈ 33%5★ (23)

    AirbnbVrboBooking

  • Modern Cabin | Hot Tub | Pet-Friendly

    Cabin · 3 bd · 2.5 ba · sleeps 8 · 0.1 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +6

    Revenue $52,988ADR $266Occ ≈ 55%5★ (128)

    AirbnbVrbo

  • Cozy Owl by American Patriot Getaways

    Vacation home · 3 bd · 2 ba · sleeps 8 · 0.2 mi

    Revenue $59,309ADR $238Occ ≈ 68%—

    Booking

  • Arcade Dog friendly Pool 1 min walk Lake 4 min dri

    House · 3 bd · 2 ba · sleeps 8 · 0.2 mi

    • Pool
    • A/C
    • Free parking
    • Pets OK
    • +6

    Revenue $52,563ADR $249Occ ≈ 58%5★ (81)

    AirbnbVrbo

  • Cozy Cabin! 3BD2Bath/Hot tub/Lake/Pool/Pets Allow

    Cabin · 3 bd · 2 ba · sleeps 10 · 0.2 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +6

    Revenue $46,275ADR $268Occ ≈ 47%4.8★ (198)

    AirbnbVrbo

  • Huge View Deck, Game Room Fun, Fire pit Evenings

    House · 3 bd · 2.5 ba · sleeps 8 · 0.2 mi

    • Pool
    • A/C
    • Free parking
    • Wifi
    • +3

    Revenue $26,278ADR $214Occ ≈ 34%4.8★ (12)

    AirbnbVrboBooking

  • Lakefront Glampground with private dock!

    Camper/RV · 3 bd · 2 ba · sleeps 7 · 0.2 mi

    • A/C
    • Free parking
    • Pets OK
    • Kitchen

    Revenue $31,672ADR $273Occ ≈ 32%5★ (8)

    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)

    Booking

  • New Modern Mountain Lake Home

    House · 3 bd · 2 ba · sleeps 6 · 0.3 mi

    Revenue $11,872ADR $137Occ ≈ 24%4.7★ (10)

    Delisted

  • Spacious Sevierville Home w/ Hot Tub!

    House · 3 bd · 2.5 ba · sleeps 6 · 0.3 mi

    Revenue $90,311ADR $397Occ ≈ 62%4.9★ (86)

    AirbnbBooking

  • Lake Views | Log Cabin | Hot Tub | Resort Pool

    House · 3 bd · 2.5 ba · sleeps 6 · 0.3 mi

    • Hot tub
    • Pool
    • A/C
    • Wifi
    • +4

    Revenue $9,738ADR $241Occ ≈ 11%5★ (11)

    AirbnbVrbo

  • Above The Cove

    Vacation home · 3 bd · 2 ba · sleeps 8 · 0.3 mi

    Revenue $66,388ADR $310Occ ≈ 59%—

    Booking

  • 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)

    Delisted

  • Above The Cove: Free tickets & Lake View

    House · 3 bd · 2 ba · sleeps 8 · 0.3 mi

    • Pool
    • A/C
    • Free parking

    Revenue $28,082ADR $295Occ ≈ 26%4.2★ (33)

    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

Financing
Management

Est. revenue

$53,880

NOI

$27,215

Cash flow /mo

$2,268

Cash needed

$649,396

Cash-on-cash (all cash)

4.2%

ROE (yr 1)

7.0%

Cap rate

4.5%

DSCR

—

Year-1 write-off

$167,368

Year-1 tax shield @ 32%

$53,558

Year-1 return on equity

  • Cash flow (annual)$27,215
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$17,997
ROE7.0%

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

  • Purchase price (all cash)$599,900
  • 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.

5-year property$107,500

  • Kitchen cabinetsdefault

    $10,700 new × 92% good × 1.40 allocation

    $13,800

  • Kitchen countertopsdefault

    $8,800 new × 92% good × 1.40 allocation

    $11,300

  • Decorative trimdefault

    $3,900 new × 92% good × 1.40 allocation

    $5,100

  • Mirrorsdefault

    $300 new × 83% good × 1.40 allocation

    $400

  • Shelvingdefault

    $1,200 new × 92% good × 1.40 allocation

    $1,500

  • Window coverings (22)default

    $5,500 new × 80% good × 1.40 allocation

    $6,200

  • Carpet, vinyl & laminate (100% of floors)listing

    $14,400 new × 83% good × 1.40 allocation

    $16,800

  • Kitchen & laundry equipment plumbingdefault

    $8,300 new × 96% good × 1.40 allocation

    $11,200

  • Kitchen, laundry & data equipment electricaldefault

    $5,000 new × 96% good × 1.40 allocation

    $6,800

  • Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing

    $7,700 new × 83% good × 1.40 allocation

    $9,000

  • Furniture bought newlisting

    $19,500 new × 100% good · bought separately

    $19,500

  • Game-room equipment bought newlisting

    $6,000 new × 100% good · bought separately

    $6,000
15-year land improvements$59,400

  • Paving: driveway & walks (paved)default

    $9,800 new × 92% good × 1.40 allocation

    $12,600

  • Landscaping (typical)default

    $9,400 new × 92% good × 1.40 allocation

    $12,200

  • Patiosdefault

    $2,200 new × 92% good × 1.40 allocation

    $2,800

  • Decks & porches (attached)listing

    $25,200 new × 90% good × 1.40 allocation

    $31,800
Building, 39-year$429,600

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $243,300 new × 97% good × 1.40 allocation

    $329,300

  • Building plumbing & fixturesdefault

    $25,200 new × 96% good × 1.40 allocation

    $33,900

  • Building electrical & lightingdefault

    $25,700 new × 96% good × 1.40 allocation

    $34,500

  • HVACdefault

    $25,200 new × 90% good × 1.40 allocation

    $31,800

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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.