4388 Boogertown Rd
Sevierville, TN 37876
$719,900
2 bd · 2.5 ba · 1,440 sqft · Listed 3d ago
View on Realtor.com →Year built
2026
Sqft
1,440
Lot sqft
87,120
HOA / mo
$0
Furnished
No
List date
2026-11-09T20:22:55.000000Z
Revenue
Annual revenue
$56,757
ADR
$235
Occupancy
66%
Cleaning fees (12 mo)
$14,053
Confidence
Low (47.04), 49 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $54,898
Game Room + Deck Hot Tub | Dudley II by AvantStay
Apartment · 2 bd · 2.5 ba · sleeps 8 · 72 ft
Revenue $40,949ADR $279Occ ≈ 40%4.7★ (50)
Game Room + Deck Hot Tub | Dudley II by AvantStay
Cabin · 2 bd · 2.5 ba · sleeps 8 · 233 ft
Revenue $41,330ADR $236Occ ≈ 48%5★ (27)
Cozy Cabin | Hot Tub + Incredible Views | Dudley I
Cabin · 2 bd · 2 ba · sleeps 6 · 269 ft
Revenue $63,580ADR $220Occ ≈ 79%4.7★ (56)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Game Room + Deck Hot Tub | Dudley II by AvantStay Apartment | 2 bd · 2.5 ba · sleeps 8 | $40,949 | $279 | 40% | 4.7★ (50) | 72 ft | Airbnb |
Covered Deck w/ Hot Tub, Fire Pit, Arcade Cabin
| 2 bd · 2 ba · sleeps 8 | $55,381 | $276 | 55% | 5★ (36) | 79 ft | AirbnbVrboBooking |
Marvel @ Infinity Ridge- Hot Tub-Firepit-Game Room Cabin
| 2 bd · 2.5 ba · sleeps 6 | $9,123 | $216 | 12% | 4.8★ (4) | 115 ft | AirbnbVrbo |
2 King Suites • Hot Tub • Fire Pit • Fall Escape Cabin
| 2 bd · 2 ba · sleeps 5 | $33,410 | $205 | 45% | 4.6★ (22) | 144 ft | AirbnbVrbo |
Game Room + Deck Hot Tub | Dudley II by AvantStay Cabin | 2 bd · 2.5 ba · sleeps 8 | $41,330 | $236 | 48% | 5★ (27) | 233 ft | Booking |
Cozy Cabin | Hot Tub + Incredible Views | Dudley I Cabin | 2 bd · 2 ba · sleeps 6 | $63,580 | $220 | 79% | 4.7★ (56) | 269 ft | Booking |
Hot Tub, Deck Views, Foosball, Firepit | Dudley IV Apartment | 2 bd · 2 ba · sleeps 8 | $54,336 | $315 | 47% | 4.5★ (70) | 322 ft | AirbnbBooking |
Cozy Cabin, Hot Tub, BBQ | Dudley III by AvantStay Apartment | 2 bd · 2 ba · sleeps 6 | $13,181 | $311 | 12% | 4.8★ (82) | 358 ft | AirbnbBooking |
Secluded 2BR CABIN + Hot Tub/ Arcade/ VIEWS! Cabin
| 2 bd · 2 ba · sleeps 6 | $61,944 | $232 | 73% | 4.8★ (170) | 0.3 mi | AirbnbVrboBooking |
Secluded Gatlinburg Cabin w/ Hot Tub & Views Cabin
| 2 bd · 2 ba · sleeps 5 | $63,272 | $266 | 65% | 5★ (179) | 0.3 mi | AirbnbVrbo |
Show 40 more
Cabin w/ Hot Tub ~ 6 Mi to Downtown Gatlinburg!
Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $45,288ADR $215Occ ≈ 58%—
Delisted
A Dream Come True - Cozy & Lovely
Cabin · 2 bd · 2 ba · sleeps 8 · 0.4 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $41,771ADR $135Occ ≈ 85%4★ (72)
Hot tub • Arcade • Cozy Cottage in Gatlinburg
House · 2 bd · 2 ba · sleeps 6 · 0.4 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $6,623ADR $200Occ ≈ 9%4.7★ (6)
Private Modern Log Cabin w/ Beautiful Views + Tub
Cabin · 2 bd · 2 ba · sleeps 4 · 0.4 mi
Revenue $67,964ADR $275Occ ≈ 68%4.8★ (277)
Paws & Relax: The Off-Roader's Lodge
Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $50,018ADR $188Occ ≈ 73%4.8★ (38)
Delisted
Thirsty Bear Den, Gatlinburg/ Midterm Rental
Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $21,875ADR $77Occ ≈ 78%5★ (161)
Beautiful Cabin Getaway with a Private Hot Tub near Downtown Gatlinburg in Tennessee
Cabin · 2 bd · 2 ba · sleeps 6 · 0.6 mi
Revenue $17,662ADR $331Occ ≈ 15%—
Delisted
Lazy Mountain Retreat by American Patriot Getaways
Vacation home · 2 bd · 2 ba · sleeps 4 · 0.6 mi
Revenue $62,083ADR $248Occ ≈ 69%—
Smoky Mountain Cabin-Peaceful
Cabin · 2 bd · 2 ba · sleeps 6 · 0.6 mi
Revenue $29,491ADR $466Occ ≈ 17%5★ (3)
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Romantic Mtn Spa Retreat | VIEWS • Hot Tub • Sauna Cabin
| 2 bd · 2 ba · sleeps 6 | $82,008 | $379 | 59% | 5★ (54) | 0.3 mi | AirbnbVrboBooking |
The Bird Haller - Private Walking Trail Cabin
| 2 bd · 2 ba · sleeps 4 | $21,964 | $260 | 23% | — | 0.3 mi | AirbnbVrboBooking |
A Dream Come True Cabin | 2 bd · 2 ba · sleeps 8 | $29,139 | $186 | 43% | 4.2★ (30) | 0.4 mi | AirbnbBooking |
Cabin w/ Hot Tub ~ 6 Mi to Downtown Gatlinburg! Cabin | 2 bd · 2 ba · sleeps 6 | $45,288 | $215 | 58% | — | 0.4 mi | Delisted |
Cabin w/ Hot Tub ~ 6 Mi to Downtown Gatlinburg! Cabin | 2 bd · 2 ba · sleeps 6 | $48,799 | $181 | 74% | 4.2★ (27) | 0.4 mi | AirbnbBooking |
A Dream Come True - Cozy & Lovely Cabin
| 2 bd · 2 ba · sleeps 8 | $41,771 | $135 | 85% | 4★ (72) | 0.4 mi | Vrbo |
Hot tub • Arcade • Cozy Cottage in Gatlinburg House
| 2 bd · 2 ba · sleeps 6 | $6,623 | $200 | 9% | 4.7★ (6) | 0.4 mi | Airbnb |
The Bird Hallar - Cozy, quiet cabin in The Glades! Cabin | 2 bd · 2 ba · sleeps 4 | $42,825 | $223 | 53% | 4.2★ (29) | 0.4 mi | AirbnbBooking |
Private Modern Log Cabin w/ Beautiful Views + Tub Cabin | 2 bd · 2 ba · sleeps 4 | $67,964 | $275 | 68% | 4.8★ (277) | 0.4 mi | Airbnb |
Grin 'N Bear It - Hot tub, games, and a fireplace! Cabin
| 2 bd · 2 ba · sleeps 6 | $58,142 | $274 | 58% | 4.6★ (37) | 0.4 mi | AirbnbVrboBooking |
Paws & Relax: The Off-Roader's Lodge Cabin | 2 bd · 2 ba · sleeps 6 | $50,018 | $188 | 73% | 4.8★ (38) | 0.4 mi | Delisted |
Thirsty Bear Den, Gatlinburg/ Midterm Rental Cabin | 2 bd · 2 ba · sleeps 6 | $21,875 | $77 | 78% | 5★ (161) | 0.4 mi | Airbnb |
Natural Beauty: Hot Tub, Gameroom. Arts & Crafts Cabin
| 2 bd · 2 ba · sleeps 6 | $83,911 | $353 | 65% | 4.5★ (81) | 0.4 mi | AirbnbVrboBooking |
2BR Log Cabin | Hot Tub | Free Attraction Tickets Cabin | 2 bd · 2 ba · sleeps 8 | $11,409 | $271 | 12% | 4.1★ (45) | 0.5 mi | AirbnbBooking |
Hot tub and arcade game at gorgeous 2BR! King beds Cabin
| 2 bd · 2 ba · sleeps 6 | $71,644 | $360 | 55% | 4.8★ (23) | 0.5 mi | AirbnbVrbo |
Touch of Class: Hot Tub, Gameroom. Arts & Crafts Cabin
| 2 bd · 2 ba · sleeps 6 | $101,936 | $343 | 81% | 4.6★ (275) | 0.5 mi | AirbnbVrboBooking |
Kohlbe, a "Mountain Gateway Getaway" Cabin
| 2 bd · 2 ba · sleeps 6 | $40,820 | $226 | 49% | 5★ (146) | 0.5 mi | AirbnbVrbo |
Dog Friendly! Hot Tub | Gameroom Cabin
| 2 bd · 2 ba · sleeps 8 | $88,512 | $325 | 75% | 4.5★ (266) | 0.5 mi | AirbnbVrboBooking |
Romantic Hot Tub Cabin | Beautiful views Cabin
| 2 bd · 2 ba · sleeps 8 | $90,033 | $338 | 73% | 4.4★ (308) | 0.5 mi | AirbnbVrboBooking |
Rascals Retreat: Hot Tub, Gameroom. Arts & Crafts Cabin
| 2 bd · 2 ba · sleeps 6 | $110,878 | $376 | 81% | 4.6★ (317) | 0.5 mi | AirbnbVrboBooking |
Hot Tub, Gameroom |Budget- Friendly Cabin
| 2 bd · 2 ba · sleeps 4 | $85,863 | $352 | 67% | 4.6★ (324) | 0.5 mi | AirbnbVrboBooking |
Couples | Honeymoon | Romantic Hot Tub Cabin
| 2 bd · 2 ba · sleeps 6 | $94,513 | $355 | 73% | 4.3★ (112) | 0.5 mi | AirbnbVrboBooking |
Beautiful & Secluded Log Cabin, Sleeps 8, Hot Tub Cabin
| 2 bd · 2 ba · sleeps 8 | $34,775 | $250 | 38% | 4.8★ (20) | 0.5 mi | AirbnbVrboBooking |
Affordable | Fun | Hot Tub Cabin Cabin
| 2 bd · 2 ba · sleeps 8 | $87,921 | $371 | 65% | 4.7★ (333) | 0.5 mi | AirbnbVrboBooking |
Fairy-Tale Cabin | Hot Tub | King Beds | Fire Pit Cabin
| 2 bd · 2.5 ba · sleeps 8 | $116,991 | $350 | 92% | 5★ (259) | 0.6 mi | AirbnbVrbo |
2bedroom Pet Friendly Cabin Gatlinburg TN Near Art House
| 2 bd · 2 ba · sleeps 6 | $76,639 | $272 | 77% | 4★ (99) | 0.6 mi | AirbnbVrboBooking |
Loaded with amenities! Sauna, hot tub, playground. Cabin
| 2 bd · 2 ba · sleeps 8 | $42,709 | $270 | 43% | 4.7★ (245) | 0.6 mi | AirbnbVrbo |
Cozy Hot Tub | Romantic Retreat Cabin
| 2 bd · 2 ba · sleeps 6 | $97,768 | $362 | 74% | 4.7★ (343) | 0.6 mi | AirbnbVrboBooking |
Beautiful Cabin Getaway with a Private Hot Tub near Downtown Gatlinburg in Tennessee Cabin | 2 bd · 2 ba · sleeps 6 | $17,662 | $331 | 15% | — | 0.6 mi | Delisted |
Honeymoon| Indoor Pool, Top 1% Luxe Cabin
| 2 bd · 2 ba · sleeps 4 | $157,509 | $540 | 80% | 4.3★ (65) | 0.6 mi | AirbnbVrboBooking |
Sweet Dreams | Hot Tub | Pool Table | WIFi Cabin
| 2 bd · 2.5 ba · sleeps 6 | $53,613 | $233 | 63% | 5★ (21) | 0.6 mi | AirbnbVrboBooking |
Romantic Hot Tub | Gameroom | Cozy Cabin
| 2 bd · 2.5 ba · sleeps 8 | $103,116 | $354 | 80% | 4.6★ (339) | 0.6 mi | AirbnbVrboBooking |
Couples Escape | Private Hot Tub Cabin
| 2 bd · 2 ba · sleeps 4 | $103,843 | $355 | 80% | 4.4★ (301) | 0.6 mi | AirbnbVrboBooking |
Dog-FriendlyCabin located 5 miles from Gatlinburg! Cabin
| 2 bd · 2 ba · sleeps 6 | $69,155 | $256 | 74% | 4.8★ (203) | 0.6 mi | AirbnbVrboBooking |
Lazy Mountain Retreat by American Patriot Getaways Vacation home | 2 bd · 2 ba · sleeps 4 | $62,083 | $248 | 69% | — | 0.6 mi | Booking |
Smoky Mountain Cabin-Peaceful Cabin | 2 bd · 2 ba · sleeps 6 | $29,491 | $466 | 17% | 5★ (3) | 0.6 mi | Delisted |
Family Fun Cabin w/ Hot Tub + Games Cabin
| 2 bd · 2 ba · sleeps 6 | $91,130 | $357 | 70% | 4.7★ (346) | 0.6 mi | AirbnbVrboBooking |
Tranquility Point Cabin
| 2 bd · 2 ba · sleeps 7 | $52,175 | $268 | 53% | 5★ (125) | 0.6 mi | AirbnbVrboBooking |
Cozy Timbers: Screened Porch Swing & Game Loft Cabin
| 2 bd · 2 ba · sleeps 6 | $39,570 | $257 | 42% | 4.3★ (46) | 0.7 mi | AirbnbVrbo |
Gatlinburg Private Mt. Escape Cabin
| 2 bd · 2.5 ba · sleeps 4 | $54,415 | $231 | 65% | 5★ (140) | 0.7 mi | AirbnbVrbo |
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
Est. revenue
$56,757
NOI
$32,077
Cash flow /mo
$2,673
Cash needed
$770,696
Cash-on-cash (all cash)
4.2%
ROE (yr 1)
7.0%
Cap rate
4.5%
DSCR
—
Year-1 write-off
$194,147
Year-1 tax shield @ 32%
$62,127
Year-1 return on equity
- Cash flow (annual)$32,077
- Principal paydown (n/a, cash)$0
- Appreciation at%$21,597
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)$11,351
- Platform fees (3% of revenue)$1,703
- Maintenance / capex (5% of revenue)$2,838
- Utilities & supplies$4,200
- HOA$0
- Property tax$269
- Insurance (STR-rated)$4,319
Cash needed to close
- Purchase price (all cash)$719,900
- Closing costs (4.0%)$28,796
- Furnishing (bought new)$22,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$62,127
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
$612,000
Short-life (5/15-yr)
$172,000 · 28%
Year-1 deduction
$194,000
Year-1 tax shield @ 32%
$62,000
Land 15% (market default, no usable tax-record split) · building $440,000 over 39 years · new furniture $22,000
Based on: 1,440 sq ft, built 2026, 2 bd / 2.5 ba, unfurnished, listing features (hot tub, deck, game room, fireplace, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $123,000 in year 1 (16% short-life, $39,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $17,600
Kitchen cabinetsdefault
$9,000 new × 100% good × 1.96 allocation
- $14,400
Kitchen countertopsdefault
$7,300 new × 100% good × 1.96 allocation
- $4,900
Decorative trimdefault
$2,500 new × 100% good × 1.96 allocation
- $600
Mirrorsdefault
$300 new × 100% good × 1.96 allocation
- $1,800
Shelvingdefault
$900 new × 100% good × 1.96 allocation
- $6,900
Window coverings (14)default
$3,500 new × 100% good × 1.96 allocation
- $7,300
Carpet, vinyl & laminate (40% of floors)default
$3,700 new × 100% good × 1.96 allocation
- $13,700
Kitchen & laundry equipment plumbingdefault
$7,000 new × 100% good × 1.96 allocation
- $8,300
Kitchen, laundry & data equipment electricaldefault
$4,200 new × 100% good × 1.96 allocation
- $13,700
Appliances (range, dishwasher, refrigerator, washer, dryer)listing
$7,000 new × 100% good × 1.96 allocation
- $17,700
Hot tub (freestanding)listing
$9,000 new × 100% good × 1.96 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
- $15,400
Paving: driveway & walks (paved)default
$7,900 new × 100% good × 1.96 allocation
- $14,900
Landscaping (typical)default
$7,600 new × 100% good × 1.96 allocation
- $2,800
Patiosdefault
$1,400 new × 100% good × 1.96 allocation
- $31,800
Decks & porches (attached)listing
$16,200 new × 100% good × 1.96 allocation
- $306,500
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$156,100 new × 100% good × 1.96 allocation
- $31,700
Building plumbing & fixturesdefault
$16,200 new × 100% good × 1.96 allocation
- $30,500
Building electrical & lightingdefault
$15,500 new × 100% good × 1.96 allocation
- $31,800
HVACdefault
$16,200 new × 100% good × 1.96 allocation
- $10,900
Hardwood & tile floorsdefault
$5,600 new × 100% good × 1.96 allocation
- $5,200
Fireplacelisting
$2,600 new × 100% good × 1.96 allocation
- $23,600
Septic systemlisting
$12,000 new × 100% good × 1.96 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $128,800 | $64,900 | $500 | $194,100 |
| 2 | $0 | $0 | $11,300 | $11,300 |
| 3 | $0 | $0 | $11,300 | $11,300 |
| 4 | $0 | $0 | $11,300 | $11,300 |
| 5 | $0 | $0 | $11,300 | $11,300 |
| 6+ | $0 | $0 | $394,600 | $394,600 |
| Total | $128,800 | $64,900 | $440,200 | $633,900 |
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.