2509 Mountain Holly Way Unit 2509
Sevierville, TN 37862
$1,100,000
4 bd · 4.5 ba · 3,200 sqft · Listed 1d ago
View on Realtor.com →Year built
2020
Sqft
3,200
Lot sqft
31,363
HOA / mo
$29
Furnished
No
List date
2026-09-28T17:01:49.000000Z
Revenue
Annual revenue
$96,464
ADR
$458
Occupancy
58%
Cleaning fees (12 mo)
$18,624
Confidence
Med (55.18), 27 comps
Comp revenue range (p25 / median / p75)
Mountain Elegance: Luxury Cabin with Stunning Views in Sevierville's Premier Location
Cabin · 4 bd · 4 ba · sleeps 14 · 0 ft
Revenue $21,382ADR $842Occ ≈ 7%—
Sevierville 3 - Four Bedroom Villa, Sleeps 12
Villa · 4 bd · 5 ba · sleeps 12 · 174 ft
Revenue $13,631ADR $470Occ ≈ 8%—
Indoor Pool Summit View Arcade Theater XBox HotTub
Cabin · 4 bd · 4.5 ba · sleeps 12 · 476 ft
Revenue $10,865ADR $630Occ ≈ 5%5★ (2)
Rocky Top Lagoon
Vacation home · 4 bd · 5 ba · sleeps 12 · 0.2 mi
Revenue $95,666ADR $716Occ ≈ 37%3★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Mountain Elegance: Luxury Cabin with Stunning Views in Sevierville's Premier Location Cabin | 4 bd · 4 ba · sleeps 14 | $21,382 | $842 | 7% | — | 0 ft | Vrbo |
Luxury 4 BR w/ Hot Tub, Theater, WiFi and More Cabin | 4 bd · 4.5 ba · sleeps 12 | $105,133 | $418 | 69% | 4.8★ (112) | 3 ft | AirbnbVrboBooking |
Sevierville 3 - Four Bedroom Villa, Sleeps 12 Villa | 4 bd · 5 ba · sleeps 12 | $13,631 | $470 | 8% | — | 174 ft | Vrbo |
Indoor Pool Summit View Arcade Theater XBox HotTub Cabin | 4 bd · 4.5 ba · sleeps 12 | $10,865 | $630 | 5% | 5★ (2) | 476 ft | Airbnb |
Ult.Escape: 4 Pvt BDRM/5BA-VIEWS-Firepit-Theater Cabin | 4 bd · 5 ba · sleeps 12 | $101,406 | $457 | 61% | 5★ (76) | 0.1 mi | AirbnbVrboBooking |
Indoor heated swimming pool! 1 Gig Internet Cabin | 4 bd · 4.5 ba · sleeps 12 | $102,465 | $540 | 52% | 4.6★ (26) | 0.1 mi | AirbnbVrboBooking |
Rocky Top Lagoon Vacation home | 4 bd · 5 ba · sleeps 12 | $95,666 | $716 | 37% | 3★ (1) | 0.2 mi | Booking |
*Luxury 4BR Lodge w/ POOL + Game Room + VIEWS!* Cabin | 4 bd · 5.5 ba · sleeps 12 | $137,291 | $598 | 63% | 4.7★ (110) | 0.2 mi | AirbnbVrbo |
Spacious w/ Indoor Pool, Hot Tub, Game Room/Views! Cabin | 4 bd · 4 ba · sleeps 16 | $107,190 | $554 | 53% | 4.4★ (10) | 0.2 mi | AirbnbVrbo |
4BR w/Hot Tub, WiFi, Pool Table, Arcade, Free Tix Cabin | 4 bd · 4 ba · sleeps 12 | $70,413 | $402 | 48% | 4.8★ (132) | 0.3 mi | AirbnbVrboBooking |
Show all 27 comps
Opulent Oasis: Sevierville's Premier Luxury Cabin for Big Groups with Hot Tub
House · 4 bd · 5 ba · sleeps 12 · 0.3 mi
Revenue $16,172ADR $799Occ ≈ 6%—
NEW Private Pool Cabin*Views*Air Hockey*Theatre
Cabin · 4 bd · 5.5 ba · sleeps 8 · 0.4 mi
Revenue $115,502ADR $451Occ ≈ 70%5★ (27)
Cabin Coco in Sevierville, Swim Spa, Hot Tub&Games
Cabin · 4 bd · 3.5 ba · sleeps 12 · 0.4 mi
Revenue $98,136ADR $393Occ ≈ 68%4.4★ (15)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Luxury 4 BR w/ Hot Tub Wi-Fi, Gameroom, Theater Cabin | 4 bd · 5 ba · sleeps 12 | $102,899 | $495 | 57% | 4.8★ (89) | 0.3 mi | AirbnbVrboBooking |
Opulent Oasis: Sevierville's Premier Luxury Cabin for Big Groups with Hot Tub House | 4 bd · 5 ba · sleeps 12 | $16,172 | $799 | 6% | — | 0.3 mi | Vrbo |
NEW Private Pool Cabin*Views*Air Hockey*Theatre Cabin | 4 bd · 5.5 ba · sleeps 8 | $115,502 | $451 | 70% | 5★ (27) | 0.4 mi | Airbnb |
Smoky Mtn Luxury: Views, Theater, Outdoor Kitchen Cabin | 4 bd · 4 ba · sleeps 12 | $162,823 | $595 | 75% | 4.9★ (85) | 0.4 mi | AirbnbVrbo |
Cabin Coco in Sevierville, Swim Spa, Hot Tub&Games Cabin | 4 bd · 3.5 ba · sleeps 12 | $98,136 | $393 | 68% | 4.4★ (15) | 0.4 mi | Airbnb |
Pet Friendly Smoky Mtn Cabin, Games w/ Swim Spa Cabin | 4 bd · 3.5 ba · sleeps 12 | $107,138 | $416 | 71% | 4.3★ (92) | 0.5 mi | AirbnbVrboBooking |
Top of Mtn View/Hot Tub/Game Room/Spacious/Family Cabin | 4 bd · 3.5 ba · sleeps 12 | $45,045 | $480 | 26% | 5★ (59) | 0.5 mi | AirbnbVrbo |
Ritzy Bear Lodge, Game Room, Mountain Views, WIFI Chalet | 4 bd · 3.5 ba · sleeps 12 | $104,624 | $390 | 73% | 4.2★ (4) | 0.5 mi | AirbnbVrboBooking |
Private Views | Gorgeous I Hot Tub I Must See Cabin | 4 bd · 5 ba · sleeps 16 | $84,893 | $505 | 46% | 4.6★ (37) | 0.5 mi | AirbnbVrbo |
Private Firepit, Mtn Views, Hot Tub, Pool Table Cabin | 4 bd · 4.5 ba · sleeps 10 | $103,223 | $702 | 40% | 4.7★ (18) | 0.6 mi | AirbnbVrbo |
Resort Pool, Tennis/Pickleball, Fishing, Mini Golf Cabin | 4 bd · 4 ba · sleeps 10 | $55,448 | $704 | 22% | — | 0.6 mi | AirbnbVrbo |
Private Mountain Views! Pool Table & Hot Tub Cabin | 4 bd · 4 ba · sleeps 10 | $90,842 | $708 | 35% | 4.9★ (27) | 0.6 mi | AirbnbVrbo |
Mountain Dreams Chalet | 4 bd · 4 ba · sleeps 10 | $69,727 | $523 | 37% | — | 0.6 mi | Booking |
W/C Accessible, Mtn Views, FREE Resort Amenities Cabin | 4 bd · 4 ba · sleeps 10 | $72,091 | $567 | 35% | 4.8★ (17) | 0.7 mi | AirbnbVrbo |
A Stoney Mountain View Cabin | 4 bd · 4 ba · sleeps 13 | $126,772 | $587 | 59% | 4.9★ (68) | 0.7 mi | AirbnbVrbo |
Fun and Serene Family Cabin & Huge Deck Cabin | 4 bd · 4 ba · sleeps 13 | $72,206 | $347 | 57% | 4.8★ (189) | 0.7 mi | AirbnbVrbo |
W/C Access./Firepit/Mtn Views/Hot Tub/Pool Table Cabin | 4 bd · 4 ba · sleeps 10 | $108,017 | $613 | 48% | 4.9★ (13) | 0.7 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 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$96,464
NOI
$53,735
Cash flow /mo
-$1,450
Cash needed
$348,000
Cash-on-cash
-5.0%
ROE (yr 1)
6.6%
Cap rate
4.9%
DSCR
0.76
Year-1 write-off
$229,700
Year-1 tax shield @ 32%
$73,504
Year-1 return on equity
- Cash flow (annual)-$17,395
- Principal paydown$7,198
- Appreciation at%$33,000
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$19,293
- Platform fees (3% of revenue)$2,894
- Maintenance / capex (5% of revenue)$4,823
- Utilities & supplies$4,200
- HOA$348
- Property tax$4,640
- Insurance (STR-rated)$6,531
Cash needed to close
- Down payment (25%)$275,000
- Closing costs (4.0%)$44,000
- Furnishing (bought new)$29,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$73,504
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
$935,000
Short-life (5/15-yr)
$198,000 · 21%
Year-1 deduction
$230,000
Year-1 tax shield @ 32%
$74,000
Land 15% (market default, no usable tax-record split) · building $737,000 over 39 years · new furniture $29,000
Based on: 3,200 sq ft, built 2020, 4 bd / 4.5 ba, unfurnished, listing features (hot tub, deck, patio, game room, fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $144,000 in year 1 (12% short-life, $46,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $17,200
Kitchen cabinetsdefault
$12,800 new × 76% good × 1.77 allocation
- $14,100
Kitchen countertopsdefault
$10,500 new × 76% good × 1.77 allocation
- $7,500
Decorative trimdefault
$5,600 new × 76% good × 1.77 allocation
- $500
Mirrorsdefault
$600 new × 50% good × 1.77 allocation
- $2,000
Shelvingdefault
$1,500 new × 76% good × 1.77 allocation
- $5,700
Window coverings (32)default
$8,000 new × 40% good × 1.77 allocation
- $18,200
Carpet, vinyl & laminate (100% of floors)listing
$20,600 new × 50% good × 1.77 allocation
- $15,500
Kitchen & laundry equipment plumbingdefault
$10,000 new × 88% good × 1.77 allocation
- $9,400
Kitchen, laundry & data equipment electricaldefault
$6,000 new × 88% good × 1.77 allocation
- $6,800
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 50% good × 1.77 allocation
- $6,400
Hot tub (freestanding)listing
$9,000 new × 40% good × 1.77 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $15,800
Paving: driveway & walks (paved)default
$11,700 new × 76% good × 1.77 allocation
- $15,200
Landscaping (typical)default
$11,300 new × 76% good × 1.77 allocation
- $19,400
Patioslisting
$14,400 new × 76% good × 1.77 allocation
- $44,600
Decks & porches (attached)listing
$36,000 new × 70% good × 1.77 allocation
- $553,600
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$347,500 new × 90% good × 1.77 allocation
- $56,200
Building plumbing & fixturesdefault
$36,100 new × 88% good × 1.77 allocation
- $58,900
Building electrical & lightingdefault
$37,800 new × 88% good × 1.77 allocation
- $44,700
HVACdefault
$36,100 new × 70% good × 1.77 allocation
- $7,100
Fireplaces (2)listing
$5,300 new × 76% good × 1.77 allocation
- $16,100
Septic systemlisting
$12,000 new × 76% good × 1.77 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $132,400 | $94,900 | $2,400 | $229,700 |
| 2 | $0 | $0 | $18,900 | $18,900 |
| 3 | $0 | $0 | $18,900 | $18,900 |
| 4 | $0 | $0 | $18,900 | $18,900 |
| 5 | $0 | $0 | $18,900 | $18,900 |
| 6+ | $0 | $0 | $658,700 | $658,700 |
| Total | $132,400 | $94,900 | $736,700 | $964,000 |
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 and Georgia 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.