1717 High Rock Way Rd
Sevierville, TN 37862
$825,000
4 bd · 4 ba · 3,072 sqft · Listed today
View on Realtor.com →Year built
2007
Sqft
3,072
Lot sqft
8,712
HOA / mo
$130
Furnished
No
List date
2026-11-13T00:31:03.000000Z
Revenue
Annual revenue
$89,328
ADR
$430
Occupancy
57%
Cleaning fees (12 mo)
$14,969
Confidence
Low (48.65), 36 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $80,702
Splash N Sunrise Theatre - Private Pool, Gorgeous Mtn Views, Theater Room, Pool Table + Hot Tub!
Vacation home · 4 bd · 4 ba · sleeps 12 · 0.1 mi
Revenue $79,675ADR $528Occ ≈ 41%—
4BR w/Hot Tub + Fireplace* Theater*Community Pool!
Cabin · 4 bd · 4 ba · sleeps 12 · 0.1 mi
Revenue $33,986ADR $441Occ ≈ 21%3★ (2)
"Cubbs Dream" 4 Bedroom Cabin
House · 4 bd · 4 ba · sleeps 12 · 0.1 mi
Revenue $94,596ADR $987Occ ≈ 26%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Mountain Views | Hot Tub, Game Rooms + Great Views Cabin | 4 bd · 3 ba · sleeps 12 | $65,654 | $413 | 44% | 4.9★ (10) | 279 ft | AirbnbVrboBooking |
Sevierville Glamping Destination for Amazing Family Vacations in Tennessee Cabin | 4 bd · 4 ba · sleeps 12 | $55,749 | $1,579 | 10% | — | 325 ft | VrboBooking |
4BR, Views, Hot Tub, Games! Cabin | 4 bd · 4 ba · sleeps 12 | $54,526 | $350 | 43% | 4.3★ (26) | 335 ft | AirbnbVrboBooking |
Views! Game room +$600 free attraction tickets Cabin | 4 bd · 4 ba · sleeps 12 | $103,211 | $432 | 65% | 3.9★ (10) | 427 ft | AirbnbBooking |
Savannah Splash | Hot Tub • Indoor Pool • Pets OK! House | 4 bd · 4 ba · sleeps 10 | $27,536 | $315 | 24% | 5★ (3) | 499 ft | AirbnbVrbo |
Expansive Mtn Views, Indoor Pool, Hot Tub Cabin | 4 bd · 5 ba · sleeps 12 | $112,398 | $422 | 73% | 4.8★ (218) | 525 ft | AirbnbVrbo |
Views! Game room +$600 free attraction tickets Cabin | 4 bd · 4 ba · sleeps 12 | $111,574 | $628 | 49% | 4.1★ (5) | 0.1 mi | AirbnbBooking |
Splash N Sunrise Theatre - Private Pool, Gorgeous Mtn Views, Theater Room, Pool Table + Hot Tub! Vacation home | 4 bd · 4 ba · sleeps 12 | $79,675 | $528 | 41% | — | 0.1 mi | Booking |
4BR w/Hot Tub + Fireplace* Theater*Community Pool! Cabin | 4 bd · 4 ba · sleeps 12 | $33,986 | $441 | 21% | 3★ (2) | 0.1 mi | Airbnb |
"Cubbs Dream" 4 Bedroom Cabin House | 4 bd · 4 ba · sleeps 12 | $94,596 | $987 | 26% | — | 0.1 mi | Airbnb |
Show 17 more
Bearway To Heaven by American Patriot Getaways
Vacation home · 4 bd · 3 ba · sleeps 10 · 0.2 mi
Revenue $80,702ADR $314Occ ≈ 70%—
Walk In The Clouds 2 by Avada Properties
Vacation home · 4 bd · 3 ba · sleeps 9 · 0.7 mi
Revenue $96,941ADR $295Occ ≈ 90%—
Black Bear Cavern BnB
Cabin · 4 bd · 3 ba · sleeps 12 · 0.7 mi
Revenue $28,300ADR $389Occ ≈ 20%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
84° Heated Indoor Pool, Hot Tub, Game Room, Views Cabin | 4 bd · 5 ba · sleeps 10 | $129,327 | $545 | 65% | 5★ (48) | 0.1 mi | AirbnbVrbo |
*Gorgeous 4BD w/ VIEWS! Hot Tub + Private Pool* Cabin | 4 bd · 3.5 ba · sleeps 12 | $95,428 | $415 | 63% | 4.5★ (38) | 0.2 mi | AirbnbVrbo |
Cubs Dream - Indoor Pool, Mtn Views, Theater +More Cabin | 4 bd · 4 ba · sleeps 12 | $5,505 | $405 | 4% | — | 0.2 mi | AirbnbVrbo |
Stunning Views!•Hot tub•Fireplace•Family Games! Cabin | 4 bd · 4 ba · sleeps 12 | $72,590 | $409 | 49% | 4.9★ (178) | 0.2 mi | AirbnbVrbo |
Huge 84⁰ Heated Pool*GameRoom*HotTub*FirePit*Views Cabin | 4 bd · 3.5 ba · sleeps 12 | $103,034 | $662 | 43% | 5★ (19) | 0.2 mi | AirbnbVrbo |
Easy Access - Views - Game Room - Relaxation Cabin | 4 bd · 4 ba · sleeps 12 | $82,058 | $483 | 47% | 4.4★ (5) | 0.2 mi | AirbnbVrbo |
Bearway To Heaven by American Patriot Getaways Vacation home | 4 bd · 3 ba · sleeps 10 | $80,702 | $314 | 70% | — | 0.2 mi | Booking |
Savannah Splash - Indoor Pool - Theater -Pets Welc Cabin | 4 bd · 4 ba · sleeps 10 | $126,492 | $530 | 65% | 4.3★ (15) | 0.2 mi | AirbnbVrbo |
4BR w/Hot Tub + Fireplace*Theater*PoolTable*Games Cabin | 4 bd · 4 ba · sleeps 12 | $83,070 | $335 | 68% | 4.8★ (97) | 0.2 mi | AirbnbVrbo |
New! 4BR Pool Cabin*Hot Tub*Arcade*Great location! Cabin | 4 bd · 5 ba · sleeps 12 | $147,933 | $498 | 81% | 4.9★ (67) | 0.2 mi | AirbnbVrbo |
The Lazy Bear Cozy Cabin w/Hot Tub Peaceful House | 4 bd · 3 ba · sleeps 10 | $31,155 | $276 | 31% | 4.8★ (17) | 0.5 mi | AirbnbVrbo |
Incredible MTN Views! Hot Tub*Game Room*Quiet*Pets Cabin | 4 bd · 3 ba · sleeps 11 | $16,352 | $251 | 18% | — | 0.6 mi | AirbnbVrbo |
Walk In The Clouds 2 by Avada Properties Vacation home | 4 bd · 3 ba · sleeps 9 | $96,941 | $295 | 90% | — | 0.7 mi | Booking |
Bear Ridge - Breathtaking views with a cozy feel Cabin | 4 bd · 4.5 ba · sleeps 12 | $64,454 | $450 | 39% | 4.9★ (142) | 0.7 mi | AirbnbVrbo |
Black Bear Cavern BnB Cabin | 4 bd · 3 ba · sleeps 12 | $84,100 | $470 | 49% | 1★ (1) | 0.7 mi | AirbnbVrbo |
4BR w/Pool*Sauna*Cold Plunge*Views*Games*Fireplace Cabin | 4 bd · 4.5 ba · sleeps 12 | $18,266 | $885 | 6% | — | 0.7 mi | AirbnbVrbo |
Black Bear Cavern BnB Cabin | 4 bd · 3 ba · sleeps 12 | $28,300 | $389 | 20% | — | 0.7 mi | Airbnb |
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 7.86% = 7.11% Freddie Mac 30-yr avg (Nov 12) + 0.75% investor premium
Est. revenue
$89,328
NOI
$50,360
Cash flow /mo
-$283
Cash needed
$268,250
Cash-on-cash
-1.3%
ROE (yr 1)
9.9%
Cap rate
6.1%
DSCR
0.94
Year-1 write-off
$146,347
Year-1 tax shield @ 32%
$46,831
Year-1 return on equity
- Cash flow (annual)-$3,399
- Principal paydown$5,314
- Appreciation at%$24,750
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)$17,866
- Platform fees (3% of revenue)$2,680
- Maintenance / capex (5% of revenue)$4,466
- Utilities & supplies$4,200
- HOA$1,560
- Property tax$3,246
- Insurance (STR-rated)$4,950
Cash needed to close
- Down payment (25%)$206,250
- Closing costs (4.0%)$33,000
- Furnishing (bought new)$29,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$46,831
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
$701,000
Short-life (5/15-yr)
$117,000 · 17%
Year-1 deduction
$146,000
Year-1 tax shield @ 32%
$47,000
Land 15% (market default, no usable tax-record split) · building $585,000 over 39 years · new furniture $29,000
Based on: 3,072 sq ft, built 2007, 4 bd / 4 ba, unfurnished, listing features (hot tub, deck, game room, fireplace, flooring types, appliance list, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $88,000 in year 1 (8% short-life, $28,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,900
Kitchen cabinetsdefault
$12,500 new × 40% good × 1.98 allocation
- $8,100
Kitchen countertopsdefault
$10,300 new × 40% good × 1.98 allocation
- $4,300
Decorative trimdefault
$5,400 new × 40% good × 1.98 allocation
- $500
Mirrorsdefault
$600 new × 40% good × 1.98 allocation
- $1,200
Shelvingdefault
$1,500 new × 40% good × 1.98 allocation
- $6,100
Window coverings (31)default
$7,800 new × 40% good × 1.98 allocation
- $12,000
Kitchen & laundry equipment plumbingdefault
$9,800 new × 62% good × 1.98 allocation
- $7,200
Kitchen, laundry & data equipment electricaldefault
$5,900 new × 62% good × 1.98 allocation
- $6,400
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)listing
$8,100 new × 40% good × 1.98 allocation
- $7,100
Hot tub (freestanding)listing
$9,000 new × 40% good × 1.98 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
- $11,400
Paving: driveway & walks (paved)default
$11,500 new × 50% good × 1.98 allocation
- $5,500
Landscaping (minimal)listing
$5,500 new × 50% good × 1.98 allocation
- $3,000
Patiosdefault
$3,000 new × 50% good × 1.98 allocation
- $34,200
Decks & porches (attached)listing
$34,600 new × 50% good × 1.98 allocation
- $450,500
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$333,600 new × 68% good × 1.98 allocation
- $42,500
Building plumbing & fixturesdefault
$34,600 new × 62% good × 1.98 allocation
- $44,400
Building electrical & lightingdefault
$36,200 new × 62% good × 1.98 allocation
- $27,400
HVACdefault
$34,600 new × 40% good × 1.98 allocation
- $15,600
Hardwood & tile floorsdefault
$19,800 new × 40% good × 1.98 allocation
- $4,200
Fireplaces (2)listing
$5,300 new × 40% good × 1.98 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $91,700 | $54,000 | $600 | $146,300 |
| 2 | $0 | $0 | $15,000 | $15,000 |
| 3 | $0 | $0 | $15,000 | $15,000 |
| 4 | $0 | $0 | $15,000 | $15,000 |
| 5 | $0 | $0 | $15,000 | $15,000 |
| 6+ | $0 | $0 | $524,000 | $524,000 |
| Total | $91,700 | $54,000 | $584,500 | $730,300 |
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.