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1717 High Rock Way Rd

1717 High Rock Way Rd

Sevierville, TN 37862

$825,000

4 bd · 4 ba · 3,072 sqft · Listed today

View on Realtor.com →
Est. land %

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)

$54,526$72,964$95,428

Median revenue of shown comps: $80,702

  • Mountain Views | Hot Tub, Game Rooms + Great Views

    Cabin · 4 bd · 3 ba · sleeps 12 · 279 ft

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

    Revenue $65,654ADR $413Occ ≈ 44%4.9★ (10)

    AirbnbVrboBooking

  • Sevierville Glamping Destination for Amazing Family Vacations in Tennessee

    Cabin · 4 bd · 4 ba · sleeps 12 · 325 ft

    Revenue $55,749ADR $1,579Occ ≈ 10%—

    Booking

  • 4BR, Views, Hot Tub, Games!

    Cabin · 4 bd · 4 ba · sleeps 12 · 335 ft

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

    Revenue $54,526ADR $350Occ ≈ 43%4.3★ (26)

    AirbnbVrboBooking

  • Views! Game room +$600 free attraction tickets

    Cabin · 4 bd · 4 ba · sleeps 12 · 427 ft

    Revenue $103,211ADR $432Occ ≈ 65%3.9★ (10)

    Booking

  • Savannah Splash | Hot Tub • Indoor Pool • Pets OK!

    House · 4 bd · 4 ba · sleeps 10 · 499 ft

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

    Revenue $27,536ADR $315Occ ≈ 24%5★ (3)

    AirbnbVrbo

  • Expansive Mtn Views, Indoor Pool, Hot Tub

    Cabin · 4 bd · 5 ba · sleeps 12 · 525 ft

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

    Revenue $112,398ADR $422Occ ≈ 73%4.8★ (218)

    AirbnbVrbo

  • Views! Game room +$600 free attraction tickets

    Cabin · 4 bd · 4 ba · sleeps 12 · 0.1 mi

    Revenue $111,574ADR $628Occ ≈ 49%4.1★ (5)

    Booking

  • 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%—

    Booking

  • 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)

    Delisted

  • "Cubbs Dream" 4 Bedroom Cabin

    House · 4 bd · 4 ba · sleeps 12 · 0.1 mi

    Revenue $94,596ADR $987Occ ≈ 26%—

    Delisted

Show 17 more

  • 84° Heated Indoor Pool, Hot Tub, Game Room, Views

    Cabin · 4 bd · 5 ba · sleeps 10 · 0.1 mi

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

    Revenue $129,327ADR $545Occ ≈ 65%5★ (48)

    AirbnbVrbo

  • *Gorgeous 4BD w/ VIEWS! Hot Tub + Private Pool*

    Cabin · 4 bd · 3.5 ba · sleeps 12 · 0.2 mi

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

    Revenue $95,428ADR $415Occ ≈ 63%4.5★ (38)

    AirbnbVrbo

  • Cubs Dream - Indoor Pool, Mtn Views, Theater +More

    Cabin · 4 bd · 4 ba · sleeps 12 · 0.2 mi

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

    Revenue $5,505ADR $405Occ ≈ 4%—

    AirbnbVrbo

  • Stunning Views!•Hot tub•Fireplace•Family Games!

    Cabin · 4 bd · 4 ba · sleeps 12 · 0.2 mi

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

    Revenue $72,590ADR $409Occ ≈ 49%4.9★ (178)

    AirbnbVrbo

  • Huge 84⁰ Heated Pool*GameRoom*HotTub*FirePit*Views

    Cabin · 4 bd · 3.5 ba · sleeps 12 · 0.2 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +7

    Revenue $103,034ADR $662Occ ≈ 43%5★ (19)

    AirbnbVrbo

  • Easy Access - Views - Game Room - Relaxation

    Cabin · 4 bd · 4 ba · sleeps 12 · 0.2 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +7

    Revenue $82,058ADR $483Occ ≈ 47%4.4★ (5)

    AirbnbVrbo

  • Bearway To Heaven by American Patriot Getaways

    Vacation home · 4 bd · 3 ba · sleeps 10 · 0.2 mi

    Revenue $80,702ADR $314Occ ≈ 70%—

    Booking

  • Savannah Splash - Indoor Pool - Theater -Pets Welc

    Cabin · 4 bd · 4 ba · sleeps 10 · 0.2 mi

    Revenue $126,492ADR $530Occ ≈ 65%4.3★ (15)

    Airbnb

  • 4BR w/Hot Tub + Fireplace*Theater*PoolTable*Games

    Cabin · 4 bd · 4 ba · sleeps 12 · 0.2 mi

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

    Revenue $83,070ADR $335Occ ≈ 68%4.8★ (97)

    AirbnbVrbo

  • New! 4BR Pool Cabin*Hot Tub*Arcade*Great location!

    Cabin · 4 bd · 5 ba · sleeps 12 · 0.2 mi

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

    Revenue $147,933ADR $498Occ ≈ 81%4.9★ (67)

    AirbnbVrbo

  • The Lazy Bear Cozy Cabin w/Hot Tub Peaceful

    House · 4 bd · 3 ba · sleeps 10 · 0.5 mi

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

    Revenue $31,155ADR $276Occ ≈ 31%4.8★ (17)

    AirbnbVrbo

  • Incredible MTN Views! Hot Tub*Game Room*Quiet*Pets

    Cabin · 4 bd · 3 ba · sleeps 11 · 0.6 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +5

    Revenue $16,352ADR $251Occ ≈ 18%—

    AirbnbVrbo

  • Walk In The Clouds 2 by Avada Properties

    Vacation home · 4 bd · 3 ba · sleeps 9 · 0.7 mi

    Revenue $96,941ADR $295Occ ≈ 90%—

    Booking

  • Bear Ridge - Breathtaking views with a cozy feel

    Cabin · 4 bd · 4.5 ba · sleeps 12 · 0.7 mi

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

    Revenue $64,454ADR $450Occ ≈ 39%4.9★ (142)

    AirbnbVrbo

  • Black Bear Cavern BnB

    Cabin · 4 bd · 3 ba · sleeps 12 · 0.7 mi

    Revenue $84,100ADR $470Occ ≈ 49%1★ (1)

    Airbnb

  • 4BR w/Pool*Sauna*Cold Plunge*Views*Games*Fireplace

    Cabin · 4 bd · 4.5 ba · sleeps 12 · 0.7 mi

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

    Revenue $18,266ADR $885Occ ≈ 6%—

    AirbnbVrbo

  • Black Bear Cavern BnB

    Cabin · 4 bd · 3 ba · sleeps 12 · 0.7 mi

    Revenue $28,300ADR $389Occ ≈ 20%—

    Delisted

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

$89,328

NOI

$50,360

Cash flow /mo

$4,197

Cash needed

$887,000

Cash-on-cash (all cash)

5.7%

ROE (yr 1)

8.5%

Cap rate

6.1%

DSCR

—

Year-1 write-off

$146,347

Year-1 tax shield @ 32%

$46,831

Year-1 return on equity

  • Cash flow (annual)$50,360
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$24,750
ROE8.5%

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

  • Purchase price (all cash)$825,000
  • 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.

5-year property$91,700

  • Kitchen cabinetsdefault

    $12,500 new × 40% good × 1.98 allocation

    $9,900

  • Kitchen countertopsdefault

    $10,300 new × 40% good × 1.98 allocation

    $8,100

  • Decorative trimdefault

    $5,400 new × 40% good × 1.98 allocation

    $4,300

  • Mirrorsdefault

    $600 new × 40% good × 1.98 allocation

    $500

  • Shelvingdefault

    $1,500 new × 40% good × 1.98 allocation

    $1,200

  • Window coverings (31)default

    $7,800 new × 40% good × 1.98 allocation

    $6,100

  • Kitchen & laundry equipment plumbingdefault

    $9,800 new × 62% good × 1.98 allocation

    $12,000

  • Kitchen, laundry & data equipment electricaldefault

    $5,900 new × 62% good × 1.98 allocation

    $7,200

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

    $8,100 new × 40% good × 1.98 allocation

    $6,400

  • Hot tub (freestanding)listing

    $9,000 new × 40% good × 1.98 allocation

    $7,100

  • Furniture bought newlisting

    $23,000 new × 100% good · bought separately

    $23,000

  • Game-room equipment bought newlisting

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

    $6,000
15-year land improvements$54,000

  • Paving: driveway & walks (paved)default

    $11,500 new × 50% good × 1.98 allocation

    $11,400

  • Landscaping (minimal)listing

    $5,500 new × 50% good × 1.98 allocation

    $5,500

  • Patiosdefault

    $3,000 new × 50% good × 1.98 allocation

    $3,000

  • Decks & porches (attached)listing

    $34,600 new × 50% good × 1.98 allocation

    $34,200
Building, 39-year$584,500

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

    $333,600 new × 68% good × 1.98 allocation

    $450,500

  • Building plumbing & fixturesdefault

    $34,600 new × 62% good × 1.98 allocation

    $42,500

  • Building electrical & lightingdefault

    $36,200 new × 62% good × 1.98 allocation

    $44,400

  • HVACdefault

    $34,600 new × 40% good × 1.98 allocation

    $27,400

  • Hardwood & tile floorsdefault

    $19,800 new × 40% good × 1.98 allocation

    $15,600

  • Fireplaces (2)listing

    $5,300 new × 40% good × 1.98 allocation

    $4,200

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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.