5064 Riversong Way
Sevierville, TN 37876
$869,900
3 bd · 3.5 ba · 2,740 sqft · Listed 6d ago
View on Realtor.com →Year built
2026
Sqft
2,740
Lot sqft
71,438
HOA / mo
$29
Furnished
No
List date
2026-11-06T11:19:08.000000Z
Revenue
Annual revenue
$82,406
ADR
$369
Occupancy
61%
Cleaning fees (12 mo)
$17,364
Confidence
Low (45.42), 15 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $77,546
Smoky Sunrise: Mountain View, Theater + Game Room
Cabin · 3 bd · 3.5 ba · sleeps 8 · 0.2 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $80,584ADR $402Occ ≈ 55%4.8★ (4)
Luxury New 3 BDR home w/ Hot Tub & Mountain Views
Cabin · 3 bd · 3.5 ba · sleeps 8 · 0.2 mi
Revenue $45,709ADR $380Occ ≈ 33%4.8★ (6)
New Construction, Free Attractions, Great Views
Cabin · 3 bd · 3.5 ba · sleeps 8 · 0.2 mi
Revenue $109,363ADR $0Occ ≈ —4.8★ (6)
Mountain Serenity
Cabin · 3 bd · 3.5 ba · sleeps 6 · 0.3 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $40,469ADR $239Occ ≈ 46%5★ (49)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Blissful Panoramic Smoky View Cabin
| 3 bd · 3 ba · sleeps 8 | $37,924 | $254 | 41% | 4.9★ (69) | 0.2 mi | AirbnbVrbo |
Mtn views, hot tub, pool table, pet friendly! Cabin
| 3 bd · 3.5 ba · sleeps 8 | $101,440 | $500 | 56% | 5★ (26) | 0.2 mi | AirbnbVrbo |
Smoky Sunrise: Mountain View, Theater + Game Room Cabin
| 3 bd · 3.5 ba · sleeps 8 | $80,584 | $402 | 55% | 4.8★ (4) | 0.2 mi | Airbnb |
Luxury New 3 BDR home w/ Hot Tub & Mountain Views Cabin | 3 bd · 3.5 ba · sleeps 8 | $45,709 | $380 | 33% | 4.8★ (6) | 0.2 mi | Airbnb |
Mtn views, pet friendly, game rooms, 3 king BRs! Cabin
| 3 bd · 3.5 ba · sleeps 10 | $96,017 | $419 | 63% | 4.5★ (23) | 0.2 mi | AirbnbVrbo |
New Construction, Free Attractions, Great Views Cabin | 3 bd · 3.5 ba · sleeps 8 | $109,363 | $0 | — | 4.8★ (6) | 0.2 mi | Airbnb |
Accessible (Not ADA) Gatlinburg Cabin Cabin
| 3 bd · 3 ba · sleeps 8 | $77,546 | $374 | 57% | 4.9★ (11) | 0.3 mi | AirbnbVrbo |
Mountain Serenity Cabin
| 3 bd · 3.5 ba · sleeps 6 | $40,469 | $239 | 46% | 5★ (49) | 0.3 mi | Airbnb |
Amazing River Retreat | Riverfront, Pets, Hot Tub Cabin
| 3 bd · 2.5 ba · sleeps 8 | $78,142 | $527 | 41% | 4.5★ (63) | 0.4 mi | AirbnbVrboBooking |
Riverfront Cabin on the Little Pigeon River! Cabin
| 3 bd · 3 ba · sleeps 6 | $55,395 | $427 | 36% | 5★ (101) | 0.4 mi | AirbnbVrbo |
Show 1 more
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 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium
Est. revenue
$82,406
NOI
$49,417
Cash flow /mo
-$637
Cash needed
$271,771
Cash-on-cash
-2.8%
ROE (yr 1)
8.8%
Cap rate
5.7%
DSCR
0.87
Year-1 write-off
$179,137
Year-1 tax shield @ 32%
$57,324
Year-1 return on equity
- Cash flow (annual)-$7,649
- Principal paydown$5,526
- Appreciation at%$26,097
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)$16,481
- Platform fees (3% of revenue)$2,472
- Maintenance / capex (5% of revenue)$4,120
- Utilities & supplies$4,200
- HOA$348
- Property tax$148
- Insurance (STR-rated)$5,219
Cash needed to close
- Down payment (25%)$217,475
- Closing costs (4.0%)$34,796
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$57,324
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
$739,000
Short-life (5/15-yr)
$159,000 · 22%
Year-1 deduction
$179,000
Year-1 tax shield @ 32%
$57,000
Land 15% (market default, no usable tax-record split) · building $580,000 over 39 years · new furniture $20,000
Based on: 2,740 sq ft, built 2026, 3 bd / 3.5 ba, unfurnished, listing features (deck, fireplace, stone counters, appliance list, septic, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $94,000 in year 1 (10% short-life, $30,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $16,400
Kitchen cabinetsdefault
$11,800 new × 100% good × 1.39 allocation
- $16,800
Kitchen countertops (stone)listing
$12,100 new × 100% good × 1.39 allocation
- $6,700
Decorative trimdefault
$4,800 new × 100% good × 1.39 allocation
- $600
Mirrorsdefault
$500 new × 100% good × 1.39 allocation
- $1,700
Shelvingdefault
$1,200 new × 100% good × 1.39 allocation
- $9,400
Window coverings (27)default
$6,800 new × 100% good × 1.39 allocation
- $9,800
Carpet, vinyl & laminate (40% of floors)default
$7,100 new × 100% good × 1.39 allocation
- $12,800
Kitchen & laundry equipment plumbingdefault
$9,200 new × 100% good × 1.39 allocation
- $7,700
Kitchen, laundry & data equipment electricaldefault
$5,600 new × 100% good × 1.39 allocation
- $7,900
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 100% good × 1.39 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $15,100
Paving: driveway & walks (paved)default
$10,900 new × 100% good × 1.39 allocation
- $7,300
Landscaping (minimal)listing
$5,200 new × 100% good × 1.39 allocation
- $3,800
Patiosdefault
$2,700 new × 100% good × 1.39 allocation
- $42,900
Decks & porches (attached)listing
$30,800 new × 100% good × 1.39 allocation
- $414,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$297,700 new × 100% good × 1.39 allocation
- $43,000
Building plumbing & fixturesdefault
$30,900 new × 100% good × 1.39 allocation
- $44,600
Building electrical & lightingdefault
$32,000 new × 100% good × 1.39 allocation
- $43,000
HVACdefault
$30,900 new × 100% good × 1.39 allocation
- $14,700
Hardwood & tile floorsdefault
$10,600 new × 100% good × 1.39 allocation
- $3,700
Fireplacelisting
$2,600 new × 100% good × 1.39 allocation
- $16,700
Septic systemlisting
$12,000 new × 100% good × 1.39 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $109,400 | $69,100 | $600 | $179,100 |
| 2 | $0 | $0 | $14,900 | $14,900 |
| 3 | $0 | $0 | $14,900 | $14,900 |
| 4 | $0 | $0 | $14,900 | $14,900 |
| 5 | $0 | $0 | $14,900 | $14,900 |
| 6+ | $0 | $0 | $520,300 | $520,300 |
| Total | $109,400 | $69,100 | $580,400 | $758,900 |
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.