4170 Mountain Rest Way

Sevierville, TN 37876

$615,000

2 bd · 2 ba · 1,070 sqft · Listed 4d ago

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Est. land %

Year built

2026

Sqft

1,070

Lot sqft

86,249

HOA / mo

$25

Furnished

List date

2026-09-23T02:04:34Z

Revenue

Annual revenue

$42,860

ADR

$185

Occupancy

63%

Cleaning fees (12 mo)

$7,996

Confidence

Low (40.73), 25 comps

Comp revenue range (p25 / median / p75)

$21,628$46,762$59,316

18MinutestoDollywood~2BR PrivateMtnViews~Hot Tub
2 bd · 2.5 ba · sleeps 6 · 266 ft
Revenue —ADR $173Occ ≈ —4.8★ (60)
Airbnb Vrbo
Secluded Modern Luxury Cabin minutes from Parkway
2 bd · 2.5 ba · sleeps 6 · 276 ft
Revenue —ADR $308Occ ≈ —5★ (35)
Airbnb Vrbo
Peaceful 2br in Mountains w/ Private Hot Tub!
2 bd · 2 ba · sleeps 6 · 331 ft
Revenue —ADR $166Occ ≈ —4.2★ (46)
Airbnb Vrbo
Romantic + Cozy + Hot tub & views Smoky Mountain
2 bd · 2 ba · sleeps 4 · 0.1 mi
Revenue —ADR $178Occ ≈ —4.9★ (210)
Airbnb Vrbo
Dolly's Place! Mountain View, Hot Tub, Pickleball!
2 bd · 2.5 ba · sleeps 6 · 0.2 mi
Revenue —ADR $250Occ ≈ —5★ (22)
Airbnb
20MinutestoGatlinburg/2BRHoneymoon/MtnView/Hot Tub
2 bd · 2.5 ba · sleeps 6 · 0.2 mi
Revenue —ADR $169Occ ≈ —4.7★ (58)
Airbnb Vrbo
Cozy Cub! Hot Tub, Close To Dollywood, Pickleball!
2 bd · 2.5 ba · sleeps 6 · 0.2 mi
Revenue —ADR $256Occ ≈ —5★ (20)
Airbnb
Smoky Mtn Retreat! Mtn View, Pickleball & Hot Tub!
2 bd · 2.5 ba · sleeps 6 · 0.2 mi
Revenue —ADR $242Occ ≈ —4.8★ (24)
Airbnb
18MinutestoPigeonForgeStrip/2BRHoneymoon/Hot Tub
2 bd · 2.5 ba · sleeps 6 · 0.2 mi
Revenue —ADR $178Occ ≈ —4.8★ (70)
Airbnb
Private|Outdoor Theater|Bocce|2 Firepits|King Bed
2 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue —ADR $300Occ ≈ —5★ (138)
Airbnb Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
18MinutestoDollywood~2BR PrivateMtnViews~Hot Tub	2 bd · 2.5 ba · sleeps 6	—	$173	—	4.8★ (60)	266 ft	Airbnb Vrbo
Secluded Modern Luxury Cabin minutes from Parkway	2 bd · 2.5 ba · sleeps 6	—	$308	—	5★ (35)	276 ft	Airbnb Vrbo
Peaceful 2br in Mountains w/ Private Hot Tub!	2 bd · 2 ba · sleeps 6	—	$166	—	4.2★ (46)	331 ft	Airbnb Vrbo
Romantic + Cozy + Hot tub & views Smoky Mountain	2 bd · 2 ba · sleeps 4	—	$178	—	4.9★ (210)	0.1 mi	Airbnb Vrbo
Dolly's Place! Mountain View, Hot Tub, Pickleball!	2 bd · 2.5 ba · sleeps 6	—	$250	—	5★ (22)	0.2 mi	Airbnb
20MinutestoGatlinburg/2BRHoneymoon/MtnView/Hot Tub	2 bd · 2.5 ba · sleeps 6	—	$169	—	4.7★ (58)	0.2 mi	Airbnb Vrbo
Cozy Cub! Hot Tub, Close To Dollywood, Pickleball!	2 bd · 2.5 ba · sleeps 6	—	$256	—	5★ (20)	0.2 mi	Airbnb
Smoky Mtn Retreat! Mtn View, Pickleball & Hot Tub!	2 bd · 2.5 ba · sleeps 6	—	$242	—	4.8★ (24)	0.2 mi	Airbnb
18MinutestoPigeonForgeStrip/2BRHoneymoon/Hot Tub	2 bd · 2.5 ba · sleeps 6	—	$178	—	4.8★ (70)	0.2 mi	Airbnb
Private\|Outdoor Theater\|Bocce\|2 Firepits\|King Bed	2 bd · 2 ba · sleeps 6	—	$300	—	5★ (138)	0.2 mi	Airbnb Vrbo

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

Purchase priceAlready furnishedTax bracket

Est. revenue

$42,860

NOI

$22,595

Cash flow /mo

$1,883

Cash needed

$655,600

Cash-on-cash (all cash)

3.4%

ROE (yr 1)

6.3%

Cap rate

3.7%

DSCR

—

Year-1 write-off

$171,778

Year-1 tax shield @ 32%

$54,969

Year-1 return on equity

Cash flow (annual)$22,595
Principal paydown (n/a, cash)$0
Appreciation at%$18,450

ROE6.3%

ROE incl. year-1 tax savings (32% bracket, STR loophole)14.6%

Opex, cash-needed & tax-savings breakdown

Annual operating expenses

Management (20% of revenue)$8,572
Platform fees (3% of revenue)$1,286
Maintenance / capex (5% of revenue)$2,143
Utilities & supplies$4,200
HOA$300
Property tax$74
Insurance (STR-rated)$3,690

Cash needed to close

Purchase price (all cash)$615,000
Closing costs (4.0%)$24,600
Furnishing (bought new)$16,000

Tax savings if the STR loophole applies

Tax shield @ 32%$54,969

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

$523,000

Short-life (5/15-yr)

$155,000 · 30%

Year-1 deduction

$172,000

Year-1 tax shield @ 32%

$55,000

Land 15% (market default, no usable tax-record split) · building $368,000 over 39 years · new furniture $16,000

Based on: 1,070 sq ft, built 2026, 2 bd / 2 ba, unfurnished, listing features (hot tub, fireplace).

IRS-guide safe-harbor floor: $128,000 in year 1 (21% short-life, $41,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$134,500

Kitchen cabinetsdefault
$8,100 new × 100% good × 2.34 allocation
$19,100
Kitchen countertopsdefault
$6,700 new × 100% good × 2.34 allocation
$15,600
Decorative trimdefault
$1,900 new × 100% good × 2.34 allocation
$4,400
Mirrorsdefault
$300 new × 100% good × 2.34 allocation
$700
Shelvingdefault
$900 new × 100% good × 2.34 allocation
$2,100
Window coverings (11)default
$2,800 new × 100% good × 2.34 allocation
$6,400
Carpet, vinyl & laminate (40% of floors)default
$2,800 new × 100% good × 2.34 allocation
$6,400
Kitchen & laundry equipment plumbingdefault
$6,300 new × 100% good × 2.34 allocation
$14,800
Kitchen, laundry & data equipment electricaldefault
$3,800 new × 100% good × 2.34 allocation
$9,000
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 100% good × 2.34 allocation
$19,000
Hot tub (freestanding)listing
$9,000 new × 100% good × 2.34 allocation
$21,100
Furniture bought newlisting
$16,000 new × 100% good · bought separately
$16,000

15-year land improvements$36,100

Paving: driveway & walks (paved)default
$6,800 new × 100% good × 2.34 allocation
$15,900
Landscaping (typical)default
$6,500 new × 100% good × 2.34 allocation
$15,300
Patiosdefault
$1,100 new × 100% good × 2.34 allocation
$2,500
Decks & porches (attached)default
$1,100 new × 100% good × 2.34 allocation
$2,500

Building, 39-year$368,200

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$115,700 new × 100% good × 2.34 allocation
$270,700
Building plumbing & fixturesdefault
$12,000 new × 100% good × 2.34 allocation
$28,000
Building electrical & lightingdefault
$10,800 new × 100% good × 2.34 allocation
$25,400
HVACdefault
$12,100 new × 100% good × 2.34 allocation
$28,200
Hardwood & tile floorsdefault
$4,100 new × 100% good × 2.34 allocation
$9,700
Fireplacelisting
$2,600 new × 100% good × 2.34 allocation
$6,200

About the property

Sold furnishedGame roomHot tubPoolDeckDrivewayLandscapingFencedIrrigationLong-term rental (27.5-yr)Carpet / vinyl / laminate %Placed in serviceClosing costs $ (adds to basis)Land %Bonus depreciation %

Depreciation schedule: typical cost seg study

Year	5-yr	15-yr	Building	Total
1	$134,500	$36,100	$1,200	$171,800
2	$0	$0	$9,400	$9,400
3	$0	$0	$9,400	$9,400
4	$0	$0	$9,400	$9,400
5	$0	$0	$9,400	$9,400
6+	$0	$0	$329,200	$329,200
Total	$134,500	$36,100	$368,200	$538,700

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: Georgia disallows 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.