1864 Blue Tick Way
Sevierville, TN 37876
$549,900
2 bd · 2 ba · 1,560 sqft · Listed 1d ago
View on Realtor.com →Year built
2023
Sqft
1,560
Lot sqft
17,424
HOA / mo
None
Furnished
No
List date
2026-09-29T17:01:14.000000Z
Revenue
Annual revenue
$53,702
ADR
$233
Occupancy
63%
Cleaning fees (12 mo)
$9,185
Confidence
Med (53.87), 49 comps
Comp revenue range (p25 / median / p75)
**Panoramic Views** *7 Minutes to Dollywood & Parkway * Best of the Best!
Cabin · 2 bd · 2.5 ba · sleeps 8 · 105 ft
Revenue $65,972ADR $275Occ ≈ 66%4.9★ (350)
Peaceful Mtn Views*Theater*Games*Hot Tub*Firepit!
Cabin · 2 bd · 2 ba · sleeps 8 · 121 ft
Revenue $16,358ADR $297Occ ≈ 15%3.4★ (3)
Blue Tick Cabin: Luxury in Sevierville
Cabin · 2 bd · 2 ba · sleeps 6 · 279 ft
Revenue $5,175ADR $293Occ ≈ 5%5★ (36)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Smoky Top Cabin Cabin | 2 bd · 2 ba · sleeps 8 | $40,963 | $528 | 21% | 4★ (3) | 43 ft | AirbnbVrboBooking |
Moonlight Ridge | Near Pigeon Forge and Gatlinburg Cabin | 2 bd · 2 ba · sleeps 4 | $10,270 | $248 | 11% | 4.8★ (5) | 75 ft | AirbnbVrboBooking |
**Panoramic Views** *7 Minutes to Dollywood & Parkway * Best of the Best! Cabin | 2 bd · 2.5 ba · sleeps 8 | $65,972 | $275 | 66% | 4.9★ (350) | 105 ft | Vrbo |
Peaceful Mtn Views*Theater*Games*Hot Tub*Firepit! Cabin | 2 bd · 2 ba · sleeps 8 | $16,358 | $297 | 15% | 3.4★ (3) | 121 ft | Airbnb |
Moonlight Ridge Cabin | 2 bd · 2 ba · sleeps 8 | $21,897 | $179 | 34% | 3.6★ (3) | 151 ft | AirbnbVrboBooking |
Smoky Top | Near Pigeon Forge+Gburg | King Suites Cabin | 2 bd · 2 ba · sleeps 4 | $14,156 | $216 | 18% | 4.7★ (7) | 151 ft | AirbnbVrboBooking |
Amazing Smoky Views Cabin | 2 bd · 2.5 ba · sleeps 7 | $59,879 | $251 | 65% | 4.8★ (158) | 210 ft | AirbnbVrboBooking |
Blue Tick Cabin: Luxury in Sevierville Cabin | 2 bd · 2 ba · sleeps 6 | $5,175 | $293 | 5% | 5★ (36) | 279 ft | Airbnb |
Smoky Mountain Cabin w/ Hot Tub, Theater & Games Cabin | 2 bd · 2 ba · sleeps 8 | $61,611 | $255 | 66% | 4.9★ (31) | 282 ft | AirbnbVrboBooking |
Dollywood, New patio set up, kids area Cabin | 2 bd · 2 ba · sleeps 9 | $45,655 | $331 | 38% | 5★ (108) | 400 ft | AirbnbVrbo |
Show all 49 comps
Smoky Top by Avada Properties
Vacation home · 2 bd · 2 ba · sleeps 8 · 0.1 mi
Revenue $31,201ADR $162Occ ≈ 53%—
3.4 mi to Pigeon Forge |Hot Tub|Fire Pit |Mtn View
Cabin · 2 bd · 2 ba · sleeps 8 · 0.1 mi
Revenue $28,147ADR $599Occ ≈ 13%5★ (208)
SmokyRidge: StunningMountainView*HotTub*FirePit*2B
Cabin · 2 bd · 2 ba · sleeps 6 · 0.1 mi
Revenue $56,178ADR $314Occ ≈ 49%5★ (5)
Luxury cabin with breath taking View, minutes from Dollywood!
Cabin · 2 bd · 2.5 ba · sleeps 6 · 0.1 mi
Revenue $23,413ADR $221Occ ≈ 29%4.8★ (299)
"Eagle's Crest" 2 Bedroom Cabin
House · 2 bd · 2 ba · sleeps 4 · 0.2 mi
Revenue $18,771ADR $446Occ ≈ 12%—
Near Dollywood! Gazebo! Private Mountain Top Views
Cabin · 2 bd · 1 ba · sleeps 6 · 0.2 mi
Revenue $60,867ADR $233Occ ≈ 72%5★ (64)
5 min to Dollywood | Private Modern Cabin for 8
Cabin · 2 bd · 2 ba · sleeps 8 · 0.2 mi
Revenue $23,547ADR $234Occ ≈ 28%5★ (41)
Private cabin near Dollywood
Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $22,477ADR $217Occ ≈ 28%4.9★ (34)
Views for Miles! Hottub,Gameroom,WiFi,resort Pool
Cabin · 2 bd · 2 ba · sleeps 8 · 0.3 mi
Revenue $61,517ADR $245Occ ≈ 69%4.8★ (311)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
New Cabin • Dollywood• Views • Hot Tub • Arcade Cabin | 2 bd · 2.5 ba · sleeps 8 | $73,273 | $252 | 80% | 5★ (88) | 410 ft | AirbnbVrboBooking |
A+ Location! Kid friendly luxury. 2 kings. Hot tub Cabin | 2 bd · 2.5 ba · sleeps 8 | $53,304 | $332 | 44% | 5★ (99) | 459 ft | AirbnbVrbo |
Newly Built Mtn View Home, Sleeps 8・Hot Tub・Games Cabin | 2 bd · 2 ba · sleeps 8 | $34,770 | $226 | 42% | 4.5★ (21) | 0.1 mi | AirbnbVrboBooking |
Smoky Top by Avada Properties Vacation home | 2 bd · 2 ba · sleeps 8 | $31,201 | $162 | 53% | — | 0.1 mi | Booking |
A Smoky Mountain Dream: Home Theater & Game Room Cabin | 2 bd · 2.5 ba · sleeps 8 | $87,615 | $338 | 71% | 4.5★ (7) | 0.1 mi | AirbnbVrbo |
3.4 mi to Pigeon Forge |Hot Tub|Fire Pit |Mtn View Cabin | 2 bd · 2 ba · sleeps 8 | $28,147 | $599 | 13% | 5★ (208) | 0.1 mi | Airbnb |
Free Dollywood Tickets/DogFriendly/Secluded Cabin | 2 bd · 3 ba · sleeps 6 | $58,141 | $288 | 55% | 4.7★ (38) | 0.1 mi | AirbnbVrbo |
Gorgeous 2BD Cabin w/ Fireplace +HOT TUB +Arcade Cabin | 2 bd · 2 ba · sleeps 8 | $49,249 | $227 | 59% | 4.8★ (143) | 0.1 mi | AirbnbVrbo |
SmokyRidge: StunningMountainView*HotTub*FirePit*2B Cabin | 2 bd · 2 ba · sleeps 6 | $56,178 | $314 | 49% | 5★ (5) | 0.1 mi | Airbnb |
Luxury cabin with breath taking View, minutes from Dollywood! Cabin | 2 bd · 2.5 ba · sleeps 6 | $23,413 | $221 | 29% | 4.8★ (299) | 0.1 mi | Vrbo |
2BR mountain-view chalet with hot tub & large deck Cabin | 2 bd · 2 ba · sleeps 8 | $25,133 | $209 | 33% | 4.5★ (105) | 0.2 mi | AirbnbVrboBooking |
Relaxing 2BD Cabin w/ VIEWS! Arcade & HOT TUB! Cabin | 2 bd · 2 ba · sleeps 8 | $48,297 | $228 | 58% | 4.7★ (136) | 0.2 mi | AirbnbVrbo |
Modern! Near Dollywood! FirePit! HotTub! Mtn View! Cabin | 2 bd · 2 ba · sleeps 6 | $68,812 | $284 | 66% | 4.9★ (95) | 0.2 mi | AirbnbVrbo |
Smokin` View, great view, great location Cabin | 2 bd · 2 ba · sleeps 6 | $33,092 | $177 | 51% | 4.3★ (114) | 0.2 mi | AirbnbVrbo |
September specials Spectacular View Pet Friendly Cabin | 2 bd · 2 ba · sleeps 6 | $112,580 | $428 | 72% | 5★ (91) | 0.2 mi | AirbnbVrboBooking |
Pigeon Forge Panorama*Incredible Mountain Views Cabin | 2 bd · 2.5 ba · sleeps 6 | $79,187 | $324 | 67% | 5★ (1) | 0.2 mi | AirbnbVrbo |
Almost Heaven | Mountain Views | Pet Friendly Cabin | 2 bd · 2 ba · sleeps 7 | $59,389 | $305 | 53% | 4.5★ (13) | 0.2 mi | AirbnbVrbo |
"Eagle's Crest" 2 Bedroom Cabin House | 2 bd · 2 ba · sleeps 4 | $18,771 | $446 | 12% | — | 0.2 mi | Airbnb |
Near Dollywood! Gazebo! Private Mountain Top Views Cabin | 2 bd · 1 ba · sleeps 6 | $60,867 | $233 | 72% | 5★ (64) | 0.2 mi | Airbnb |
Timber Ridge Views pool cabin Cabin | 2 bd · 2.5 ba · sleeps 8 | $77,792 | $303 | 70% | 4.8★ (37) | 0.2 mi | AirbnbVrboBooking |
Summer Deals! Hot Tub! Close to Dollywood! Cabin | 2 bd · 2 ba · sleeps 7 | $50,060 | $213 | 64% | 4.9★ (132) | 0.2 mi | AirbnbVrbo |
5 min to Dollywood | Private Modern Cabin for 8 Cabin | 2 bd · 2 ba · sleeps 8 | $23,547 | $234 | 28% | 5★ (41) | 0.2 mi | Airbnb |
Ladybug Resort Romantic Cabin with Mountain Views Cabin | 2 bd · 1 ba · sleeps 4 | $58,230 | $201 | 79% | 4.8★ (596) | 0.2 mi | AirbnbVrboBooking |
180° Mountain Views! Near Pigeon Forge & Dollywood Cabin | 2 bd · 2 ba · sleeps 4 | $81,136 | $250 | 89% | 4.9★ (251) | 0.2 mi | AirbnbVrbo |
TN Bear Den - Cozy vibes and a hot tub! Cabin | 2 bd · 2 ba · sleeps 8 | $56,406 | $260 | 59% | 4.6★ (35) | 0.2 mi | AirbnbVrboBooking |
Abide With Me: Semi-Secluded, 3 Decks & Game Room Cabin | 2 bd · 3 ba · sleeps 6 | $49,696 | $263 | 52% | 4.5★ (9) | 0.2 mi | AirbnbVrbo |
Over the Top - Breathtaking Mountain Views Cabin | 2 bd · 2 ba · sleeps 4 | $66,963 | $257 | 71% | 4.8★ (68) | 0.3 mi | AirbnbVrboBooking |
Breathtaking Views~Truly Unique! Cabin | 2 bd · 1 ba · sleeps 6 | $21,231 | $264 | 22% | 5★ (370) | 0.3 mi | AirbnbVrboBooking |
Heaven's Garden: Views, Hot Tub, Great Location Cabin | 2 bd · 2 ba · sleeps 6 | $67,283 | $279 | 66% | 4.5★ (17) | 0.3 mi | AirbnbVrbo |
*VIEWS*Private HOT TUB! Mins to PF and Gatlinburg Cabin | 2 bd · 2 ba · sleeps 6 | $46,626 | $197 | 65% | 5★ (243) | 0.3 mi | AirbnbVrbo |
Private cabin near Dollywood Cabin | 2 bd · 2 ba · sleeps 6 | $22,477 | $217 | 28% | 4.9★ (34) | 0.3 mi | Airbnb |
A Spectacular View! *HotTub*Games*Pool*Dollywood Cabin | 2 bd · 2 ba · sleeps 10 | $73,953 | $365 | 56% | 5★ (33) | 0.3 mi | AirbnbVrbo |
Modern Luxe Cabin w/ Views, Games & Hot Tub Cabin | 2 bd · 2 ba · sleeps 9 | $94,463 | $385 | 67% | 4★ (1) | 0.3 mi | AirbnbVrbo |
A Spectacular View! *HotTub*Games*Pool*Dollywood Cabin | 2 bd · 2 ba · sleeps 10 | $59,931 | $296 | 55% | 5★ (45) | 0.3 mi | AirbnbVrbo |
Summer Deals/Amazing Views/Dollywood/Pet Friendly Cabin | 2 bd · 2 ba · sleeps 6 | $55,615 | $320 | 48% | 4.8★ (110) | 0.3 mi | AirbnbVrbo |
Bear Hug Retreat Cabin | 2 bd · 2 ba · sleeps 10 | $54,553 | $246 | 61% | 4.8★ (111) | 0.3 mi | AirbnbVrbo |
Home Sweet Home Cabin | 2 bd · 2 ba · sleeps 6 | $52,600 | $245 | 59% | 5★ (89) | 0.3 mi | AirbnbVrbo |
Smoky Nights close to the Pigeon Forge Parkway! Cabin | 2 bd · 2.5 ba · sleeps 8 | $56,711 | $238 | 65% | 4.8★ (109) | 0.3 mi | AirbnbVrboBooking |
Views for Miles! Hottub,Gameroom,WiFi,resort Pool Cabin | 2 bd · 2 ba · sleeps 8 | $61,517 | $245 | 69% | 4.8★ (311) | 0.3 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 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$53,702
NOI
$28,983
Cash flow /mo
-$548
Cash needed
$175,471
Cash-on-cash
-3.7%
ROE (yr 1)
7.7%
Cap rate
5.3%
DSCR
0.82
Year-1 write-off
$133,375
Year-1 tax shield @ 32%
$42,680
Year-1 return on equity
- Cash flow (annual)-$6,576
- Principal paydown$3,598
- Appreciation at%$16,497
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)$10,740
- Platform fees (3% of revenue)$1,611
- Maintenance / capex (5% of revenue)$2,685
- Utilities & supplies$4,200
- HOA$0
- Property tax$2,183
- Insurance (STR-rated)$3,299
Cash needed to close
- Down payment (25%)$137,475
- Closing costs (4.0%)$21,996
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$42,680
Property tax, insurance rate and the land/building split come from this listing's county tax record; 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
$509,000
Short-life (5/15-yr)
$116,000 · 23%
Year-1 deduction
$133,000
Year-1 tax shield @ 32%
$43,000
Land 7% (county tax record, market value split) · building $393,000 over 39 years · new furniture $16,000
Based on: 1,560 sq ft, built 2023, 2 bd / 2 ba, unfurnished, listing features (deck, fireplace, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $77,000 in year 1 (12% short-life, $25,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $13,900
Kitchen cabinetsdefault
$9,200 new × 88% good × 1.71 allocation
- $11,300
Kitchen countertopsdefault
$7,500 new × 88% good × 1.71 allocation
- $4,100
Decorative trimdefault
$2,700 new × 88% good × 1.71 allocation
- $400
Mirrorsdefault
$300 new × 75% good × 1.71 allocation
- $1,400
Shelvingdefault
$900 new × 88% good × 1.71 allocation
- $4,800
Window coverings (16)default
$4,000 new × 70% good × 1.71 allocation
- $11,500
Kitchen & laundry equipment plumbingdefault
$7,200 new × 94% good × 1.71 allocation
- $7,000
Kitchen, laundry & data equipment electricaldefault
$4,300 new × 94% good × 1.71 allocation
- $9,900
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 75% good × 1.71 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $12,300
Paving: driveway & walks (paved)default
$8,200 new × 88% good × 1.71 allocation
- $11,800
Landscaping (typical)default
$7,900 new × 88% good × 1.71 allocation
- $2,300
Patiosdefault
$1,500 new × 88% good × 1.71 allocation
- $25,500
Decks & porches (attached)listing
$17,600 new × 85% good × 1.71 allocation
- $274,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$169,300 new × 95% good × 1.71 allocation
- $28,100
Building plumbing & fixturesdefault
$17,500 new × 94% good × 1.71 allocation
- $27,400
Building electrical & lightingdefault
$17,000 new × 94% good × 1.71 allocation
- $25,500
HVACdefault
$17,600 new × 85% good × 1.71 allocation
- $15,100
Hardwood & tile floorsdefault
$10,000 new × 88% good × 1.71 allocation
- $4,000
Fireplacelisting
$2,600 new × 88% good × 1.71 allocation
- $18,000
Septic systemlisting
$12,000 new × 88% good × 1.71 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $80,200 | $51,900 | $1,300 | $133,400 |
| 2 | $0 | $0 | $10,100 | $10,100 |
| 3 | $0 | $0 | $10,100 | $10,100 |
| 4 | $0 | $0 | $10,100 | $10,100 |
| 5 | $0 | $0 | $10,100 | $10,100 |
| 6+ | $0 | $0 | $351,200 | $351,200 |
| Total | $80,200 | $51,900 | $392,800 | $524,900 |
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 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.