1133 Reedmont Way
Sevierville, TN 37876
$880,000
4 bd · 4.5 ba · 2,511 sqft · Listed 1d ago
View on Realtor.com →Year built
2024
Sqft
2,511
Lot sqft
—
HOA / mo
$199
Furnished
No
List date
2026-10-01T21:52:05.000000Z
Revenue
Annual revenue
$78,300
ADR
$362
Occupancy
59%
Cleaning fees (12 mo)
$16,671
Confidence
Low (48.98), 50 comps
Comp revenue range (p25 / median / p75)
Family Friendly, Sleeps 10・Pool・Arcade・Hot Tub
Cabin · 4 bd · 4.5 ba · sleeps 10 · 23 ft
Revenue $91,814ADR $365Occ ≈ 69%4.4★ (9)
Family Friendly, Sleeps 10・Pool・Arcade・Hot Tub
Cabin · 4 bd · 4.5 ba · sleeps 10 · 26 ft
Revenue $94,801ADR $365Occ ≈ 71%4.6★ (11)
Peaceful Getaway | Luxe Cabin w Private Pool!
Cabin · 4 bd · 4 ba · sleeps 10 · 30 ft
Revenue $9,244ADR $290Occ ≈ 9%2.7★ (3)
Soaky Pool Cabin Sleeps 12 w/ Hot Tub
House · 4 bd · 4.5 ba · sleeps 12 · 56 ft
Revenue $38,368ADR $832Occ ≈ 13%—
Ridgeview Retreat by AvantStay
Vacation home · 4 bd · 4 ba · sleeps 10 · 72 ft
Revenue $79,964ADR $442Occ ≈ 50%—
Indoor Pool, Hot Tub, Fire Pit | Ridgeview Retreat
House · 4 bd · 4.5 ba · sleeps 10 · 112 ft
Revenue $46,780ADR $434Occ ≈ 30%4.5★ (4)
Luxe Cabin W Indoor Pool・Spacious Cabin, Sleeps 10
Cabin · 4 bd · 4 ba · sleeps 10 · 167 ft
Revenue $52,445ADR $357Occ ≈ 40%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Family Friendly, Sleeps 10・Pool・Arcade・Hot Tub Cabin | 4 bd · 4.5 ba · sleeps 10 | $91,814 | $365 | 69% | 4.4★ (9) | 23 ft | Vrbo |
Family Friendly, Sleeps 10・Pool・Arcade・Hot Tub Cabin | 4 bd · 4.5 ba · sleeps 10 | $94,801 | $365 | 71% | 4.6★ (11) | 26 ft | Vrbo |
Peaceful Getaway | Luxe Cabin w Private Pool! Cabin | 4 bd · 4 ba · sleeps 10 | $9,244 | $290 | 9% | 2.7★ (3) | 30 ft | Vrbo |
Modern Cabin, Sleeps 10・Indoor Pool・Hot Tub・Games Cabin | 4 bd · 4.5 ba · sleeps 10 | $70,985 | $465 | 42% | 4.7★ (338) | 39 ft | AirbnbVrboBooking |
Soaky Pool Cabin Sleeps 12 w/ Hot Tub House | 4 bd · 4.5 ba · sleeps 12 | $38,368 | $832 | 13% | — | 56 ft | Airbnb |
Ridgeview Retreat by AvantStay Vacation home | 4 bd · 4 ba · sleeps 10 | $79,964 | $442 | 50% | — | 72 ft | Booking |
Indoor Pool, Hot Tub, Fire Pit | Ridgeview Retreat House | 4 bd · 4.5 ba · sleeps 10 | $46,780 | $434 | 30% | 4.5★ (4) | 112 ft | Airbnb |
Luxe Cabin W Indoor Pool・Spacious Cabin, Sleeps 10 Cabin | 4 bd · 4 ba · sleeps 10 | $52,445 | $357 | 40% | — | 167 ft | Vrbo |
Luxury Retreat Indoor Waterfall Pool Sleeps 12 House | 4 bd · 5 ba · sleeps 12 | $38,086 | $615 | 17% | 5★ (7) | 200 ft | AirbnbVrboBooking |
NEW Heated Pool & Theater Luxury Getaway|Mtn Views Cabin | 4 bd · 4.5 ba · sleeps 12 | $95,875 | $480 | 55% | 5★ (89) | 236 ft | AirbnbVrbo |
Show all 50 comps
Vols-Themed Cabin w/ Indoor Pool & Views
House · 4 bd · 4.5 ba · sleeps 12 · 246 ft
Revenue $22,037ADR $579Occ ≈ 10%—
Luxury Cabin Near Dollywood Indoor Pool Hot Tub
Vacation home · 4 bd · 5 ba · sleeps 12 · 423 ft
Revenue $33,959ADR $336Occ ≈ 28%5★ (1)
Family Friendly, Sleeps 10・Pool・Arcade・Hot Tub
Cabin · 4 bd · 4.5 ba · sleeps 10 · 476 ft
Revenue $98,951ADR $381Occ ≈ 71%4.4★ (13)
Modern Cabin, Sleeps 10・Indoor Pool・Hot Tub・Games
Cabin · 4 bd · 4.5 ba · sleeps 10 · 476 ft
Revenue $118,090ADR $423Occ ≈ 76%4.6★ (13)
Luxury Dolly-Themed Cabin, Indoor Pool, Hot Tub
Cabin · 4 bd · 4.5 ba · sleeps 12 · 476 ft
Revenue $35,652ADR $356Occ ≈ 27%4.5★ (4)
Luxe Cabin W Indoor Pool・Spacious Cabin, Sleeps 10
Cabin · 4 bd · 4 ba · sleeps 10 · 476 ft
Revenue $82,205ADR $349Occ ≈ 65%4.4★ (28)
Dolly-themed Cabin with Indoor Pool & Hot Tub
House · 4 bd · 4.5 ba · sleeps 12 · 0.1 mi
Revenue $32,161ADR $457Occ ≈ 19%5★ (1)
Modern Cabin, Sleeps 10・Indoor Pool・Hot Tub・Games
Cabin · 4 bd · 4.5 ba · sleeps 10 · 0.1 mi
Revenue $100,435ADR $405Occ ≈ 68%4★ (4)
Serenity Awaits By Avada Properties
Vacation home · 4 bd · 5 ba · sleeps 10 · 0.1 mi
Revenue $100,375ADR $332Occ ≈ 83%2★ (1)
Modern Cabin, Sleeps 10・Indoor Pool・Hot Tub・Games
Cabin · 4 bd · 4.5 ba · sleeps 10 · 0.2 mi
Revenue $99,554ADR $375Occ ≈ 73%4.4★ (6)
Luxe Cabin W Indoor Pool・Spacious Cabin, Sleeps 10
Cabin · 4 bd · 4 ba · sleeps 10 · 0.2 mi
Revenue $38,690ADR $318Occ ≈ 33%4.2★ (5)
Luxe Cabin W Indoor Pool・Spacious Cabin, Sleeps 10
Cabin · 4 bd · 4 ba · sleeps 10 · 0.2 mi
Revenue $80,082ADR $317Occ ≈ 69%4.2★ (26)
Luxe Cabin W Indoor Pool・Spacious Cabin, Sleeps 10
Cabin · 4 bd · 4 ba · sleeps 10 · 0.2 mi
Revenue $66,201ADR $325Occ ≈ 56%5★ (15)
Serene Cabin with Hot Tub and Indoor Pool
Cabin · 4 bd · 4.5 ba · sleeps 10 · 0.2 mi
Revenue $30,917ADR $498Occ ≈ 17%4★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Vols-Themed Cabin w/ Indoor Pool & Views House | 4 bd · 4.5 ba · sleeps 12 | $22,037 | $579 | 10% | — | 246 ft | Airbnb |
Sevierville Retreat • Indoor Pool + Hot Tub Cabin | 4 bd · 4.5 ba · sleeps 10 | $63,108 | $402 | 43% | 4.8★ (14) | 318 ft | AirbnbVrbo |
Luxury Cabin Near Dollywood Indoor Pool Hot Tub Vacation home | 4 bd · 5 ba · sleeps 12 | $33,959 | $336 | 28% | 5★ (1) | 423 ft | Booking |
Private Pool, Hot Tub, Game Room & Views Chalet | 4 bd · 4.5 ba · sleeps 10 | $17,297 | $454 | 10% | 5★ (4) | 436 ft | AirbnbVrbo |
Pool w/ a grotto!/Hot Tub/Game Room/Rooftop Deck Cabin | 4 bd · 4 ba · sleeps 8 | $188,855 | $627 | 83% | 5★ (56) | 456 ft | AirbnbVrbo |
Spacious 4BD+Loft Near TOWN | Hot Tub +POOL +Sauna Cabin | 4 bd · 4.5 ba · sleeps 14 | $73,797 | $685 | 30% | 4.7★ (21) | 459 ft | AirbnbVrbo |
Sleeps 14, Cozy Escape・Indoor Pool, Theater, Games Cabin | 4 bd · 4.5 ba · sleeps 14 | $107,590 | $390 | 76% | 4.8★ (67) | 459 ft | AirbnbVrboBooking |
Luxe Cabin W Indoor Pool・Spacious Cabin, Sleeps 10 Cabin | 4 bd · 4 ba · sleeps 10 | $38,777 | $401 | 26% | 4.5★ (283) | 459 ft | AirbnbVrboBooking |
Pool & Pickleball Paradise: Near Water Park! Cabin | 4 bd · 5 ba · sleeps 10 | $63,522 | $390 | 45% | 4.8★ (61) | 459 ft | AirbnbVrboBooking |
Family Friendly, Sleeps 10・Pool・Arcade・Hot Tub Cabin | 4 bd · 4.5 ba · sleeps 10 | $98,951 | $381 | 71% | 4.4★ (13) | 476 ft | Vrbo |
Modern Cabin, Sleeps 10・Indoor Pool・Hot Tub・Games Cabin | 4 bd · 4.5 ba · sleeps 10 | $118,090 | $423 | 76% | 4.6★ (13) | 476 ft | Vrbo |
Luxury Dolly-Themed Cabin, Indoor Pool, Hot Tub Cabin | 4 bd · 4.5 ba · sleeps 12 | $35,652 | $356 | 27% | 4.5★ (4) | 476 ft | Vrbo |
Luxe Cabin W Indoor Pool・Spacious Cabin, Sleeps 10 Cabin | 4 bd · 4 ba · sleeps 10 | $82,205 | $349 | 65% | 4.4★ (28) | 476 ft | Vrbo |
Tranquil Getaway at NEW Luxury Lodges Cabin | 4 bd · 4.5 ba · sleeps 10 | $72,608 | $289 | 69% | 4.5★ (32) | 492 ft | AirbnbVrbo |
Rooftop Deck w Fireplace, Pool w/ Grotto, Game Roo House | 4 bd · 5.5 ba · sleeps 12 | $73,866 | $630 | 32% | 4.8★ (4) | 0.1 mi | AirbnbBooking |
Mountain View Manor - New Cabin Cabin | 4 bd · 4.5 ba · sleeps 10 | $92,063 | $538 | 47% | 5★ (32) | 0.1 mi | AirbnbVrbo |
Luxe Cabin W Indoor Pool・Spacious Cabin, Sleeps 12 Cabin | 4 bd · 4.5 ba · sleeps 12 | $26,856 | $353 | 21% | 3.8★ (14) | 0.1 mi | AirbnbVrbo |
Dolly-themed Cabin with Indoor Pool & Hot Tub House | 4 bd · 4.5 ba · sleeps 12 | $32,161 | $457 | 19% | 5★ (1) | 0.1 mi | Airbnb |
Modern Cabin, Sleeps 10・Indoor Pool・Hot Tub・Games Cabin | 4 bd · 4.5 ba · sleeps 10 | $100,435 | $405 | 68% | 4★ (4) | 0.1 mi | Vrbo |
Luxury Dolly-Themed Cabin, Indoor Pool, Hot Tub Cabin | 4 bd · 4.5 ba · sleeps 12 | $93,599 | $348 | 74% | 3.6★ (21) | 0.1 mi | AirbnbVrbo |
Luxury cabin w/ Rooftop+Indoor Pool+Hot Tub+Sauna Cabin | 4 bd · 5 ba · sleeps 12 | $114,057 | $552 | 57% | 4.9★ (38) | 0.1 mi | AirbnbVrbo |
Golf Sim, Poker & Firepit | New Construction/Build House | 4 bd · 4.5 ba · sleeps 10 | $153,701 | $587 | 72% | 4.8★ (39) | 0.1 mi | AirbnbVrboBooking |
Serenity Awaits By Avada Properties Vacation home | 4 bd · 5 ba · sleeps 10 | $100,375 | $332 | 83% | 2★ (1) | 0.1 mi | Booking |
Vols-Themed Cabin w/ Indoor Pool & Views House | 4 bd · 4.5 ba · sleeps 12 | $66,381 | $446 | 41% | 3.5★ (2) | 0.1 mi | AirbnbVrboBooking |
New Luxury Hot Tub 4BR Cabin! Bunk Beds & Views Cabin | 4 bd · 4.5 ba · sleeps 10 | $65,156 | $423 | 42% | 5★ (51) | 0.2 mi | AirbnbVrboBooking |
Dolly-themed Cabin with Indoor Pool & Hot Tub House | 4 bd · 4.5 ba · sleeps 12 | $60,205 | $411 | 40% | 5★ (3) | 0.2 mi | AirbnbVrboBooking |
Gorgeous 4BD Lodge w/ POOL! Hot Tub + Theater Cabin | 4 bd · 4.5 ba · sleeps 10 | $132,581 | $461 | 79% | 4.7★ (96) | 0.2 mi | AirbnbVrbo |
Unobstructed Mountain Views | Pool | Easy Drive Cabin | 4 bd · 4.5 ba · sleeps 12 | $27,622 | $472 | 16% | 4.8★ (27) | 0.2 mi | AirbnbVrboBooking |
Indoor Pool | Hot Tub | BBQ | Games | New | View Cabin | 4 bd · 4.5 ba · sleeps 10 | $82,532 | $427 | 53% | 4.9★ (69) | 0.2 mi | AirbnbVrbo |
Modern Cabin, Sleeps 10・Indoor Pool・Hot Tub・Games Cabin | 4 bd · 4.5 ba · sleeps 10 | $99,554 | $375 | 73% | 4.4★ (6) | 0.2 mi | Vrbo |
Luxe Cabin W Indoor Pool・Spacious Cabin, Sleeps 10 Cabin | 4 bd · 4 ba · sleeps 10 | $38,690 | $318 | 33% | 4.2★ (5) | 0.2 mi | Vrbo |
Luxe Cabin W Indoor Pool・Spacious Cabin, Sleeps 10 Cabin | 4 bd · 4 ba · sleeps 10 | $80,082 | $317 | 69% | 4.2★ (26) | 0.2 mi | Vrbo |
Luxe Cabin W Indoor Pool・Spacious Cabin, Sleeps 10 Cabin | 4 bd · 4 ba · sleeps 10 | $66,201 | $325 | 56% | 5★ (15) | 0.2 mi | Vrbo |
Walkabout-Lodges at Reedmont Cabin | 4 bd · 3.5 ba · sleeps 12 | $78,254 | $420 | 51% | 4.4★ (35) | 0.2 mi | AirbnbVrbo |
Family Friendly, Sleeps 10・Pool・Arcade・Hot Tub Cabin | 4 bd · 4.5 ba · sleeps 10 | $51,416 | $422 | 33% | 4.7★ (413) | 0.2 mi | AirbnbVrboBooking |
Private Pool Retreat at NEW Luxury Lodges Cabin | 4 bd · 4 ba · sleeps 10 | $79,270 | $331 | 66% | 4.8★ (215) | 0.2 mi | AirbnbVrbo |
Great Views, Modern Luxury, Indoor Pool, Theater Cabin | 4 bd · 4.5 ba · sleeps 11 | $62,210 | $431 | 40% | 5★ (33) | 0.2 mi | AirbnbVrbo |
The Falls @ Reedmont Indoor Waterfall Grotto Pool House | 4 bd · 5 ba · sleeps 12 | $160,977 | $648 | 68% | 4.9★ (31) | 0.2 mi | AirbnbVrbo |
Sleek 4BR Cabin with Hot Tub, Theater & Arcade | G Cabin | 4 bd · 4 ba · sleeps 10 | $67,894 | $436 | 43% | 4.7★ (33) | 0.2 mi | AirbnbVrboBooking |
Serene Cabin with Hot Tub and Indoor Pool Cabin | 4 bd · 4.5 ba · sleeps 10 | $30,917 | $498 | 17% | 4★ (1) | 0.2 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
Est. revenue
$78,300
NOI
$40,860
Cash flow /mo
$3,405
Cash needed
$938,200
Cash-on-cash (all cash)
4.4%
ROE (yr 1)
7.2%
Cap rate
4.6%
DSCR
—
Year-1 write-off
$222,068
Year-1 tax shield @ 32%
$71,062
Year-1 return on equity
- Cash flow (annual)$40,860
- Principal paydown (n/a, cash)$0
- Appreciation at%$26,400
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)$15,660
- Platform fees (3% of revenue)$2,349
- Maintenance / capex (5% of revenue)$3,915
- Utilities & supplies$4,200
- HOA$2,388
- Property tax$3,648
- Insurance (STR-rated)$5,280
Cash needed to close
- Purchase price (all cash)$880,000
- Closing costs (4.0%)$35,200
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$71,062
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
$748,000
Short-life (5/15-yr)
$198,000 · 27%
Year-1 deduction
$222,000
Year-1 tax shield @ 32%
$71,000
Land 15% (market default, no usable tax-record split) · building $550,000 over 39 years · new furniture $23,000
Based on: 2,511 sq ft, built 2024, 4 bd / 4.5 ba, unfurnished, listing features (hot tub, deck, patio, fireplace, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $142,000 in year 1 (16% short-life, $46,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $16,500
Kitchen cabinetsdefault
$11,300 new × 92% good × 1.59 allocation
- $13,500
Kitchen countertopsdefault
$9,200 new × 92% good × 1.59 allocation
- $6,400
Decorative trimdefault
$4,400 new × 92% good × 1.59 allocation
- $800
Mirrorsdefault
$600 new × 83% good × 1.59 allocation
- $2,200
Shelvingdefault
$1,500 new × 92% good × 1.59 allocation
- $7,900
Window coverings (25)default
$6,300 new × 80% good × 1.59 allocation
- $21,400
Carpet, vinyl & laminate (100% of floors)listing
$16,200 new × 83% good × 1.59 allocation
- $13,400
Kitchen & laundry equipment plumbingdefault
$8,800 new × 96% good × 1.59 allocation
- $8,100
Kitchen, laundry & data equipment electricaldefault
$5,300 new × 96% good × 1.59 allocation
- $10,200
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 83% good × 1.59 allocation
- $11,400
Hot tub (freestanding)listing
$9,000 new × 80% good × 1.59 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $15,200
Paving: driveway & walks (paved)listing
$10,400 new × 92% good × 1.59 allocation
- $14,600
Landscaping (typical)default
$10,000 new × 92% good × 1.59 allocation
- $16,500
Patioslisting
$11,300 new × 92% good × 1.59 allocation
- $40,400
Decks & porches (attached)listing
$28,200 new × 90% good × 1.59 allocation
- $417,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$272,300 new × 97% good × 1.59 allocation
- $43,100
Building plumbing & fixturesdefault
$28,300 new × 96% good × 1.59 allocation
- $44,300
Building electrical & lightingdefault
$29,100 new × 96% good × 1.59 allocation
- $40,400
HVACdefault
$28,300 new × 90% good × 1.59 allocation
- $3,800
Fireplacelisting
$2,600 new × 92% good × 1.59 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $134,900 | $86,600 | $600 | $222,100 |
| 2 | $0 | $0 | $14,100 | $14,100 |
| 3 | $0 | $0 | $14,100 | $14,100 |
| 4 | $0 | $0 | $14,100 | $14,100 |
| 5 | $0 | $0 | $14,100 | $14,100 |
| 6+ | $0 | $0 | $492,600 | $492,600 |
| Total | $134,900 | $86,600 | $549,500 | $771,000 |
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.