1234 Reedmont Way
Sevierville, TN 37876
$1,200,000
5 bd · 5 ba · 3,120 sqft · Listed 1d ago
View on Realtor.com →Year built
2026
Sqft
3,120
Lot sqft
436
HOA / mo
$199
Furnished
No
List date
2026-10-30T13:31:05.000000Z
Revenue
Annual revenue
$114,471
ADR
$465
Occupancy
67%
Cleaning fees (12 mo)
$21,193
Confidence
High (74.42), 31 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $102,549
Luxe stay, Sleeps 12・Indoor Pool・Hot Tub・Games
Cabin · 5 bd · 4.5 ba · sleeps 12 · 167 ft
- Hot tub
- Pool
- A/C
- Free parking
- +4
Revenue $121,973ADR $433Occ ≈ 77%3★ (3)
Luxe stay, Sleeps 12・Indoor Pool・Hot Tub・Games
Cabin · 5 bd · 4.5 ba · sleeps 12 · 190 ft
- Hot tub
- Pool
- A/C
- Free parking
- +4
Revenue $123,719ADR $443Occ ≈ 77%4.5★ (28)
Smokies Sunset Splash
Vacation home · 5 bd · 4 ba · sleeps 14 · 249 ft
Revenue $165,922ADR $813Occ ≈ 56%—
Earth Lodge: Luxe Interior, Indoor Pool, Views
House · 5 bd · 4.5 ba · sleeps 16 · 0.1 mi
Revenue $114,448ADR $634Occ ≈ 49%5★ (28)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
NEW! 5 BD|BA Luxe w/ Rooftop, Hot Tub, Game Room+ Cabin
| 5 bd · 5 ba · sleeps 12 | $72,460 | $826 | 24% | — | 46 ft | AirbnbVrbo |
Luxe stay, Sleeps 12・Indoor Pool・Hot Tub・Games Cabin
| 5 bd · 4.5 ba · sleeps 12 | $121,973 | $433 | 77% | 3★ (3) | 167 ft | Vrbo |
Luxe stay, Sleeps 12・Indoor Pool・Hot Tub・Games Cabin
| 5 bd · 4.5 ba · sleeps 12 | $123,719 | $443 | 77% | 4.5★ (28) | 190 ft | Vrbo |
Smokies Sunset Splash Vacation home | 5 bd · 4 ba · sleeps 14 | $165,922 | $813 | 56% | — | 249 ft | Booking |
5 BR|5 BA| Sleeps13|Game Room| Rooftop w Hot Tub | Cabin
| 5 bd · 5 ba · sleeps 13 | $98,279 | $540 | 50% | 4.7★ (31) | 522 ft | AirbnbVrboBooking |
Purpose Lodge: Indoor Pool, Games & Iconic Views Cabin | 5 bd · 4.5 ba · sleeps 16 | $106,356 | $652 | 45% | 4.8★ (23) | 0.1 mi | AirbnbBooking |
5BR Luxury Cabin・Pool・Near Dollywood / Water Parks Cabin
| 5 bd · 4.5 ba · sleeps 12 | $106,173 | $460 | 63% | 4.8★ (20) | 0.1 mi | AirbnbVrbo |
5BR/5BA / Indoor Pool Rooftop Hot Tub/ Stunning Vi House | 5 bd · 5 ba · sleeps 12 | $105,091 | $578 | 50% | 4.8★ (8) | 0.1 mi | AirbnbBooking |
Earth Lodge: Luxe Interior, Indoor Pool, Views House | 5 bd · 4.5 ba · sleeps 16 | $114,448 | $634 | 49% | 5★ (28) | 0.1 mi | Airbnb |
Luxe stay, Sleeps 12・Indoor Pool・Hot Tub・Games Cabin
| 5 bd · 4.5 ba · sleeps 12 | $69,464 | $481 | 40% | 4.5★ (320) | 0.1 mi | AirbnbVrboBooking |
Show 20 more
Modern Luxury・Pool, Hot Tub & Near Water Parks!
Cabin · 5 bd · 4.5 ba · sleeps 12 · 0.1 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $108,297ADR $397Occ ≈ 75%4.9★ (19)
Modern Luxury・Pool, Hot Tub & Near Water Parks!
Cabin · 5 bd · 4.5 ba · sleeps 12 · 0.1 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $101,235ADR $393Occ ≈ 71%4.5★ (6)
Modern Luxury・Pool, Hot Tub & Near Water Parks!
Cabin · 5 bd · 4.5 ba · sleeps 12 · 0.1 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $100,246ADR $377Occ ≈ 73%4.4★ (18)
Modern Luxury・Pool, Hot Tub & Near Water Parks!
Cabin · 5 bd · 4.5 ba · sleeps 12 · 0.1 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $91,789ADR $359Occ ≈ 70%4.5★ (6)
Modern Luxury・Pool, Hot Tub & Near Water Parks!
Cabin · 5 bd · 4.5 ba · sleeps 12 · 0.1 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $95,690ADR $384Occ ≈ 68%4.8★ (5)
Modern Luxury・Pool, Hot Tub & Near Water Parks!
Cabin · 5 bd · 4.5 ba · sleeps 12 · 0.1 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $102,275ADR $374Occ ≈ 75%3.4★ (8)
Modern Luxury・Pool, Hot Tub & Near Water Parks!
Cabin · 5 bd · 4.5 ba · sleeps 12 · 0.1 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $102,768ADR $387Occ ≈ 73%3.9★ (11)
5BR Luxury Cabin・Pool・Near Dollywood / Water Parks
Cabin · 5 bd · 4.5 ba · sleeps 12 · 0.1 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $61,290ADR $407Occ ≈ 41%—
Modern Luxury・Pool, Hot Tub & Near Water Parks!
Cabin · 5 bd · 4.5 ba · sleeps 12 · 0.1 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $103,628ADR $372Occ ≈ 76%4.3★ (8)
Luxe stay, Sleeps 12・Indoor Pool・Hot Tub・Games
Cabin · 5 bd · 5 ba · sleeps 12 · 0.2 mi
Revenue $134,942ADR $433Occ ≈ 85%5★ (2)
Delisted
Luxe stay, Sleeps 12・Indoor Pool・Hot Tub・Games
Cabin · 5 bd · 4.5 ba · sleeps 12 · 0.2 mi
- Hot tub
- Pool
- A/C
- Free parking
- +4
Revenue $102,330ADR $397Occ ≈ 71%4.6★ (5)
A Contemporary Spring Haven w Private Indoor Pool!
Cabin · 5 bd · 4.5 ba · sleeps 12 · 0.3 mi
Revenue $81,339ADR $489Occ ≈ 46%4.8★ (39)
Sunshine Ridge Stays - Luxury cabin with Rooftop, Indoor Pool, Game Room & Hot Tub
Vacation home · 5 bd · 6 ba · sleeps 12 · 0.3 mi
Revenue $146,953ADR $632Occ ≈ 64%5★ (4)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
5 BR|5 BA| Sleeps13|Game Room| Rooftop w Hot Tub | Cabin
| 5 bd · 5 ba · sleeps 13 | $97,132 | $537 | 50% | 4.8★ (32) | 0.1 mi | AirbnbVrboBooking |
Smokies Sunset Splash Cabin
| 5 bd · 4 ba · sleeps 14 | $131,707 | $763 | 47% | 5★ (28) | 0.1 mi | AirbnbVrbo |
Heated Indoor Pool, Theater, Game Room & Hot Tub Cabin
| 5 bd · 4.5 ba · sleeps 16 | $123,994 | $707 | 48% | 4.9★ (24) | 0.1 mi | AirbnbVrbo |
Modern Luxury・Pool, Hot Tub & Near Water Parks! Cabin
| 5 bd · 4.5 ba · sleeps 12 | $49,753 | $527 | 26% | 4.6★ (448) | 0.1 mi | AirbnbVrboBooking |
Modern Luxury・Pool, Hot Tub & Near Water Parks! Cabin
| 5 bd · 4.5 ba · sleeps 12 | $108,297 | $397 | 75% | 4.9★ (19) | 0.1 mi | Vrbo |
Modern Luxury・Pool, Hot Tub & Near Water Parks! Cabin
| 5 bd · 4.5 ba · sleeps 12 | $101,235 | $393 | 71% | 4.5★ (6) | 0.1 mi | Vrbo |
Modern Luxury・Pool, Hot Tub & Near Water Parks! Cabin
| 5 bd · 4.5 ba · sleeps 12 | $100,246 | $377 | 73% | 4.4★ (18) | 0.1 mi | Vrbo |
Modern Luxury・Pool, Hot Tub & Near Water Parks! Cabin
| 5 bd · 4.5 ba · sleeps 12 | $91,789 | $359 | 70% | 4.5★ (6) | 0.1 mi | Vrbo |
Modern Luxury・Pool, Hot Tub & Near Water Parks! Cabin
| 5 bd · 4.5 ba · sleeps 12 | $95,690 | $384 | 68% | 4.8★ (5) | 0.1 mi | Vrbo |
Modern Luxury・Pool, Hot Tub & Near Water Parks! Cabin
| 5 bd · 4.5 ba · sleeps 12 | $102,275 | $374 | 75% | 3.4★ (8) | 0.1 mi | Vrbo |
Modern Luxury・Pool, Hot Tub & Near Water Parks! Cabin
| 5 bd · 4.5 ba · sleeps 12 | $102,768 | $387 | 73% | 3.9★ (11) | 0.1 mi | Vrbo |
5BR Luxury Cabin・Pool・Near Dollywood / Water Parks Cabin
| 5 bd · 4.5 ba · sleeps 12 | $61,290 | $407 | 41% | — | 0.1 mi | Vrbo |
Modern Luxury・Pool, Hot Tub & Near Water Parks! Cabin
| 5 bd · 4.5 ba · sleeps 12 | $103,628 | $372 | 76% | 4.3★ (8) | 0.1 mi | Vrbo |
Indoor Pool • Golf Simulator • Sauna • Movie Room Cabin
| 5 bd · 4.5 ba · sleeps 16 | $86,707 | $628 | 38% | 4.9★ (26) | 0.2 mi | AirbnbVrboBooking |
Indoor Pool • Golf SIM • Sauna • Hot Tub • Games House
| 5 bd · 5 ba · sleeps 12 | $45,890 | $666 | 19% | 5★ (14) | 0.2 mi | AirbnbVrbo |
Luxe Stay N Smokies W Indoor Pool ・Hot Tub・Games Cabin
| 5 bd · 4.5 ba · sleeps 12 | $103,381 | $434 | 65% | 4.5★ (17) | 0.2 mi | AirbnbVrbo |
Luxe stay, Sleeps 12・Indoor Pool・Hot Tub・Games Cabin | 5 bd · 5 ba · sleeps 12 | $134,942 | $433 | 85% | 5★ (2) | 0.2 mi | Delisted |
Luxe stay, Sleeps 12・Indoor Pool・Hot Tub・Games Cabin
| 5 bd · 4.5 ba · sleeps 12 | $102,330 | $397 | 71% | 4.6★ (5) | 0.2 mi | Vrbo |
A Contemporary Spring Haven w Private Indoor Pool! Cabin | 5 bd · 4.5 ba · sleeps 12 | $81,339 | $489 | 46% | 4.8★ (39) | 0.3 mi | Airbnb |
Sunshine Ridge Stays - Luxury cabin with Rooftop, Indoor Pool, Game Room & Hot Tub Vacation home | 5 bd · 6 ba · sleeps 12 | $146,953 | $632 | 64% | 5★ (4) | 0.3 mi | Booking |
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 7.99% = 7.24% Freddie Mac 30-yr avg (Oct 29) + 0.75% investor premium
Est. revenue
$114,471
NOI
$68,460
Cash flow /mo
-$893
Cash needed
$380,500
Cash-on-cash
-2.8%
ROE (yr 1)
8.6%
Cap rate
5.7%
DSCR
0.86
Year-1 write-off
$273,995
Year-1 tax shield @ 32%
$87,678
Year-1 return on equity
- Cash flow (annual)-$10,711
- Principal paydown$7,533
- Appreciation at%$36,000
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)$22,894
- Platform fees (3% of revenue)$3,434
- Maintenance / capex (5% of revenue)$5,724
- Utilities & supplies$4,200
- HOA$2,388
- Property tax$171
- Insurance (STR-rated)$7,200
Cash needed to close
- Down payment (25%)$300,000
- Closing costs (4.0%)$48,000
- Furnishing (bought new)$32,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$87,678
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
$1,020,000
Short-life (5/15-yr)
$241,000 · 24%
Year-1 deduction
$274,000
Year-1 tax shield @ 32%
$88,000
Land 15% (market default, no usable tax-record split) · building $779,000 over 39 years · new furniture $33,000
Based on: 3,120 sq ft, built 2026, 5 bd / 5 ba, unfurnished, listing features (deck, patio, game room, fireplace, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $162,000 in year 1 (13% short-life, $52,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $21,400
Kitchen cabinetsdefault
$12,600 new × 100% good × 1.69 allocation
- $17,500
Kitchen countertopsdefault
$10,300 new × 100% good × 1.69 allocation
- $9,200
Decorative trimdefault
$5,500 new × 100% good × 1.69 allocation
- $1,300
Mirrorsdefault
$800 new × 100% good × 1.69 allocation
- $3,000
Shelvingdefault
$1,800 new × 100% good × 1.69 allocation
- $13,100
Window coverings (31)default
$7,800 new × 100% good × 1.69 allocation
- $13,600
Carpet, vinyl & laminate (40% of floors)default
$8,000 new × 100% good × 1.69 allocation
- $16,700
Kitchen & laundry equipment plumbingdefault
$9,800 new × 100% good × 1.69 allocation
- $10,100
Kitchen, laundry & data equipment electricaldefault
$5,900 new × 100% good × 1.69 allocation
- $13,000
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 100% good × 1.69 allocation
- $26,500
Furniture bought newlisting
$26,500 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $19,600
Paving: driveway & walks (paved)default
$11,600 new × 100% good × 1.69 allocation
- $18,900
Landscaping (typical)default
$11,100 new × 100% good × 1.69 allocation
- $23,800
Patioslisting
$14,000 new × 100% good × 1.69 allocation
- $59,400
Decks & porches (attached)listing
$35,100 new × 100% good × 1.69 allocation
- $573,000
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$338,400 new × 100% good × 1.69 allocation
- $59,600
Building plumbing & fixturesdefault
$35,200 new × 100% good × 1.69 allocation
- $62,400
Building electrical & lightingdefault
$36,800 new × 100% good × 1.69 allocation
- $59,500
HVACdefault
$35,100 new × 100% good × 1.69 allocation
- $20,400
Hardwood & tile floorsdefault
$12,000 new × 100% good × 1.69 allocation
- $4,500
Fireplacelisting
$2,600 new × 100% good × 1.69 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $151,500 | $121,700 | $800 | $274,000 |
| 2 | $0 | $0 | $20,000 | $20,000 |
| 3 | $0 | $0 | $20,000 | $20,000 |
| 4 | $0 | $0 | $20,000 | $20,000 |
| 5 | $0 | $0 | $20,000 | $20,000 |
| 6+ | $0 | $0 | $698,600 | $698,600 |
| Total | $151,500 | $121,700 | $779,300 | $1,052,500 |
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.