1477 William Holt Blvd
Sevierville, TN 37862
$550,000
2 bd · 2.5 ba · 1,178 sqft · Listed 1d ago
View on Realtor.com →Year built
2026
Sqft
1,178
Lot sqft
—
HOA / mo
$100
Furnished
No
List date
2026-10-16T13:41:03.000000Z
Revenue
Annual revenue
$39,191
ADR
$145
Occupancy
74%
Cleaning fees (12 mo)
$10,715
Confidence
Med (54.87), 38 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $38,829
Relaxing Escape, Sleeps 8・Near Dolly・Hot Tub
House · 2 bd · 2.5 ba · sleeps 8 · 105 ft
Revenue $38,636ADR $146Occ ≈ 73%4★ (13)
Charming Hideaway, Sleeps 7・Arcade + Pet Friendly
House · 2 bd · 2.5 ba · sleeps 7 · 141 ft
Revenue $40,602ADR $146Occ ≈ 76%4.5★ (11)
Sevierville Family Retreat with Private Hot Tub and Mountain Fun
Condominium (condo) · 2 bd · 2.5 ba · sleeps 6 · 174 ft
Revenue $35,366ADR $126Occ ≈ 77%4.8★ (28)
Comfortable Retreat with Hot-Tub in Sevierville, Tennessee
Cabin · 2 bd · 3 ba · sleeps 8 · 180 ft
Revenue $3,062ADR $218Occ ≈ 4%—
Comfortable Retreat with Hot-Tub in Sevierville, Tennessee
Vacation home · 2 bd · 3 ba · sleeps 8 · 184 ft
Revenue $35,915ADR $288Occ ≈ 34%—
Serene Retreat・Pet Friendly・Hot Tub + Arcade
Condominium (condo) · 2 bd · 2.5 ba · sleeps 6 · 187 ft
Revenue $42,646ADR $148Occ ≈ 79%4.8★ (17)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Relaxing Escape, Sleeps 8・Near Dolly・Hot Tub House | 2 bd · 2.5 ba · sleeps 8 | $38,636 | $146 | 73% | 4★ (13) | 105 ft | Vrbo |
Relaxing Escape, Sleeps 8・Near Dolly・Hot Tub House | 2 bd · 2.5 ba · sleeps 8 | $38,308 | $145 | 72% | 4.6★ (216) | 105 ft | AirbnbVrboBooking |
Pet Friendly Smoky Cabin Retreat・Hot Tub・Arcade Condominium (condo) | 2 bd · 2.5 ba · sleeps 6 | $39,232 | $140 | 77% | 4.5★ (64) | 112 ft | AirbnbVrboBooking |
Townhouse near Dollywood/HotTub/Arcade/PetFriendly Apartment | 2 bd · 2.5 ba · sleeps 8 | $62,971 | $234 | 74% | 5★ (169) | 131 ft | AirbnbVrbo |
Charming Hideaway, Sleeps 7・Arcade + Pet Friendly House | 2 bd · 2.5 ba · sleeps 7 | $40,602 | $146 | 76% | 4.5★ (11) | 141 ft | Vrbo |
Cozy Hideaway • Hot Tub • Arcade Machine • Dogs OK Condominium (condo) | 2 bd · 2.5 ba · sleeps 8 | $42,233 | $186 | 62% | 4.8★ (162) | 157 ft | AirbnbVrboBooking |
Sevierville Family Retreat with Private Hot Tub and Mountain Fun Condominium (condo) | 2 bd · 2.5 ba · sleeps 6 | $35,366 | $126 | 77% | 4.8★ (28) | 174 ft | Vrbo |
Comfortable Retreat with Hot-Tub in Sevierville, Tennessee Cabin | 2 bd · 3 ba · sleeps 8 | $3,062 | $218 | 4% | — | 180 ft | Vrbo |
Comfortable Retreat with Hot-Tub in Sevierville, Tennessee Vacation home | 2 bd · 3 ba · sleeps 8 | $35,915 | $288 | 34% | — | 184 ft | Booking |
Serene Retreat・Pet Friendly・Hot Tub + Arcade Condominium (condo) | 2 bd · 2.5 ba · sleeps 6 | $42,646 | $148 | 79% | 4.8★ (17) | 187 ft | Vrbo |
Show 28 more
Serene Retreat・Pet Friendly・Hot Tub + Arcade
Condominium (condo) · 2 bd · 3 ba · sleeps 6 · 207 ft
Revenue $30,317ADR $169Occ ≈ 49%4.6★ (67)
Charming Family Retreat with Hot Tub near Dollywood in Sevierville, Tennessee
Vacation home · 2 bd · 3 ba · sleeps 8 · 210 ft
Revenue $4,915ADR $234Occ ≈ 6%—
Serene Retreat・Pet Friendly・Hot Tub + Arcade
Condominium (condo) · 2 bd · 2.5 ba · sleeps 6 · 282 ft
Revenue $42,142ADR $147Occ ≈ 79%4.3★ (22)
Peaceful Stay Awaits, Sleeps 6・Hot tub・Arcade
Condominium (condo) · 2 bd · 2.5 ba · sleeps 6 · 345 ft
Revenue $37,601ADR $127Occ ≈ 81%4.4★ (25)
Peaceful Stay Awaits, Sleeps 6・Hot tub・Arcade
Condominium (condo) · 2 bd · 2.5 ba · sleeps 6 · 354 ft
Revenue $39,022ADR $137Occ ≈ 78%4.4★ (21)
Peaceful Stay Awaits, Sleeps 6・Hot tub・Arcade
Condominium (condo) · 2 bd · 3 ba · sleeps 6 · 374 ft
Revenue $28,522ADR $162Occ ≈ 48%4.8★ (36)
Spacious Escape, Sleeps 6・Hot tub + Pet Friendly
Condominium (condo) · 2 bd · 2.5 ba · sleeps 6 · 423 ft
Revenue $51,084ADR $140Occ ≈ 100%4.7★ (45)
Peaceful Autumn Escape | Hot tub + Pet Friendly
Condominium (condo) · 2 bd · 3 ba · sleeps 6 · 449 ft
Revenue $4,976ADR $146Occ ≈ 9%1★ (1)
Spacious Escape, Sleeps 6・Hot tub + Pet Friendly
Condominium (condo) · 2 bd · 2.5 ba · sleeps 6 · 476 ft
Revenue $45,598ADR $155Occ ≈ 81%4.8★ (13)
Best Location, Fully Stocked, FUN!
Cabin · 2 bd · 2 ba · sleeps 6 · 0.5 mi
Revenue $39,999ADR $313Occ ≈ 35%5★ (2)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Parton's Getaway*Easy Access*Close to Dollywood Condominium (condo) | 2 bd · 2.5 ba · sleeps 6 | $13,354 | $214 | 17% | 5★ (2) | 190 ft | AirbnbVrboBooking |
Cute Condo | Hot Tub | Minutes to Pigeon Forge! House | 2 bd · 2.5 ba · sleeps 8 | $24,828 | $181 | 38% | 4.5★ (8) | 203 ft | VrboBooking |
Serene Retreat・Pet Friendly・Hot Tub + Arcade Condominium (condo) | 2 bd · 3 ba · sleeps 6 | $30,317 | $169 | 49% | 4.6★ (67) | 207 ft | Vrbo |
Charming Family Retreat with Hot Tub near Dollywood in Sevierville, Tennessee Vacation home | 2 bd · 3 ba · sleeps 8 | $4,915 | $234 | 6% | — | 210 ft | Vrbo |
Beary Cozy Condo, Hot Tub & Game Room, Dollywood Condominium (condo) | 2 bd · 2.5 ba · sleeps 6 | $2,534 | $194 | 4% | 5★ (1) | 213 ft | AirbnbVrbo |
10 Min to Dollywood, Game Room, Fire Pit, Hut Tub House | 2 bd · 2 ba · sleeps 6 | $45,608 | $211 | 59% | 4.9★ (45) | 256 ft | AirbnbVrbo |
Townhouse near Dollywood w/ Hot Tub Apartment | 2 bd · 2.5 ba · sleeps 8 | $49,594 | $186 | 73% | 5★ (157) | 282 ft | AirbnbVrbo |
Serene Retreat・Pet Friendly・Hot Tub + Arcade Condominium (condo) | 2 bd · 2.5 ba · sleeps 6 | $42,142 | $147 | 79% | 4.3★ (22) | 282 ft | Vrbo |
Cute Condo | Hot Tub | Minutes to Pigeon Forge! House | 2 bd · 2.5 ba · sleeps 8 | $43,657 | $210 | 57% | 4.8★ (142) | 322 ft | AirbnbVrboBooking |
Peaceful Stay Awaits, Sleeps 6・Hot tub・Arcade Condominium (condo) | 2 bd · 2.5 ba · sleeps 6 | $37,601 | $127 | 81% | 4.4★ (25) | 345 ft | Vrbo |
Peaceful Stay Awaits, Sleeps 6・Hot tub・Arcade Condominium (condo) | 2 bd · 2.5 ba · sleeps 6 | $39,022 | $137 | 78% | 4.4★ (21) | 354 ft | Vrbo |
HOT TUB! Fall sale! Arcade 10 MIN to Dolly! House | 2 bd · 2.5 ba · sleeps 6 | $50,154 | $183 | 75% | 4.3★ (7) | 354 ft | AirbnbVrbo |
Peaceful Stay Awaits, Sleeps 6・Hot tub・Arcade Condominium (condo) | 2 bd · 2.5 ba · sleeps 6 | $50,057 | $372 | 37% | 4.5★ (615) | 364 ft | AirbnbVrboBooking |
HOT TUB! Summer sale! Arcade 10 MINS to Dolly! House | 2 bd · 2.5 ba · sleeps 6 | $40,529 | $149 | 75% | 4.8★ (38) | 374 ft | AirbnbVrbo |
Peaceful Stay Awaits, Sleeps 6・Hot tub・Arcade Condominium (condo) | 2 bd · 3 ba · sleeps 6 | $28,522 | $162 | 48% | 4.8★ (36) | 374 ft | Vrbo |
2BR Smoky Mts Retreat w/ Hot Tub! Pigeon Forge Condominium (condo) | 2 bd · 2.5 ba · sleeps 6 | $29,385 | $153 | 53% | 4.5★ (10) | 384 ft | AirbnbVrbo |
Spacious Escape, Sleeps 6・Hot tub + Pet Friendly Condominium (condo) | 2 bd · 2.5 ba · sleeps 6 | $51,084 | $140 | 100% | 4.7★ (45) | 423 ft | Vrbo |
Beautiful townhouse right near Dollywood! Townhouse | 2 bd · 2.5 ba · sleeps 6 | $26,807 | $185 | 40% | 4.9★ (100) | 423 ft | AirbnbVrbo |
Peaceful Autumn Escape | Hot tub + Pet Friendly Condominium (condo) | 2 bd · 3 ba · sleeps 6 | $4,976 | $146 | 9% | 1★ (1) | 449 ft | Vrbo |
Spring Escape | Cozy 2BR w Hot Tub & Arcade awaits House | 2 bd · 2.5 ba · sleeps 6 | $18,177 | $135 | 37% | 4.7★ (122) | 456 ft | AirbnbVrbo |
Spacious Escape, Sleeps 6・Hot tub + Pet Friendly Condominium (condo) | 2 bd · 2.5 ba · sleeps 6 | $45,598 | $155 | 81% | 4.8★ (13) | 476 ft | Vrbo |
NEW 8 min to Dollywood~King~Sauna~Nintendo~Guitar House | 2 bd · 2.5 ba · sleeps 6 | $47,319 | $160 | 81% | 5★ (222) | 502 ft | AirbnbVrboBooking |
🌲❤️Summer Special! 10 MIN to Dollywood! Arcade!🌲❤️ House | 2 bd · 2.5 ba · sleeps 6 | $40,992 | $140 | 80% | 4.2★ (11) | 0.1 mi | AirbnbVrbo |
New Summer townhome 10 min 2 Dollywood, Hot Tub House | 2 bd · 2.5 ba · sleeps 6 | $45,511 | $152 | 82% | 4.8★ (43) | 0.1 mi | AirbnbVrboBooking |
Smoky Mountain Getaway | 2BR | Hot Tub | 3 Beds House | 2 bd · 2.5 ba · sleeps 6 | $8,583 | $130 | 18% | 4.5★ (2) | 0.1 mi | AirbnbVrboBooking |
Dolly Themed Townhomes | Easy Access | Hot Tub Condominium (condo) | 2 bd · 2.5 ba · sleeps 7 | $17,636 | $219 | 22% | 4.7★ (3) | 0.1 mi | AirbnbVrboBooking |
Best Location, Fully Stocked, FUN! Cabin | 2 bd · 2 ba · sleeps 6 | $39,999 | $313 | 35% | 5★ (2) | 0.5 mi | Airbnb |
Dolly’s Smoky Mountains Farmhouse Cottage House | 2 bd · 2 ba · sleeps 4 | $24,215 | $163 | 41% | 4.9★ (153) | 0.7 mi | AirbnbVrbo |
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 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 15) + 0.75% investor premium
Est. revenue
$39,191
NOI
$18,568
Cash flow /mo
-$1,523
Cash needed
$175,500
Cash-on-cash
-10.4%
ROE (yr 1)
0.9%
Cap rate
3.4%
DSCR
0.50
Year-1 write-off
$163,499
Year-1 tax shield @ 32%
$52,320
Year-1 return on equity
- Cash flow (annual)-$18,273
- Principal paydown$3,345
- Appreciation at%$16,500
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)$7,838
- Platform fees (3% of revenue)$1,176
- Maintenance / capex (5% of revenue)$1,960
- Utilities & supplies$4,200
- HOA$1,200
- Property tax$950
- Insurance (STR-rated)$3,300
Cash needed to close
- Down payment (25%)$137,500
- Closing costs (4.0%)$22,000
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$52,320
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
$468,000
Short-life (5/15-yr)
$147,000 · 31%
Year-1 deduction
$163,000
Year-1 tax shield @ 32%
$52,000
Land 15% (market default, no usable tax-record split) · building $320,000 over 39 years · new furniture $16,000
Based on: 1,178 sq ft, built 2026, 2 bd / 2.5 ba, unfurnished, listing features (deck, patio, stone counters, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $100,000 in year 1 (18% short-life, $32,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $15,800
Kitchen cabinetsdefault
$8,400 new × 100% good × 1.88 allocation
- $16,200
Kitchen countertops (stone)listing
$8,600 new × 100% good × 1.88 allocation
- $3,900
Decorative trimdefault
$2,100 new × 100% good × 1.88 allocation
- $600
Mirrorsdefault
$300 new × 100% good × 1.88 allocation
- $1,700
Shelvingdefault
$900 new × 100% good × 1.88 allocation
- $5,700
Window coverings (12)default
$3,000 new × 100% good × 1.88 allocation
- $7,100
Carpet, vinyl & laminate (50% of floors)listing
$3,800 new × 100% good × 1.88 allocation
- $12,300
Kitchen & laundry equipment plumbingdefault
$6,500 new × 100% good × 1.88 allocation
- $7,400
Kitchen, laundry & data equipment electricaldefault
$3,900 new × 100% good × 1.88 allocation
- $15,300
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)listing
$8,100 new × 100% good × 1.88 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $13,400
Paving: driveway & walks (paved)listing
$7,100 new × 100% good × 1.88 allocation
- $12,900
Landscaping (typical)default
$6,800 new × 100% good × 1.88 allocation
- $10,000
Patioslisting
$5,300 new × 100% good × 1.88 allocation
- $25,000
Decks & porches (attached)listing
$13,300 new × 100% good × 1.88 allocation
- $240,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$127,500 new × 100% good × 1.88 allocation
- $24,900
Building plumbing & fixturesdefault
$13,200 new × 100% good × 1.88 allocation
- $23,000
Building electrical & lightingdefault
$12,200 new × 100% good × 1.88 allocation
- $25,000
HVACdefault
$13,300 new × 100% good × 1.88 allocation
- $7,100
Hardwood & tile floorsdefault
$3,800 new × 100% good × 1.88 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $101,900 | $61,300 | $300 | $163,500 |
| 2 | $0 | $0 | $8,200 | $8,200 |
| 3 | $0 | $0 | $8,200 | $8,200 |
| 4 | $0 | $0 | $8,200 | $8,200 |
| 5 | $0 | $0 | $8,200 | $8,200 |
| 6+ | $0 | $0 | $287,100 | $287,100 |
| Total | $101,900 | $61,300 | $320,300 | $483,500 |
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.