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2793 Dogwood Dr

2793 Dogwood Dr

Sevierville, TN 37876

$875,000

3 bd · 2 ba · 1,857 sqft · Listed 2d ago

View on Realtor.com →
Est. land %

Year built

2026

Sqft

1,857

Lot sqft

23,087

HOA / mo

None

Furnished

No

List date

2026-09-25T17:21:34Z

Revenue

Annual revenue

$59,898

ADR

$214

Occupancy

77%

Cleaning fees (12 mo)

$8,485

Confidence

Low (44.45), 10 comps

Comp revenue range (p25 / median / p75)

$30,375$51,477$73,005

  • Smokies Pool Cabin | Hot Tub | Theater | Dollywood

    3 bd · 3 ba · sleeps 8 · 0.3 mi

    Revenue —ADR $445Occ ≈ —4.9★ (9)

    AirbnbVrbo

  • Smokies & Dollywood 20 Min | Pool-HotTub-Theatre

    3 bd · 3 ba · sleeps 9 · 0.3 mi

    Revenue —ADR $382Occ ≈ —5★ (48)

    AirbnbVrbo

  • Red Cedar Lodge By Avada Properties

    3 bd · 3 ba · sleeps 10 · 0.4 mi

    Revenue —ADR $107Occ ≈ ——

    —

  • *Relaxing 3BD Cabin w/ HOT TUB! Firepit + Games!*

    3 bd · 2.5 ba · sleeps 10 · 0.4 mi

    Revenue —ADR $306Occ ≈ —4.8★ (29)

    AirbnbVrbo

  • Cedar Splash

    3 bd · 2 ba · sleeps 10 · 0.4 mi

    Revenue —ADR $431Occ ≈ ——

    —

  • Spectacular Family Retreat with Hi-End Décor, Game

    3 bd · 2.5 ba · sleeps 10 · 0.4 mi

    Revenue —ADR $274Occ ≈ —4.5★ (15)

    AirbnbVrbo

  • RedCedarRetr: MtnViews*Hot Tub*Wifi*Fire Pit*Yard

    3 bd · 3 ba · sleeps 8 · 0.4 mi

    Revenue —ADR $396Occ ≈ —4.2★ (12)

    AirbnbVrbo

  • Luxe Cabin w/ Covered Pool + Smoky Mountain Vistas

    3 bd · 2 ba · sleeps 12 · 0.4 mi

    Revenue —ADR $331Occ ≈ —4.2★ (221)

    AirbnbVrbo

  • Log Cabin-Hot Tub, Gatlinburg Smoky Mountain View

    3 bd · 2 ba · sleeps 8 · 0.5 mi

    Revenue —ADR $150Occ ≈ —4.9★ (45)

    AirbnbVrbo

  • Red Cedar Lodge - Mountain Views, Outdoor Hot Tub, + Arcade Games!

    3 bd · 2 ba · sleeps 10 · 0.5 mi

    Revenue —ADR $140Occ ≈ —4.7★ (3)

    —

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

Est. revenue

$59,898

NOI

$33,647

Cash flow /mo

$2,804

Cash needed

$935,500

Cash-on-cash (all cash)

3.6%

ROE (yr 1)

6.4%

Cap rate

3.8%

DSCR

—

Year-1 write-off

$206,917

Year-1 tax shield @ 32%

$66,213

Year-1 return on equity

  • Cash flow (annual)$33,647
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$26,250
ROE6.4%
ROE incl. year-1 tax savings (32% bracket, STR loophole)13.5%
Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$11,980
  • Platform fees (3% of revenue)$1,797
  • Maintenance / capex (5% of revenue)$2,995
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$30
  • Insurance (STR-rated)$5,250

Cash needed to close

  • Purchase price (all cash)$875,000
  • Closing costs (4.0%)$35,000
  • Furnishing (bought new)$25,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$66,213

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

$744,000

Short-life (5/15-yr)

$180,000 · 24%

Year-1 deduction

$207,000

Year-1 tax shield @ 32%

$66,000

Land 15% (market default, no usable tax-record split) · building $564,000 over 39 years · new furniture $26,000

Based on: 1,857 sq ft, built 2026, 3 bd / 2 ba, unfurnished, listing features (hot tub, deck, game room, fireplace, flooring types, appliance list, septic).

IRS-guide safe-harbor floor: $123,000 in year 1 (13% short-life, $39,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$127,000

  • Kitchen cabinetsdefault

    $9,900 new × 100% good × 1.94 allocation

    $19,200

  • Kitchen countertopsdefault

    $8,100 new × 100% good × 1.94 allocation

    $15,700

  • Decorative trimdefault

    $3,200 new × 100% good × 1.94 allocation

    $6,300

  • Mirrorsdefault

    $300 new × 100% good × 1.94 allocation

    $600

  • Shelvingdefault

    $1,200 new × 100% good × 1.94 allocation

    $2,300

  • Window coverings (19)default

    $4,800 new × 100% good × 1.94 allocation

    $9,200

  • Kitchen & laundry equipment plumbingdefault

    $7,700 new × 100% good × 1.94 allocation

    $14,900

  • Kitchen, laundry & data equipment electricaldefault

    $4,600 new × 100% good × 1.94 allocation

    $9,000

  • Appliances (range, microwave, dishwasher)listing

    $3,500 new × 100% good × 1.94 allocation

    $6,800

  • Hot tub (freestanding)listing

    $9,000 new × 100% good × 1.94 allocation

    $17,500

  • Furniture bought newlisting

    $19,500 new × 100% good · bought separately

    $19,500

  • Game-room equipment bought newlisting

    $6,000 new × 100% good · bought separately

    $6,000
15-year land improvements$78,100

  • Paving: driveway & walks (paved)default

    $8,900 new × 100% good × 1.94 allocation

    $17,300

  • Landscaping (typical)default

    $8,600 new × 100% good × 1.94 allocation

    $16,700

  • Patiosdefault

    $1,800 new × 100% good × 1.94 allocation

    $3,600

  • Decks & porches (attached)listing

    $20,900 new × 100% good × 1.94 allocation

    $40,600
Building, 39-year$564,100

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $201,400 new × 100% good × 1.94 allocation

    $391,000

  • Building plumbing & fixturesdefault

    $20,900 new × 100% good × 1.94 allocation

    $40,600

  • Building electrical & lightingdefault

    $20,800 new × 100% good × 1.94 allocation

    $40,400

  • HVACdefault

    $20,900 new × 100% good × 1.94 allocation

    $40,600

  • Hardwood & tile floorsdefault

    $12,000 new × 100% good × 1.94 allocation

    $23,200

  • Fireplacelisting

    $2,600 new × 100% good × 1.94 allocation

    $5,100

  • Septic systemlisting

    $12,000 new × 100% good × 1.94 allocation

    $23,300

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$127,000$78,100$1,800$206,900
2$0$0$14,500$14,500
3$0$0$14,500$14,500
4$0$0$14,500$14,500
5$0$0$14,500$14,500
6+$0$0$504,500$504,500
Total$127,000$78,100$564,100$769,200

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.