520 New Venture Way
Sevierville, TN 37876
$881,020
4 bd · 3.5 ba · 2,796 sqft · Listed 2d ago
View on Realtor.com →Year built
2025
Sqft
2,796
Lot sqft
436
HOA / mo
$199
Furnished
No
List date
2026-09-25T18:54:28Z
Revenue
Annual revenue
$84,119
ADR
$382
Occupancy
60%
Cleaning fees (12 mo)
$18,343
Confidence
Low (49.26), 50 comps
Comp revenue range (p25 / median / p75)
Dolly-themed Cabin with Indoor Pool & Hot Tub
4 bd · 4.5 ba · sleeps 12 · 361 ft
Revenue —ADR $457Occ ≈ —5★ (1)
Modern Cabin, Sleeps 10・Indoor Pool・Hot Tub・Games
4 bd · 4.5 ba · sleeps 10 · 492 ft
Revenue —ADR $405Occ ≈ —4★ (4)
Luxe Cabin W Indoor Pool・Spacious Cabin, Sleeps 10
4 bd · 4 ba · sleeps 10 · 0.1 mi
Revenue —ADR $357Occ ≈ ——
Ridgeview Retreat by AvantStay
4 bd · 4 ba · sleeps 10 · 0.1 mi
Revenue —ADR $442Occ ≈ ——
—
Soaky Pool Cabin Sleeps 12 w/ Hot Tub
4 bd · 4.5 ba · sleeps 12 · 0.1 mi
Revenue —ADR $832Occ ≈ ——
Vols-Themed Cabin w/ Indoor Pool & Views
4 bd · 4.5 ba · sleeps 12 · 0.1 mi
Revenue —ADR $579Occ ≈ ——
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Pool w/ a grotto!/Hot Tub/Game Room/Rooftop Deck | 4 bd · 4 ba · sleeps 8 | — | $627 | — | 5★ (56) | 276 ft | AirbnbVrbo |
Dolly-themed Cabin with Indoor Pool & Hot Tub | 4 bd · 4.5 ba · sleeps 12 | — | $411 | — | 5★ (3) | 289 ft | AirbnbVrbo |
Dolly-themed Cabin with Indoor Pool & Hot Tub | 4 bd · 4.5 ba · sleeps 12 | — | $457 | — | 5★ (1) | 361 ft | Airbnb |
NEW Heated Pool & Theater Luxury Getaway|Mtn Views | 4 bd · 4.5 ba · sleeps 12 | — | $480 | — | 5★ (89) | 479 ft | AirbnbVrbo |
Modern Cabin, Sleeps 10・Indoor Pool・Hot Tub・Games | 4 bd · 4.5 ba · sleeps 10 | — | $405 | — | 4★ (4) | 492 ft | Vrbo |
Luxe Cabin W Indoor Pool・Spacious Cabin, Sleeps 10 | 4 bd · 4 ba · sleeps 10 | — | $357 | — | — | 0.1 mi | Vrbo |
Ridgeview Retreat by AvantStay | 4 bd · 4 ba · sleeps 10 | — | $442 | — | — | 0.1 mi | — |
Soaky Pool Cabin Sleeps 12 w/ Hot Tub | 4 bd · 4.5 ba · sleeps 12 | — | $832 | — | — | 0.1 mi | Airbnb |
Vols-Themed Cabin w/ Indoor Pool & Views | 4 bd · 4.5 ba · sleeps 12 | — | $579 | — | — | 0.1 mi | Airbnb |
Spacious 4BD+Loft Near TOWN | Hot Tub +POOL +Sauna | 4 bd · 4.5 ba · sleeps 14 | — | $685 | — | 4.7★ (21) | 0.1 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 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$84,119
NOI
$44,892
Cash flow /mo
-$1,007
Cash needed
$278,496
Cash-on-cash
-4.3%
ROE (yr 1)
7.2%
Cap rate
5.1%
DSCR
0.79
Year-1 write-off
$175,448
Year-1 tax shield @ 32%
$56,143
Year-1 return on equity
- Cash flow (annual)-$12,079
- Principal paydown$5,765
- Appreciation at%$26,431
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$16,824
- Platform fees (3% of revenue)$2,524
- Maintenance / capex (5% of revenue)$4,206
- Utilities & supplies$4,200
- HOA$2,388
- Property tax$3,800
- Insurance (STR-rated)$5,286
Cash needed to close
- Down payment (25%)$220,255
- Closing costs (4.0%)$35,241
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$56,143
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
$749,000
Short-life (5/15-yr)
$151,000 · 20%
Year-1 deduction
$175,000
Year-1 tax shield @ 32%
$56,000
Land 15% (market default, no usable tax-record split) · building $598,000 over 39 years · new furniture $23,000
Based on: 2,796 sq ft, built 2025, 4 bd / 3.5 ba, unfurnished, listing features (deck, fireplace, flooring types, appliance list, wooded lot).
IRS-guide safe-harbor floor: $92,000 in year 1 (9% short-life, $30,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $16,700
Kitchen cabinetsdefault
$11,900 new × 96% good × 1.46 allocation
- $13,600
Kitchen countertopsdefault
$9,800 new × 96% good × 1.46 allocation
- $6,800
Decorative trimdefault
$4,900 new × 96% good × 1.46 allocation
- $600
Mirrorsdefault
$500 new × 92% good × 1.46 allocation
- $2,100
Shelvingdefault
$1,500 new × 96% good × 1.46 allocation
- $9,200
Window coverings (28)default
$7,000 new × 90% good × 1.46 allocation
- $13,200
Kitchen & laundry equipment plumbingdefault
$9,300 new × 98% good × 1.46 allocation
- $8,000
Kitchen, laundry & data equipment electricaldefault
$5,600 new × 98% good × 1.46 allocation
- $10,300
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 92% good × 1.46 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $15,300
Paving: driveway & walks (paved)default
$11,000 new × 96% good × 1.46 allocation
- $7,400
Landscaping (minimal)listing
$5,300 new × 96% good × 1.46 allocation
- $3,900
Patiosdefault
$2,800 new × 96% good × 1.46 allocation
- $43,500
Decks & porches (attached)listing
$31,500 new × 95% good × 1.46 allocation
- $434,400
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$303,600 new × 98% good × 1.46 allocation
- $44,900
Building plumbing & fixturesdefault
$31,500 new × 98% good × 1.46 allocation
- $46,700
Building electrical & lightingdefault
$32,700 new × 98% good × 1.46 allocation
- $43,500
HVACdefault
$31,500 new × 95% good × 1.46 allocation
- $25,100
Hardwood & tile floorsdefault
$18,000 new × 96% good × 1.46 allocation
- $3,700
Fireplacelisting
$2,600 new × 96% good × 1.46 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $103,500 | $70,000 | $1,900 | $175,400 |
| 2 | $0 | $0 | $15,300 | $15,300 |
| 3 | $0 | $0 | $15,300 | $15,300 |
| 4 | $0 | $0 | $15,300 | $15,300 |
| 5 | $0 | $0 | $15,300 | $15,300 |
| 6+ | $0 | $0 | $535,100 | $535,100 |
| Total | $103,500 | $70,000 | $598,300 | $771,900 |
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: 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.