3010 Old Happy Hollow Rd

Sevierville, TN 37876

$540,000

2 bd · 2 ba · 896 sqft · Listed 1d ago

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Low confidenceEst. land %

Year built

2026

Sqft

896

Lot sqft

147,668

HOA / mo

Furnished

List date

2026-10-02T22:51:41.000000Z

Revenue

Annual revenue

$50,043

ADR

$215

Occupancy

64%

Cleaning fees (12 mo)

$7,214

Confidence

Med (68.45), 7 comps

Comp revenue range (p25 / median / p75)

$40,713$50,446$56,621

Few similar-size comps were found, so all comps are shown.

Median revenue of shown comps: $50,446

Romantic Smoky Mountain Cabin Rental, 1BR Hideaway
Cabin · 1 bd · 1 ba · sleeps 2 · 0.5 mi
Revenue $54,827ADR $0Occ ≈ —4.8★ (90)
Airbnb Booking
Nature’s Hideaway | Hot Tub, Game Room, Pets Ok!
Cabin · 2 bd · 2 ba · sleeps 6 · 0.5 mi
Revenue $39,485ADR $236Occ ≈ 46%4.8★ (26)
Airbnb Vrbo
Private Mountain Cabin | Hot Tub |3 Miles to GSMNP
Cabin · 1 bd · 1 ba · sleeps 2 · 0.5 mi
Revenue $41,941ADR $151Occ ≈ 76%4.7★ (76)
Airbnb Vrbo
River Memories -On the Little Pigeon River!
Cabin · 3 bd · 2.5 ba · sleeps 8 · 0.6 mi
Revenue $77,212ADR $339Occ ≈ 62%4.9★ (37)
Airbnb Vrbo
Laurel Creek Lodge: Creekside, Hot Tub, Games
Cabin · 2 bd · 3 ba · sleeps 6 · 0.6 mi
Revenue $58,414ADR $307Occ ≈ 52%4.7★ (3)
Airbnb Vrbo
The best in tiny living! TreehouseTopia
Treehouse · 1 bd · 1 ba · sleeps 2 · 0.7 mi
Revenue $27,964ADR $225Occ ≈ 34%4.8★ (375)
Airbnb
Whimsical Treehouse
Cabin · 1 bd · 1 ba · sleeps 4 · 0.7 mi
Revenue $50,446ADR $351Occ ≈ 39%4.8★ (145)
Airbnb

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Romantic Smoky Mountain Cabin Rental, 1BR Hideaway Cabin	1 bd · 1 ba · sleeps 2	$54,827	$0	—	4.8★ (90)	0.5 mi	Airbnb Booking
Nature’s Hideaway \| Hot Tub, Game Room, Pets Ok! Cabin	2 bd · 2 ba · sleeps 6	$39,485	$236	46%	4.8★ (26)	0.5 mi	Airbnb Vrbo
Private Mountain Cabin \| Hot Tub \|3 Miles to GSMNP Cabin	1 bd · 1 ba · sleeps 2	$41,941	$151	76%	4.7★ (76)	0.5 mi	Airbnb Vrbo
River Memories -On the Little Pigeon River! Cabin	3 bd · 2.5 ba · sleeps 8	$77,212	$339	62%	4.9★ (37)	0.6 mi	Airbnb Vrbo
Laurel Creek Lodge: Creekside, Hot Tub, Games Cabin	2 bd · 3 ba · sleeps 6	$58,414	$307	52%	4.7★ (3)	0.6 mi	Airbnb Vrbo
The best in tiny living! TreehouseTopia Treehouse	1 bd · 1 ba · sleeps 2	$27,964	$225	34%	4.8★ (375)	0.7 mi	Airbnb
Whimsical Treehouse Cabin	1 bd · 1 ba · sleeps 4	$50,446	$351	39%	4.8★ (145)	0.7 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

Financing

Management

Purchase priceAlready furnishedTax bracketCount tax savings in returnsOnly if you can use the losses (STR loophole)

Est. revenue

$50,043

NOI

$28,507

Cash flow /mo

$2,376

Cash needed

$577,600

Cash-on-cash (all cash)

4.9%

ROE (yr 1)

7.7%

Cap rate

5.3%

DSCR

—

Year-1 write-off

$164,832

Year-1 tax shield @ 32%

$52,746

Year-1 return on equity

Cash flow (annual)$28,507
Principal paydown (n/a, cash)$0
Appreciation at%$16,200

ROE7.7%

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)$10,009
Platform fees (3% of revenue)$1,501
Maintenance / capex (5% of revenue)$2,502
Utilities & supplies$4,200
HOA$0
Property tax$84
Insurance (STR-rated)$3,240

Cash needed to close

Purchase price (all cash)$540,000
Closing costs (4.0%)$21,600
Furnishing (bought new)$16,000

Tax savings if the STR loophole applies

Tax shield @ 32%$52,746

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

$459,000

Short-life (5/15-yr)

$148,000 · 32%

Year-1 deduction

$165,000

Year-1 tax shield @ 32%

$53,000

Land 15% (market default, no usable tax-record split) · building $311,000 over 39 years · new furniture $16,000

Based on: 896 sq ft, built 2026, 2 bd / 2 ba, unfurnished, listing features (hot tub, patio, fireplace, stone counters, flooring types, appliance list, septic, wooded lot).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $122,000 in year 1 (23% short-life, $39,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$133,200

Kitchen cabinetsdefault
$7,800 new × 100% good × 2.22 allocation
$17,200
Kitchen countertops (stone)listing
$7,900 new × 100% good × 2.22 allocation
$17,600
Decorative trimdefault
$1,600 new × 100% good × 2.22 allocation
$3,500
Mirrorsdefault
$300 new × 100% good × 2.22 allocation
$700
Shelvingdefault
$900 new × 100% good × 2.22 allocation
$2,000
Window coverings (9)default
$2,300 new × 100% good × 2.22 allocation
$5,000
Carpet, vinyl & laminate (100% of floors)listing
$5,800 new × 100% good × 2.22 allocation
$12,800
Kitchen & laundry equipment plumbingdefault
$6,000 new × 100% good × 2.22 allocation
$13,400
Kitchen, laundry & data equipment electricaldefault
$3,700 new × 100% good × 2.22 allocation
$8,100
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 100% good × 2.22 allocation
$17,100
Hot tub (freestanding)listing
$9,000 new × 100% good × 2.22 allocation
$20,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
$16,000

15-year land improvements$31,300

Paving: driveway & walks (paved)default
$6,200 new × 100% good × 2.22 allocation
$13,800
Landscaping (minimal)listing
$3,000 new × 100% good × 2.22 allocation
$6,600
Patioslisting
$4,000 new × 100% good × 2.22 allocation
$8,900
Decks & porches (attached)default
$900 new × 100% good × 2.22 allocation
$2,000

Building, 39-year$310,500

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$96,700 new × 100% good × 2.22 allocation
$214,400
Building plumbing & fixturesdefault
$10,000 new × 100% good × 2.22 allocation
$22,200
Building electrical & lightingdefault
$8,600 new × 100% good × 2.22 allocation
$19,100
HVACdefault
$10,100 new × 100% good × 2.22 allocation
$22,400
Fireplacelisting
$2,600 new × 100% good × 2.22 allocation
$5,800
Septic systemlisting
$12,000 new × 100% good × 2.22 allocation
$26,600

About the property

Sold furnishedGame roomHot tubPoolDeckDrivewayLandscapingFencedIrrigationLong-term rental (27.5-yr)Carpet / vinyl / laminate %Placed in serviceClosing costs $ (adds to basis)Land %Bonus depreciation %

Depreciation schedule: typical cost seg study

Year	5-yr	15-yr	Building	Total
1	$133,200	$31,300	$300	$164,800
2	$0	$0	$8,000	$8,000
3	$0	$0	$8,000	$8,000
4	$0	$0	$8,000	$8,000
5	$0	$0	$8,000	$8,000
6+	$0	$0	$278,300	$278,300
Total	$133,200	$31,300	$310,500	$475,000

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.