2778 Waldens Creek Rd
Sevierville, TN 37862
$475,000
2 bd · 2.5 ba · 1,344 sqft · Listed 2d ago
View on Realtor.com →Year built
1996
Sqft
1,344
Lot sqft
27,878
HOA / mo
$0
Furnished
No
List date
2026-10-31T20:13:35.000000Z
Revenue
Annual revenue
$45,169
ADR
$233
Occupancy
53%
Cleaning fees (12 mo)
$8,512
Confidence
Low (35.05), 20 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $43,882
Secluded Setting-2 Bdrm 2 Bath Petfriendly One Story Cabin Free wifi
Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $30,425ADR $183Occ ≈ 46%4.2★ (56)
Tiny Pet Friendly Home in the Smokies with Firepit
Tiny house · 2 bd · 2 ba · sleeps 4 · 0.3 mi
Revenue $10,181ADR $123Occ ≈ 23%4.8★ (52)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Fabulous Mountain Cabin Gatlinburg & Pigeon Forge Cabin | 2 bd · 2.5 ba · sleeps 6 | $52,788 | $293 | 49% | 4.9★ (166) | 0.1 mi | AirbnbVrbo |
Sunset Solitude Cabin | 2 bd · 2 ba · sleeps 4 | $29,121 | $257 | 31% | — | 0.2 mi | AirbnbBooking |
Cabin w/ Hot Tub & Deck ~ 7 Mi to Pigeon Forge! Cabin
| 2 bd · 3 ba · sleeps 8 | $30,831 | $218 | 39% | 4.8★ (88) | 0.2 mi | AirbnbVrboBooking |
Peaceful Retreat | Pets OK + Hot Tub + Games Cabin
| 2 bd · 3 ba · sleeps 8 | $66,806 | $247 | 74% | 4.8★ (4) | 0.2 mi | AirbnbVrbo |
Secluded Setting-2 Bdrm 2 Bath Petfriendly One Story Cabin Free wifi Cabin | 2 bd · 2 ba · sleeps 6 | $30,425 | $183 | 46% | 4.2★ (56) | 0.2 mi | Vrbo |
Tiny Pet Friendly Home in the Smokies with Firepit Tiny house | 2 bd · 2 ba · sleeps 4 | $10,181 | $123 | 23% | 4.8★ (52) | 0.3 mi | Airbnb |
Cozy 2BD POOL Cabin w/ Hot Tub + Games! Near TOWN! Cabin
| 2 bd · 2.5 ba · sleeps 4 | $81,945 | $301 | 75% | 4.8★ (38) | 0.3 mi | AirbnbVrbo |
Bana's Place・Hot Tub・GameRoom・Creek View・Pets Welc Cabin
| 2 bd · 2 ba · sleeps 4 | $11,871 | $233 | 14% | 4★ (3) | 0.5 mi | AirbnbVrbo |
Bana's Place Vacation home | 2 bd · 2 ba · sleeps 4 | $12,271 | $327 | 10% | — | 0.6 mi | Booking |
LOCATION! Log Cabin! Sleeps 6, NO SCARY Roads! Cabin
| 2 bd · 2 ba · sleeps 6 | $72,869 | $453 | 44% | 5★ (107) | 0.6 mi | AirbnbVrbo |
Show 9 more
Creekside•15 Min Pigeon Forge• Hot Tub• Pool Table
Cabin · 2 bd · 2 ba · sleeps 6 · 0.6 mi
Revenue $43,882ADR $183Occ ≈ 66%4.8★ (76)
Delisted
Quite Cabin On Walden's Creek•15 Min PigeonForge
Cabin · 2 bd · 2 ba · sleeps 6 · 0.6 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +6
Revenue $3,094ADR $162Occ ≈ 5%4.8★ (7)
Prime Views! Above & Beyond Pigeon Forge Cabin
Cabin · 2 bd · 2 ba · sleeps 8 · 0.7 mi
Revenue $48,875ADR $213Occ ≈ 63%4.7★ (119)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Relaxing Creekside Cottage-Gameroom-FREE Tickets Chalet | 2 bd · 2 ba · sleeps 4 | $15,483 | $245 | 17% | 4.6★ (40) | 0.6 mi | AirbnbBooking |
Creekside•15 Min Pigeon Forge• Hot Tub• Pool Table Cabin | 2 bd · 2 ba · sleeps 6 | $43,882 | $183 | 66% | 4.8★ (76) | 0.6 mi | Delisted |
Quite Cabin On Walden's Creek•15 Min PigeonForge Cabin
| 2 bd · 2 ba · sleeps 6 | $3,094 | $162 | 5% | 4.8★ (7) | 0.6 mi | Airbnb |
Mountain Escape-Hot Tub, Waterfalls & Cozy Couch! Cabin
| 2 bd · 2 ba · sleeps 4 | $46,457 | $316 | 40% | 4.9★ (77) | 0.6 mi | AirbnbVrbo |
Waterfront Creek Cabin 12 min Pigeon Forge Hot Tub Cabin
| 2 bd · 2 ba · sleeps 6 | $46,846 | $196 | 65% | 4.5★ (237) | 0.6 mi | AirbnbVrbo |
A Walk in the Clouds - Luxury Awaits You! Cabin
| 2 bd · 2 ba · sleeps 6 | $8,997 | $243 | 10% | 5★ (2) | 0.7 mi | AirbnbVrbo |
TuckeredBear,Great View,Pool Table,HotTub,Peaceful Cabin
| 2 bd · 2 ba · sleeps 6 | $62,836 | $262 | 66% | 5★ (189) | 0.7 mi | AirbnbVrbo |
Spectacular Smoky Mountain Views Cabin
| 2 bd · 2 ba · sleeps 6 | $74,783 | $247 | 83% | 4.9★ (396) | 0.7 mi | AirbnbVrbo |
Prime Views! Above & Beyond Pigeon Forge Cabin Cabin | 2 bd · 2 ba · sleeps 8 | $48,875 | $213 | 63% | 4.7★ (119) | 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
Rate 7.99% = 7.24% Freddie Mac 30-yr avg (Oct 29) + 0.75% investor premium
Est. revenue
$45,169
NOI
$24,066
Cash flow /mo
-$606
Cash needed
$159,750
Cash-on-cash
-4.6%
ROE (yr 1)
6.2%
Cap rate
5.1%
DSCR
0.77
Year-1 write-off
$125,784
Year-1 tax shield @ 32%
$40,251
Year-1 return on equity
- Cash flow (annual)-$7,273
- Principal paydown$2,982
- Appreciation at%$14,250
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)$9,034
- Platform fees (3% of revenue)$1,355
- Maintenance / capex (5% of revenue)$2,258
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,406
- Insurance (STR-rated)$2,850
Cash needed to close
- Down payment (25%)$118,750
- Closing costs (4.0%)$19,000
- Furnishing (bought new)$22,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$40,251
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
$404,000
Short-life (5/15-yr)
$103,000 · 26%
Year-1 deduction
$126,000
Year-1 tax shield @ 32%
$40,000
Land 15% (market default, no usable tax-record split) · building $300,000 over 39 years · new furniture $22,000
Based on: 1,344 sq ft, built 1996, 2 bd / 2.5 ba, unfurnished, listing features (hot tub, deck, game room, fireplace, flooring types, appliance list, septic, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $80,000 in year 1 (14% short-life, $26,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,500
Kitchen cabinetsdefault
$8,700 new × 40% good × 3.00 allocation
- $8,600
Kitchen countertopsdefault
$7,200 new × 40% good × 3.00 allocation
- $2,800
Decorative trimdefault
$2,400 new × 40% good × 3.00 allocation
- $400
Mirrorsdefault
$300 new × 40% good × 3.00 allocation
- $1,100
Shelvingdefault
$900 new × 40% good × 3.00 allocation
- $3,900
Window coverings (13)default
$3,300 new × 40% good × 3.00 allocation
- $3,500
Carpet, vinyl & laminate (33% of floors)listing
$2,900 new × 40% good × 3.00 allocation
- $8,200
Kitchen & laundry equipment plumbingdefault
$6,800 new × 40% good × 3.00 allocation
- $4,900
Kitchen, laundry & data equipment electricaldefault
$4,100 new × 40% good × 3.00 allocation
- $7,200
Appliances (range, refrigerator, washer, dryer)listing
$6,000 new × 40% good × 3.00 allocation
- $10,800
Hot tub (freestanding)listing
$9,000 new × 40% good × 3.00 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $11,400
Paving: driveway & walks (paved)default
$7,600 new × 50% good × 3.00 allocation
- $5,500
Landscaping (minimal)listing
$3,700 new × 50% good × 3.00 allocation
- $2,000
Patiosdefault
$1,300 new × 50% good × 3.00 allocation
- $22,700
Decks & porches (attached)listing
$15,100 new × 50% good × 3.00 allocation
- $218,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$145,700 new × 50% good × 3.00 allocation
- $18,100
Building plumbing & fixturesdefault
$15,100 new × 40% good × 3.00 allocation
- $17,200
Building electrical & lightingdefault
$14,300 new × 40% good × 3.00 allocation
- $18,200
HVACdefault
$15,100 new × 40% good × 3.00 allocation
- $6,900
Hardwood & tile floorsdefault
$5,800 new × 40% good × 3.00 allocation
- $3,200
Fireplacelisting
$2,600 new × 40% good × 3.00 allocation
- $18,000
Septic systemlisting
$12,000 new × 50% good × 3.00 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $83,900 | $41,600 | $300 | $125,800 |
| 2 | $0 | $0 | $7,700 | $7,700 |
| 3 | $0 | $0 | $7,700 | $7,700 |
| 4 | $0 | $0 | $7,700 | $7,700 |
| 5 | $0 | $0 | $7,700 | $7,700 |
| 6+ | $0 | $0 | $269,200 | $269,200 |
| Total | $83,900 | $41,600 | $300,300 | $425,800 |
The building's share of the price ($404,000) is 3.0x our depreciated replacement cost of the home ($134,000). The IRS guide treats a gap this size as a reason to review the land share: if land is worth more than the county ratio says, the basis and the write-off are smaller.
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.