422 Compass Point Way
Sevierville, TN 37876
$899,000
4 bd · 4.5 ba · 2,423 sqft · Listed 1d ago
View on Realtor.com →Year built
2023
Sqft
2,423
Lot sqft
2,614
HOA / mo
$199
Furnished
No
List date
2026-10-28T21:01:16.000000Z
Revenue
Annual revenue
$85,386
ADR
$389
Occupancy
60%
Cleaning fees (12 mo)
$16,738
Confidence
Med (54.41), 50 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $74,278
The Falls @ Reedmont Indoor Waterfall Grotto Pool
House · 4 bd · 5 ba · sleeps 12 · 341 ft
Revenue $162,388ADR $651Occ ≈ 68%4.9★ (31)
Unobstructed Mountain Views | Pool | Easy Drive
Cabin · 4 bd · 4.5 ba · sleeps 12 · 456 ft
Revenue $22,027ADR $502Occ ≈ 12%4.8★ (27)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
MtnSplash: Pool*View*Pets*Games*HotTub*Wifi*FirePit Cabin
| 4 bd · 4.5 ba · sleeps 12 | $117,642 | $627 | 51% | — | 125 ft | AirbnbVrboBooking |
Great Views, Modern Luxury, Indoor Pool, Theater Cabin
| 4 bd · 4.5 ba · sleeps 11 | $68,572 | $422 | 45% | 5★ (39) | 151 ft | AirbnbVrbo |
Kids' Cave! New, Luxury, Hot Tub & Mountain Views Cabin
| 4 bd · 4.5 ba · sleeps 10 | $68,893 | $374 | 50% | 5★ (66) | 187 ft | AirbnbVrbo |
Gorgeous 4BD Lodge w/ POOL! Hot Tub + Theater Cabin
| 4 bd · 4.5 ba · sleeps 10 | $134,578 | $470 | 78% | 4.7★ (104) | 246 ft | AirbnbVrbo |
The Falls @ Reedmont Indoor Waterfall Grotto Pool House | 4 bd · 5 ba · sleeps 12 | $162,388 | $651 | 68% | 4.9★ (31) | 341 ft | Airbnb |
4BR Luxe Cabin | Theater + Hot Tub | Sleeps 12 Cabin
| 4 bd · 4 ba · sleeps 12 | $67,182 | $438 | 42% | 4.7★ (33) | 341 ft | AirbnbVrboBooking |
New Luxury Hot Tub 4BR Cabin! Bunk Beds & Views Cabin
| 4 bd · 4.5 ba · sleeps 10 | $64,455 | $421 | 42% | 5★ (54) | 390 ft | AirbnbVrboBooking |
4BR Smoky Retreat - Views, Theater, Sauna, Hot Tub Cabin | 4 bd · 4 ba · sleeps 12 | $117,260 | $452 | 71% | 5★ (100) | 423 ft | AirbnbBooking |
Unobstructed Mountain Views | Pool | Easy Drive Cabin | 4 bd · 4.5 ba · sleeps 12 | $22,027 | $502 | 12% | 4.8★ (27) | 456 ft | Airbnb |
Indoor Pool | Hot Tub | BBQ | Games | New | View Cabin
| 4 bd · 4.5 ba · sleeps 10 | $84,994 | $423 | 55% | 5★ (73) | 495 ft | AirbnbVrbo |
Show 38 more
Serenity Awaits By Avada Properties
Vacation home · 4 bd · 5 ba · sleeps 10 · 0.1 mi
Revenue $109,598ADR $364Occ ≈ 82%2★ (1)
Serene Cabin with Hot Tub and Indoor Pool
Cabin · 4 bd · 4.5 ba · sleeps 10 · 0.1 mi
Revenue $30,917ADR $498Occ ≈ 17%4★ (1)
Delisted
Modern Cabin, Sleeps 10・Indoor Pool・Hot Tub・Games
Cabin · 4 bd · 4.5 ba · sleeps 10 · 0.1 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $117,790ADR $419Occ ≈ 77%4.6★ (13)
Family Friendly, Sleeps 10・Pool・Arcade・Hot Tub
Cabin · 4 bd · 4.5 ba · sleeps 10 · 0.1 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $98,003ADR $377Occ ≈ 71%4.5★ (13)
Luxury Dolly-Themed Cabin, Indoor Pool, Hot Tub
Cabin · 4 bd · 4.5 ba · sleeps 12 · 0.1 mi
- Hot tub
- Pool
- A/C
- Free parking
- +3
Revenue $40,433ADR $354Occ ≈ 31%4.4★ (5)
Luxe Cabin W Indoor Pool・Spacious Cabin, Sleeps 10
Cabin · 4 bd · 4 ba · sleeps 10 · 0.1 mi
- Hot tub
- Pool
- A/C
- Free parking
- +3
Revenue $95,045ADR $350Occ ≈ 74%3★ (9)
Luxe Cabin W Indoor Pool・Spacious Cabin, Sleeps 10
Cabin · 4 bd · 4 ba · sleeps 10 · 0.1 mi
- Hot tub
- Pool
- A/C
- Free parking
- +3
Revenue $79,516ADR $346Occ ≈ 63%4.4★ (28)
Modern Smoky Escape | Private Pool and Hot Tub
Cabin · 4 bd · 4 ba · sleeps 10 · 0.1 mi
Revenue $82,871ADR $522Occ ≈ 43%—
Delisted
Indoor Pool + Poolside Movies • Hot Tub •Game Room
House · 4 bd · 4.5 ba · sleeps 10 · 0.1 mi
- Hot tub
- Pool
- A/C
- Free parking
- +6
Revenue $74,690ADR $965Occ ≈ 21%5★ (8)
Rooftop Deck w Fireplace, Pool w/ Grotto, Game Roo
House · 4 bd · 5.5 ba · sleeps 12 · 0.2 mi
Revenue $73,866ADR $630Occ ≈ 32%4.8★ (4)
Delisted
Luxe Cabin W Indoor Pool・Spacious Cabin, Sleeps 10
Cabin · 4 bd · 4 ba · sleeps 10 · 0.2 mi
Revenue $54,625ADR $326Occ ≈ 46%5★ (15)
Delisted
Indoor Pool, Hot Tub, Fire Pit | Ridgeview Retreat
House · 4 bd · 4.5 ba · sleeps 10 · 0.2 mi
Revenue $46,780ADR $434Occ ≈ 30%4.5★ (4)
Delisted
Modern Cabin, Sleeps 10・Indoor Pool・Hot Tub・Games
Cabin · 4 bd · 4.5 ba · sleeps 10 · 0.2 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $98,827ADR $397Occ ≈ 68%4★ (5)
Modern Cabin, Sleeps 10・Indoor Pool・Hot Tub・Games
Cabin · 4 bd · 4.5 ba · sleeps 10 · 0.2 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $97,632ADR $371Occ ≈ 72%4.5★ (7)
Family Friendly, Sleeps 10・Pool・Arcade・Hot Tub
Cabin · 4 bd · 4.5 ba · sleeps 10 · 0.2 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $94,001ADR $355Occ ≈ 73%4.4★ (10)
Family Friendly, Sleeps 10・Pool・Arcade・Hot Tub
Cabin · 4 bd · 4.5 ba · sleeps 10 · 0.2 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $96,373ADR $356Occ ≈ 74%4.6★ (11)
Peaceful Getaway | Luxe Cabin w Private Pool!
Cabin · 4 bd · 4 ba · sleeps 10 · 0.2 mi
Revenue $10,386ADR $297Occ ≈ 10%2.7★ (3)
Delisted
Soaky Pool Cabin Sleeps 12 w/ Hot Tub
Cabin · 4 bd · 4.5 ba · sleeps 12 · 0.2 mi
Revenue $42,424ADR $793Occ ≈ 15%—
Family Friendly Getaway・Pool・Arcade・Hot Tub
Cabin · 4 bd · 4.5 ba · sleeps 10 · 0.2 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $98,826ADR $367Occ ≈ 74%4.9★ (41)
Upscale Home, Sleep 12・Theater・Indoor Pool・Hot Tub
Cabin · 4 bd · 5 ba · sleeps 12 · 0.2 mi
Revenue $52,020ADR $284Occ ≈ 50%—
Luxe Cabin W Indoor Pool・Spacious Cabin, Sleeps 10
Cabin · 4 bd · 4 ba · sleeps 10 · 0.2 mi
- Hot tub
- Pool
- A/C
- Free parking
- +3
Revenue $80,226ADR $312Occ ≈ 70%4.2★ (29)
Luxe Cabin W Indoor Pool・Spacious Cabin, Sleeps 10
Cabin · 4 bd · 4 ba · sleeps 10 · 0.2 mi
Revenue $27,139ADR $321Occ ≈ 23%4.2★ (5)
Delisted
4BR w/ pool, theater, + free attraction tickets
Cabin · 4 bd · 4.5 ba · sleeps 12 · 0.2 mi
Revenue $8,228ADR $505Occ ≈ 4%4.8★ (16)
Family Friendly Getaway・Pool・Arcade・Hot Tub
Cabin · 4 bd · 4.5 ba · sleeps 10 · 0.3 mi
- Hot tub
- Pool
- A/C
- Free parking
- +4
Revenue $43,876ADR $365Occ ≈ 33%4★ (6)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Firepit, Private Pool, Hot-tub, Easy Drive Cabin
| 4 bd · 4.5 ba · sleeps 10 | $68,945 | $474 | 40% | 4.8★ (81) | 522 ft | AirbnbVrbo |
Serenity Awaits By Avada Properties Vacation home | 4 bd · 5 ba · sleeps 10 | $109,598 | $364 | 82% | 2★ (1) | 0.1 mi | Booking |
New Luxe Indoor Pool 4BR Cabin! Bunk Bed & Mnt View Cabin
| 4 bd · 4.5 ba · sleeps 11 | $100,151 | $425 | 65% | 5★ (103) | 0.1 mi | AirbnbVrbo |
Serene Cabin with Hot Tub and Indoor Pool Cabin | 4 bd · 4.5 ba · sleeps 10 | $30,917 | $498 | 17% | 4★ (1) | 0.1 mi | Delisted |
Modern Cabin, Sleeps 10・Indoor Pool・Hot Tub・Games Cabin
| 4 bd · 4.5 ba · sleeps 10 | $117,790 | $419 | 77% | 4.6★ (13) | 0.1 mi | Vrbo |
Family Friendly, Sleeps 10・Pool・Arcade・Hot Tub Cabin
| 4 bd · 4.5 ba · sleeps 10 | $98,003 | $377 | 71% | 4.5★ (13) | 0.1 mi | Vrbo |
Luxury Dolly-Themed Cabin, Indoor Pool, Hot Tub Cabin
| 4 bd · 4.5 ba · sleeps 12 | $40,433 | $354 | 31% | 4.4★ (5) | 0.1 mi | Vrbo |
Luxe Cabin W Indoor Pool・Spacious Cabin, Sleeps 10 Cabin
| 4 bd · 4 ba · sleeps 10 | $95,045 | $350 | 74% | 3★ (9) | 0.1 mi | Vrbo |
Luxe Cabin W Indoor Pool・Spacious Cabin, Sleeps 10 Cabin
| 4 bd · 4 ba · sleeps 10 | $79,516 | $346 | 63% | 4.4★ (28) | 0.1 mi | Vrbo |
Pool & Pickleball Paradise: Near Water Park! Cabin
| 4 bd · 5 ba · sleeps 10 | $63,825 | $393 | 44% | 4.8★ (62) | 0.1 mi | AirbnbVrboBooking |
Luxe Cabin W Indoor Pool・Spacious Cabin, Sleeps 10 Cabin
| 4 bd · 4 ba · sleeps 10 | $40,690 | $405 | 28% | 4.5★ (294) | 0.1 mi | AirbnbVrboBooking |
Modern Smoky Escape | Private Pool and Hot Tub Cabin | 4 bd · 4 ba · sleeps 10 | $82,871 | $522 | 43% | — | 0.1 mi | Delisted |
Indoor Pool + Poolside Movies • Hot Tub •Game Room House
| 4 bd · 4.5 ba · sleeps 10 | $74,690 | $965 | 21% | 5★ (8) | 0.1 mi | Airbnb |
Tranquil Getaway at NEW Luxury Lodges Cabin
| 4 bd · 4.5 ba · sleeps 10 | $72,556 | $288 | 69% | 4.4★ (34) | 0.2 mi | AirbnbVrbo |
Rooftop Deck w Fireplace, Pool w/ Grotto, Game Roo House | 4 bd · 5.5 ba · sleeps 12 | $73,866 | $630 | 32% | 4.8★ (4) | 0.2 mi | Delisted |
Mountain View Manor - New Cabin Cabin
| 4 bd · 4.5 ba · sleeps 10 | $92,924 | $524 | 49% | 5★ (32) | 0.2 mi | AirbnbVrbo |
Luxe Cabin W Indoor Pool・Spacious Cabin, Sleeps 10 Cabin | 4 bd · 4 ba · sleeps 10 | $54,625 | $326 | 46% | 5★ (15) | 0.2 mi | Delisted |
4BD|Indoor Pool & Grotto|Sleeps12|Luxe Cabin
| 4 bd · 5.5 ba · sleeps 12 | $114,566 | $688 | 46% | 5★ (2) | 0.2 mi | AirbnbVrboBooking |
Indoor Pool, Hot Tub, Fire Pit | Ridgeview Retreat House | 4 bd · 4.5 ba · sleeps 10 | $46,780 | $434 | 30% | 4.5★ (4) | 0.2 mi | Delisted |
Modern Cabin, Sleeps 10・Indoor Pool・Hot Tub・Games Cabin
| 4 bd · 4.5 ba · sleeps 10 | $70,292 | $459 | 42% | 4.7★ (346) | 0.2 mi | AirbnbVrboBooking |
Upscale Home, Sleep 12・Theater・Indoor Pool・Hot Tub Cabin | 4 bd · 4.5 ba · sleeps 12 | $81,573 | $432 | 52% | 4★ (17) | 0.2 mi | AirbnbVrbo |
Modern Cabin, Sleeps 10・Indoor Pool・Hot Tub・Games Cabin
| 4 bd · 4.5 ba · sleeps 10 | $98,827 | $397 | 68% | 4★ (5) | 0.2 mi | Vrbo |
Modern Cabin, Sleeps 10・Indoor Pool・Hot Tub・Games Cabin
| 4 bd · 4.5 ba · sleeps 10 | $97,632 | $371 | 72% | 4.5★ (7) | 0.2 mi | Vrbo |
Family Friendly, Sleeps 10・Pool・Arcade・Hot Tub Cabin
| 4 bd · 4.5 ba · sleeps 10 | $94,001 | $355 | 73% | 4.4★ (10) | 0.2 mi | Vrbo |
Family Friendly, Sleeps 10・Pool・Arcade・Hot Tub Cabin
| 4 bd · 4.5 ba · sleeps 10 | $96,373 | $356 | 74% | 4.6★ (11) | 0.2 mi | Vrbo |
Peaceful Getaway | Luxe Cabin w Private Pool! Cabin | 4 bd · 4 ba · sleeps 10 | $10,386 | $297 | 10% | 2.7★ (3) | 0.2 mi | Delisted |
Soaky Pool Cabin Sleeps 12 w/ Hot Tub Cabin | 4 bd · 4.5 ba · sleeps 12 | $42,424 | $793 | 15% | — | 0.2 mi | Vrbo |
Family Friendly Getaway・Pool・Arcade・Hot Tub Cabin
| 4 bd · 4.5 ba · sleeps 10 | $98,826 | $367 | 74% | 4.9★ (41) | 0.2 mi | Vrbo |
Upscale Home, Sleep 12・Theater・Indoor Pool・Hot Tub Cabin | 4 bd · 5 ba · sleeps 12 | $52,020 | $284 | 50% | — | 0.2 mi | Vrbo |
Luxe Cabin W Indoor Pool・Spacious Cabin, Sleeps 10 Cabin
| 4 bd · 4 ba · sleeps 10 | $80,226 | $312 | 70% | 4.2★ (29) | 0.2 mi | Vrbo |
Walkabout-Lodges at Reedmont Cabin
| 4 bd · 3.5 ba · sleeps 12 | $78,414 | $419 | 51% | 4.4★ (36) | 0.2 mi | AirbnbVrbo |
Luxe Cabin W Indoor Pool・Spacious Cabin, Sleeps 10 Cabin | 4 bd · 4 ba · sleeps 10 | $27,139 | $321 | 23% | 4.2★ (5) | 0.2 mi | Delisted |
Family Friendly, Sleeps 10・Pool・Arcade・Hot Tub Cabin
| 4 bd · 4.5 ba · sleeps 10 | $54,909 | $420 | 36% | 4.7★ (423) | 0.2 mi | AirbnbVrboBooking |
Sevierville Retreat • Indoor Pool + Hot Tub Cabin
| 4 bd · 4.5 ba · sleeps 10 | $67,048 | $403 | 46% | 4.8★ (17) | 0.2 mi | AirbnbVrbo |
4BR w/ pool, theater, + free attraction tickets Cabin | 4 bd · 4.5 ba · sleeps 12 | $8,228 | $505 | 4% | 4.8★ (16) | 0.2 mi | Booking |
New Modern Cabin | Pool, Hot Tub & 4BR Sevierville Cabin
| 4 bd · 4.5 ba · sleeps 10 | $48,739 | $435 | 31% | 4.8★ (13) | 0.2 mi | AirbnbVrbo |
Family Friendly Getaway・Pool・Arcade・Hot Tub Cabin
| 4 bd · 4.5 ba · sleeps 10 | $43,876 | $365 | 33% | 4★ (6) | 0.3 mi | Airbnb |
Fall/Winter In The Smokies! Hot tub/pool/games! House
| 4 bd · 4 ba · sleeps 12 | $136,718 | $593 | 63% | 5★ (129) | 0.3 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
Est. revenue
$85,386
NOI
$45,482
Cash flow /mo
$3,790
Cash needed
$963,960
Cash-on-cash (all cash)
4.7%
ROE (yr 1)
7.5%
Cap rate
5.1%
DSCR
—
Year-1 write-off
$199,535
Year-1 tax shield @ 32%
$63,851
Year-1 return on equity
- Cash flow (annual)$45,482
- Principal paydown (n/a, cash)$0
- Appreciation at%$26,970
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)$17,077
- Platform fees (3% of revenue)$2,562
- Maintenance / capex (5% of revenue)$4,269
- Utilities & supplies$4,200
- HOA$2,388
- Property tax$4,014
- Insurance (STR-rated)$5,394
Cash needed to close
- Purchase price (all cash)$899,000
- Closing costs (4.0%)$35,960
- Furnishing (bought new)$29,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$63,851
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
$764,000
Short-life (5/15-yr)
$170,000 · 22%
Year-1 deduction
$200,000
Year-1 tax shield @ 32%
$64,000
Land 15% (market default, no usable tax-record split) · building $594,000 over 39 years · new furniture $29,000
Based on: 2,423 sq ft, built 2023, 4 bd / 4.5 ba, unfurnished, listing features (hot tub, deck, game room, fireplace, appliance list, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $117,000 in year 1 (11% short-life, $38,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $17,300
Kitchen cabinetsdefault
$11,100 new × 88% good × 1.77 allocation
- $14,200
Kitchen countertopsdefault
$9,100 new × 88% good × 1.77 allocation
- $6,600
Decorative trimdefault
$4,200 new × 88% good × 1.77 allocation
- $800
Mirrorsdefault
$600 new × 75% good × 1.77 allocation
- $2,300
Shelvingdefault
$1,500 new × 88% good × 1.77 allocation
- $7,400
Window coverings (24)default
$6,000 new × 70% good × 1.77 allocation
- $8,300
Carpet, vinyl & laminate (40% of floors)default
$6,200 new × 75% good × 1.77 allocation
- $14,400
Kitchen & laundry equipment plumbingdefault
$8,600 new × 94% good × 1.77 allocation
- $8,700
Kitchen, laundry & data equipment electricaldefault
$5,200 new × 94% good × 1.77 allocation
- $10,200
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 75% good × 1.77 allocation
- $11,200
Hot tub (freestanding)listing
$9,000 new × 70% good × 1.77 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $15,900
Paving: driveway & walks (paved)default
$10,200 new × 88% good × 1.77 allocation
- $7,700
Landscaping (minimal)listing
$4,900 new × 88% good × 1.77 allocation
- $3,700
Patiosdefault
$2,400 new × 88% good × 1.77 allocation
- $41,100
Decks & porches (attached)listing
$27,300 new × 85% good × 1.77 allocation
- $442,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$262,600 new × 95% good × 1.77 allocation
- $45,500
Building plumbing & fixturesdefault
$27,300 new × 94% good × 1.77 allocation
- $46,600
Building electrical & lightingdefault
$28,000 new × 94% good × 1.77 allocation
- $41,100
HVACdefault
$27,300 new × 85% good × 1.77 allocation
- $14,600
Hardwood & tile floorsdefault
$9,400 new × 88% good × 1.77 allocation
- $4,100
Fireplacelisting
$2,600 new × 88% good × 1.77 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $130,500 | $68,400 | $600 | $199,500 |
| 2 | $0 | $0 | $15,200 | $15,200 |
| 3 | $0 | $0 | $15,200 | $15,200 |
| 4 | $0 | $0 | $15,200 | $15,200 |
| 5 | $0 | $0 | $15,200 | $15,200 |
| 6+ | $0 | $0 | $532,700 | $532,700 |
| Total | $130,500 | $68,400 | $594,300 | $793,200 |
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: 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.