2503 Limestone Ct

Sevierville, TN 37876

$399,000

3 bd · 2 ba · 1,550 sqft · Listed 5d ago

View on Realtor.com →

Low confidenceEst. land %

Year built

2026

Sqft

1,550

Lot sqft

7,841

HOA / mo

Furnished

List date

2026-11-07T10:04:27.000000Z

Revenue

Annual revenue

$43,316

ADR

$229

Occupancy

52%

Cleaning fees (12 mo)

$9,193

Confidence

Low (39.8), 15 comps

Comp revenue range (p25 / median / p75)

$28,995$52,008$69,700

Median revenue of shown comps: $50,719

Summit Brownstone Retreat
Cabin · 3 bd · 3 ba · sleeps 8 · 295 ft
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $15,630ADR $374Occ ≈ 11%4.8★ (6)
Airbnb Vrbo
Modern Smoky Mountain Escape
Cabin · 3 bd · 3 ba · sleeps 8 · 312 ft
Revenue $3,276ADR $546Occ ≈ 2%—
Delisted
Smoky Rooftop Retreat
Cabin · 3 bd · 3 ba · sleeps 8 · 312 ft
Revenue $6,715ADR $425Occ ≈ 4%4★ (1)
Delisted
HotTub|Firepit|Smoky Mtns|Sevierville|Pigeon Forge
House · 3 bd · 2 ba · sleeps 10 · 0.2 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +5
Revenue $53,802ADR $275Occ ≈ 54%5★ (122)
Airbnb Vrbo
Cabin/Prime location/HotTub/Pet-friendly/Game room
Cabin · 3 bd · 2.5 ba · sleeps 8 · 0.5 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +6
Revenue $55,860ADR $203Occ ≈ 75%4.9★ (217)
Airbnb Vrbo
Sevierville Home: Lookout Deck, 10 Mi to Dollywood
Vacation home · 3 bd · 2 ba · sleeps 7 · 0.6 mi
Revenue $52,008ADR $177Occ ≈ 81%—
Booking
Sevierville Home: Lookout Deck, 10 Mi to Dollywood
House · 3 bd · 2 ba · sleeps 7 · 0.6 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $50,719ADR $178Occ ≈ 78%4.8★ (38)
Airbnb Vrbo
New! Indoor Pool, Game Room, Families Welcome!
Cabin · 3 bd · 3 ba · sleeps 10 · 0.6 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $42,360ADR $365Occ ≈ 32%5★ (13)
Airbnb Vrbo
Private Pet Friendly Home Pigeon Forge, Gatlinburg
House · 3 bd · 2 ba · sleeps 6 · 0.7 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $50,559ADR $158Occ ≈ 88%5★ (134)
Airbnb Vrbo Booking
New 3BR Retreat with Indoor Pool & Game Room
Cabin · 3 bd · 3 ba · sleeps 10 · 0.7 mi
Revenue $91,032ADR $362Occ ≈ 69%4.2★ (9)
Airbnb Booking

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Summit Brownstone Retreat Cabin Hot tub A/C Free parking Wifi +3	3 bd · 3 ba · sleeps 8	$15,630	$374	11%	4.8★ (6)	295 ft	Airbnb Vrbo
Modern Smoky Mountain Escape Cabin	3 bd · 3 ba · sleeps 8	$3,276	$546	2%	—	312 ft	Delisted
Smoky Rooftop Retreat Cabin	3 bd · 3 ba · sleeps 8	$6,715	$425	4%	4★ (1)	312 ft	Delisted
HotTub\|Firepit\|Smoky Mtns\|Sevierville\|Pigeon Forge House Hot tub A/C Free parking Wifi +5	3 bd · 2 ba · sleeps 10	$53,802	$275	54%	5★ (122)	0.2 mi	Airbnb Vrbo
Cabin/Prime location/HotTub/Pet-friendly/Game room Cabin Hot tub A/C Free parking Pets OK +6	3 bd · 2.5 ba · sleeps 8	$55,860	$203	75%	4.9★ (217)	0.5 mi	Airbnb Vrbo
Sevierville Home: Lookout Deck, 10 Mi to Dollywood Vacation home	3 bd · 2 ba · sleeps 7	$52,008	$177	81%	—	0.6 mi	Booking
Sevierville Home: Lookout Deck, 10 Mi to Dollywood House A/C Free parking Pets OK Wifi +3	3 bd · 2 ba · sleeps 7	$50,719	$178	78%	4.8★ (38)	0.6 mi	Airbnb Vrbo
New! Indoor Pool, Game Room, Families Welcome! Cabin Hot tub Pool A/C Free parking +5	3 bd · 3 ba · sleeps 10	$42,360	$365	32%	5★ (13)	0.6 mi	Airbnb Vrbo
Private Pet Friendly Home Pigeon Forge, Gatlinburg House A/C Free parking Pets OK Wifi +3	3 bd · 2 ba · sleeps 6	$50,559	$158	88%	5★ (134)	0.7 mi	Airbnb Vrbo Booking
New 3BR Retreat with Indoor Pool & Game Room Cabin	3 bd · 3 ba · sleeps 10	$91,032	$362	69%	4.2★ (9)	0.7 mi	Airbnb Booking

Show 3 more

Modern Cabin w/ Pool, Hot Tub, Games & More!
Cabin · 3 bd · 3 ba · sleeps 10 · 0.7 mi
- Hot tub
- Pool
- A/C
- Free parking
- +4
Revenue $84,214ADR $343Occ ≈ 67%4.7★ (69)
Airbnb Vrbo Booking
85° Indoor Pool, Game Room & Oversized Hot Tub
Cabin · 3 bd · 3 ba · sleeps 10 · 0.7 mi
Revenue $12,094ADR $0Occ ≈ —5★ (153)
Airbnb Booking
Cabin T T for Tennessee, Time to Relax
Chalet · 3 bd · 2 ba · sleeps 9 · 0.7 mi
Revenue $57,724ADR $278Occ ≈ 57%5★ (1)
Booking

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Modern Cabin w/ Pool, Hot Tub, Games & More! Cabin Hot tub Pool A/C Free parking +4	3 bd · 3 ba · sleeps 10	$84,214	$343	67%	4.7★ (69)	0.7 mi	Airbnb Vrbo Booking
85° Indoor Pool, Game Room & Oversized Hot Tub Cabin	3 bd · 3 ba · sleeps 10	$12,094	$0	—	5★ (153)	0.7 mi	Airbnb Booking
Cabin T T for Tennessee, Time to Relax Chalet	3 bd · 2 ba · sleeps 9	$57,724	$278	57%	5★ (1)	0.7 mi	Booking

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

$43,316

NOI

$24,564

Cash flow /mo

$2,047

Cash needed

$434,460

Cash-on-cash (all cash)

5.7%

ROE (yr 1)

8.4%

Cap rate

6.2%

DSCR

—

Year-1 write-off

$109,427

Year-1 tax shield @ 32%

$35,017

Year-1 return on equity

Cash flow (annual)$24,564
Principal paydown (n/a, cash)$0
Appreciation at%$11,970

ROE8.4%

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)$8,663
Platform fees (3% of revenue)$1,299
Maintenance / capex (5% of revenue)$2,166
Utilities & supplies$4,200
HOA$0
Property tax$30
Insurance (STR-rated)$2,394

Cash needed to close

Purchase price (all cash)$399,000
Closing costs (4.0%)$15,960
Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

Tax shield @ 32%$35,017

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

$339,000

Short-life (5/15-yr)

$90,000 · 26%

Year-1 deduction

$109,000

Year-1 tax shield @ 32%

$35,000

Land 15% (market default, no usable tax-record split) · building $249,000 over 39 years · new furniture $20,000

Based on: 1,550 sq ft, built 2026, 3 bd / 2 ba, unfurnished, listing features (deck, appliance list).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $67,000 in year 1 (14% short-life, $21,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$70,500

Kitchen cabinetsdefault
$9,200 new × 100% good × 1.11 allocation
$10,200
Kitchen countertopsdefault
$7,500 new × 100% good × 1.11 allocation
$8,300
Decorative trimdefault
$2,700 new × 100% good × 1.11 allocation
$3,000
Mirrorsdefault
$300 new × 100% good × 1.11 allocation
$300
Shelvingdefault
$1,200 new × 100% good × 1.11 allocation
$1,300
Window coverings (16)default
$4,000 new × 100% good × 1.11 allocation
$4,400
Carpet, vinyl & laminate (40% of floors)default
$4,000 new × 100% good × 1.11 allocation
$4,400
Kitchen & laundry equipment plumbingdefault
$7,200 new × 100% good × 1.11 allocation
$7,900
Kitchen, laundry & data equipment electricaldefault
$4,300 new × 100% good × 1.11 allocation
$4,800
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 100% good × 1.11 allocation
$6,300
Furniture bought newlisting
$19,500 new × 100% good · bought separately
$19,500

15-year land improvements$38,700

Paving: driveway & walks (paved)default
$8,200 new × 100% good × 1.11 allocation
$9,000
Landscaping (typical)default
$7,900 new × 100% good × 1.11 allocation
$8,700
Patiosdefault
$1,500 new × 100% good × 1.11 allocation
$1,700
Decks & porches (attached)listing
$17,400 new × 100% good × 1.11 allocation
$19,300

Building, 39-year$249,500

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$167,900 new × 100% good × 1.11 allocation
$185,600
Building plumbing & fixturesdefault
$17,400 new × 100% good × 1.11 allocation
$19,300
Building electrical & lightingdefault
$16,900 new × 100% good × 1.11 allocation
$18,700
HVACdefault
$17,500 new × 100% good × 1.11 allocation
$19,300
Hardwood & tile floorsdefault
$6,000 new × 100% good × 1.11 allocation
$6,600

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	$70,500	$38,700	$300	$109,400
2	$0	$0	$6,400	$6,400
3	$0	$0	$6,400	$6,400
4	$0	$0	$6,400	$6,400
5	$0	$0	$6,400	$6,400
6+	$0	$0	$223,600	$223,600
Total	$70,500	$38,700	$249,500	$358,600

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.