1268 Reedmont Way
Sevierville, TN 37876
$1,188,000
4 bd · 4.5 ba · 3,120 sqft · Listed 1d ago
View on Realtor.com →Year built
2024
Sqft
3,120
Lot sqft
436
HOA / mo
$199
Furnished
No
List date
2026-09-28T16:09:29.000000Z
Revenue
Annual revenue
$93,652
ADR
$403
Occupancy
64%
Cleaning fees (12 mo)
$18,797
Confidence
Low (46.55), 50 comps
Comp revenue range (p25 / median / p75)
Modern Cabin, Sleeps 10・Indoor Pool・Hot Tub・Games
Cabin · 4 bd · 4.5 ba · sleeps 10 · 0 ft
Revenue $100,435ADR $405Occ ≈ 68%4★ (4)
Dolly-themed Cabin with Indoor Pool & Hot Tub
House · 4 bd · 4.5 ba · sleeps 12 · 128 ft
Revenue $32,161ADR $457Occ ≈ 19%5★ (1)
Luxury Dolly-Themed Cabin, Indoor Pool, Hot Tub
Cabin · 4 bd · 4.5 ba · sleeps 12 · 433 ft
Revenue $35,652ADR $356Occ ≈ 27%4.5★ (4)
Modern Cabin, Sleeps 10・Indoor Pool・Hot Tub・Games
Cabin · 4 bd · 4.5 ba · sleeps 10 · 433 ft
Revenue $118,090ADR $423Occ ≈ 76%4.6★ (13)
Family Friendly, Sleeps 10・Pool・Arcade・Hot Tub
Cabin · 4 bd · 4.5 ba · sleeps 10 · 433 ft
Revenue $98,951ADR $381Occ ≈ 71%4.4★ (13)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Modern Cabin, Sleeps 10・Indoor Pool・Hot Tub・Games Cabin | 4 bd · 4.5 ba · sleeps 10 | $100,435 | $405 | 68% | 4★ (4) | 0 ft | Vrbo |
Dolly-themed Cabin with Indoor Pool & Hot Tub House | 4 bd · 4.5 ba · sleeps 12 | $32,161 | $457 | 19% | 5★ (1) | 128 ft | Airbnb |
Mountain View Manor - New Cabin Cabin | 4 bd · 4.5 ba · sleeps 10 | $92,063 | $538 | 47% | 5★ (32) | 253 ft | 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) | 272 ft | AirbnbBooking |
Tranquil Getaway at NEW Luxury Lodges Cabin | 4 bd · 4.5 ba · sleeps 10 | $72,608 | $289 | 69% | 4.5★ (32) | 322 ft | AirbnbVrbo |
Pool w/ a grotto!/Hot Tub/Game Room/Rooftop Deck Cabin | 4 bd · 4 ba · sleeps 8 | $188,855 | $627 | 83% | 5★ (56) | 322 ft | AirbnbVrbo |
Dolly-themed Cabin with Indoor Pool & Hot Tub House | 4 bd · 4.5 ba · sleeps 12 | $60,205 | $411 | 40% | 5★ (3) | 427 ft | AirbnbVrboBooking |
Luxury Dolly-Themed Cabin, Indoor Pool, Hot Tub Cabin | 4 bd · 4.5 ba · sleeps 12 | $35,652 | $356 | 27% | 4.5★ (4) | 433 ft | Vrbo |
Modern Cabin, Sleeps 10・Indoor Pool・Hot Tub・Games Cabin | 4 bd · 4.5 ba · sleeps 10 | $118,090 | $423 | 76% | 4.6★ (13) | 433 ft | Vrbo |
Family Friendly, Sleeps 10・Pool・Arcade・Hot Tub Cabin | 4 bd · 4.5 ba · sleeps 10 | $98,951 | $381 | 71% | 4.4★ (13) | 433 ft | Vrbo |
Show all 50 comps
Luxe Cabin W Indoor Pool・Spacious Cabin, Sleeps 10
Cabin · 4 bd · 4 ba · sleeps 10 · 433 ft
Revenue $82,205ADR $349Occ ≈ 65%4.4★ (28)
Luxe Cabin W Indoor Pool・Spacious Cabin, Sleeps 10
Cabin · 4 bd · 4 ba · sleeps 10 · 495 ft
Revenue $52,445ADR $357Occ ≈ 40%—
Serenity Awaits By Avada Properties
Vacation home · 4 bd · 5 ba · sleeps 10 · 499 ft
Revenue $100,375ADR $332Occ ≈ 83%2★ (1)
Soaky Pool Cabin Sleeps 12 w/ Hot Tub
House · 4 bd · 4.5 ba · sleeps 12 · 0.1 mi
Revenue $38,368ADR $832Occ ≈ 13%—
Ridgeview Retreat by AvantStay
Vacation home · 4 bd · 4 ba · sleeps 10 · 0.1 mi
Revenue $79,964ADR $442Occ ≈ 50%—
Family Friendly, Sleeps 10・Pool・Arcade・Hot Tub
Cabin · 4 bd · 4.5 ba · sleeps 10 · 0.1 mi
Revenue $91,814ADR $365Occ ≈ 69%4.4★ (9)
Family Friendly, Sleeps 10・Pool・Arcade・Hot Tub
Cabin · 4 bd · 4.5 ba · sleeps 10 · 0.1 mi
Revenue $94,801ADR $365Occ ≈ 71%4.6★ (11)
Peaceful Getaway | Luxe Cabin w Private Pool!
Cabin · 4 bd · 4 ba · sleeps 10 · 0.1 mi
Revenue $9,244ADR $290Occ ≈ 9%2.7★ (3)
Indoor Pool, Hot Tub, Fire Pit | Ridgeview Retreat
House · 4 bd · 4.5 ba · sleeps 10 · 0.1 mi
Revenue $46,780ADR $434Occ ≈ 30%4.5★ (4)
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)
Vols-Themed Cabin w/ Indoor Pool & Views
House · 4 bd · 4.5 ba · sleeps 12 · 0.1 mi
Revenue $22,037ADR $579Occ ≈ 10%—
Appalachian Overlook | Luxury Indoor Pool Cabin
House · 4 bd · 4.5 ba · sleeps 8 · 0.2 mi
Revenue $940ADR $470Occ ≈ 1%5★ (1)
Luxury Cabin Near Dollywood Indoor Pool Hot Tub
Vacation home · 4 bd · 5 ba · sleeps 12 · 0.2 mi
Revenue $33,959ADR $336Occ ≈ 28%5★ (1)
Indoor Pool + Poolside Movies • Hot Tub •Game Room
House · 4 bd · 4.5 ba · sleeps 10 · 0.2 mi
Revenue $70,825ADR $1,041Occ ≈ 19%5★ (7)
Modern Smoky Escape | Private Pool and Hot Tub
Cabin · 4 bd · 4 ba · sleeps 10 · 0.2 mi
Revenue $74,424ADR $522Occ ≈ 39%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Luxe Cabin W Indoor Pool・Spacious Cabin, Sleeps 10 Cabin | 4 bd · 4 ba · sleeps 10 | $82,205 | $349 | 65% | 4.4★ (28) | 433 ft | Vrbo |
Sleeps 14, Cozy Escape・Indoor Pool, Theater, Games Cabin | 4 bd · 4.5 ba · sleeps 14 | $107,590 | $390 | 76% | 4.8★ (67) | 443 ft | AirbnbVrboBooking |
Luxe Cabin W Indoor Pool・Spacious Cabin, Sleeps 10 Cabin | 4 bd · 4 ba · sleeps 10 | $38,777 | $401 | 26% | 4.5★ (283) | 443 ft | AirbnbVrboBooking |
Pool & Pickleball Paradise: Near Water Park! Cabin | 4 bd · 5 ba · sleeps 10 | $63,522 | $390 | 45% | 4.8★ (61) | 443 ft | AirbnbVrboBooking |
Luxe Cabin W Indoor Pool・Spacious Cabin, Sleeps 10 Cabin | 4 bd · 4 ba · sleeps 10 | $52,445 | $357 | 40% | — | 495 ft | Vrbo |
Serenity Awaits By Avada Properties Vacation home | 4 bd · 5 ba · sleeps 10 | $100,375 | $332 | 83% | 2★ (1) | 499 ft | Booking |
NEW Heated Pool & Theater Luxury Getaway|Mtn Views Cabin | 4 bd · 4.5 ba · sleeps 12 | $95,875 | $480 | 55% | 5★ (89) | 0.1 mi | AirbnbVrbo |
Soaky Pool Cabin Sleeps 12 w/ Hot Tub House | 4 bd · 4.5 ba · sleeps 12 | $38,368 | $832 | 13% | — | 0.1 mi | Airbnb |
Ridgeview Retreat by AvantStay Vacation home | 4 bd · 4 ba · sleeps 10 | $79,964 | $442 | 50% | — | 0.1 mi | Booking |
Family Friendly, Sleeps 10・Pool・Arcade・Hot Tub Cabin | 4 bd · 4.5 ba · sleeps 10 | $91,814 | $365 | 69% | 4.4★ (9) | 0.1 mi | Vrbo |
Family Friendly, Sleeps 10・Pool・Arcade・Hot Tub Cabin | 4 bd · 4.5 ba · sleeps 10 | $94,801 | $365 | 71% | 4.6★ (11) | 0.1 mi | Vrbo |
Modern Cabin, Sleeps 10・Indoor Pool・Hot Tub・Games Cabin | 4 bd · 4.5 ba · sleeps 10 | $70,985 | $465 | 42% | 4.7★ (338) | 0.1 mi | AirbnbVrboBooking |
Peaceful Getaway | Luxe Cabin w Private Pool! Cabin | 4 bd · 4 ba · sleeps 10 | $9,244 | $290 | 9% | 2.7★ (3) | 0.1 mi | Vrbo |
Indoor Pool, Hot Tub, Fire Pit | Ridgeview Retreat House | 4 bd · 4.5 ba · sleeps 10 | $46,780 | $434 | 30% | 4.5★ (4) | 0.1 mi | Airbnb |
Indoor Pool | Hot Tub | BBQ | Games | New | View Cabin | 4 bd · 4.5 ba · sleeps 10 | $82,532 | $427 | 53% | 4.9★ (69) | 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 | Airbnb |
New Luxury Hot Tub 4BR Cabin! Bunk Beds & Views Cabin | 4 bd · 4.5 ba · sleeps 10 | $65,156 | $423 | 42% | 5★ (51) | 0.1 mi | AirbnbVrboBooking |
Unobstructed Mountain Views | Pool | Easy Drive Cabin | 4 bd · 4.5 ba · sleeps 12 | $27,622 | $472 | 16% | 4.8★ (27) | 0.1 mi | AirbnbVrboBooking |
Vols-Themed Cabin w/ Indoor Pool & Views House | 4 bd · 4.5 ba · sleeps 12 | $22,037 | $579 | 10% | — | 0.1 mi | Airbnb |
Appalachian Overlook | Luxury Indoor Pool Cabin House | 4 bd · 4.5 ba · sleeps 8 | $940 | $470 | 1% | 5★ (1) | 0.2 mi | Airbnb |
Sleek 4BR Cabin with Hot Tub, Theater & Arcade | G Cabin | 4 bd · 4 ba · sleeps 10 | $67,894 | $436 | 43% | 4.7★ (33) | 0.2 mi | AirbnbVrboBooking |
The Falls @ Reedmont Indoor Waterfall Grotto Pool House | 4 bd · 5 ba · sleeps 12 | $160,977 | $648 | 68% | 4.9★ (31) | 0.2 mi | AirbnbVrbo |
Luxury Retreat Indoor Waterfall Pool Sleeps 12 House | 4 bd · 5 ba · sleeps 12 | $38,086 | $615 | 17% | 5★ (7) | 0.2 mi | AirbnbVrboBooking |
Spacious 4BD+Loft Near TOWN | Hot Tub +POOL +Sauna Cabin | 4 bd · 4.5 ba · sleeps 14 | $73,797 | $685 | 30% | 4.7★ (21) | 0.2 mi | AirbnbVrbo |
Sevierville Retreat • Indoor Pool + Hot Tub Cabin | 4 bd · 4.5 ba · sleeps 10 | $63,108 | $402 | 43% | 4.8★ (14) | 0.2 mi | AirbnbVrbo |
Great Views, Modern Luxury, Indoor Pool, Theater Cabin | 4 bd · 4.5 ba · sleeps 11 | $62,210 | $431 | 40% | 5★ (33) | 0.2 mi | AirbnbVrbo |
Kids' Cave! New, Luxury, Hot Tub & Mountain Views Cabin | 4 bd · 4.5 ba · sleeps 10 | $69,302 | $371 | 51% | 5★ (66) | 0.2 mi | AirbnbVrbo |
Gorgeous 4BD Lodge w/ POOL! Hot Tub + Theater Cabin | 4 bd · 4.5 ba · sleeps 10 | $132,581 | $461 | 79% | 4.7★ (96) | 0.2 mi | AirbnbVrbo |
New Luxe Indoor Pool 4BR Cabin! Bunk Bed & Mnt View Cabin | 4 bd · 4.5 ba · sleeps 11 | $100,149 | $422 | 65% | 5★ (100) | 0.2 mi | AirbnbVrbo |
New Modern Cabin | Pool, Hot Tub & 4BR Sevierville Cabin | 4 bd · 4.5 ba · sleeps 10 | $43,467 | $435 | 27% | 4.8★ (8) | 0.2 mi | AirbnbVrbo |
Luxury Cabin Near Dollywood Indoor Pool Hot Tub Vacation home | 4 bd · 5 ba · sleeps 12 | $33,959 | $336 | 28% | 5★ (1) | 0.2 mi | Booking |
MtnSplash: Pool*View*Pets*Games*HotTub*Wifi*FirePit Cabin | 4 bd · 4.5 ba · sleeps 12 | $110,090 | $641 | 47% | — | 0.2 mi | AirbnbVrbo |
Indoor Pool + Poolside Movies • Hot Tub •Game Room House | 4 bd · 4.5 ba · sleeps 10 | $70,825 | $1,041 | 19% | 5★ (7) | 0.2 mi | Airbnb |
Private Pool, Hot Tub, Game Room & Views Chalet | 4 bd · 4.5 ba · sleeps 10 | $17,297 | $454 | 10% | 5★ (4) | 0.2 mi | AirbnbVrbo |
Modern Smoky Escape | Private Pool and Hot Tub Cabin | 4 bd · 4 ba · sleeps 10 | $74,424 | $522 | 39% | — | 0.2 mi | Airbnb |
Golf Sim, Poker & Firepit | New Construction/Build House | 4 bd · 4.5 ba · sleeps 10 | $153,701 | $587 | 72% | 4.8★ (39) | 0.2 mi | AirbnbVrboBooking |
Luxe Cabin W Indoor Pool・Spacious Cabin, Sleeps 12 Cabin | 4 bd · 4.5 ba · sleeps 12 | $26,856 | $353 | 21% | 3.8★ (14) | 0.2 mi | AirbnbVrbo |
Luxury cabin w/ Rooftop+Indoor Pool+Hot Tub+Sauna Cabin | 4 bd · 5 ba · sleeps 12 | $114,057 | $552 | 57% | 4.9★ (38) | 0.2 mi | AirbnbVrbo |
Luxury Dolly-Themed Cabin, Indoor Pool, Hot Tub Cabin | 4 bd · 4.5 ba · sleeps 12 | $93,599 | $348 | 74% | 3.6★ (21) | 0.2 mi | AirbnbVrbo |
Vols-Themed Cabin w/ Indoor Pool & Views House | 4 bd · 4.5 ba · sleeps 12 | $66,381 | $446 | 41% | 3.5★ (2) | 0.3 mi | AirbnbVrboBooking |
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
$93,652
NOI
$49,283
Cash flow /mo
-$2,295
Cash needed
$367,520
Cash-on-cash
-7.5%
ROE (yr 1)
4.3%
Cap rate
4.1%
DSCR
0.64
Year-1 write-off
$218,440
Year-1 tax shield @ 32%
$69,901
Year-1 return on equity
- Cash flow (annual)-$27,537
- Principal paydown$7,774
- Appreciation at%$35,640
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$18,730
- Platform fees (3% of revenue)$2,810
- Maintenance / capex (5% of revenue)$4,683
- Utilities & supplies$4,200
- HOA$2,388
- Property tax$4,430
- Insurance (STR-rated)$7,128
Cash needed to close
- Down payment (25%)$297,000
- Closing costs (4.0%)$47,520
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$69,901
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
$1,010,000
Short-life (5/15-yr)
$193,000 · 19%
Year-1 deduction
$218,000
Year-1 tax shield @ 32%
$70,000
Land 15% (market default, no usable tax-record split) · building $817,000 over 39 years · new furniture $23,000
Based on: 3,120 sq ft, built 2024, 4 bd / 4.5 ba, unfurnished, listing features (deck, fireplace, flooring types, appliance list, wooded lot).
IRS-guide safe-harbor floor: $110,000 in year 1 (8% short-life, $35,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $21,100
Kitchen cabinetsdefault
$12,600 new × 92% good × 1.82 allocation
- $17,300
Kitchen countertopsdefault
$10,300 new × 92% good × 1.82 allocation
- $9,100
Decorative trimdefault
$5,500 new × 92% good × 1.82 allocation
- $900
Mirrorsdefault
$600 new × 83% good × 1.82 allocation
- $2,500
Shelvingdefault
$1,500 new × 92% good × 1.82 allocation
- $11,300
Window coverings (31)default
$7,800 new × 80% good × 1.82 allocation
- $17,200
Kitchen & laundry equipment plumbingdefault
$9,800 new × 96% good × 1.82 allocation
- $10,400
Kitchen, laundry & data equipment electricaldefault
$5,900 new × 96% good × 1.82 allocation
- $11,700
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 83% good × 1.82 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $19,400
Paving: driveway & walks (paved)default
$11,600 new × 92% good × 1.82 allocation
- $9,300
Landscaping (minimal)listing
$5,600 new × 92% good × 1.82 allocation
- $5,200
Patiosdefault
$3,100 new × 92% good × 1.82 allocation
- $57,500
Decks & porches (attached)listing
$35,100 new × 90% good × 1.82 allocation
- $595,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$338,800 new × 97% good × 1.82 allocation
- $61,400
Building plumbing & fixturesdefault
$35,200 new × 96% good × 1.82 allocation
- $64,300
Building electrical & lightingdefault
$36,800 new × 96% good × 1.82 allocation
- $57,500
HVACdefault
$35,100 new × 90% good × 1.82 allocation
- $33,600
Hardwood & tile floorsdefault
$20,100 new × 92% good × 1.82 allocation
- $4,400
Fireplacelisting
$2,600 new × 92% good × 1.82 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $124,500 | $91,300 | $2,600 | $218,400 |
| 2 | $0 | $0 | $20,900 | $20,900 |
| 3 | $0 | $0 | $20,900 | $20,900 |
| 4 | $0 | $0 | $20,900 | $20,900 |
| 5 | $0 | $0 | $20,900 | $20,900 |
| 6+ | $0 | $0 | $730,600 | $730,600 |
| Total | $124,500 | $91,300 | $817,000 | $1,032,800 |
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 and Georgia 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.