1264 Reedmont Way
Sevierville, TN 37876
$1,195,000
5 bd · 4.5 ba · 3,214 sqft · Listed 2d ago
View on Realtor.com →Year built
2025
Sqft
3,214
Lot sqft
436
HOA / mo
$199
Furnished
No
List date
2026-10-26T19:49:21.000000Z
Revenue
Annual revenue
$100,287
ADR
$478
Occupancy
57%
Cleaning fees (12 mo)
$23,799
Confidence
High (77.13), 29 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $102,303
Earth Lodge: Luxe Interior, Indoor Pool, Views
House · 5 bd · 4.5 ba · sleeps 16 · 456 ft
Revenue $114,448ADR $634Occ ≈ 49%5★ (28)
Luxe stay, Sleeps 12・Indoor Pool・Hot Tub・Games
Cabin · 5 bd · 4.5 ba · sleeps 12 · 476 ft
- Hot tub
- Pool
- A/C
- Free parking
- +4
Revenue $123,719ADR $443Occ ≈ 77%4.5★ (28)
Luxe stay, Sleeps 12・Indoor Pool・Hot Tub・Games
Cabin · 5 bd · 4.5 ba · sleeps 12 · 495 ft
- Hot tub
- Pool
- A/C
- Free parking
- +4
Revenue $121,973ADR $433Occ ≈ 77%3★ (3)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Luxe stay, Sleeps 12・Indoor Pool・Hot Tub・Games Cabin
| 5 bd · 4.5 ba · sleeps 12 | $69,464 | $481 | 40% | 4.5★ (320) | 39 ft | AirbnbVrboBooking |
Heated Indoor Pool, Theater, Game Room & Hot Tub Cabin
| 5 bd · 4.5 ba · sleeps 16 | $123,994 | $707 | 48% | 4.9★ (24) | 315 ft | AirbnbVrbo |
Indoor Pool • Golf SIM • Sauna • Hot Tub • Games House
| 5 bd · 5 ba · sleeps 12 | $45,890 | $666 | 19% | 5★ (14) | 322 ft | AirbnbVrbo |
Purpose Lodge: Indoor Pool, Games & Iconic Views Cabin | 5 bd · 4.5 ba · sleeps 16 | $106,356 | $652 | 45% | 4.8★ (23) | 338 ft | AirbnbBooking |
5 BR|5 BA| Sleeps13|Game Room| Rooftop w Hot Tub | Cabin
| 5 bd · 5 ba · sleeps 13 | $98,279 | $540 | 50% | 4.7★ (31) | 430 ft | AirbnbVrboBooking |
Earth Lodge: Luxe Interior, Indoor Pool, Views House | 5 bd · 4.5 ba · sleeps 16 | $114,448 | $634 | 49% | 5★ (28) | 456 ft | Airbnb |
Luxe stay, Sleeps 12・Indoor Pool・Hot Tub・Games Cabin
| 5 bd · 4.5 ba · sleeps 12 | $123,719 | $443 | 77% | 4.5★ (28) | 476 ft | Vrbo |
Luxe stay, Sleeps 12・Indoor Pool・Hot Tub・Games Cabin
| 5 bd · 4.5 ba · sleeps 12 | $121,973 | $433 | 77% | 3★ (3) | 495 ft | Vrbo |
Indoor Pool • Golf Simulator • Sauna • Movie Room Cabin
| 5 bd · 4.5 ba · sleeps 16 | $86,707 | $628 | 38% | 4.9★ (26) | 0.1 mi | AirbnbVrboBooking |
5 BR|5 BA| Sleeps13|Game Room| Rooftop w Hot Tub | Cabin
| 5 bd · 5 ba · sleeps 13 | $97,132 | $537 | 50% | 4.8★ (32) | 0.1 mi | AirbnbVrboBooking |
Show 18 more
Luxe stay, Sleeps 12・Indoor Pool・Hot Tub・Games
Cabin · 5 bd · 5 ba · sleeps 12 · 0.2 mi
Revenue $134,942ADR $433Occ ≈ 85%5★ (2)
Delisted
Luxe stay, Sleeps 12・Indoor Pool・Hot Tub・Games
Cabin · 5 bd · 4.5 ba · sleeps 12 · 0.2 mi
- Hot tub
- Pool
- A/C
- Free parking
- +4
Revenue $102,330ADR $397Occ ≈ 71%4.6★ (5)
Modern Luxury・Pool, Hot Tub & Near Water Parks!
Cabin · 5 bd · 4.5 ba · sleeps 12 · 0.3 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $101,235ADR $393Occ ≈ 71%4.5★ (6)
Modern Luxury・Pool, Hot Tub & Near Water Parks!
Cabin · 5 bd · 4.5 ba · sleeps 12 · 0.3 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $100,246ADR $377Occ ≈ 73%4.4★ (18)
Modern Luxury・Pool, Hot Tub & Near Water Parks!
Cabin · 5 bd · 4.5 ba · sleeps 12 · 0.3 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $108,297ADR $397Occ ≈ 75%4.9★ (19)
5BR Luxury Cabin・Pool・Near Dollywood / Water Parks
Cabin · 5 bd · 4.5 ba · sleeps 12 · 0.3 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $61,290ADR $407Occ ≈ 41%—
Modern Luxury・Pool, Hot Tub & Near Water Parks!
Cabin · 5 bd · 4.5 ba · sleeps 12 · 0.3 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $95,690ADR $384Occ ≈ 68%4.8★ (5)
Modern Luxury・Pool, Hot Tub & Near Water Parks!
Cabin · 5 bd · 4.5 ba · sleeps 12 · 0.3 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $103,628ADR $372Occ ≈ 76%4.3★ (8)
Modern Luxury・Pool, Hot Tub & Near Water Parks!
Cabin · 5 bd · 4.5 ba · sleeps 12 · 0.3 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $102,275ADR $374Occ ≈ 75%3.4★ (8)
Modern Luxury・Pool, Hot Tub & Near Water Parks!
Cabin · 5 bd · 4.5 ba · sleeps 12 · 0.3 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $91,789ADR $359Occ ≈ 70%4.5★ (6)
Modern Luxury・Pool, Hot Tub & Near Water Parks!
Cabin · 5 bd · 4.5 ba · sleeps 12 · 0.3 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $102,768ADR $387Occ ≈ 73%3.9★ (11)
A Contemporary Spring Haven w Private Indoor Pool!
Cabin · 5 bd · 4.5 ba · sleeps 12 · 0.4 mi
Revenue $81,339ADR $489Occ ≈ 46%4.8★ (39)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
NEW! 5 BD|BA Luxe w/ Rooftop, Hot Tub, Game Room+ Cabin
| 5 bd · 5 ba · sleeps 12 | $72,460 | $826 | 24% | — | 0.1 mi | AirbnbVrbo |
Luxe Stay N Smokies W Indoor Pool ・Hot Tub・Games Cabin
| 5 bd · 4.5 ba · sleeps 12 | $103,381 | $434 | 65% | 4.5★ (17) | 0.2 mi | AirbnbVrbo |
Luxe stay, Sleeps 12・Indoor Pool・Hot Tub・Games Cabin | 5 bd · 5 ba · sleeps 12 | $134,942 | $433 | 85% | 5★ (2) | 0.2 mi | Delisted |
Luxe stay, Sleeps 12・Indoor Pool・Hot Tub・Games Cabin
| 5 bd · 4.5 ba · sleeps 12 | $102,330 | $397 | 71% | 4.6★ (5) | 0.2 mi | Vrbo |
5BR/5BA / Indoor Pool Rooftop Hot Tub/ Stunning Vi House | 5 bd · 5 ba · sleeps 12 | $105,091 | $578 | 50% | 4.8★ (8) | 0.2 mi | AirbnbBooking |
5BR Luxury Cabin・Pool・Near Dollywood / Water Parks Cabin
| 5 bd · 4.5 ba · sleeps 12 | $106,173 | $460 | 63% | 4.8★ (20) | 0.2 mi | AirbnbVrbo |
Smokies Sunset Splash Cabin
| 5 bd · 4 ba · sleeps 14 | $131,707 | $763 | 47% | 5★ (28) | 0.2 mi | AirbnbVrbo |
Modern Luxury・Pool, Hot Tub & Near Water Parks! Cabin
| 5 bd · 4.5 ba · sleeps 12 | $49,753 | $527 | 26% | 4.6★ (448) | 0.3 mi | AirbnbVrboBooking |
Modern Luxury・Pool, Hot Tub & Near Water Parks! Cabin
| 5 bd · 4.5 ba · sleeps 12 | $101,235 | $393 | 71% | 4.5★ (6) | 0.3 mi | Vrbo |
Modern Luxury・Pool, Hot Tub & Near Water Parks! Cabin
| 5 bd · 4.5 ba · sleeps 12 | $100,246 | $377 | 73% | 4.4★ (18) | 0.3 mi | Vrbo |
Modern Luxury・Pool, Hot Tub & Near Water Parks! Cabin
| 5 bd · 4.5 ba · sleeps 12 | $108,297 | $397 | 75% | 4.9★ (19) | 0.3 mi | Vrbo |
5BR Luxury Cabin・Pool・Near Dollywood / Water Parks Cabin
| 5 bd · 4.5 ba · sleeps 12 | $61,290 | $407 | 41% | — | 0.3 mi | Vrbo |
Modern Luxury・Pool, Hot Tub & Near Water Parks! Cabin
| 5 bd · 4.5 ba · sleeps 12 | $95,690 | $384 | 68% | 4.8★ (5) | 0.3 mi | Vrbo |
Modern Luxury・Pool, Hot Tub & Near Water Parks! Cabin
| 5 bd · 4.5 ba · sleeps 12 | $103,628 | $372 | 76% | 4.3★ (8) | 0.3 mi | Vrbo |
Modern Luxury・Pool, Hot Tub & Near Water Parks! Cabin
| 5 bd · 4.5 ba · sleeps 12 | $102,275 | $374 | 75% | 3.4★ (8) | 0.3 mi | Vrbo |
Modern Luxury・Pool, Hot Tub & Near Water Parks! Cabin
| 5 bd · 4.5 ba · sleeps 12 | $91,789 | $359 | 70% | 4.5★ (6) | 0.3 mi | Vrbo |
Modern Luxury・Pool, Hot Tub & Near Water Parks! Cabin
| 5 bd · 4.5 ba · sleeps 12 | $102,768 | $387 | 73% | 3.9★ (11) | 0.3 mi | Vrbo |
A Contemporary Spring Haven w Private Indoor Pool! Cabin | 5 bd · 4.5 ba · sleeps 12 | $81,339 | $489 | 46% | 4.8★ (39) | 0.4 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
Est. revenue
$100,287
NOI
$54,019
Cash flow /mo
$4,502
Cash needed
$1,269,300
Cash-on-cash (all cash)
4.3%
ROE (yr 1)
7.1%
Cap rate
4.5%
DSCR
—
Year-1 write-off
$309,732
Year-1 tax shield @ 32%
$99,114
Year-1 return on equity
- Cash flow (annual)$54,019
- Principal paydown (n/a, cash)$0
- Appreciation at%$35,850
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)$20,057
- Platform fees (3% of revenue)$3,009
- Maintenance / capex (5% of revenue)$5,014
- Utilities & supplies$4,200
- HOA$2,388
- Property tax$4,430
- Insurance (STR-rated)$7,170
Cash needed to close
- Purchase price (all cash)$1,195,000
- Closing costs (4.0%)$47,800
- Furnishing (bought new)$26,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$99,114
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
$1,016,000
Short-life (5/15-yr)
$282,000 · 28%
Year-1 deduction
$310,000
Year-1 tax shield @ 32%
$99,000
Land 15% (market default, no usable tax-record split) · building $733,000 over 39 years · new furniture $27,000
Based on: 3,214 sq ft, built 2025, 5 bd / 4.5 ba, unfurnished, listing features (pool, deck, fireplace, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $210,000 in year 1 (18% short-life, $67,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $19,100
Kitchen cabinetsdefault
$12,800 new × 96% good × 1.55 allocation
- $15,700
Kitchen countertopsdefault
$10,500 new × 96% good × 1.55 allocation
- $8,400
Decorative trimdefault
$5,600 new × 96% good × 1.55 allocation
- $900
Mirrorsdefault
$600 new × 92% good × 1.55 allocation
- $2,700
Shelvingdefault
$1,800 new × 96% good × 1.55 allocation
- $11,200
Window coverings (32)default
$8,000 new × 90% good × 1.55 allocation
- $15,200
Kitchen & laundry equipment plumbingdefault
$10,000 new × 98% good × 1.55 allocation
- $9,200
Kitchen, laundry & data equipment electricaldefault
$6,000 new × 98% good × 1.55 allocation
- $11,000
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 92% good × 1.55 allocation
- $26,500
Furniture bought newlisting
$26,500 new × 100% good · bought separately
- $17,500
Paving: driveway & walks (paved)default
$11,800 new × 96% good × 1.55 allocation
- $16,800
Landscaping (typical)default
$11,300 new × 96% good × 1.55 allocation
- $4,700
Patiosdefault
$3,200 new × 96% good × 1.55 allocation
- $53,300
Decks & porches (attached)listing
$36,200 new × 95% good × 1.55 allocation
- $96,800
Pool (in-ground)listing
$65,000 new × 96% good × 1.55 allocation
- $532,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$348,800 new × 98% good × 1.55 allocation
- $55,100
Building plumbing & fixturesdefault
$36,200 new × 98% good × 1.55 allocation
- $57,800
Building electrical & lightingdefault
$38,000 new × 98% good × 1.55 allocation
- $53,400
HVACdefault
$36,200 new × 95% good × 1.55 allocation
- $30,800
Hardwood & tile floorsdefault
$20,700 new × 96% good × 1.55 allocation
- $3,900
Fireplacelisting
$2,600 new × 96% good × 1.55 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $119,700 | $189,200 | $800 | $309,700 |
| 2 | $0 | $0 | $18,800 | $18,800 |
| 3 | $0 | $0 | $18,800 | $18,800 |
| 4 | $0 | $0 | $18,800 | $18,800 |
| 5 | $0 | $0 | $18,800 | $18,800 |
| 6+ | $0 | $0 | $657,300 | $657,300 |
| Total | $119,700 | $189,200 | $733,300 | $1,042,200 |
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.