3117 Donegal Way
Sevierville, TN 37862
$635,000
2 bd · 2 ba · 1,792 sqft · Listed 1d ago
View on Realtor.com →Year built
2023
Sqft
1,792
Lot sqft
24,394
HOA / mo
$0
Furnished
No
List date
2026-10-14T17:03:04.000000Z
Revenue
Annual revenue
$59,830
ADR
$229
Occupancy
72%
Cleaning fees (12 mo)
$11,247
Confidence
Med (52.96), 50 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $44,833
Summer special~View~Hot Tub~Wi-fi~Fire pit table~Arcade and Pool table
Cabin · 2 bd · 2 ba · sleeps 8 · 348 ft
Revenue $92,739ADR $319Occ ≈ 80%5★ (1)
New 2 BR w/ Hot Tub, Pool Table, Resort, WiFi
Cabin · 2 bd · 2 ba · sleeps 8 · 0.1 mi
Revenue $26,915ADR $249Occ ≈ 30%4.5★ (35)
"Angel's Place" 2 Bedroom Cabin
House · 2 bd · 2 ba · sleeps 8 · 0.2 mi
Revenue $39,314ADR $485Occ ≈ 22%—
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
New! 2BR w/Hot Tub*Firepit*Games*Walk to Waterfall Cabin | 2 bd · 2.5 ba · sleeps 8 | $27,293 | $276 | 27% | 5★ (16) | 171 ft | AirbnbVrbo |
New Hot Tub Cabin Near Waterfall, Hiking, Arcade Cabin | 2 bd · 2 ba · sleeps 6 | $58,901 | $229 | 70% | 5★ (163) | 256 ft | AirbnbVrbo |
Secluded Hot Tub Cabin Near Waterfall, Fireplace Cabin | 2 bd · 2 ba · sleeps 6 | $75,029 | $264 | 78% | 5★ (254) | 259 ft | AirbnbVrbo |
Summer special~View~Hot Tub~Wi-fi~Fire pit table~Arcade and Pool table Cabin | 2 bd · 2 ba · sleeps 8 | $92,739 | $319 | 80% | 5★ (1) | 348 ft | Vrbo |
Indoor Pool | Sauna | EV | Hot Tub |Game Room House | 2 bd · 3 ba · sleeps 6 | $74,265 | $376 | 54% | 5★ (25) | 0.1 mi | AirbnbVrbo |
New 2 BR w/ Hot Tub, Pool Table, Resort, WiFi Cabin | 2 bd · 2 ba · sleeps 8 | $26,915 | $249 | 30% | 4.5★ (35) | 0.1 mi | Airbnb |
Mountain Mist: Pet Friendly | Cozy Mountain Cabin Cabin | 2 bd · 2 ba · sleeps 6 | $39,456 | $222 | 49% | 5★ (29) | 0.2 mi | AirbnbVrbo |
LUX 2 BR -Hot Tub, Pool Table, Resort Amenities Cabin | 2 bd · 2 ba · sleeps 8 | $41,044 | $208 | 54% | 4★ (3) | 0.2 mi | AirbnbVrboBooking |
"Angel's Place" 2 Bedroom Cabin House | 2 bd · 2 ba · sleeps 8 | $39,314 | $485 | 22% | — | 0.2 mi | Delisted |
Mtn Views | Sleeps 8, Hot Tub | Pool & Tennis Cabin | 2 bd · 2 ba · sleeps 8 | $60,083 | $217 | 76% | 4.5★ (55) | 0.2 mi | AirbnbVrbo |
Show 38 more
Sip your coffee in the rocking chairs while enjoying the serene Mountain View’s.
Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $58,072ADR $197Occ ≈ 81%3.8★ (14)
Tennessee 2 BR/2 Bath/Pigeon Forge (3195 Es)
Cabin · 2 bd · 2 ba · sleeps 8 · 0.2 mi
- Pool
- A/C
- Free parking
- Wifi
- +2
Revenue $32,374ADR $198Occ ≈ 45%—
Private 2BR/2BA-HT & Pool Table-Pet Friendly!
Cabin · 2 bd · 2 ba · sleeps 8 · 0.2 mi
Revenue $49,525ADR $192Occ ≈ 71%4.8★ (135)
WEARS VALLEY-CLOSE TO ALL ATTRACTIONS! 2 BR 2 BA LOG CABIN, Sleeps 6!"LAZY BEAR"
Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi
- Hot tub
- Pool
- A/C
- Free parking
- +6
Revenue $26,483ADR $276Occ ≈ 26%4.7★ (22)
*Mtn Views* Secluded Cabin, x2 King Suites Hot Tub
Cabin · 2 bd · 2 ba · sleeps 8 · 0.4 mi
Revenue $43,502ADR $185Occ ≈ 64%4.9★ (102)
Bears Nature Luxury Cabin•Hot tub•Arcade
Cabin · 2 bd · 2 ba · sleeps 6 · 0.5 mi
Revenue $32,383ADR $216Occ ≈ 41%5★ (65)
BRAND NEW LUXURY CABIN - Wears Valley Views Your Ultimate Smoky Mountain Escape in Wears Valley, TN
Vacation home · 2 bd · 2 ba · sleeps 8 · 0.5 mi
Revenue $44,418ADR $317Occ ≈ 38%—
"Wuzzy's Flophouse" 1 Bedroom Cabin
House · 2 bd · 1 ba · sleeps 6 · 0.5 mi
Revenue $39,777ADR $181Occ ≈ 60%—
Memories at Hidden Bear Hill
Cabin · 2 bd · 2 ba · sleeps 7 · 0.5 mi
Revenue $12,964ADR $256Occ ≈ 14%5★ (24)
Wild At Heart Wears Valley by American Patriot Getaways
Vacation home · 2 bd · 1 ba · sleeps 4 · 0.5 mi
Revenue $72,242ADR $258Occ ≈ 77%4.5★ (1)
Wuzzy's Flophouse
Vacation home · 2 bd · 1 ba · sleeps 6 · 0.5 mi
Revenue $54,599ADR $253Occ ≈ 59%4.5★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Sip your coffee in the rocking chairs while enjoying the serene Mountain View’s. Cabin | 2 bd · 2 ba · sleeps 6 | $58,072 | $197 | 81% | 3.8★ (14) | 0.2 mi | Vrbo |
Spectacular Double Mtn Views • Hot Tub • Top 1% Cabin | 2 bd · 2 ba · sleeps 8 | $48,066 | $289 | 46% | 5★ (191) | 0.2 mi | AirbnbVrbo |
Hot Tub & Whirlpool Tub-Wooded-Honeymoon Cabin Cabin
| 2 bd · 2 ba · sleeps 6 | $40,070 | $221 | 50% | 4.5★ (48) | 0.2 mi | AirbnbVrboBooking |
Tennessee 2 BR/2 Bath/Pigeon Forge (3195 Es) Cabin
| 2 bd · 2 ba · sleeps 8 | $30,057 | $199 | 41% | 4.8★ (4) | 0.2 mi | AirbnbVrboBooking |
Tennessee 2 BR/2 Bath/Pigeon Forge (3195 Es) Cabin
| 2 bd · 2 ba · sleeps 8 | $32,374 | $198 | 45% | — | 0.2 mi | Airbnb |
NEW! Modern Cabin | Firepit | Hot Tub | Games Cabin | 2 bd · 2 ba · sleeps 8 | $10,433 | $343 | 8% | 5★ (5) | 0.2 mi | AirbnbVrbo |
Private 2BR/2BA-HT & Pool Table-Pet Friendly! Cabin | 2 bd · 2 ba · sleeps 8 | $49,525 | $192 | 71% | 4.8★ (135) | 0.2 mi | Airbnb |
Two bed cabin with King Beds, WI-FI, hot tub, view Cabin
| 2 bd · 2 ba · sleeps 5 | $31,142 | $233 | 37% | 4.9★ (129) | 0.3 mi | AirbnbVrboBooking |
Top Of the Mountain To You! Military/LE discount. Cabin | 2 bd · 2 ba · sleeps 6 | $39,398 | $270 | 40% | 5★ (130) | 0.3 mi | AirbnbVrbo |
Laurel House TN. Serenity, security & privacy. House
| 2 bd · 2 ba · sleeps 8 | $18,739 | $237 | 22% | 5★ (13) | 0.3 mi | AirbnbVrboBooking |
The Bears, Mtn Views and Adventure Await You Here! Cabin | 2 bd · 2 ba · sleeps 6 | $75,256 | $276 | 75% | 5★ (107) | 0.4 mi | AirbnbVrbo |
Secluded Retreat| Hot Tub| Games| Firepit Cabin | 2 bd · 1 ba · sleeps 4 | $75,370 | $221 | 93% | 5★ (183) | 0.4 mi | AirbnbVrbo |
Secluded,mins2dollywood 2/2HOTTUBfireplacebilliard Chalet | 2 bd · 2 ba · sleeps 4 | $76,250 | $247 | 85% | 4.9★ (329) | 0.4 mi | AirbnbVrbo |
Angela's Hideaway Secluded, Mt top views, pets OK. Cabin | 2 bd · 2 ba · sleeps 6 | $29,547 | $186 | 44% | 5★ (24) | 0.4 mi | AirbnbVrbo |
WEARS VALLEY-CLOSE TO ALL ATTRACTIONS! 2 BR 2 BA LOG CABIN, Sleeps 6!"LAZY BEAR" Cabin
| 2 bd · 2 ba · sleeps 6 | $26,483 | $276 | 26% | 4.7★ (22) | 0.4 mi | Vrbo |
New cabin, views, hot tub, seclusion, Wears Valley Cabin | 2 bd · 2 ba · sleeps 8 | $118,488 | $370 | 88% | 4.9★ (40) | 0.4 mi | AirbnbVrbo |
Smoky Mountain Views + Game Room Retreat | Hot Tub House | 2 bd · 2 ba · sleeps 8 | $38,514 | $466 | 23% | 4.5★ (4) | 0.4 mi | AirbnbVrboBooking |
Heavenly Views + Spa + Games + Killer Design! House | 2 bd · 3 ba · sleeps 6 | $79,731 | $307 | 71% | 5★ (80) | 0.4 mi | AirbnbVrboBooking |
*Mtn Views* Secluded Cabin, x2 King Suites Hot Tub Cabin | 2 bd · 2 ba · sleeps 8 | $43,502 | $185 | 64% | 4.9★ (102) | 0.4 mi | Airbnb |
Rustic Charm, Sleeps 8・Modern Comfort Near Smokies Cabin | 2 bd · 2 ba · sleeps 8 | $23,018 | $221 | 29% | 4.3★ (16) | 0.4 mi | AirbnbVrboBooking |
Panoramic Mountain View Cabin Rental-Hot Tub-outdoor Kitchen-No.1 Mountain View Cabin | 2 bd · 2 ba · sleeps 6 | $102,378 | $304 | 92% | 4.8★ (76) | 0.5 mi | VrboBooking |
Peaceful 2BR*Hot Tub*Arcade*Fireplace*Privacy Cabin | 2 bd · 1.5 ba · sleeps 4 | $26,672 | $181 | 40% | 4.9★ (24) | 0.5 mi | AirbnbVrbo |
Sitting Rock - Cabin In The Smokies Cabin | 2 bd · 2 ba · sleeps 6 | $45,247 | $172 | 72% | 4.6★ (47) | 0.5 mi | AirbnbVrbo |
Luxury Chalet | Private Pool | Resort Amenities Cabin
| 2 bd · 2 ba · sleeps 8 | $84,294 | $395 | 58% | 5★ (16) | 0.5 mi | AirbnbVrbo |
Charm & modern comfort w/ free attraction tickets Cabin | 2 bd · 2 ba · sleeps 8 | $45,580 | $245 | 51% | 4.3★ (22) | 0.5 mi | AirbnbVrboBooking |
A Little Bit of Heaven 16 Cabin | 2 bd · 2 ba · sleeps 6 | $32,985 | $217 | 42% | 4.7★ (162) | 0.5 mi | AirbnbVrbo |
Bears Nature Luxury Cabin•Hot tub•Arcade Cabin | 2 bd · 2 ba · sleeps 6 | $32,383 | $216 | 41% | 5★ (65) | 0.5 mi | Airbnb |
BRAND NEW LUXURY CABIN - Wears Valley Views Your Ultimate Smoky Mountain Escape in Wears Valley, TN Vacation home | 2 bd · 2 ba · sleeps 8 | $44,418 | $317 | 38% | — | 0.5 mi | Booking |
Pet Friendly Cabin with Fire Pit, Grill, Hot Tub Cabin | 2 bd · 2.5 ba · sleeps 8 | $102,399 | $346 | 81% | 5★ (55) | 0.5 mi | AirbnbVrboBooking |
Brand New Luxury Cabin Mtn Views Wears Valley, TN House | 2 bd · 2.5 ba · sleeps 8 | $38,203 | $325 | 32% | 5★ (9) | 0.5 mi | AirbnbVrbo |
"Wuzzy's Flophouse" 1 Bedroom Cabin House | 2 bd · 1 ba · sleeps 6 | $39,777 | $181 | 60% | — | 0.5 mi | Airbnb |
Beary Cozy Cabin-NERF Battle,FirePit,HotTub,Arcade Cabin | 2 bd · 2 ba · sleeps 4 | $58,186 | $227 | 70% | 5★ (246) | 0.5 mi | AirbnbVrboBooking |
Memories at Hidden Bear Hill Cabin | 2 bd · 2 ba · sleeps 7 | $12,964 | $256 | 14% | 5★ (24) | 0.5 mi | Airbnb |
Wild At Heart Wears Valley by American Patriot Getaways Vacation home | 2 bd · 1 ba · sleeps 4 | $72,242 | $258 | 77% | 4.5★ (1) | 0.5 mi | Booking |
Wuzzy's Flophouse Vacation home | 2 bd · 1 ba · sleeps 6 | $54,599 | $253 | 59% | 4.5★ (1) | 0.5 mi | Booking |
Secluded Setting-Cozy Cabin Rental- Firepit Gameroom Internet Access-In Great Smoky Mountains Cabin | 2 bd · 2 ba · sleeps 6 | $50,821 | $225 | 62% | 4.9★ (44) | 0.6 mi | VrboBooking |
*Beautiful 2BR Pet-friendly Cabin! Hot Tub + WIFI* Cabin | 2 bd · 2 ba · sleeps 6 | $74,349 | $225 | 91% | 4.8★ (340) | 0.6 mi | AirbnbVrbo |
Deck*Grill*Sauna*Hot tub*Fire pit*Location! Cabin | 2 bd · 2 ba · sleeps 6 | $70,050 | $268 | 72% | 4.9★ (124) | 0.6 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 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium
Est. revenue
$59,830
NOI
$32,613
Cash flow /mo
-$827
Cash needed
$206,150
Cash-on-cash
-4.8%
ROE (yr 1)
6.3%
Cap rate
5.1%
DSCR
0.77
Year-1 write-off
$177,207
Year-1 tax shield @ 32%
$56,706
Year-1 return on equity
- Cash flow (annual)-$9,921
- Principal paydown$3,862
- Appreciation at%$19,050
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)$11,966
- Platform fees (3% of revenue)$1,795
- Maintenance / capex (5% of revenue)$2,992
- Utilities & supplies$4,200
- HOA$0
- Property tax$2,455
- Insurance (STR-rated)$3,810
Cash needed to close
- Down payment (25%)$158,750
- Closing costs (4.0%)$25,400
- Furnishing (bought new)$22,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$56,706
Property tax, insurance rate and the land/building split come from this listing's county tax record; 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
$597,000
Short-life (5/15-yr)
$155,000 · 26%
Year-1 deduction
$177,000
Year-1 tax shield @ 32%
$57,000
Land 6% (county tax record, market value split) · building $442,000 over 39 years · new furniture $22,000
Based on: 1,792 sq ft, built 2023, 2 bd / 2 ba, unfurnished, listing features (hot tub, deck, game room, fireplace, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $113,000 in year 1 (15% short-life, $36,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $15,000
Kitchen cabinetsdefault
$9,700 new × 88% good × 1.75 allocation
- $12,200
Kitchen countertopsdefault
$8,000 new × 88% good × 1.75 allocation
- $4,800
Decorative trimdefault
$3,100 new × 88% good × 1.75 allocation
- $400
Mirrorsdefault
$300 new × 75% good × 1.75 allocation
- $1,400
Shelvingdefault
$900 new × 88% good × 1.75 allocation
- $5,500
Window coverings (18)default
$4,500 new × 70% good × 1.75 allocation
- $15,100
Carpet, vinyl & laminate (100% of floors)listing
$11,500 new × 75% good × 1.75 allocation
- $12,400
Kitchen & laundry equipment plumbingdefault
$7,600 new × 94% good × 1.75 allocation
- $7,500
Kitchen, laundry & data equipment electricaldefault
$4,600 new × 94% good × 1.75 allocation
- $10,100
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 75% good × 1.75 allocation
- $11,000
Hot tub (freestanding)listing
$9,000 new × 70% good × 1.75 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
- $13,500
Paving: driveway & walks (paved)default
$8,800 new × 88% good × 1.75 allocation
- $13,000
Landscaping (typical)default
$8,400 new × 88% good × 1.75 allocation
- $2,700
Patiosdefault
$1,800 new × 88% good × 1.75 allocation
- $30,000
Decks & porches (attached)listing
$20,200 new × 85% good × 1.75 allocation
- $323,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$194,600 new × 95% good × 1.75 allocation
- $33,100
Building plumbing & fixturesdefault
$20,200 new × 94% good × 1.75 allocation
- $32,900
Building electrical & lightingdefault
$20,000 new × 94% good × 1.75 allocation
- $30,000
HVACdefault
$20,200 new × 85% good × 1.75 allocation
- $4,100
Fireplacelisting
$2,600 new × 88% good × 1.75 allocation
- $18,500
Septic systemlisting
$12,000 new × 88% good × 1.75 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $117,500 | $59,200 | $500 | $177,200 |
| 2 | $0 | $0 | $11,300 | $11,300 |
| 3 | $0 | $0 | $11,300 | $11,300 |
| 4 | $0 | $0 | $11,300 | $11,300 |
| 5 | $0 | $0 | $11,300 | $11,300 |
| 6+ | $0 | $0 | $396,000 | $396,000 |
| Total | $117,500 | $59,200 | $441,800 | $618,600 |
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.