3639 Moonshine Way
Gatlinburg, TN 37738
$658,000
3 bd · 3.5 ba · 1,683 sqft · Listed 1d ago
View on Realtor.com →Year built
1998
Sqft
1,683
Lot sqft
15,246
HOA / mo
$161
Furnished
No
List date
2026-10-16T16:32:40.000000Z
Revenue
Annual revenue
$64,359
ADR
$303
Occupancy
58%
Cleaning fees (12 mo)
$12,737
Confidence
Med (53.6), 47 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $58,366
Treetip Moonshiners Getaway
Cabin · 3 bd · 3 ba · sleeps 7 · 69 ft
- Hot tub
- Pool
- A/C
- Free parking
- +6
Revenue $73,195ADR $279Occ ≈ 72%4.8★ (145)
Smoky Mountain View! Cloudwalk Retreat Gatlinburg
Cabin · 3 bd · 3 ba · sleeps 8 · 0.2 mi
Revenue $20,147ADR $805Occ ≈ 7%4.2★ (4)
Delisted
Beautiful View Chalet 3/2.5 Gatlinburg
Chalet · 3 bd · 2.5 ba · sleeps 9 · 0.2 mi
- Pool
- A/C
- Free parking
- Wifi
- +4
Revenue $48,907ADR $275Occ ≈ 49%5★ (223)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Treetip Moonshiners Getaway Cabin
| 3 bd · 3 ba · sleeps 7 | $73,195 | $279 | 72% | 4.8★ (145) | 69 ft | Airbnb |
MtnView Luxury Cabin | G'Room+HotTub+Theater Cabin | 3 bd · 2.5 ba · sleeps 8 | $86,698 | $280 | 85% | 5★ (220) | 0.2 mi | AirbnbBooking |
Serenity in Smokies• EPIC view •3K bed •area pool Condominium (condo)
| 3 bd · 3 ba · sleeps 8 | $32,096 | $274 | 32% | 5★ (27) | 0.2 mi | AirbnbVrbo |
MtnView Luxury Cabin / G'Room + HotTub + Theater Cabin
| 3 bd · 2.5 ba · sleeps 8 | $11,112 | $336 | 9% | 5★ (74) | 0.2 mi | AirbnbVrboBooking |
Smoky Mountain View! Cloudwalk Retreat Gatlinburg Cabin | 3 bd · 3 ba · sleeps 8 | $20,147 | $805 | 7% | 4.2★ (4) | 0.2 mi | Delisted |
Spacious Rooms | Beautiful Views | Cozy Cabin Cabin
| 3 bd · 3.5 ba · sleeps 10 | $69,638 | $361 | 53% | 5★ (38) | 0.2 mi | AirbnbVrbo |
Beautiful View Chalet 3/2.5 Gatlinburg Chalet
| 3 bd · 2.5 ba · sleeps 9 | $48,907 | $275 | 49% | 5★ (223) | 0.2 mi | Airbnb |
Luxury Gatlinburg Cabin Mtn View on Golf Course Cabin
| 3 bd · 3.5 ba · sleeps 10 | $56,866 | $339 | 46% | 5★ (29) | 0.2 mi | AirbnbVrbo |
Private Secluded Luxury w/ Forest & Mt Views Cabin | 3 bd · 3.5 ba · sleeps 10 | $11,122 | $0 | — | 5★ (155) | 0.3 mi | AirbnbBooking |
Lazy Daisy Amazing view Cabin
| 3 bd · 2.5 ba · sleeps 8 | $70,149 | $352 | 55% | 5★ (307) | 0.3 mi | AirbnbVrboBooking |
Show 32 more
Gatlinburg Cabin | Golf & Hiking Retreat
Cabin · 3 bd · 2.5 ba · sleeps 6 · 0.3 mi
Revenue $31,305ADR $260Occ ≈ 33%5★ (15)
A Mountain Dream
Vacation home · 3 bd · 4 ba · sleeps 10 · 0.5 mi
Revenue $71,243ADR $248Occ ≈ 79%4.6★ (6)
Blueberry Hill: Breathtaking Mountain Views! Cozy, Family Favorite, Hot Tub
Cabin · 3 bd · 2.5 ba · sleeps 7 · 0.5 mi
- Hot tub
- Pool
- A/C
- Free parking
- +4
Revenue $39,221ADR $249Occ ≈ 43%4.8★ (30)
Secluded Cabin w/ Fire Pit & Mountain Views
Cabin · 3 bd · 3 ba · sleeps 8 · 0.5 mi
Revenue $62,740ADR $423Occ ≈ 41%3.5★ (0)
Delisted
Resting Bears | Views, Fireplace, Pool, Hot Tub!
Cabin · 3 bd · 3 ba · sleeps 8 · 0.5 mi
Revenue $26,815ADR $2,538Occ ≈ 3%4.8★ (16)
Delisted
Luxury Gatlinburg Family Cabin Retreat with Views
Vacation home · 3 bd · 3 ba · sleeps 9 · 0.6 mi
Revenue $18,377ADR $326Occ ≈ 15%—
Gatlinburg cabin, renovated 3 Brm, Sleeps 8, FP, Pool Table, Hot Tub, WIFI
Cabin · 3 bd · 3 ba · sleeps 8 · 0.6 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $45,745ADR $267Occ ≈ 47%4.8★ (254)
*3BD Family Cabin with Hot Tub, Grill, and Pool!*
Cabin · 3 bd · 2.5 ba · sleeps 10 · 0.7 mi
Revenue $42,867ADR $223Occ ≈ 53%4.5★ (53)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Mountain View Cabin with Hot Tub & Game Room Cabin
| 3 bd · 3 ba · sleeps 8 | $88,100 | $334 | 72% | 4.8★ (245) | 0.3 mi | AirbnbVrboBooking |
Gatlinburg Cabin | Golf & Hiking Retreat Cabin | 3 bd · 2.5 ba · sleeps 6 | $31,305 | $260 | 33% | 5★ (15) | 0.3 mi | Airbnb |
Mountain View Cabin: Hot Tub & Game Room Cabin
| 3 bd · 3 ba · sleeps 10 | $73,109 | $298 | 67% | 4.9★ (248) | 0.3 mi | AirbnbVrboBooking |
Pet-Friendly Cabin with Mt. LeConte Views! Cabin | 3 bd · 3.5 ba · sleeps 8 | $59,866 | $345 | 48% | 4.3★ (7) | 0.4 mi | AirbnbBooking |
Sensational Views - NEW hot tub - Sleeps 10 Cabin
| 3 bd · 3 ba · sleeps 10 | $66,317 | $326 | 56% | 4.5★ (16) | 0.4 mi | AirbnbVrbo |
Cabin with Fantastic Views, Hot Tub, Pool Access. Cabin
| 3 bd · 3.5 ba · sleeps 8 | $8,481 | $300 | 8% | 5★ (1) | 0.4 mi | AirbnbVrboBooking |
Smokies cabin near DTGburg•HotTub•DOGs•VIEWS•Games Cabin
| 3 bd · 2.5 ba · sleeps 8 | $81,283 | $413 | 54% | 5★ (218) | 0.4 mi | AirbnbVrbo |
Mountain Views from your Sofa and Huge Deck! Cabin
| 3 bd · 2.5 ba · sleeps 8 | $55,955 | $253 | 61% | 4.9★ (198) | 0.4 mi | AirbnbVrbo |
A Mountain Dream Vacation home | 3 bd · 4 ba · sleeps 10 | $71,243 | $248 | 79% | 4.6★ (6) | 0.5 mi | Booking |
Blueberry Hill: Breathtaking Mountain Views! Cozy, Family Favorite, Hot Tub Cabin
| 3 bd · 2.5 ba · sleeps 7 | $39,221 | $249 | 43% | 4.8★ (30) | 0.5 mi | Vrbo |
Modern! Private! Amazing Views! Cabin
| 3 bd · 3.5 ba · sleeps 8 | $103,678 | $425 | 67% | 5★ (251) | 0.5 mi | AirbnbVrbo |
Sunset Memories | View + Hot Tub Cabin
| 3 bd · 3 ba · sleeps 9 | $75,515 | $351 | 59% | 4.9★ (10) | 0.5 mi | AirbnbVrbo |
Secluded Cabin w/ Fire Pit & Mountain Views Cabin | 3 bd · 3 ba · sleeps 8 | $62,740 | $423 | 41% | 3.5★ (0) | 0.5 mi | Delisted |
Sweet Tennessee Whiskey- VIEWS, hot tub, pools! Cabin
| 3 bd · 3 ba · sleeps 10 | $91,871 | $360 | 70% | 4.1★ (9) | 0.5 mi | AirbnbVrbo |
Stunning Views, EZ Parking, 3 EnSuite KG Bdrms Cabin
| 3 bd · 4 ba · sleeps 10 | $70,415 | $354 | 54% | 4.9★ (213) | 0.5 mi | AirbnbVrbo |
Stunning 3BD Cabin w/ VIEWS! Game Room + HOT TUB! Cabin
| 3 bd · 3.5 ba · sleeps 8 | $86,579 | $330 | 72% | 4.8★ (112) | 0.5 mi | AirbnbVrbo |
Peaceful 3BR w/Hot Tub*Fireplace*BBQ*Arcade Games Cabin
| 3 bd · 2.5 ba · sleeps 10 | $21,172 | $238 | 24% | 5★ (9) | 0.5 mi | AirbnbVrbo |
Gatlinburg Private Mountain View Cabin-Golf Resort Cabin
| 3 bd · 4 ba · sleeps 6 | $39,191 | $357 | 30% | 4.9★ (119) | 0.5 mi | AirbnbVrbo |
Resting Bears | Views, Fireplace, Pool, Hot Tub! Cabin | 3 bd · 3 ba · sleeps 8 | $26,815 | $2,538 | 3% | 4.8★ (16) | 0.5 mi | Delisted |
Dreamy Smokies cabin with hot tub, fireplace & Cabin
| 3 bd · 4 ba · sleeps 10 | $72,605 | $314 | 63% | 4.7★ (31) | 0.5 mi | AirbnbVrbo |
2.5 Mi to Cobbly Nob Plaza・Serene Getaway・Hot Tub Cabin
| 3 bd · 3 ba · sleeps 10 | $33,978 | $269 | 35% | 4.5★ (14) | 0.5 mi | AirbnbVrboBooking |
Unobstructed Mtn View|Dual Suite|Hot Tub|Game Room Cabin
| 3 bd · 2.5 ba · sleeps 8 | $85,803 | $358 | 66% | 4.7★ (162) | 0.5 mi | AirbnbVrboBooking |
Luxury Gatlinburg Family Cabin Retreat with Views Vacation home | 3 bd · 3 ba · sleeps 9 | $18,377 | $326 | 15% | — | 0.6 mi | Booking |
Luxury Family Gatlinburg Cabin Views Hot Tub Games Cabin
| 3 bd · 3 ba · sleeps 10 | $51,845 | $283 | 50% | 5★ (29) | 0.6 mi | AirbnbVrbo |
Upscale Mtn-View Smokies Cabin: Hot Tub & Fire Pit Cabin
| 3 bd · 3 ba · sleeps 8 | $49,923 | $295 | 46% | 4.8★ (82) | 0.6 mi | AirbnbVrboBooking |
Luxe New Build | Indoor Pool, Spa, Arcade, Firepit Cabin
| 3 bd · 3.5 ba · sleeps 10 | $130,734 | $497 | 72% | 4.8★ (53) | 0.6 mi | AirbnbVrboBooking |
Heaven's Hill - Mountain Views & Hot Tub Cabin
| 3 bd · 3 ba · sleeps 8 | $41,369 | $351 | 32% | 5★ (11) | 0.6 mi | AirbnbVrboBooking |
Gatlinburg cabin, renovated 3 Brm, Sleeps 8, FP, Pool Table, Hot Tub, WIFI Cabin
| 3 bd · 3 ba · sleeps 8 | $45,745 | $267 | 47% | 4.8★ (254) | 0.6 mi | Vrbo |
Breathtaking Views - Keurig - Wifi - Hot Tub Cabin
| 3 bd · 4.5 ba · sleeps 10 | $47,631 | $329 | 40% | 5★ (4) | 0.6 mi | AirbnbVrbo |
Free Attractions, Gameroom, Hot Tub, Fireplace. Cabin
| 3 bd · 3 ba · sleeps 10 | $105,928 | $438 | 66% | 4.9★ (101) | 0.6 mi | AirbnbVrbo |
Lone Wolf Lodge | Mtn Views + Hot Tub & Pool Cabin
| 3 bd · 3 ba · sleeps 10 | $78,753 | $441 | 49% | 4.8★ (54) | 0.7 mi | AirbnbVrboBooking |
*3BD Family Cabin with Hot Tub, Grill, and Pool!* Cabin | 3 bd · 2.5 ba · sleeps 10 | $42,867 | $223 | 53% | 4.5★ (53) | 0.7 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
$64,359
NOI
$34,328
Cash flow /mo
$2,861
Cash needed
$709,820
Cash-on-cash (all cash)
4.8%
ROE (yr 1)
7.6%
Cap rate
5.2%
DSCR
—
Year-1 write-off
$144,622
Year-1 tax shield @ 32%
$46,279
Year-1 return on equity
- Cash flow (annual)$34,328
- Principal paydown (n/a, cash)$0
- Appreciation at%$19,740
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)$12,872
- Platform fees (3% of revenue)$1,931
- Maintenance / capex (5% of revenue)$3,218
- Utilities & supplies$4,200
- HOA$1,932
- Property tax$1,930
- Insurance (STR-rated)$3,948
Cash needed to close
- Purchase price (all cash)$658,000
- Closing costs (4.0%)$26,320
- Furnishing (bought new)$25,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$46,279
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
$505,000
Short-life (5/15-yr)
$119,000 · 24%
Year-1 deduction
$145,000
Year-1 tax shield @ 32%
$46,000
Land 23% (county tax record, market value split) · building $386,000 over 39 years · new furniture $26,000
Based on: 1,683 sq ft, built 1998, 3 bd / 3.5 ba, unfurnished, listing features (hot tub, deck, game room, fireplace, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $90,000 in year 1 (13% short-life, $29,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $11,500
Kitchen cabinetsdefault
$9,500 new × 40% good × 3.02 allocation
- $9,400
Kitchen countertopsdefault
$7,800 new × 40% good × 3.02 allocation
- $3,600
Decorative trimdefault
$2,900 new × 40% good × 3.02 allocation
- $500
Mirrorsdefault
$500 new × 40% good × 3.02 allocation
- $1,500
Shelvingdefault
$1,200 new × 40% good × 3.02 allocation
- $5,100
Window coverings (17)default
$4,300 new × 40% good × 3.02 allocation
- $9,800
Kitchen & laundry equipment plumbingdefault
$7,400 new × 44% good × 3.02 allocation
- $5,900
Kitchen, laundry & data equipment electricaldefault
$4,500 new × 44% good × 3.02 allocation
- $4,200
Appliances (range, microwave, dishwasher)listing
$3,500 new × 40% good × 3.02 allocation
- $10,900
Hot tub (freestanding)listing
$9,000 new × 40% good × 3.02 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $12,800
Paving: driveway & walks (paved)listing
$8,500 new × 50% good × 3.02 allocation
- $12,400
Landscaping (typical)default
$8,200 new × 50% good × 3.02 allocation
- $2,500
Patiosdefault
$1,700 new × 50% good × 3.02 allocation
- $28,600
Decks & porches (attached)listing
$18,900 new × 50% good × 3.02 allocation
- $293,600
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$182,200 new × 53% good × 3.02 allocation
- $25,200
Building plumbing & fixturesdefault
$18,900 new × 44% good × 3.02 allocation
- $24,700
Building electrical & lightingdefault
$18,600 new × 44% good × 3.02 allocation
- $22,900
HVACdefault
$19,000 new × 40% good × 3.02 allocation
- $13,100
Hardwood & tile floorsdefault
$10,800 new × 40% good × 3.02 allocation
- $6,400
Fireplaces (2)listing
$5,300 new × 40% good × 3.02 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $87,900 | $56,300 | $400 | $144,600 |
| 2 | $0 | $0 | $9,900 | $9,900 |
| 3 | $0 | $0 | $9,900 | $9,900 |
| 4 | $0 | $0 | $9,900 | $9,900 |
| 5 | $0 | $0 | $9,900 | $9,900 |
| 6+ | $0 | $0 | $345,900 | $345,900 |
| Total | $87,900 | $56,300 | $385,900 | $530,100 |
The building's share of the price ($505,000) is 3.0x our depreciated replacement cost of the home ($167,000). The IRS guide treats a gap this size as a reason to review the land share: if land is worth more than the county ratio says, the basis and the write-off are smaller.
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.