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2295 Bluff Mountain Rd

2295 Bluff Mountain Rd

Sevierville, TN 37876

$485,000

3 bd · 2 ba · 1,803 sqft · Listed 5d ago

View on Realtor.com →

Year built

2003

Sqft

1,803

Lot sqft

28,314

HOA / mo

None

Furnished

Yes

List date

2026-09-22T20:01:31Z

Revenue

Annual revenue

$61,252

ADR

$249

Occupancy

67%

Cleaning fees (12 mo)

$10,307

Confidence

Low (42.72), 19 comps

Comp revenue range (p25 / median / p75)

$38,399$65,824$80,850

  • Rustic Relaxation with a Gorgeous View !!!

    3 bd · 2.5 ba · sleeps 12 · 413 ft

    Revenue —ADR $309Occ ≈ —5★ (237)

    AirbnbVrbo

  • White Oaks Cabin

    3 bd · 2.5 ba · sleeps 8 · 0.3 mi

    Revenue —ADR $204Occ ≈ —4.7★ (311)

    AirbnbVrbo

  • Stunning Cabin, Fantastic Views, Modern Amenities,

    3 bd · 3 ba · sleeps 8 · 0.5 mi

    Revenue —ADR $398Occ ≈ —4.2★ (4)

    AirbnbVrbo

  • Smoky Mtn Views | Hot Tub | Game Room | Sleeps 8

    3 bd · 2.5 ba · sleeps 8 · 0.5 mi

    Revenue —ADR $297Occ ≈ —4.7★ (7)

    AirbnbVrbo

  • MTNVIEWS|BarrelSauna|FirePit|Games|Theater|Private

    3 bd · 2 ba · sleeps 12 · 0.5 mi

    Revenue —ADR $439Occ ≈ —5★ (113)

    AirbnbVrbo

  • Peaceful 3BD Cabin w/ Firepit! HOT TUB + Location!

    3 bd · 2 ba · sleeps 9 · 0.5 mi

    Revenue —ADR $315Occ ≈ —4.9★ (61)

    AirbnbVrbo

  • The Green Acorn

    3 bd · 2 ba · sleeps 7 · 0.5 mi

    Revenue —ADR $351Occ ≈ —4.2★ (2)

    —

  • Above ALL

    3 bd · 3 ba · sleeps 5 · 0.5 mi

    Revenue —ADR $271Occ ≈ —3.5★ (4)

    —

  • Big Al's Den

    3 bd · 2 ba · sleeps 8 · 0.5 mi

    Revenue —ADR $249Occ ≈ —5★ (111)

    AirbnbVrbo

  • Timber Tails By Avada Properties

    3 bd · 2 ba · sleeps 9 · 0.5 mi

    Revenue —ADR $237Occ ≈ ——

    —

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

Est. revenue

$61,252

NOI

$35,151

Cash flow /mo

$2,929

Cash needed

$504,400

Cash-on-cash (all cash)

7.0%

ROE (yr 1)

9.9%

Cap rate

7.2%

DSCR

—

Year-1 write-off

$93,469

Year-1 tax shield @ 32%

$29,910

Year-1 return on equity

  • Cash flow (annual)$35,151
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$14,550
ROE9.9%
ROE incl. year-1 tax savings (32% bracket, STR loophole)15.8%
Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$12,250
  • Platform fees (3% of revenue)$1,838
  • Maintenance / capex (5% of revenue)$3,063
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$1,840
  • Insurance (STR-rated)$2,910

Cash needed to close

  • Purchase price (all cash)$485,000
  • Closing costs (4.0%)$19,400
  • Furnishing (conveyed with the sale)$0

Tax savings if the STR loophole applies

  • Tax shield @ 32%$29,910

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

$438,000

Short-life (5/15-yr)

$92,000 · 21%

Year-1 deduction

$93,000

Year-1 tax shield @ 32%

$30,000

Land 10% (county tax record, market value split) · building $346,000 over 39 years

Based on: 1,803 sq ft, built 2003, 3 bd / 2 ba, furnished, listing features (hot tub, game room, fireplace, flooring types).

IRS-guide safe-harbor floor: $72,000 in year 1 (16% short-life, $23,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$63,700

  • Kitchen cabinetsdefault

    $9,800 new × 40% good × 2.22 allocation

    $8,600

  • Kitchen countertopsdefault

    $8,000 new × 40% good × 2.22 allocation

    $7,100

  • Decorative trimdefault

    $3,200 new × 40% good × 2.22 allocation

    $2,800

  • Mirrorsdefault

    $300 new × 40% good × 2.22 allocation

    $300

  • Shelvingdefault

    $1,200 new × 40% good × 2.22 allocation

    $1,100

  • Window coverings (18)default

    $4,500 new × 40% good × 2.22 allocation

    $4,000

  • Kitchen & laundry equipment plumbingdefault

    $7,600 new × 54% good × 2.22 allocation

    $9,100

  • Kitchen, laundry & data equipment electricaldefault

    $4,600 new × 54% good × 2.22 allocation

    $5,500

  • Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default

    $8,100 new × 40% good × 2.22 allocation

    $7,200

  • Hot tub (freestanding)listing

    $9,000 new × 40% good × 2.22 allocation

    $8,000

  • Furniture conveyed with the sale (used)listing

    $19,500 new × 40% good · out of the price

    $7,800

  • Game-room equipment (used)listing

    $6,000 new × 40% good · out of the price

    $2,400
15-year land improvements$28,600

  • Paving: driveway & walks (paved)default

    $8,800 new × 50% good × 2.22 allocation

    $9,800

  • Landscaping (typical)default

    $8,500 new × 50% good × 2.22 allocation

    $9,400

  • Patiosdefault

    $1,800 new × 50% good × 2.22 allocation

    $2,000

  • Decks & porches (attached)default

    $1,800 new × 50% good × 2.22 allocation

    $2,000

  • Gazebo / pergolalisting

    $5,000 new × 50% good × 2.22 allocation

    $5,500
Building, 39-year$346,000

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $195,500 new × 62% good × 2.22 allocation

    $267,100

  • Building plumbing & fixturesdefault

    $20,300 new × 54% good × 2.22 allocation

    $24,300

  • Building electrical & lightingdefault

    $20,100 new × 54% good × 2.22 allocation

    $24,100

  • HVACdefault

    $20,300 new × 40% good × 2.22 allocation

    $18,000

  • Hardwood & tile floorsdefault

    $11,600 new × 40% good × 2.22 allocation

    $10,300

  • Fireplacelisting

    $2,600 new × 40% good × 2.22 allocation

    $2,300

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$63,700$28,600$1,100$93,500
2$0$0$8,900$8,900
3$0$0$8,900$8,900
4$0$0$8,900$8,900
5$0$0$8,900$8,900
6+$0$0$309,400$309,400
Total$63,700$28,600$346,000$438,400

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: Georgia disallows 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.