527 River Place Way Unit 511
Sevierville, TN 37862
$428,500
3 bd · 2 ba · 1,410 sqft · Listed 1d ago
View on Realtor.com →Year built
2009
Sqft
1,410
Lot sqft
436
HOA / mo
$467
Furnished
No
List date
2026-10-15T19:13:44.000000Z
Revenue
Annual revenue
$39,160
ADR
$232
Occupancy
46%
Cleaning fees (12 mo)
$6,422
Confidence
Low (48.37), 48 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $40,772
River/Mtn Views- Pool-Gym-Gamerm @ Appleview Condo
Apartment · 3 bd · 3 ba · sleeps 8 · 345 ft
- Hot tub
- Pool
- A/C
- Free parking
- +4
Revenue $7,032ADR $251Occ ≈ 8%4.7★ (3)
Cozy Cottage | Sleeps 6 | Deck & firepit | Smokies
Tiny house · 3 bd · 1 ba · sleeps 6 · 410 ft
- Hot tub
- Pool
- A/C
- Free parking
- +3
Revenue $21,633ADR $254Occ ≈ 23%5★ (1)
Down Home | Riverfront | Sleeps 7 | Smokies
Tiny house · 3 bd · 1 ba · sleeps 7 · 417 ft
- Hot tub
- Pool
- A/C
- Free parking
- +4
Revenue $28,988ADR $231Occ ≈ 34%5★ (3)
Tiny home in Sevierville with a fenced yard
Tiny house · 3 bd · 1 ba · sleeps 7 · 417 ft
- Hot tub
- Pool
- A/C
- Free parking
- +3
Revenue $452ADR $226Occ ≈ 1%—
River Haven | Riverfront | Sleeps 7 | Smokies
Tiny house · 3 bd · 1 ba · sleeps 7 · 417 ft
- Hot tub
- Pool
- A/C
- Free parking
- +3
Revenue $31,876ADR $240Occ ≈ 36%5★ (2)
Riverfront cabin | Sleeps 7 | Loft & bunks
Tiny house · 3 bd · 1 ba · sleeps 7 · 417 ft
- Hot tub
- Pool
- A/C
- Free parking
- +3
Revenue $22,188ADR $247Occ ≈ 25%5★ (1)
Riverfront cabin | Sleeps 6 | Bunks & loft
Tiny house · 3 bd · 1 ba · sleeps 6 · 417 ft
- Hot tub
- Pool
- A/C
- Free parking
- +3
Revenue $30,969ADR $237Occ ≈ 36%5★ (5)
Sleeps 7 | Loft & bunks | Pool | Near Dollywood
Tiny house · 3 bd · 1 ba · sleeps 7 · 417 ft
- Hot tub
- Pool
- A/C
- Free parking
- +3
Revenue $27,954ADR $233Occ ≈ 33%4.7★ (7)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Riverfront Pigeon Forge Condo w/ Pool Access Condominium (condo)
| 3 bd · 2 ba · sleeps 6 | $43,351 | $213 | 56% | 5★ (35) | 69 ft | AirbnbVrbo |
Peaceful River/ Mountain Views/ Dollywood/ Pigeon Condominium (condo)
| 3 bd · 2 ba · sleeps 8 | $41,621 | $272 | 42% | 5★ (141) | 266 ft | AirbnbVrbo |
River/Mtn Views- Pool-Gym-Gamerm @ Appleview Condo Apartment
| 3 bd · 3 ba · sleeps 8 | $7,032 | $251 | 8% | 4.7★ (3) | 345 ft | Airbnb |
Cozy Cottage | Sleeps 6 | Deck & firepit | Smokies Tiny house
| 3 bd · 1 ba · sleeps 6 | $21,633 | $254 | 23% | 5★ (1) | 410 ft | Airbnb |
Down Home | Riverfront | Sleeps 7 | Smokies Tiny house
| 3 bd · 1 ba · sleeps 7 | $28,988 | $231 | 34% | 5★ (3) | 417 ft | Airbnb |
Tiny home in Sevierville with a fenced yard Tiny house
| 3 bd · 1 ba · sleeps 7 | $452 | $226 | 1% | — | 417 ft | Airbnb |
River Haven | Riverfront | Sleeps 7 | Smokies Tiny house
| 3 bd · 1 ba · sleeps 7 | $31,876 | $240 | 36% | 5★ (2) | 417 ft | Airbnb |
Riverfront cabin | Sleeps 7 | Loft & bunks Tiny house
| 3 bd · 1 ba · sleeps 7 | $22,188 | $247 | 25% | 5★ (1) | 417 ft | Airbnb |
Riverfront cabin | Sleeps 6 | Bunks & loft Tiny house
| 3 bd · 1 ba · sleeps 6 | $30,969 | $237 | 36% | 5★ (5) | 417 ft | Airbnb |
Sleeps 7 | Loft & bunks | Pool | Near Dollywood Tiny house
| 3 bd · 1 ba · sleeps 7 | $27,954 | $233 | 33% | 4.7★ (7) | 417 ft | Airbnb |
Show 33 more
Riverfront cabin | Sleeps 6 | Loft & bunks
Tiny house · 3 bd · 1 ba · sleeps 6 · 417 ft
- Hot tub
- Pool
- A/C
- Free parking
- +3
Revenue $25,449ADR $244Occ ≈ 29%5★ (3)
River Breeze, WIFI, 560 FREE tickets each paid day!!!
Vacation home · 3 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $40,958ADR $190Occ ≈ 59%3.4★ (11)
Close to Pigeon Forge Parkway, spacious & clean 3 bedroom! Hot tub and outdoor TV on back deck!
Vacation home · 3 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $28,813ADR $202Occ ≈ 39%5★ (3)
Near PF Parkway, hot tub & TV on deck, king beds!
House · 3 bd · 2 ba · sleeps 6 · 0.5 mi
Revenue $58,250ADR $344Occ ≈ 46%4.9★ (56)
Bear Creek Bungalow w/ Games, Hot Tub , & Sunroom
House · 3 bd · 3 ba · sleeps 9 · 0.5 mi
Revenue $12,166ADR $220Occ ≈ 15%4.7★ (193)
Henderson's Riverside
Chalet · 3 bd · 2 ba · sleeps 6 · 0.5 mi
Revenue $36,318ADR $169Occ ≈ 59%3.8★ (4)
Family Friendly. Great Location & Rates. Near Dollywood & Ripken. River Access.
House · 3 bd · 3 ba · sleeps 6 · 0.6 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $44,417ADR $238Occ ≈ 51%4.8★ (300)
Prime PF Location- no steep Rds-DollyWood- Island
House · 3 bd · 3 ba · sleeps 7 · 0.6 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $46,651ADR $209Occ ≈ 61%5★ (276)
Peace at the River by American Patriot Getaways
Apartment · 3 bd · 3 ba · sleeps 6 · 0.6 mi
Revenue $27,168ADR $256Occ ≈ 29%—
Mountain View 1306 is a luxurious three-bedroom condo in the Mountains
Condominium (condo) · 3 bd · 2 ba · sleeps 8 · 0.6 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $58,384ADR $344Occ ≈ 46%—
Sparkling Waters
Chalet · 3 bd · 2 ba · sleeps 6 · 0.6 mi
Revenue $29,290ADR $168Occ ≈ 48%5★ (1)
Family Getaway- Hot Tub | Game Room | Pet Friendly
House · 3 bd · 3 ba · sleeps 10 · 0.6 mi
Revenue $33,170ADR $247Occ ≈ 37%4.8★ (5)
Cozy Cottage with Fire Pit and Barbecue in Pigeon Forge, Tennessee
House · 3 bd · 2 ba · sleeps 8 · 0.7 mi
Revenue $25,658ADR $554Occ ≈ 13%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Riverfront cabin | Sleeps 6 | Loft & bunks Tiny house
| 3 bd · 1 ba · sleeps 6 | $25,449 | $244 | 29% | 5★ (3) | 417 ft | Airbnb |
Riverfront Condo W/ Balcony, Fishing, Fireplace Condominium (condo)
| 3 bd · 2 ba · sleeps 6 | $37,888 | $226 | 46% | 4.7★ (64) | 420 ft | AirbnbVrboBooking |
Car Show Property with Garage! Condominium (condo)
| 3 bd · 3 ba · sleeps 8 | $40,772 | $283 | 39% | 4.8★ (4) | 0.3 mi | AirbnbVrbo |
Family & Dog-Friendly Home w/ Game Room & Hot Tub House
| 3 bd · 2 ba · sleeps 8 | $48,806 | $303 | 44% | 4.9★ (208) | 0.4 mi | AirbnbVrbo |
Rock of Ages- less than a mile to the parkway! Chalet
| 3 bd · 3 ba · sleeps 10 | $45,723 | $253 | 50% | 4.4★ (50) | 0.4 mi | AirbnbVrboBooking |
River Breeze, WIFI, 560 FREE tickets each paid day!!! Vacation home | 3 bd · 2 ba · sleeps 6 | $40,958 | $190 | 59% | 3.4★ (11) | 0.4 mi | Booking |
Close to Pigeon Forge Parkway, spacious & clean 3 bedroom! Hot tub and outdoor TV on back deck! Vacation home | 3 bd · 2 ba · sleeps 6 | $28,813 | $202 | 39% | 5★ (3) | 0.4 mi | Booking |
River Front Rental-1 Mile Off Main Parkway-Large outdoor kitchen- moveable beds-Year round Fishing Cabin
| 3 bd · 2.5 ba · sleeps 8 | $88,404 | $394 | 61% | 4.9★ (58) | 0.4 mi | VrboBooking |
Wheelchair Friendly River front and view -1 Mile From Pigeon Forge-Fishing year round Cabin
| 3 bd · 3 ba · sleeps 6 | $56,515 | $249 | 62% | 4.4★ (62) | 0.4 mi | VrboBooking |
Theater Room-Game Room-Bluff River View-Wireless Internet- putt putt golf coarse-Hot Tub and More Chalet
| 3 bd · 3 ba · sleeps 10 | $55,986 | $295 | 52% | 4.5★ (76) | 0.4 mi | VrboBooking |
River View Rental-Gameroom-Only 1 Mile Off Main Parkway Pigeon Forge-Hot Tub and more Chalet
| 3 bd · 3 ba · sleeps 6 | $46,950 | $263 | 49% | 4.2★ (26) | 0.4 mi | VrboBooking |
2 min to PigeonForge Strp_AFFordable_Cute cottage House
| 3 bd · 3 ba · sleeps 6 | $51,625 | $211 | 67% | 5★ (340) | 0.5 mi | AirbnbVrbo |
Near PF Parkway, hot tub & TV on deck, king beds! House | 3 bd · 2 ba · sleeps 6 | $58,250 | $344 | 46% | 4.9★ (56) | 0.5 mi | Airbnb |
Bear Creek Bungalow w/ Games, Hot Tub , & Sunroom House | 3 bd · 3 ba · sleeps 9 | $12,166 | $220 | 15% | 4.7★ (193) | 0.5 mi | Airbnb |
Henderson's Riverside Chalet | 3 bd · 2 ba · sleeps 6 | $36,318 | $169 | 59% | 3.8★ (4) | 0.5 mi | Booking |
Peace at the River - Cozy Outdoor Spaces + More! House | 3 bd · 3 ba · sleeps 6 | $52,958 | $177 | 82% | 4.2★ (16) | 0.5 mi | AirbnbBooking |
Where Tranquility Flows Cabin
| 3 bd · 3 ba · sleeps 6 | $8,038 | $215 | 10% | 4.3★ (3) | 0.5 mi | AirbnbVrbo |
Cottage, Hot Tub, Deck, Fire Pit, BBQ, Dollywood House
| 3 bd · 2 ba · sleeps 8 | $55,557 | $280 | 54% | 4.9★ (123) | 0.5 mi | AirbnbVrboBooking |
Spacious 3 Bd 2 Ba Condo On The Parkway Condominium (condo)
| 3 bd · 2 ba · sleeps 6 | $52,038 | $378 | 38% | 5★ (200) | 0.6 mi | AirbnbVrbo |
Family Friendly. Great Location & Rates. Near Dollywood & Ripken. River Access. House
| 3 bd · 3 ba · sleeps 6 | $44,417 | $238 | 51% | 4.8★ (300) | 0.6 mi | Vrbo |
Prime PF Location- no steep Rds-DollyWood- Island House
| 3 bd · 3 ba · sleeps 7 | $46,651 | $209 | 61% | 5★ (276) | 0.6 mi | Airbnb |
Pigeon Forge Home w/ Screened Porch, 3 Mi to Town! House
| 3 bd · 2 ba · sleeps 7 | $25,207 | $230 | 30% | 4.7★ (37) | 0.6 mi | AirbnbVrboBooking |
Pigeon Forge Home w/ Deck & Hot Tub Near Town! House
| 3 bd · 3 ba · sleeps 6 | $27,698 | $195 | 39% | 4.7★ (31) | 0.6 mi | AirbnbVrboBooking |
Peace at the River by American Patriot Getaways Apartment | 3 bd · 3 ba · sleeps 6 | $27,168 | $256 | 29% | — | 0.6 mi | Booking |
Mountain View 1306 is a luxurious three-bedroom condo in the Mountains Condominium (condo)
| 3 bd · 2 ba · sleeps 8 | $58,384 | $344 | 46% | — | 0.6 mi | Vrbo |
Riverfront house The Island, Dollywood, Titanic House
| 3 bd · 3 ba · sleeps 8 | $58,161 | $253 | 63% | 5★ (338) | 0.6 mi | AirbnbVrboBooking |
Mountain View Condo 1306 Condominium (condo)
| 3 bd · 2 ba · sleeps 8 | $28,772 | $256 | 31% | — | 0.6 mi | AirbnbBooking |
Vacation Destination: Where Your Getaway Begins Condominium (condo)
| 3 bd · 2 ba · sleeps 8 | $48,313 | $284 | 47% | 4★ (30) | 0.6 mi | AirbnbVrbo |
Spacious 3BDR Pigeon Forge Condo w/ 2 Pools Condominium (condo)
| 3 bd · 2 ba · sleeps 8 | $52,680 | $221 | 65% | 4.9★ (144) | 0.6 mi | AirbnbVrbo |
Sparkling Waters Chalet | 3 bd · 2 ba · sleeps 6 | $29,290 | $168 | 48% | 5★ (1) | 0.6 mi | Booking |
Family Getaway- Hot Tub | Game Room | Pet Friendly House | 3 bd · 3 ba · sleeps 10 | $33,170 | $247 | 37% | 4.8★ (5) | 0.6 mi | Airbnb |
3BD 2BA 1MI to parkway | Hot Tub | Fire pit ! House
| 3 bd · 2 ba · sleeps 8 | $84,604 | $296 | 78% | 5★ (36) | 0.6 mi | AirbnbVrboBooking |
Cozy Cottage with Fire Pit and Barbecue in Pigeon Forge, Tennessee House | 3 bd · 2 ba · sleeps 8 | $25,658 | $554 | 13% | — | 0.7 mi | Booking |
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
$39,160
NOI
$14,791
Cash flow /mo
$1,233
Cash needed
$465,140
Cash-on-cash (all cash)
3.2%
ROE (yr 1)
5.9%
Cap rate
3.5%
DSCR
—
Year-1 write-off
$77,025
Year-1 tax shield @ 32%
$24,648
Year-1 return on equity
- Cash flow (annual)$14,791
- Principal paydown (n/a, cash)$0
- Appreciation at%$12,855
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)$7,832
- Platform fees (3% of revenue)$1,175
- Maintenance / capex (5% of revenue)$1,958
- Utilities & supplies$4,200
- HOA$5,604
- Property tax$1,029
- Insurance (STR-rated)$2,571
Cash needed to close
- Purchase price (all cash)$428,500
- Closing costs (4.0%)$17,140
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$24,648
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
$389,000
Short-life (5/15-yr)
$57,000 · 15%
Year-1 deduction
$77,000
Year-1 tax shield @ 32%
$25,000
Land 9% (county tax record, market value split) · building $332,000 over 39 years · new furniture $20,000
Based on: 1,410 sq ft, built 2009, 3 bd / 2 ba, unfurnished, listing features (pool, patio, fireplace, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $58,000 in year 1 (10% short-life, $18,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,600
Kitchen cabinetsdefault
$8,900 new × 40% good × 2.42 allocation
- $7,000
Kitchen countertopsdefault
$7,300 new × 40% good × 2.42 allocation
- $2,400
Decorative trimdefault
$2,500 new × 40% good × 2.42 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.42 allocation
- $1,200
Shelvingdefault
$1,200 new × 40% good × 2.42 allocation
- $3,400
Window coverings (14)default
$3,500 new × 40% good × 2.42 allocation
- $8,800
Carpet, vinyl & laminate (100% of floors)listing
$9,100 new × 40% good × 2.42 allocation
- $11,000
Kitchen & laundry equipment plumbingdefault
$6,900 new × 66% good × 2.42 allocation
- $6,700
Kitchen, laundry & data equipment electricaldefault
$4,200 new × 66% good × 2.42 allocation
- $7,800
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)listing
$8,100 new × 40% good × 2.42 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $264,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$152,600 new × 72% good × 2.42 allocation
- $25,300
Building plumbing & fixturesdefault
$15,800 new × 66% good × 2.42 allocation
- $24,200
Building electrical & lightingdefault
$15,100 new × 66% good × 2.42 allocation
- $15,400
HVACdefault
$15,900 new × 40% good × 2.42 allocation
- $2,500
Fireplacelisting
$2,600 new × 40% good × 2.42 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $76,700 | $0 | $400 | $77,000 |
| 2 | $0 | $0 | $8,500 | $8,500 |
| 3 | $0 | $0 | $8,500 | $8,500 |
| 4 | $0 | $0 | $8,500 | $8,500 |
| 5 | $0 | $0 | $8,500 | $8,500 |
| 6+ | $0 | $0 | $297,300 | $297,300 |
| Total | $76,700 | $0 | $331,700 | $408,300 |
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.