527 River Pl Way Unit 534
Sevierville, TN 37862
$349,900
2 bd · 2 ba · 1,050 sqft · Listed 7d ago
View on Realtor.com →Year built
2009
Sqft
1,050
Lot sqft
436
HOA / mo
$420
Furnished
No
List date
2026-11-05T19:32:21.000000Z
Revenue
Annual revenue
$36,675
ADR
$177
Occupancy
57%
Cleaning fees (12 mo)
$6,152
Confidence
Med (65.54), 50 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $36,114
A Bit of Bearadise | Sleeps 5 | Near Dollywood
Tiny house · 2 bd · 1 ba · sleeps 5 · 180 ft
- Hot tub
- Pool
- A/C
- Free parking
- +3
Revenue $18,878ADR $236Occ ≈ 22%5★ (2)
River View by American Patriot Getaways
Vacation home · 2 bd · 2 ba · sleeps 4 · 272 ft
Revenue $52,463ADR $238Occ ≈ 60%—
Riverfront cabin | Sleeps 5 | Loft | Smokies
Tiny house · 2 bd · 1 ba · sleeps 5 · 394 ft
- Hot tub
- Pool
- A/C
- Free parking
- +3
Revenue $21,698ADR $235Occ ≈ 25%5★ (5)
Treehouse Vibes on the River | Pool & Hot Tub
Tiny house · 2 bd · 1 ba · sleeps 4 · 394 ft
- Hot tub
- Pool
- A/C
- Free parking
- +2
Revenue $28,075ADR $237Occ ≈ 32%—
Smoky Mtn cabin | Sleeps 5 | Loft | Hot tub
Tiny house · 2 bd · 1 ba · sleeps 5 · 394 ft
- Hot tub
- Pool
- A/C
- Free parking
- +3
Revenue $22,997ADR $228Occ ≈ 28%4.7★ (3)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Charming Dollywood Retreat・Hot Tub & Pool Access Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $32,974 | $176 | 51% | 4.8★ (19) | 33 ft | AirbnbVrboBooking |
Villa Dreams- quiet villa with garage access Villa
| 2 bd · 2 ba · sleeps 6 | $49,027 | $185 | 73% | 5★ (281) | 33 ft | AirbnbVrbo |
A Bit of Bearadise | Sleeps 5 | Near Dollywood Tiny house
| 2 bd · 1 ba · sleeps 5 | $18,878 | $236 | 22% | 5★ (2) | 180 ft | Airbnb |
River Dreams- riverside quiet unit on bottom floor Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $36,114 | $183 | 54% | 5★ (189) | 194 ft | AirbnbVrbo |
River View by American Patriot Getaways Vacation home | 2 bd · 2 ba · sleeps 4 | $52,463 | $238 | 60% | — | 272 ft | Booking |
Riverfront cabin | Sleeps 5 | Loft | Smokies Tiny house
| 2 bd · 1 ba · sleeps 5 | $21,698 | $235 | 25% | 5★ (5) | 394 ft | Airbnb |
Treehouse Vibes on the River | Pool & Hot Tub Tiny house
| 2 bd · 1 ba · sleeps 4 | $28,075 | $237 | 32% | — | 394 ft | Airbnb |
Smoky Mtn cabin | Sleeps 5 | Loft | Hot tub Tiny house
| 2 bd · 1 ba · sleeps 5 | $22,997 | $228 | 28% | 4.7★ (3) | 394 ft | Airbnb |
River Place Condo - The Heart of Pigeon Forge! Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $30,708 | $162 | 52% | 4.7★ (76) | 404 ft | AirbnbVrbo |
Riverfront 2BR | Pool | Free Attraction Tickets Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $6,457 | $157 | 11% | 4.6★ (69) | 420 ft | AirbnbBooking |
Show 33 more
2 BR Smoky Mountain Getaway w/ Pool and Hot Tub
Townhouse · 2 bd · 2 ba · sleeps 6 · 463 ft
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $3,772ADR $188Occ ≈ 5%5★ (4)
River Front less than a mile from Pigeon Forge!
Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 495 ft
- Pool
- A/C
- Free parking
- Wifi
- +3
Revenue $31,321ADR $155Occ ≈ 55%5★ (258)
Apple Blossom Getaway-Near Apple Barn-Near Tanger Outlets
Condominium (condo) · 2 bd · 2 ba · sleeps 5 · 0.1 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $26,162ADR $163Occ ≈ 44%5★ (326)
River View*Resort Setting*River Adjacent*Sleeps 4
Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 0.1 mi
Revenue $35,620ADR $179Occ ≈ 55%4.8★ (12)
Bill’s on Little Pigeon River
Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 0.1 mi
Revenue $22,646ADR $269Occ ≈ 23%4.6★ (36)
Riverside Retreat | Riverfront | Loft | Smokies
Tiny house · 2 bd · 1 ba · sleeps 5 · 0.1 mi
- Hot tub
- Pool
- A/C
- Free parking
- +2
Revenue $31,274ADR $234Occ ≈ 37%5★ (3)
Dollywood/Tanger within 5 miles!
House · 2 bd · 2 ba · sleeps 4 · 0.2 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $36,777ADR $158Occ ≈ 64%5★ (106)
Paradise Cove #307 - Your Peaceful Retreat in the Heart of Pigeon Forge
Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 0.3 mi
- Pool
- A/C
- Free parking
- Wifi
- +4
Revenue $41,217ADR $177Occ ≈ 64%4.8★ (140)
Dollywood//Tanger//The Island all within 5 Miles!
House · 2 bd · 2 ba · sleeps 4 · 0.3 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $36,677ADR $156Occ ≈ 64%5★ (441)
Cozy 2 Bedroom - 2 Blocks to Pigeon Forge Fun!
Cottage · 2 bd · 2 ba · sleeps 6 · 0.4 mi
- Pool
- A/C
- Free parking
- Wifi
- +3
Revenue $41,680ADR $200Occ ≈ 57%5★ (180)
JUST 4 YOU. Close to all attractions.
House · 2 bd · 2 ba · sleeps 6 · 0.4 mi
- Pool
- A/C
- Free parking
- Wifi
- +3
Revenue $31,128ADR $194Occ ≈ 44%5★ (320)
Fall Is Here At Pedaler's Rest-1 mile from Pkwy
House · 2 bd · 2 ba · sleeps 4 · 0.5 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +3
Revenue $21,874ADR $207Occ ≈ 29%4.8★ (45)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
2 BR Smoky Mountain Getaway w/ Pool and Hot Tub Townhouse
| 2 bd · 2 ba · sleeps 6 | $3,772 | $188 | 5% | 5★ (4) | 463 ft | Airbnb |
River Front less than a mile from Pigeon Forge! Condominium (condo)
| 2 bd · 2 ba · sleeps 4 | $31,321 | $155 | 55% | 5★ (258) | 495 ft | Airbnb |
Cozy Dreams- quietly nestled just off the Parkway House
| 2 bd · 2 ba · sleeps 4 | $35,349 | $166 | 58% | 5★ (36) | 502 ft | AirbnbVrbo |
Apple Blossom Getaway-Near Apple Barn-Near Tanger Outlets Condominium (condo)
| 2 bd · 2 ba · sleeps 5 | $26,162 | $163 | 44% | 5★ (326) | 0.1 mi | Vrbo |
River View*Resort Setting*River Adjacent*Sleeps 4 Condominium (condo) | 2 bd · 2 ba · sleeps 4 | $35,620 | $179 | 55% | 4.8★ (12) | 0.1 mi | Airbnb |
Riverside Family Getaway・Creek Views・Hot Tub・Pool Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $26,040 | $171 | 42% | 4.7★ (25) | 0.1 mi | AirbnbVrboBooking |
Bill’s on Little Pigeon River Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $22,646 | $269 | 23% | 4.6★ (36) | 0.1 mi | Booking |
Dreamy 2BR Riverfront | Free Attraction Tickets Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $6,564 | $198 | 9% | 4.8★ (115) | 0.1 mi | AirbnbBooking |
Riverside Retreat | Riverfront | Loft | Smokies Tiny house
| 2 bd · 1 ba · sleeps 5 | $31,274 | $234 | 37% | 5★ (3) | 0.1 mi | Airbnb |
2BR*Resort Pool & Games + 1 Mile to Pigeon Forge House
| 2 bd · 1.5 ba · sleeps 4 | $41,001 | $166 | 68% | 5★ (82) | 0.1 mi | AirbnbVrbo |
Riverfront Condo | Eagles & Air Hockey Apartment
| 2 bd · 2 ba · sleeps 6 | $30,962 | $206 | 41% | 5★ (195) | 0.2 mi | AirbnbVrboBooking |
2BR Townhouse* Resort Pool & Games! 1 Mile to PF House
| 2 bd · 1.5 ba · sleeps 4 | $43,357 | $158 | 75% | 5★ (94) | 0.2 mi | AirbnbVrbo |
Dollywood/Tanger within 5 miles! House
| 2 bd · 2 ba · sleeps 4 | $36,777 | $158 | 64% | 5★ (106) | 0.2 mi | Airbnb |
Paradise Cove #307 - Your Peaceful Retreat in the Heart of Pigeon Forge Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $41,217 | $177 | 64% | 4.8★ (140) | 0.3 mi | Vrbo |
Jaxon's Mountain River Retreat w/ Hot tub & Views House
| 2 bd · 1 ba · sleeps 6 | $48,177 | $203 | 65% | 4.9★ (201) | 0.3 mi | AirbnbVrbo |
2 Min to Parkway | Arcade, Jetted Tub & Fireplace House
| 2 bd · 2 ba · sleeps 7 | $44,316 | $213 | 57% | 5★ (102) | 0.3 mi | AirbnbVrbo |
Sweet Pea Cottage - Arcade, Fireplace & Pool House
| 2 bd · 2 ba · sleeps 6 | $39,986 | $216 | 51% | 4.8★ (84) | 0.3 mi | AirbnbVrboBooking |
Christmas Condo w/ garage in Pigeon Forge, TN House
| 2 bd · 2 ba · sleeps 6 | $55,068 | $224 | 67% | 5★ (21) | 0.3 mi | AirbnbVrbo |
Dollywood//Tanger//The Island all within 5 Miles! House
| 2 bd · 2 ba · sleeps 4 | $36,677 | $156 | 64% | 5★ (441) | 0.3 mi | Airbnb |
Home 2 Mi to The Island w/ Attached Garage! House
| 2 bd · 2 ba · sleeps 4 | $40,797 | $170 | 66% | 4.9★ (44) | 0.3 mi | AirbnbVrboBooking |
A Happy Cottage - less than 1 mile from parkway Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $24,639 | $205 | 33% | 4.5★ (2) | 0.3 mi | AirbnbVrbo |
2 Bed Home, Garage, Seasonal Pool, Island 2 Miles! Cottage
| 2 bd · 2 ba · sleeps 4 | $41,766 | $187 | 61% | 4.8★ (225) | 0.4 mi | AirbnbVrboBooking |
Tranquil 2-BR/2-BH Steps to Pigeon Forge; King Bed Townhouse
| 2 bd · 2 ba · sleeps 6 | $39,384 | $197 | 55% | 4.9★ (138) | 0.4 mi | AirbnbVrbo |
Grace's Mountain River Retreat w/ Hot tub & Views Townhouse
| 2 bd · 1 ba · sleeps 6 | $50,422 | $214 | 65% | 4.8★ (347) | 0.4 mi | AirbnbVrbo |
Charming 2-bed home in heart of Pigeon Forge, TN House
| 2 bd · 2 ba · sleeps 6 | $45,628 | $208 | 60% | 5★ (130) | 0.4 mi | AirbnbVrbo |
2BR River View w/ Hot Tub Fire Tickets House
| 2 bd · 2 ba · sleeps 6 | $33,261 | $300 | 30% | — | 0.4 mi | AirbnbVrbo |
Luxe Cottage Quiet with Jettub Near Dollywood Cottage
| 2 bd · 2 ba · sleeps 6 | $47,429 | $194 | 67% | 4.8★ (175) | 0.4 mi | AirbnbVrboBooking |
Cozy 2 Bedroom - 2 Blocks to Pigeon Forge Fun! Cottage
| 2 bd · 2 ba · sleeps 6 | $41,680 | $200 | 57% | 5★ (180) | 0.4 mi | Airbnb |
JUST 4 YOU. Close to all attractions. House
| 2 bd · 2 ba · sleeps 6 | $31,128 | $194 | 44% | 5★ (320) | 0.4 mi | Airbnb |
Rest Assured by Bear Camp Cottage
| 2 bd · 2 ba · sleeps 4 | $37,489 | $184 | 56% | 4.2★ (64) | 0.4 mi | AirbnbVrbo |
River Breeze, $560 FREE tickets each paid day Cottage
| 2 bd · 2 ba · sleeps 6 | $37,116 | $183 | 56% | 4.2★ (70) | 0.5 mi | AirbnbVrboBooking |
Fall Is Here At Pedaler's Rest-1 mile from Pkwy House
| 2 bd · 2 ba · sleeps 4 | $21,874 | $207 | 29% | 4.8★ (45) | 0.5 mi | Vrbo |
River Front-Covered Parking-1 Mile Off Main Parkway-Year round fishing Motor cycle Friendly Chalet
| 2 bd · 2 ba · sleeps 6 | $45,671 | $205 | 61% | 4★ (26) | 0.5 mi | VrboBooking |
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
$36,675
NOI
$14,249
Cash flow /mo
$1,187
Cash needed
$379,896
Cash-on-cash (all cash)
3.8%
ROE (yr 1)
6.5%
Cap rate
4.1%
DSCR
—
Year-1 write-off
$71,315
Year-1 tax shield @ 32%
$22,821
Year-1 return on equity
- Cash flow (annual)$14,249
- Principal paydown (n/a, cash)$0
- Appreciation at%$10,497
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)$7,335
- Platform fees (3% of revenue)$1,100
- Maintenance / capex (5% of revenue)$1,834
- Utilities & supplies$4,200
- HOA$5,040
- Property tax$818
- Insurance (STR-rated)$2,099
Cash needed to close
- Purchase price (all cash)$349,900
- Closing costs (4.0%)$13,996
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$22,821
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
$309,000
Short-life (5/15-yr)
$55,000 · 18%
Year-1 deduction
$71,000
Year-1 tax shield @ 32%
$23,000
Land 12% (county tax record, market value split) · building $254,000 over 39 years · new furniture $16,000
Based on: 1,050 sq ft, built 2009, 2 bd / 2 ba, unfurnished, listing features (hot tub, fireplace, flooring types, appliance list, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $54,000 in year 1 (12% short-life, $17,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,900
Kitchen cabinetsdefault
$8,100 new × 40% good × 2.45 allocation
- $6,500
Kitchen countertopsdefault
$6,600 new × 40% good × 2.45 allocation
- $1,800
Decorative trimdefault
$1,800 new × 40% good × 2.45 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.45 allocation
- $900
Shelvingdefault
$900 new × 40% good × 2.45 allocation
- $2,700
Window coverings (11)default
$2,800 new × 40% good × 2.45 allocation
- $2,200
Carpet, vinyl & laminate (33% of floors)listing
$2,300 new × 40% good × 2.45 allocation
- $10,200
Kitchen & laundry equipment plumbingdefault
$6,300 new × 66% good × 2.45 allocation
- $6,200
Kitchen, laundry & data equipment electricaldefault
$3,800 new × 66% good × 2.45 allocation
- $7,500
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.45 allocation
- $8,800
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.45 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $199,400
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$113,500 new × 72% good × 2.45 allocation
- $19,000
Building plumbing & fixturesdefault
$11,800 new × 66% good × 2.45 allocation
- $17,100
Building electrical & lightingdefault
$10,600 new × 66% good × 2.45 allocation
- $11,600
HVACdefault
$11,800 new × 40% good × 2.45 allocation
- $4,400
Hardwood & tile floorsdefault
$4,500 new × 40% good × 2.45 allocation
- $2,600
Fireplacelisting
$2,600 new × 40% good × 2.45 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $71,000 | $0 | $300 | $71,300 |
| 2 | $0 | $0 | $6,500 | $6,500 |
| 3 | $0 | $0 | $6,500 | $6,500 |
| 4 | $0 | $0 | $6,500 | $6,500 |
| 5 | $0 | $0 | $6,500 | $6,500 |
| 6+ | $0 | $0 | $227,700 | $227,700 |
| Total | $71,000 | $0 | $254,100 | $325,100 |
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.