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4876 Pearl Valley Rd

4876 Pearl Valley Rd

Sevierville, TN 37876

$735,000

2 bd · 2 ba · 1,152 sqft · Listed 1d ago

View on Realtor.com →
Low confidenceNegative cash flow

Year built

2018

Sqft

1,152

Lot sqft

2,204,136

HOA / mo

$0

Furnished

No

List date

2026-10-10T00:53:28.000000Z

Revenue

Annual revenue

$11,328

ADR

$115

Occupancy

27%

Cleaning fees (12 mo)

$1,756

Confidence

High (83.58), 7 comps

Comp revenue range (p25 / median / p75)

$9,698$11,258$12,586

Few similar-size comps were found, so all comps are shown.

Median revenue of shown comps: $11,258

  • Dome #2 at Smoky Mountains Glamping (Read Details)

    Dome house · 1 bd · 1 ba · sleeps 2 · 0.2 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi

    Revenue $10,108ADR $115Occ ≈ 24%4.9★ (549)

    AirbnbVrbo

  • Tiny House@Smoky Mountains Glamping (Read Details)

    Tiny house · 1 bd · 1 ba · sleeps 4 · 0.3 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi

    Revenue $13,325ADR $104Occ ≈ 35%4.9★ (321)

    AirbnbVrbo

  • Dome #4 at Smoky Mountains Glamping (Read Details)

    Dome house · 1 bd · 1 ba · sleeps 2 · 0.3 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi

    Revenue $11,970ADR $116Occ ≈ 28%4.9★ (273)

    AirbnbVrbo

  • Dome #3 at Smoky Mountains Glamping (Read Details)

    Dome house · 1 bd · 1 ba · sleeps 2 · 0.3 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi

    Revenue $8,730ADR $110Occ ≈ 22%4.9★ (283)

    AirbnbVrbo

  • The Big Dome@Smoky Mtns Glamping

    Dome house · 1 bd · 1 ba · sleeps 4 · 0.4 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi

    Revenue $13,201ADR $136Occ ≈ 27%4.9★ (115)

    AirbnbVrbo

  • Dome #1 at Smoky Mountains Glamping (Read Details)

    Dome house · 1 bd · 1 ba · sleeps 2 · 0.4 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi

    Revenue $9,287ADR $112Occ ≈ 23%4.9★ (402)

    AirbnbVrbo

  • The Tiny Cabin by the Creek

    Cabin · 1 bd · 1 ba · sleeps 2 · 0.6 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +1

    Revenue $11,258ADR $94Occ ≈ 33%5★ (37)

    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

Financing
Management

Est. revenue

$11,328

NOI

-$1,083

Cash flow /mo

-$90

Cash needed

$780,400

Cash-on-cash (all cash)

-0.1%

ROE (yr 1)

2.7%

Cap rate

-0.1%

DSCR

—

Year-1 write-off

$102,642

Year-1 tax shield @ 32%

$32,845

Year-1 return on equity

  • Cash flow (annual)-$1,083
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$22,050
ROE2.7%

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)$2,266
  • Platform fees (3% of revenue)$340
  • Maintenance / capex (5% of revenue)$566
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$629
  • Insurance (STR-rated)$4,410

Cash needed to close

  • Purchase price (all cash)$735,000
  • Closing costs (4.0%)$29,400
  • Furnishing (bought new)$16,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$32,845

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

$367,000

Short-life (5/15-yr)

$86,000 · 24%

Year-1 deduction

$103,000

Year-1 tax shield @ 32%

$33,000

Land 50% (county tax record, market value split) · building $281,000 over 39 years · new furniture $16,000

Based on: 1,152 sq ft, built 2018, 2 bd / 2 ba, unfurnished, listing features (deck, patio, fence, fireplace, flooring types, appliance list, septic, wooded lot).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $65,000 in year 1 (13% short-life, $21,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$61,600

  • Kitchen cabinetsdefault

    $8,300 new × 68% good × 1.85 allocation

    $10,500

  • Kitchen countertopsdefault

    $6,800 new × 68% good × 1.85 allocation

    $8,600

  • Decorative trimdefault

    $2,000 new × 68% good × 1.85 allocation

    $2,500

  • Mirrorsdefault

    $300 new × 40% good × 1.85 allocation

    $200

  • Shelvingdefault

    $900 new × 68% good × 1.85 allocation

    $1,100

  • Window coverings (12)default

    $3,000 new × 40% good × 1.85 allocation

    $2,200

  • Kitchen & laundry equipment plumbingdefault

    $6,500 new × 84% good × 1.85 allocation

    $10,100

  • Kitchen, laundry & data equipment electricaldefault

    $3,900 new × 84% good × 1.85 allocation

    $6,100

  • Appliances (range, microwave, dishwasher, refrigerator)listing

    $5,700 new × 40% good × 1.85 allocation

    $4,200

  • Furniture bought newlisting

    $16,000 new × 100% good · bought separately

    $16,000
15-year land improvements$40,700

  • Paving: driveway & walks (paved)default

    $7,000 new × 68% good × 1.85 allocation

    $8,900

  • Landscaping (minimal)listing

    $3,400 new × 68% good × 1.85 allocation

    $4,300

  • Patioslisting

    $5,200 new × 68% good × 1.85 allocation

    $6,500

  • Decks & porches (attached)listing

    $13,000 new × 60% good × 1.85 allocation

    $14,400

  • Fencinglisting

    $6,000 new × 60% good × 1.85 allocation

    $6,700
Building, 39-year$281,000

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

    $124,700 new × 87% good × 1.85 allocation

    $200,200

  • Building plumbing & fixturesdefault

    $12,900 new × 84% good × 1.85 allocation

    $20,100

  • Building electrical & lightingdefault

    $11,900 new × 84% good × 1.85 allocation

    $18,500

  • HVACdefault

    $13,000 new × 60% good × 1.85 allocation

    $14,400

  • Hardwood & tile floorsdefault

    $7,400 new × 68% good × 1.85 allocation

    $9,300

  • Fireplacelisting

    $2,600 new × 68% good × 1.85 allocation

    $3,300

  • Septic systemlisting

    $12,000 new × 68% good × 1.85 allocation

    $15,100

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$61,600$40,700$300$102,600
2$0$0$7,200$7,200
3$0$0$7,200$7,200
4$0$0$7,200$7,200
5$0$0$7,200$7,200
6+$0$0$251,900$251,900
Total$61,600$40,700$281,000$383,400

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: 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.