3831 Glenview Way
Sevierville, TN 37862
$799,000
3 bd · 3 ba · 2,040 sqft · Listed 1d ago
View on Realtor.com →Year built
1998
Sqft
2,040
Lot sqft
23,087
HOA / mo
None
Furnished
No
List date
2026-10-22T15:40:19.000000Z
Revenue
Annual revenue
$61,831
ADR
$255
Occupancy
66%
Cleaning fees (12 mo)
$11,646
Confidence
Low (51.34), 48 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $57,347
Smokies View Wears Valley Retreat with Hot Tub!
Vacation home · 3 bd · 3 ba · sleeps 8 · 453 ft
Revenue $6,408ADR $492Occ ≈ 4%1★ (1)
The VIEW ⭐ Private Cabin w/ Panoramic Mountain VIEWS!
Cabin · 3 bd · 3 ba · sleeps 8 · 0.1 mi
Revenue $89,057ADR $285Occ ≈ 86%4.9★ (194)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
*Amazing 3BD Lodge w/ HOT TUB! Fire Pit + Arcades* Cabin | 3 bd · 3 ba · sleeps 10 | $61,650 | $293 | 58% | 4.8★ (59) | 62 ft | AirbnbVrbo |
Endless Views - Game Room, Arcade, Hot Tub! House | 3 bd · 3 ba · sleeps 10 | $1,551 | $310 | 1% | 4★ (1) | 138 ft | AirbnbVrboBooking |
Smoky Mountain Cabin with Hot Tub and Views Cabin | 3 bd · 3 ba · sleeps 10 | $87,656 | $353 | 68% | 4.9★ (336) | 161 ft | AirbnbVrbo |
Panoramic Pointe Vacation home | 3 bd · 3 ba · sleeps 8 | $25,724 | $0 | — | — | 203 ft | Booking |
Smokies View Wears Valley Retreat with Hot Tub! Vacation home | 3 bd · 3 ba · sleeps 8 | $6,408 | $492 | 4% | 1★ (1) | 453 ft | Booking |
Great views!/Pool Community/pool table/large patio Cabin | 3 bd · 2.5 ba · sleeps 10 | $81,803 | $255 | 88% | 4.8★ (268) | 0.1 mi | AirbnbVrboBooking |
The VIEW ⭐ Private Cabin w/ Panoramic Mountain VIEWS! Cabin | 3 bd · 3 ba · sleeps 8 | $89,057 | $285 | 86% | 4.9★ (194) | 0.1 mi | Airbnb |
Secluded Cabin with Putt-Putt & Views! Cabin | 3 bd · 3 ba · sleeps 8 | $58,001 | $283 | 56% | 4★ (22) | 0.2 mi | AirbnbVrbo |
Mountain Time! Near Cades Cove & Park Entry Cabin | 3 bd · 2 ba · sleeps 8 | $60,412 | $298 | 56% | 4.9★ (86) | 0.2 mi | AirbnbVrbo |
Smokey Mountain Views | Hot Tub + Game Room Cabin | 3 bd · 2 ba · sleeps 8 | $48,746 | $232 | 58% | 4.9★ (163) | 0.2 mi | AirbnbVrbo |
Show 30 more
Sierras Mountain Retreat by American Patriot Getaways
Vacation home · 3 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $44,554ADR $219Occ ≈ 56%4.8★ (2)
Amazing 3-bedroom en-suite cabin in Beautiful Wears Valley.
Cabin · 3 bd · 3 ba · sleeps 6 · 0.3 mi
Revenue $40,259ADR $282Occ ≈ 39%5★
A Cowpoke's Dream
Vacation home · 3 bd · 2 ba · sleeps 10 · 0.4 mi
Revenue $25,258ADR $1,336Occ ≈ 5%—
2 Beautiful Cabins in Scenic Wears Valley on almost 4 acres.
Cabin · 3 bd · 3 ba · sleeps 10 · 0.5 mi
Revenue $76,548ADR $510Occ ≈ 41%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Secluded Cabin | Hot Tub, Fire Pit, Games & Views Cabin | 3 bd · 3 ba · sleeps 8 | $2,901 | $284 | 3% | 5★ (2) | 0.2 mi | AirbnbVrbo |
Escape to the Smokies – At Park's Edge Cabin | 3 bd · 3 ba · sleeps 8 | $94,496 | $327 | 79% | 5★ (81) | 0.2 mi | AirbnbVrboBooking |
Pigeon Forge- Pool access- Fishing- Hot Tub Cabin | 3 bd · 2 ba · sleeps 8 | $44,129 | $286 | 42% | 5★ (130) | 0.2 mi | AirbnbVrbo |
Family Fall Escape | King Beds| Hot Tub|Fire Pit Cabin | 3 bd · 3 ba · sleeps 10 | $66,125 | $337 | 54% | 5★ (50) | 0.2 mi | AirbnbVrbo |
Sierras Mountain Retreat by American Patriot Getaways Vacation home | 3 bd · 2 ba · sleeps 6 | $44,554 | $219 | 56% | 4.8★ (2) | 0.2 mi | Booking |
Amazing 3-bedroom en-suite cabin in Beautiful Wears Valley. Cabin | 3 bd · 3 ba · sleeps 6 | $40,259 | $282 | 39% | 5★ | 0.3 mi | Vrbo |
Secluded Cubs Den Retreat – Sleeps 10, Hot Tub Cabin | 3 bd · 3 ba · sleeps 10 | $65,860 | $275 | 66% | 5★ (32) | 0.3 mi | AirbnbVrboBooking |
Game Room, Fire Pit & Hot Tub in Forest Escape Cabin | 3 bd · 2 ba · sleeps 6 | $19,235 | $239 | 22% | 5★ (62) | 0.3 mi | AirbnbVrboBooking |
Smoky Mtn Cabin w/ Hot Tub+Game Room Near Nat’l Pk Cabin | 3 bd · 2 ba · sleeps 8 | $46,389 | $257 | 49% | 5★ (30) | 0.3 mi | AirbnbVrbo |
Private Cozy Cabin | Hot Tub | Pool Table | Hiking Cabin | 3 bd · 2 ba · sleeps 8 | $68,269 | $329 | 57% | 4.9★ (112) | 0.3 mi | AirbnbVrbo |
Dollywood Smokies Hot Tub Gameroom Fire Pit Movie Dome house | 3 bd · 3 ba · sleeps 10 | $77,505 | $320 | 66% | 4.9★ (169) | 0.4 mi | AirbnbVrboBooking |
Beautiful MTN Views! 3BR*Hot Tub*Firepit+Fireplace Cabin | 3 bd · 3 ba · sleeps 8 | $60,277 | $258 | 64% | 4.9★ (103) | 0.4 mi | AirbnbVrbo |
Sleeps 8 w/game room pool table and a Hot tub House | 3 bd · 3 ba · sleeps 8 | $36,710 | $217 | 46% | 4.8★ (205) | 0.4 mi | AirbnbVrbo |
Private*View*2KingSuite*HotTub*FirePit*NationalPrk Cabin | 3 bd · 3 ba · sleeps 8 | $47,810 | $318 | 41% | 5★ (100) | 0.4 mi | AirbnbVrbo |
Cozy Smoky Mountain Cabin Sleeps 6 Hot Tub and Cabin | 3 bd · 2 ba · sleeps 6 | $45,831 | $295 | 43% | 5★ (19) | 0.4 mi | AirbnbVrboBooking |
Cozy Cabin + Hot Tub • Decks + Arcade | Mtn Views Cabin | 3 bd · 3 ba · sleeps 8 | $3,488 | $283 | 3% | 5★ (1) | 0.4 mi | AirbnbVrboBooking |
A Cowpoke's Dream Vacation home | 3 bd · 2 ba · sleeps 10 | $25,258 | $1,336 | 5% | — | 0.4 mi | Booking |
MTN Views! Pet Friendly*5 Mins to National Park Cabin | 3 bd · 3 ba · sleeps 8 | $60,939 | $234 | 71% | 4.7★ (65) | 0.4 mi | AirbnbVrbo |
Secluded Cabin near heart of Wears Valley Cabin | 3 bd · 2.5 ba · sleeps 10 | $54,439 | $230 | 65% | 4.9★ (128) | 0.4 mi | AirbnbVrbo |
Heaven's Hideaway Chalet | 3 bd · 2 ba · sleeps 6 | $53,616 | $224 | 66% | — | 0.4 mi | Booking |
Mountain & Valley view, this is your place Cabin | 3 bd · 3 ba · sleeps 8 | $76,497 | $293 | 72% | 5★ (167) | 0.4 mi | AirbnbVrbo |
Cowpoke's Dream: Free Attraction Tickets Cabin | 3 bd · 2 ba · sleeps 10 | $28,256 | $293 | 26% | 4.5★ (46) | 0.4 mi | AirbnbVrboBooking |
Family Cabin-Great Location-HotTub-WIFI-Games Cabin | 3 bd · 2 ba · sleeps 8 | $56,692 | $258 | 60% | 4.8★ (129) | 0.4 mi | AirbnbVrbo |
Always Delightful - Sleeps 10, Hot Tub, Fire pit, Cabin | 3 bd · 3 ba · sleeps 10 | $59,759 | $253 | 65% | 4.7★ (34) | 0.4 mi | AirbnbVrboBooking |
Treehouse Swim Cabin: Swim Spa, Outdoor Living Cabin | 3 bd · 2 ba · sleeps 8 | $127,239 | $425 | 82% | 4.7★ (19) | 0.5 mi | AirbnbVrboBooking |
2 Beautiful Cabins in Scenic Wears Valley on almost 4 acres. Cabin | 3 bd · 3 ba · sleeps 10 | $76,548 | $510 | 41% | — | 0.5 mi | Vrbo |
2 Beautiful Cabins in Scenic Wears Valley Cabin | 3 bd · 3 ba · sleeps 10 | $79,803 | $469 | 47% | 5★ (10) | 0.5 mi | AirbnbVrbo |
Luxury Retreat - Hot Tub, View, Fire Pit, Wi-Fi Cabin | 3 bd · 2.5 ba · sleeps 8 | $51,348 | $284 | 50% | 5★ (39) | 0.5 mi | AirbnbVrboBooking |
Rustic Luxury~Hot Tub, Fire Pit, Game Room, Views! Cabin | 3 bd · 2.5 ba · sleeps 10 | $90,615 | $369 | 67% | 5★ (48) | 0.5 mi | AirbnbVrbo |
Peaceful Cabin with Hot Tub, Game Room, & more! Cabin | 3 bd · 3 ba · sleeps 10 | $93,237 | $312 | 82% | 5★ (271) | 0.6 mi | AirbnbVrbo |
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
Rate 8.07% = 7.32% Freddie Mac 30-yr avg (Oct 22) + 0.75% investor premium
Est. revenue
$61,831
NOI
$33,543
Cash flow /mo
-$1,631
Cash needed
$257,210
Cash-on-cash
-7.6%
ROE (yr 1)
3.6%
Cap rate
4.2%
DSCR
0.63
Year-1 write-off
$182,279
Year-1 tax shield @ 32%
$58,329
Year-1 return on equity
- Cash flow (annual)-$19,573
- Principal paydown$4,937
- Appreciation at%$23,970
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)$12,366
- Platform fees (3% of revenue)$1,855
- Maintenance / capex (5% of revenue)$3,092
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,981
- Insurance (STR-rated)$4,794
Cash needed to close
- Down payment (25%)$199,750
- Closing costs (4.0%)$31,960
- Furnishing (bought new)$25,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$58,329
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
$682,000
Short-life (5/15-yr)
$156,000 · 23%
Year-1 deduction
$182,000
Year-1 tax shield @ 32%
$58,000
Land 15% (county tax record, market value split) · building $526,000 over 39 years · new furniture $26,000
Based on: 2,040 sq ft, built 1998, 3 bd / 3 ba, unfurnished, listing features (hot tub, deck, game room, fireplace, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $112,000 in year 1 (13% short-life, $36,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $13,700
Kitchen cabinetsdefault
$10,300 new × 40% good × 3.33 allocation
- $11,200
Kitchen countertopsdefault
$8,400 new × 40% good × 3.33 allocation
- $4,800
Decorative trimdefault
$3,600 new × 40% good × 3.33 allocation
- $600
Mirrorsdefault
$500 new × 40% good × 3.33 allocation
- $1,600
Shelvingdefault
$1,200 new × 40% good × 3.33 allocation
- $6,700
Window coverings (20)default
$5,000 new × 40% good × 3.33 allocation
- $7,000
Carpet, vinyl & laminate (40% of floors)default
$5,300 new × 40% good × 3.33 allocation
- $11,700
Kitchen & laundry equipment plumbingdefault
$8,000 new × 44% good × 3.33 allocation
- $7,100
Kitchen, laundry & data equipment electricaldefault
$4,800 new × 44% good × 3.33 allocation
- $7,600
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 40% good × 3.33 allocation
- $12,000
Hot tub (freestanding)listing
$9,000 new × 40% good × 3.33 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
- $15,600
Paving: driveway & walks (paved)default
$9,400 new × 50% good × 3.33 allocation
- $15,000
Landscaping (typical)default
$9,000 new × 50% good × 3.33 allocation
- $3,400
Patiosdefault
$2,000 new × 50% good × 3.33 allocation
- $38,300
Decks & porches (attached)listing
$23,000 new × 50% good × 3.33 allocation
- $393,500
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$221,300 new × 53% good × 3.33 allocation
- $33,700
Building plumbing & fixturesdefault
$23,000 new × 44% good × 3.33 allocation
- $33,900
Building electrical & lightingdefault
$23,100 new × 44% good × 3.33 allocation
- $30,700
HVACdefault
$23,000 new × 40% good × 3.33 allocation
- $10,500
Hardwood & tile floorsdefault
$7,900 new × 40% good × 3.33 allocation
- $3,500
Fireplacelisting
$2,600 new × 40% good × 3.33 allocation
- $20,000
Septic systemlisting
$12,000 new × 50% good × 3.33 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $109,500 | $72,300 | $600 | $182,300 |
| 2 | $0 | $0 | $13,500 | $13,500 |
| 3 | $0 | $0 | $13,500 | $13,500 |
| 4 | $0 | $0 | $13,500 | $13,500 |
| 5 | $0 | $0 | $13,500 | $13,500 |
| 6+ | $0 | $0 | $471,300 | $471,300 |
| Total | $109,500 | $72,300 | $525,800 | $707,500 |
The building's share of the price ($682,000) is 3.3x our depreciated replacement cost of the home ($205,000). 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.