1515 Bluff Ridge Rd
Sevierville, TN 37876
$700,000
3 bd · 2 ba · 1,975 sqft · Listed today
View on Realtor.com →Year built
2006
Sqft
1,975
Lot sqft
30,928
HOA / mo
$0
Furnished
No
List date
2026-10-06T00:40:01.000000Z
Revenue
Annual revenue
$64,583
ADR
$310
Occupancy
57%
Cleaning fees (12 mo)
$10,810
Confidence
Med (58.85), 50 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $54,221Checking amenities for 41 listings…
Bear Paw Hideaway Hot Tub Theater Multicade
Vacation home · 3 bd · 2 ba · sleeps 8 · 0.2 mi
Revenue $72,635ADR $308Occ ≈ 65%5★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
3BR Smoky Mountain Cabin | Hot Tub & Dollywood House | 3 bd · 2 ba · sleeps 8 | $40,645 | $217 | 51% | 4.9★ (49) | 144 ft | AirbnbVrboBooking |
Laughing Bear - Soak & Sway Surrounded by Trees Cabin | 3 bd · 2 ba · sleeps 8 | $41,706 | $319 | 36% | 4.7★ (13) | 184 ft | AirbnbVrboBooking |
Family Retreat Near Dollywood | Hot Tub + Arcade Cabin | 3 bd · 3 ba · sleeps 10 | $107,927 | $471 | 63% | 4.9★ (193) | 256 ft | AirbnbVrbo |
Cozy Getaway, Hot Tub, Games, Quiet Location Cabin | 3 bd · 2 ba · sleeps 8 | $36,583 | $224 | 45% | 4.8★ (253) | 390 ft | AirbnbVrbo |
Bear Creek - 3 Bedrooms Cabin | 3 bd · 2 ba · sleeps 8 | $36,956 | $286 | 35% | 4.8★ (24) | 0.1 mi | AirbnbVrbo |
EZRoads/Private hottub/CoffeeBar/ArcadeGme/KingBds Cabin | 3 bd · 2 ba · sleeps 8 | $34,961 | $294 | 33% | 5★ (30) | 0.2 mi | AirbnbVrbo |
A Walk in the Woods 3- Fall special rates Cabin | 3 bd · 2.5 ba · sleeps 10 | $35,682 | $240 | 41% | 4.8★ (299) | 0.2 mi | AirbnbVrbo |
Bear Paw Hideaway Hot Tub Theater Multicade Vacation home | 3 bd · 2 ba · sleeps 8 | $72,635 | $308 | 65% | 5★ (1) | 0.2 mi | Booking |
Bear Paw Hideaway w/ Hot Tub & Game Room Cabin | 3 bd · 2 ba · sleeps 8 | $69,326 | $288 | 66% | 4.5★ (47) | 0.2 mi | AirbnbVrbo |
Amazing views! Log cabin/ new hot tub/ huge porch Cabin | 3 bd · 3 ba · sleeps 8 | $50,176 | $258 | 53% | 5★ (268) | 0.2 mi | AirbnbVrbo |
Show 25 more
Pinecone Hideaway
Vacation home · 3 bd · 2 ba · sleeps 8 · 0.2 mi
Revenue $63,076ADR $337Occ ≈ 51%—
Key Bluff Unlock Your Mountain Escape
Chalet · 3 bd · 3 ba · sleeps 9 · 0.2 mi
Revenue $66,216ADR $384Occ ≈ 47%5★ (2)
Heavenly Splash Dive Into Paradise
Chalet · 3 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $86,056ADR $364Occ ≈ 65%—
Tranquil Haven - Cabin Retreat - Spring Sale
Cabin · 3 bd · 3 ba · sleeps 8 · 0.3 mi
Revenue $68,138ADR $329Occ ≈ 57%5★ (36)
Mt. view 3-bedroom cabin close to attractions w/ WiFi, new Hot Tub, hanging bed
Cabin · 3 bd · 3 ba · sleeps 8 · 0.3 mi
Revenue $54,221ADR $288Occ ≈ 52%5★ (4)
Bearadise 4 Us by American Patriot Getaways
Vacation home · 3 bd · 2 ba · sleeps 9 · 0.4 mi
Revenue $85,810ADR $347Occ ≈ 68%—
Smoky Mountain Cabin 4 Miles From Pigeon Forge
Cabin · 3 bd · 2 ba · sleeps 8 · 0.4 mi
Revenue $53,714ADR $194Occ ≈ 76%4.8★ (221)
Deer Crossing by Venture Smoky Mountains
Vacation home · 3 bd · 3 ba · sleeps 8 · 0.4 mi
Revenue $88,973ADR $303Occ ≈ 80%—
Nestled by Venture Smoky Mountains
Vacation home · 3 bd · 2 ba · sleeps 6 · 0.5 mi
Revenue $45,181ADR $220Occ ≈ 56%3.2★ (2)
Hot Tub, Fireplace, Screened balcony, Grill - Log Cabin near Pigeon Forge
Cabin · 3 bd · 3 ba · sleeps 6 · 0.5 mi
Revenue $38,966ADR $304Occ ≈ 35%5★ (318)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Honey Dreams Chalet | 3 bd · 2 ba · sleeps 8 | $54,260 | $191 | 78% | 5★ (1) | 0.2 mi | Booking |
A Walk in the Woods- 3 bed 2 bath cabin! Cabin | 3 bd · 2 ba · sleeps 7 | $46,932 | $219 | 59% | 4.8★ (357) | 0.2 mi | AirbnbVrbo |
Experience serenity near entertainment, stay at ou Cabin | 3 bd · 3 ba · sleeps 8 | $42,186 | $216 | 54% | 4.8★ (144) | 0.2 mi | AirbnbVrbo |
Pinecone Hideaway Vacation home | 3 bd · 2 ba · sleeps 8 | $63,076 | $337 | 51% | — | 0.2 mi | Booking |
Key Bluff Unlock Your Mountain Escape Chalet | 3 bd · 3 ba · sleeps 9 | $66,216 | $384 | 47% | 5★ (2) | 0.2 mi | Booking |
Heavenly Splash Dive Into Paradise Chalet | 3 bd · 2 ba · sleeps 6 | $86,056 | $364 | 65% | — | 0.3 mi | Booking |
Chic Cabin w/ MountainView & HOT Tub PRIME Locatio Cabin | 3 bd · 2 ba · sleeps 8 | $31,118 | $288 | 30% | 4.8★ (82) | 0.3 mi | AirbnbBooking |
Heated Pool, Hot Tub, Game Room & Movie Area Cabin | 3 bd · 2 ba · sleeps 8 | $28,500 | $410 | 19% | 5★ (16) | 0.3 mi | AirbnbVrbo |
Tranquil Haven - Cabin Retreat - Spring Sale Cabin | 3 bd · 3 ba · sleeps 8 | $68,138 | $329 | 57% | 5★ (36) | 0.3 mi | Airbnb |
Sugar Bear Run: Secluded Mountain Views & Games Cabin | 3 bd · 2 ba · sleeps 10 | $97,010 | $389 | 68% | 4.8★ (8) | 0.3 mi | AirbnbVrbo |
Book your Fall Break trip now! Cabin | 3 bd · 3 ba · sleeps 10 | $60,044 | $288 | 57% | 4.9★ (135) | 0.3 mi | AirbnbVrbo |
Hot tub, easy drive, mountain view, 3BR, games! Cabin | 3 bd · 2 ba · sleeps 8 | $101,504 | $408 | 68% | 4.8★ (24) | 0.3 mi | AirbnbVrbo |
Specials! Hot Tub, Mini Putt, Game Room & Fire Pit Cabin | 3 bd · 2 ba · sleeps 9 | $68,764 | $334 | 56% | 4.8★ (32) | 0.3 mi | AirbnbVrbo |
Little Bear! Hot Tub, Putt Putt, Game Room & Fun! Cabin | 3 bd · 2 ba · sleeps 9 | $42,722 | $252 | 46% | 4.8★ (14) | 0.3 mi | AirbnbVrboBooking |
Mt. view 3-bedroom cabin close to attractions w/ WiFi, new Hot Tub, hanging bed Cabin | 3 bd · 3 ba · sleeps 8 | $54,221 | $288 | 52% | 5★ (4) | 0.3 mi | Vrbo |
Sleeps 10-Gameroom-HotTub-Wi-fi-Pool membership Cabin | 3 bd · 3 ba · sleeps 10 | $66,903 | $417 | 44% | 5★ (255) | 0.4 mi | AirbnbVrbo |
Bearadise 4 Us by American Patriot Getaways Vacation home | 3 bd · 2 ba · sleeps 9 | $85,810 | $347 | 68% | — | 0.4 mi | Booking |
Scenic Resort with Easy Access Roads Cabin | 3 bd · 2 ba · sleeps 9 | $56,547 | $299 | 52% | 4★ (2) | 0.4 mi | AirbnbVrbo |
3BR Cabin | Arcade, Volleyball, & Huge Yard Cabin | 3 bd · 3 ba · sleeps 10 | $88,977 | $337 | 72% | 5★ (5) | 0.4 mi | AirbnbVrbo |
Smoky Mountain Cabin 4 Miles From Pigeon Forge Cabin | 3 bd · 2 ba · sleeps 8 | $53,714 | $194 | 76% | 4.8★ (221) | 0.4 mi | Airbnb |
Family-friendly; Convenient w/ so many amenities! Cabin | 3 bd · 3 ba · sleeps 10 | $49,547 | $363 | 37% | 4.9★ (168) | 0.4 mi | AirbnbVrbo |
Deer Crossing by Venture Smoky Mountains Vacation home | 3 bd · 3 ba · sleeps 8 | $88,973 | $303 | 80% | — | 0.4 mi | Booking |
Nestled by Venture Smoky Mountains Vacation home | 3 bd · 2 ba · sleeps 6 | $45,181 | $220 | 56% | 3.2★ (2) | 0.5 mi | Booking |
Hot Tub, Fireplace, Screened balcony, Grill - Log Cabin near Pigeon Forge Cabin | 3 bd · 3 ba · sleeps 6 | $38,966 | $304 | 35% | 5★ (318) | 0.5 mi | Vrbo |
Hot Tub, Fireplace, Screened balcony, Grill - Log Cabin | 3 bd · 3 ba · sleeps 6 | $32,676 | $224 | 40% | 5★ (1) | 0.5 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 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium
Est. revenue
$64,583
NOI
$35,505
Cash flow /mo
-$905
Cash needed
$228,500
Cash-on-cash
-4.8%
ROE (yr 1)
6.3%
Cap rate
5.1%
DSCR
0.77
Year-1 write-off
$131,528
Year-1 tax shield @ 32%
$42,089
Year-1 return on equity
- Cash flow (annual)-$10,854
- Principal paydown$4,360
- Appreciation at%$21,000
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)$12,917
- Platform fees (3% of revenue)$1,937
- Maintenance / capex (5% of revenue)$3,229
- Utilities & supplies$4,200
- HOA$0
- Property tax$2,595
- Insurance (STR-rated)$4,200
Cash needed to close
- Down payment (25%)$175,000
- Closing costs (4.0%)$28,000
- Furnishing (bought new)$25,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$42,089
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
$643,000
Short-life (5/15-yr)
$105,000 · 16%
Year-1 deduction
$132,000
Year-1 tax shield @ 32%
$42,000
Land 8% (county tax record, market value split) · building $537,000 over 39 years · new furniture $26,000
Based on: 1,975 sq ft, built 2006, 3 bd / 2 ba, unfurnished, listing features (hot tub, game room, fireplace, flooring types, appliance list, septic, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $102,000 in year 1 (12% short-life, $33,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $11,600
Kitchen cabinetsdefault
$10,100 new × 40% good × 2.86 allocation
- $9,500
Kitchen countertopsdefault
$8,300 new × 40% good × 2.86 allocation
- $3,900
Decorative trimdefault
$3,500 new × 40% good × 2.86 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.86 allocation
- $1,400
Shelvingdefault
$1,200 new × 40% good × 2.86 allocation
- $5,700
Window coverings (20)default
$5,000 new × 40% good × 2.86 allocation
- $7,300
Carpet, vinyl & laminate (50% of floors)listing
$6,400 new × 40% good × 2.86 allocation
- $13,500
Kitchen & laundry equipment plumbingdefault
$7,900 new × 60% good × 2.86 allocation
- $8,200
Kitchen, laundry & data equipment electricaldefault
$4,800 new × 60% good × 2.86 allocation
- $8,800
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.86 allocation
- $10,300
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.86 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
- $13,200
Paving: driveway & walks (paved)default
$9,200 new × 50% good × 2.86 allocation
- $6,300
Landscaping (minimal)listing
$4,400 new × 50% good × 2.86 allocation
- $2,800
Patiosdefault
$2,000 new × 50% good × 2.86 allocation
- $2,800
Decks & porches (attached)default
$2,000 new × 50% good × 2.86 allocation
- $407,900
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$214,300 new × 67% good × 2.86 allocation
- $38,100
Building plumbing & fixturesdefault
$22,200 new × 60% good × 2.86 allocation
- $38,200
Building electrical & lightingdefault
$22,300 new × 60% good × 2.86 allocation
- $25,400
HVACdefault
$22,200 new × 40% good × 2.86 allocation
- $7,300
Hardwood & tile floorsdefault
$6,400 new × 40% good × 2.86 allocation
- $3,000
Fireplacelisting
$2,600 new × 40% good × 2.86 allocation
- $17,100
Septic systemlisting
$12,000 new × 50% good × 2.86 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $105,900 | $25,000 | $600 | $131,500 |
| 2 | $0 | $0 | $13,800 | $13,800 |
| 3 | $0 | $0 | $13,800 | $13,800 |
| 4 | $0 | $0 | $13,800 | $13,800 |
| 5 | $0 | $0 | $13,800 | $13,800 |
| 6+ | $0 | $0 | $481,400 | $481,400 |
| Total | $105,900 | $25,000 | $537,100 | $668,000 |
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.