504 Matterhorn Dr
Gatlinburg, TN 37738
$799,000
4 bd · 2.5 ba · 2,284 sqft · Listed 1d ago
View on Realtor.com →Year built
1995
Sqft
2,284
Lot sqft
39,640
HOA / mo
$165
Furnished
No
List date
2026-10-12T14:06:56.000000Z
Revenue
Annual revenue
$70,824
ADR
$323
Occupancy
60%
Cleaning fees (12 mo)
$10,481
Confidence
Low (41.1), 43 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $61,962
Sleeps 12, Stunning View・Games・Hot tub・Grill・Pets
Cabin · 4 bd · 3 ba · sleeps 12 · 0.2 mi
Revenue $10,128ADR $409Occ ≈ 7%2★ (1)
4/4 IncredbleViews!FreeticktstoDollywo,Anake,Aquar
Cabin · 4 bd · 3.5 ba · sleeps 10 · 0.2 mi
Revenue $5,432ADR $335Occ ≈ 4%—
Cubs Crib by American Patriot Getaways
Vacation home · 4 bd · 3 ba · sleeps 11 · 0.3 mi
Revenue $46,268ADR $292Occ ≈ 43%5★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
4BR Mountainview, Free Attraction Tickets, Tennis Cabin | 4 bd · 3 ba · sleeps 12 | $13,169 | $422 | 9% | 4★ (6) | 0.1 mi | AirbnbVrboBooking |
Mountain Views, Wraparound Deck, Game Room Fun Cabin | 4 bd · 3 ba · sleeps 12 | $63,155 | $340 | 51% | 4.2★ (27) | 0.2 mi | AirbnbVrboBooking |
Sleeps 12, Stunning View・Games・Hot tub・Grill・Pets Cabin | 4 bd · 3 ba · sleeps 12 | $10,128 | $409 | 7% | 2★ (1) | 0.2 mi | Airbnb |
New! Vixen Run Cabin | 4 bd · 3.5 ba · sleeps 10 | $10,817 | $470 | 6% | — | 0.2 mi | Airbnb |
4/4 IncredbleViews!FreeticktstoDollywo,Anake,Aquar Cabin | 4 bd · 3.5 ba · sleeps 10 | $5,432 | $335 | 4% | — | 0.2 mi | Airbnb |
Changes in Latitude | Theater Room, Game Rooms Cabin | 4 bd · 3 ba · sleeps 12 | $67,052 | $528 | 35% | 4.2★ (44) | 0.2 mi | AirbnbVrboBooking |
Pickleball/Stunning views/relaxing Hot Tub/Game Rm Cabin | 4 bd · 3 ba · sleeps 10 | $77,541 | $352 | 60% | 4.9★ (182) | 0.2 mi | AirbnbVrbo |
VIEW | Hot Tub | Pool | Games | Fast Wi-Fi | Pets Cabin | 4 bd · 3 ba · sleeps 12 | $81,114 | $351 | 63% | 4.7★ (168) | 0.2 mi | AirbnbVrbo |
Pet Friendly, Hot Tub, Pool Table Cabin | 4 bd · 3.5 ba · sleeps 10 | $59,931 | $511 | 32% | 4.2★ (49) | 0.3 mi | AirbnbVrboBooking |
Cubs Crib by American Patriot Getaways Vacation home | 4 bd · 3 ba · sleeps 11 | $46,268 | $292 | 43% | 5★ (1) | 0.3 mi | Booking |
Show 22 more
Heaven's Edge
Vacation home · 4 bd · 3 ba · sleeps 12 · 0.4 mi
Revenue $23,972ADR $510Occ ≈ 13%5★ (5)
Sweet Tennessee Whiskey, Panoramic Mtn Views, Game Room, 560 FREE tickets each paid day
Chalet · 4 bd · 3 ba · sleeps 10 · 0.4 mi
Revenue $86,574ADR $330Occ ≈ 72%—
Heavenly Hangout
Vacation home · 4 bd · 3 ba · sleeps 10 · 0.5 mi
Revenue $53,671ADR $304Occ ≈ 48%5★ (4)
Younger Than The Mountains by Avada Properties
Vacation home · 4 bd · 3 ba · sleeps 11 · 0.5 mi
Revenue $46,948ADR $233Occ ≈ 55%4.3★ (7)
Pine Coney Island
Vacation home · 4 bd · 3 ba · sleeps 10 · 0.5 mi
Revenue $119,748ADR $432Occ ≈ 76%—
Wild Daisy, Beautiful Authentic log Cabin Family Favorite Mountain Views Hot tub
Cabin · 4 bd · 3 ba · sleeps 12 · 0.6 mi
Revenue $25,982ADR $455Occ ≈ 16%4.8★ (7)
Welcome to our large, comfortable house with a mountain view in quiet Cobbly Nob
House · 4 bd · 3 ba · sleeps 10 · 0.6 mi
Revenue $11,090ADR $350Occ ≈ 9%—
Heaven in the Smokies 3 by Avada Properties
Vacation home · 4 bd · 3 ba · sleeps 10 · 0.7 mi
Revenue $34,819ADR $159Occ ≈ 60%4.3★ (11)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
The Ember - New, Forever Views, Close to Town. Cabin | 4 bd · 3.5 ba · sleeps 9 | $116,133 | $475 | 67% | 4.8★ (36) | 0.3 mi | AirbnbVrbo |
Heaven’s Edge | Stunning Smoky Mountain Views Cabin | 4 bd · 3 ba · sleeps 12 | $60,769 | $478 | 35% | 5★ (3) | 0.4 mi | AirbnbVrbo |
Spacious Mt. LeConte View Cabin + Hot Tub & Cabin | 4 bd · 3 ba · sleeps 10 | $119,437 | $496 | 66% | 4.9★ (60) | 0.4 mi | AirbnbVrboBooking |
Gorgeous Mntn Views! Relax in Peace Cabin | 4 bd · 2.5 ba · sleeps 12 | $100,723 | $381 | 72% | 4.8★ (145) | 0.4 mi | AirbnbVrbo |
Heaven's Edge Vacation home | 4 bd · 3 ba · sleeps 12 | $23,972 | $510 | 13% | 5★ (5) | 0.4 mi | Booking |
Mountain Views w/ Hot Tub, Firepit & Game Room! House | 4 bd · 3 ba · sleeps 12 | $94,191 | $443 | 58% | 5★ (11) | 0.4 mi | AirbnbVrbo |
Sweet Tennessee Whiskey, Panoramic Mtn Views, Game Room, 560 FREE tickets each paid day Chalet | 4 bd · 3 ba · sleeps 10 | $86,574 | $330 | 72% | — | 0.4 mi | Booking |
Mountain Views, luxury home, Hot tub & game room Cabin | 4 bd · 2.5 ba · sleeps 12 | $70,174 | $454 | 42% | 4.8★ (116) | 0.5 mi | AirbnbVrbo |
Heavenly Hangout Vacation home | 4 bd · 3 ba · sleeps 10 | $53,671 | $304 | 48% | 5★ (4) | 0.5 mi | Booking |
Charming Mountain Top Escape - Stunning Views! Cabin | 4 bd · 3 ba · sleeps 12 | $17,692 | $675 | 7% | 5★ (94) | 0.5 mi | AirbnbVrbo |
Relaxing Cabin*Hot Tub*Pool Table*Fireplaces Cabin | 4 bd · 3 ba · sleeps 11 | $33,949 | $372 | 25% | 4.8★ (15) | 0.5 mi | AirbnbVrboBooking |
Relaxing 4BD Family Getaway! Hot Tub + Pool Access Cabin | 4 bd · 3 ba · sleeps 11 | $84,654 | $300 | 77% | 4.8★ (216) | 0.5 mi | AirbnbVrbo |
Younger Than The Mountains by Avada Properties Vacation home | 4 bd · 3 ba · sleeps 11 | $46,948 | $233 | 55% | 4.3★ (7) | 0.5 mi | Booking |
Modern Mountain Luxury 4BR 4.5BA with Indoor Pool Cabin | 4 bd · 2.5 ba · sleeps 12 | $98,325 | $536 | 50% | 5★ (11) | 0.5 mi | AirbnbVrbo |
Pine Coney Island Vacation home | 4 bd · 3 ba · sleeps 10 | $119,748 | $432 | 76% | — | 0.5 mi | Booking |
Wild Daisy, Beautiful Authentic log Cabin Family Favorite Mountain Views Hot tub Cabin | 4 bd · 3 ba · sleeps 12 | $25,982 | $455 | 16% | 4.8★ (7) | 0.6 mi | Vrbo |
Welcome to our large, comfortable house with a mountain view in quiet Cobbly Nob House | 4 bd · 3 ba · sleeps 10 | $11,090 | $350 | 9% | — | 0.6 mi | Vrbo |
180° Mtn Views, Hot Tub, Game Room: Cobbly Nob Gem House | 4 bd · 3.5 ba · sleeps 10 | $53,176 | $374 | 39% | 4.5★ (18) | 0.6 mi | AirbnbVrboBooking |
Pool~Hot Tub~Game Rm~Fire Pit~Theater Rm~Teen Loft Cabin | 4 bd · 3.5 ba · sleeps 10 | $72,197 | $477 | 41% | 5★ (65) | 0.6 mi | AirbnbVrbo |
LUX 4BD Lodge w/ Views! Fire Pits + HOT TUB + Pool Cabin | 4 bd · 3 ba · sleeps 13 | $100,624 | $396 | 70% | 4.8★ (106) | 0.6 mi | AirbnbVrboBooking |
Amazing Views! + Fire Pit & Hot Tub Cabin | 4 bd · 3.5 ba · sleeps 12 | $81,491 | $388 | 58% | 5★ (242) | 0.6 mi | AirbnbVrbo |
Heaven in the Smokies 3 by Avada Properties Vacation home | 4 bd · 3 ba · sleeps 10 | $34,819 | $159 | 60% | 4.3★ (11) | 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
Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium
Est. revenue
$70,824
NOI
$36,939
Cash flow /mo
-$1,382
Cash needed
$254,710
Cash-on-cash
-6.5%
ROE (yr 1)
4.8%
Cap rate
4.6%
DSCR
0.69
Year-1 write-off
$177,479
Year-1 tax shield @ 32%
$56,793
Year-1 return on equity
- Cash flow (annual)-$16,580
- Principal paydown$4,859
- 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)$14,165
- Platform fees (3% of revenue)$2,125
- Maintenance / capex (5% of revenue)$3,541
- Utilities & supplies$4,200
- HOA$1,980
- Property tax$3,080
- Insurance (STR-rated)$4,794
Cash needed to close
- Down payment (25%)$199,750
- Closing costs (4.0%)$31,960
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$56,793
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
$707,000
Short-life (5/15-yr)
$154,000 · 22%
Year-1 deduction
$177,000
Year-1 tax shield @ 32%
$57,000
Land 12% (county tax record, market value split) · building $553,000 over 39 years · new furniture $23,000
Based on: 2,284 sq ft, built 1995, 4 bd / 2.5 ba, unfurnished, listing features (hot tub, deck, fireplace, flooring types, appliance list, septic, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $100,000 in year 1 (11% short-life, $32,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $14,500
Kitchen cabinetsdefault
$10,800 new × 40% good × 3.36 allocation
- $11,900
Kitchen countertopsdefault
$8,800 new × 40% good × 3.36 allocation
- $5,400
Decorative trimdefault
$4,000 new × 40% good × 3.36 allocation
- $400
Mirrorsdefault
$300 new × 40% good × 3.36 allocation
- $2,000
Shelvingdefault
$1,500 new × 40% good × 3.36 allocation
- $7,700
Window coverings (23)default
$5,800 new × 40% good × 3.36 allocation
- $11,300
Kitchen & laundry equipment plumbingdefault
$8,400 new × 40% good × 3.36 allocation
- $6,800
Kitchen, laundry & data equipment electricaldefault
$5,100 new × 40% good × 3.36 allocation
- $10,300
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 3.36 allocation
- $12,100
Hot tub (freestanding)listing
$9,000 new × 40% good × 3.36 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $16,600
Paving: driveway & walks (paved)default
$9,900 new × 50% good × 3.36 allocation
- $8,000
Landscaping (minimal)listing
$4,800 new × 50% good × 3.36 allocation
- $3,800
Patiosdefault
$2,300 new × 50% good × 3.36 allocation
- $43,100
Decks & porches (attached)listing
$25,700 new × 50% good × 3.36 allocation
- $401,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$247,800 new × 48% good × 3.36 allocation
- $34,500
Building plumbing & fixturesdefault
$25,700 new × 40% good × 3.36 allocation
- $35,200
Building electrical & lightingdefault
$26,200 new × 40% good × 3.36 allocation
- $34,500
HVACdefault
$25,700 new × 40% good × 3.36 allocation
- $19,700
Hardwood & tile floorsdefault
$14,700 new × 40% good × 3.36 allocation
- $7,100
Fireplaces (2)listing
$5,300 new × 40% good × 3.36 allocation
- $20,100
Septic systemlisting
$12,000 new × 50% good × 3.36 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $105,400 | $71,500 | $600 | $177,500 |
| 2 | $0 | $0 | $14,200 | $14,200 |
| 3 | $0 | $0 | $14,200 | $14,200 |
| 4 | $0 | $0 | $14,200 | $14,200 |
| 5 | $0 | $0 | $14,200 | $14,200 |
| 6+ | $0 | $0 | $495,700 | $495,700 |
| Total | $105,400 | $71,500 | $553,000 | $729,800 |
The building's share of the price ($707,000) is 3.4x our depreciated replacement cost of the home ($211,000). 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.