3202 Barry View Way
Sevierville, TN 37862
$450,000
2 bd · 2 ba · 1,320 sqft · Listed 1d ago
View on Realtor.com →Year built
2002
Sqft
1,320
Lot sqft
5,227
HOA / mo
$150
Furnished
No
List date
2026-10-02T20:02:55.000000Z
Revenue
Annual revenue
$50,359
ADR
$214
Occupancy
64%
Cleaning fees (12 mo)
$11,148
Confidence
Med (57.61), 49 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $42,104
3BR, slps 6, hot tub, great outdoor seating!
Chalet · 2 bd · 2 ba · sleeps 6 · 36 ft
Revenue $39,022ADR $220Occ ≈ 49%5★ (1)
Cozy Mtn Home w/Indoor Pool, Game Room, Hot Tub
Cabin · 2 bd · 2.5 ba · sleeps 8 · 262 ft
Revenue $66,817ADR $282Occ ≈ 65%1★ (1)
Pigeon Forge Getaway
Chalet · 2 bd · 1 ba · sleeps 4 · 0.2 mi
Revenue $24,450ADR $163Occ ≈ 41%4.5★ (2)
Mountain Serene #119
Vacation home · 2 bd · 1 ba · sleeps 4 · 0.2 mi
Revenue $28,419ADR $125Occ ≈ 62%—
Always & Forever #118
Vacation home · 2 bd · 1 ba · sleeps 4 · 0.2 mi
Revenue $26,058ADR $133Occ ≈ 54%5★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
3BR, slps 6, hot tub, great outdoor seating! Chalet | 2 bd · 2 ba · sleeps 6 | $39,022 | $220 | 49% | 5★ (1) | 36 ft | Booking |
Hot tub, pool table, cozy outdoor spaces! Cabin | 2 bd · 2.5 ba · sleeps 8 | $55,595 | $395 | 39% | 5★ (13) | 36 ft | AirbnbVrbo |
Great Views, Arcade, Convenient to the Parkway! Cabin | 2 bd · 1.5 ba · sleeps 6 | $40,849 | $196 | 57% | 4.5★ (310) | 148 ft | AirbnbVrbo |
Cozy Mtn Home w/Indoor Pool, Game Room, Hot Tub Cabin | 2 bd · 2.5 ba · sleeps 8 | $66,817 | $282 | 65% | 1★ (1) | 262 ft | Airbnb |
Spacious 1 Bedroom Cabin close to the Smoky Mounta House | 2 bd · 2 ba · sleeps 6 | $28,048 | $190 | 40% | 4★ (26) | 0.2 mi | AirbnbVrbo |
Pigeon Forge Getaway Chalet | 2 bd · 1 ba · sleeps 4 | $24,450 | $163 | 41% | 4.5★ (2) | 0.2 mi | Booking |
Mountain Serene #119 Vacation home | 2 bd · 1 ba · sleeps 4 | $28,419 | $125 | 62% | — | 0.2 mi | Booking |
Always & Forever #118 Vacation home | 2 bd · 1 ba · sleeps 4 | $26,058 | $133 | 54% | 5★ (1) | 0.2 mi | Booking |
Private, Wood Fireplace, Hot Tub, Fire Pit, Grill. Cabin | 2 bd · 2 ba · sleeps 6 | $71,478 | $292 | 67% | 4.9★ (193) | 0.2 mi | AirbnbVrbo |
Pigeon Forge Getaway Cabin | 2 bd · 1 ba · sleeps 4 | $31,544 | $231 | 37% | 4.8★ (57) | 0.2 mi | AirbnbVrbo |
Show 36 more
Location!! Location!! Location!!
House · 2 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $16,305ADR $221Occ ≈ 20%4.9★ (162)
Pigeon Forge Cabin, Log cabin, Hot tub, Arcade game, pool table, fireplace, wifi
Cabin · 2 bd · 2 ba · sleeps 4 · 0.3 mi
Revenue $60,987ADR $264Occ ≈ 63%4.9★ (113)
"Reset and Relax" 2 Bedroom Cabin
House · 2 bd · 2.5 ba · sleeps 7 · 0.4 mi
Revenue $26,823ADR $323Occ ≈ 23%—
A Stairway to Heaven
Vacation home · 2 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $17,064ADR $3,505Occ ≈ 1%4★ (1)
The Smoky Pines: Free Attraction Tickets, Game Room, Hot Tub & 5 minutes to Pigeon Forge
Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $21,482ADR $194Occ ≈ 30%—
NEW! The Smoky Pines 2-Bedroom Cabin with Pool and Mountain view
Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $33,612ADR $285Occ ≈ 32%—
The Smoky Pines: Easy Access, Hot Tub, Resort Pool
Cabin · 2 bd · 2 ba · sleeps 7 · 0.4 mi
Revenue $13,918ADR $262Occ ≈ 15%4.8★ (5)
Timber Top Cabin - Log cabin in Pigeon Forge TN
Cabin · 2 bd · 2 ba · sleeps 4 · 0.4 mi
Revenue $62,833ADR $270Occ ≈ 64%4.9★ (117)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Aqua Paradise w/Private Indoor Pool-Sauna 2BD, 3BA Cabin | 2 bd · 3 ba · sleeps 8 | $88,656 | $380 | 64% | 5★ (197) | 0.2 mi | AirbnbVrbo |
*FirePit*HotTub *GameRoom*Mins to PigeonForge Cabin | 2 bd · 2 ba · sleeps 6 | $32,507 | $219 | 41% | 4.5★ (113) | 0.2 mi | AirbnbVrbo |
Cabin w/ Indoor Pool, Hot Tub, Sauna, Fire Pit Cabin | 2 bd · 2 ba · sleeps 6 | $87,827 | $382 | 63% | 5★ (380) | 0.3 mi | AirbnbVrbo |
Above and Beyond: Elevate Your Mountain Escape Cabin | 2 bd · 2 ba · sleeps 8 | $41,127 | $245 | 46% | 4.2★ (26) | 0.3 mi | AirbnbVrbo |
The Smoky Pines: Free Attraction Tickets Cabin | 2 bd · 2 ba · sleeps 6 | $34,699 | $283 | 34% | 5★ (5) | 0.3 mi | AirbnbVrboBooking |
Location!! Location!! Location!! House | 2 bd · 2 ba · sleeps 6 | $16,305 | $221 | 20% | 4.9★ (162) | 0.3 mi | Airbnb |
Couples getaway! Hot tub, views, pool, & king beds Cabin | 2 bd · 2 ba · sleeps 6 | $70,618 | $285 | 68% | 5★ (311) | 0.3 mi | AirbnbVrbo |
"April's Diamond" 2 Bedroom Cabin House | 2 bd · 2 ba · sleeps 8 | $18,809 | $281 | 18% | — | 0.3 mi | AirbnbVrbo |
Beautiful Cabin w/ Hot Tub–Sleeps 8 Comfortably! Cabin | 2 bd · 1 ba · sleeps 8 | $46,014 | $189 | 67% | 4.8★ (56) | 0.3 mi | AirbnbVrbo |
Luxe Modern Nest: Hot Tub- Pool Table- Views Cabin | 2 bd · 2 ba · sleeps 6 | $64,814 | $285 | 62% | 4.8★ (56) | 0.3 mi | AirbnbVrboBooking |
Pigeon Forge Cabin, Log cabin, Hot tub, Arcade game, pool table, fireplace, wifi Cabin | 2 bd · 2 ba · sleeps 4 | $60,987 | $264 | 63% | 4.9★ (113) | 0.3 mi | Vrbo |
Stairway to Heaven: Free Attraction Tickets Cabin | 2 bd · 2 ba · sleeps 6 | $44,383 | $240 | 51% | 4.8★ (137) | 0.3 mi | AirbnbVrbo |
Location!*Hot Tub*Pool Table*Arcade*WiFi*SmartTVs* Cabin | 2 bd · 2 ba · sleeps 8 | $59,426 | $240 | 68% | 4.8★ (164) | 0.3 mi | AirbnbVrbo |
Park Tickets* | Cabin at Covered Bridge | Hot Tub Cabin | 2 bd · 2 ba · sleeps 6 | $42,006 | $207 | 56% | 4.8★ (162) | 0.4 mi | AirbnbVrbo |
Location! | Spa | VIEW! | Fast WiFi | KING Suite! Cabin | 2 bd · 2 ba · sleeps 7 | $62,384 | $241 | 71% | 5★ (209) | 0.4 mi | AirbnbVrbo |
"Reset and Relax" 2 Bedroom Cabin House | 2 bd · 2.5 ba · sleeps 7 | $26,823 | $323 | 23% | — | 0.4 mi | Airbnb |
Rustic style two-story 2BR cabin /hot tub,jacuzzi Cabin | 2 bd · 2 ba · sleeps 6 | $50,922 | $211 | 66% | 5★ (534) | 0.4 mi | AirbnbVrbo |
Free Dollywood Tix/Pool/15Min2Dollywood/Pool table Cabin | 2 bd · 2 ba · sleeps 8 | $52,919 | $224 | 65% | 4.8★ (101) | 0.4 mi | AirbnbVrbo |
A Stairway to Heaven Vacation home | 2 bd · 2 ba · sleeps 6 | $17,064 | $3,505 | 1% | 4★ (1) | 0.4 mi | Booking |
10 Min 2 Pigeon Forge Pkwy/Gorgeous Cabin/Hot Tub Cabin | 2 bd · 2 ba · sleeps 8 | $62,444 | $234 | 73% | 4.8★ (575) | 0.4 mi | AirbnbVrbo |
The Smoky Pines: Free Attraction Tickets, Game Room, Hot Tub & 5 minutes to Pigeon Forge Cabin | 2 bd · 2 ba · sleeps 6 | $21,482 | $194 | 30% | — | 0.4 mi | Vrbo |
NEW! The Smoky Pines 2-Bedroom Cabin with Pool and Mountain view Cabin | 2 bd · 2 ba · sleeps 6 | $33,612 | $285 | 32% | — | 0.4 mi | Vrbo |
The Smoky Pines:Resort Pool*Hot Tub*Wifi*Games Cabin | 2 bd · 2 ba · sleeps 7 | $61,600 | $292 | 58% | 4.5★ (11) | 0.4 mi | AirbnbVrbo |
The Smoky Pines: Easy Access, Hot Tub, Resort Pool Cabin | 2 bd · 2 ba · sleeps 7 | $13,918 | $262 | 15% | 4.8★ (5) | 0.4 mi | Airbnb |
*Beary Cozy*Hot Tub, Pool Table, Resort Pool! View Cabin | 2 bd · 2 ba · sleeps 8 | $31,151 | $216 | 40% | 4.9★ (344) | 0.4 mi | AirbnbVrbo |
Private Hot Tub | Two King Suites | Pigeon Forge Cabin | 2 bd · 2 ba · sleeps 6 | $33,207 | $288 | 32% | 4.9★ (58) | 0.4 mi | AirbnbVrbo |
*Near Pkwy*/hot tub/pool table/close to Island Cabin | 2 bd · 2 ba · sleeps 8 | $59,108 | $221 | 73% | 5★ (332) | 0.4 mi | AirbnbVrbo |
Mins to Prkwy! Pool Table + Hot Tub + Arcade Cabin | 2 bd · 2 ba · sleeps 6 | $61,209 | $244 | 69% | 5★ (255) | 0.4 mi | AirbnbVrbo |
5 Little Cubs Cabin | 2 bd · 2 ba · sleeps 7 | $24,360 | $197 | 34% | 4.8★ (55) | 0.4 mi | AirbnbVrbo |
Cabin:Sleeps 8, Hot Tub, Pool Table & Fishing Hole Cabin | 2 bd · 2 ba · sleeps 8 | $77,336 | $244 | 87% | 4.9★ (267) | 0.4 mi | AirbnbVrbo |
Timber Top Cabin - Log cabin in Pigeon Forge TN Cabin | 2 bd · 2 ba · sleeps 4 | $62,833 | $270 | 64% | 4.9★ (117) | 0.4 mi | Airbnb |
Let The Good Times Roll*Resort Setting*Hot Tub Cabin | 2 bd · 2 ba · sleeps 6 | $36,724 | $255 | 39% | 4★ (2) | 0.4 mi | AirbnbVrbo |
Location!!! Hot Tub, Pool Table, and more! Cabin | 2 bd · 2 ba · sleeps 8 | $42,201 | $211 | 55% | 4.6★ (335) | 0.5 mi | AirbnbVrbo |
Free Dollywood Tix/Pool/Dog Friendly/Pool Table Cabin | 2 bd · 2 ba · sleeps 8 | $62,985 | $230 | 75% | 4.9★ (73) | 0.5 mi | AirbnbVrbo |
Summer Special, Hot Tub, Fireplace, Pigeon Forge Cabin | 2 bd · 2 ba · sleeps 8 | $50,787 | $227 | 61% | 4.8★ (88) | 0.5 mi | AirbnbVrbo |
Romantic Cabin-Hot Tub, Fire Pit, Private & cozy Cabin | 2 bd · 1.5 ba · sleeps 4 | $38,820 | $238 | 45% | 5★ (29) | 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 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium
Est. revenue
$50,359
NOI
$25,964
Cash flow /mo
-$320
Cash needed
$152,500
Cash-on-cash
-2.5%
ROE (yr 1)
8.2%
Cap rate
5.8%
DSCR
0.87
Year-1 write-off
$100,248
Year-1 tax shield @ 32%
$32,079
Year-1 return on equity
- Cash flow (annual)-$3,838
- Principal paydown$2,803
- Appreciation at%$13,500
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)$10,072
- Platform fees (3% of revenue)$1,511
- Maintenance / capex (5% of revenue)$2,518
- Utilities & supplies$4,200
- HOA$1,800
- Property tax$1,594
- Insurance (STR-rated)$2,700
Cash needed to close
- Down payment (25%)$112,500
- Closing costs (4.0%)$18,000
- Furnishing (bought new)$22,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$32,079
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
$383,000
Short-life (5/15-yr)
$78,000 · 20%
Year-1 deduction
$100,000
Year-1 tax shield @ 32%
$32,000
Land 15% (county tax record, market value split) · building $305,000 over 39 years · new furniture $22,000
Based on: 1,320 sq ft, built 2002, 2 bd / 2 ba, unfurnished, listing features (hot tub, game room, flooring types, appliance list, septic, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $78,000 in year 1 (15% short-life, $25,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,200
Kitchen cabinetsdefault
$8,700 new × 40% good × 2.65 allocation
- $7,600
Kitchen countertopsdefault
$7,100 new × 40% good × 2.65 allocation
- $2,500
Decorative trimdefault
$2,300 new × 40% good × 2.65 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.65 allocation
- $1,000
Shelvingdefault
$900 new × 40% good × 2.65 allocation
- $3,400
Window coverings (13)default
$3,300 new × 40% good × 2.65 allocation
- $3,000
Carpet, vinyl & laminate (33% of floors)listing
$2,800 new × 40% good × 2.65 allocation
- $9,300
Kitchen & laundry equipment plumbingdefault
$6,800 new × 52% good × 2.65 allocation
- $5,600
Kitchen, laundry & data equipment electricaldefault
$4,100 new × 52% good × 2.65 allocation
- $8,200
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.65 allocation
- $9,600
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.65 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $10,000
Paving: driveway & walks (paved)default
$7,500 new × 50% good × 2.65 allocation
- $4,800
Landscaping (minimal)listing
$3,600 new × 50% good × 2.65 allocation
- $1,700
Patiosdefault
$1,300 new × 50% good × 2.65 allocation
- $1,700
Decks & porches (attached)default
$1,300 new × 50% good × 2.65 allocation
- $227,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$143,000 new × 60% good × 2.65 allocation
- $20,400
Building plumbing & fixturesdefault
$14,800 new × 52% good × 2.65 allocation
- $19,300
Building electrical & lightingdefault
$14,000 new × 52% good × 2.65 allocation
- $15,800
HVACdefault
$14,900 new × 40% good × 2.65 allocation
- $6,000
Hardwood & tile floorsdefault
$5,700 new × 40% good × 2.65 allocation
- $15,900
Septic systemlisting
$12,000 new × 50% good × 2.65 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $81,700 | $18,300 | $300 | $100,200 |
| 2 | $0 | $0 | $7,800 | $7,800 |
| 3 | $0 | $0 | $7,800 | $7,800 |
| 4 | $0 | $0 | $7,800 | $7,800 |
| 5 | $0 | $0 | $7,800 | $7,800 |
| 6+ | $0 | $0 | $273,600 | $273,600 |
| Total | $81,700 | $18,300 | $305,200 | $405,100 |
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.