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1319 McCleary Bend Rd

1319 McCleary Bend Rd

Sevierville, TN 37876

$749,900

4 bd · 3.5 ba · 3,654 sqft · Listed 5d ago

View on Realtor.com →
Low confidence

Year built

1997

Sqft

3,654

Lot sqft

30,928

HOA / mo

None

Furnished

No

List date

2026-11-07T12:28:01.000000Z

Revenue

Annual revenue

$72,010

ADR

$362

Occupancy

54%

Cleaning fees (12 mo)

$15,102

Confidence

Low (30.47), 15 comps

Comp revenue range (p25 / median / p75)

$34,015$53,035$83,079

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

Median revenue of shown comps: $53,035

  • Broadview, River, Golf Course, Games, free Attraction Tickets, WIFI!!!

    Vacation home · 3 bd · 3 ba · sleeps 6 · 0.5 mi

    Revenue $59,320ADR $304Occ ≈ 53%4.5★ (2)

    Booking

  • Broadview, Free Tickets, Near Golf Course

    House · 3 bd · 3.5 ba · sleeps 6 · 0.5 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +2

    Revenue $49,935ADR $288Occ ≈ 48%4.8★ (34)

    AirbnbVrbo

  • 1901 Farm House “Par for the Course Inn”

    Farm stay · 5 bd · 3 ba · sleeps 15 · 0.7 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +3

    Revenue $53,035ADR $416Occ ≈ 35%5★ (147)

    AirbnbVrbo

  • Hillbilly Highrise

    Cabin · 5 bd · 3 ba · sleeps 10 · 1.1 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +4

    Revenue $30,694ADR $382Occ ≈ 22%3.5★ (8)

    AirbnbVrboBooking

  • Tranquility Paradise - Riverside Soaks & Stories

    Cabin · 5 bd · 2.5 ba · sleeps 11 · 1.1 mi

    Revenue $128,628ADR $553Occ ≈ 64%4.3★ (25)

    Delisted

  • Luxury Smoky Mountain cabin, River View, Firepit,

    House · 5 bd · 2.5 ba · sleeps 11 · 1.1 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +4

    Revenue $59,106ADR $556Occ ≈ 29%5★ (30)

    AirbnbVrboBooking

  • *Charming 4BD+LOFT Lodge! Theater + GAMES!*

    House · 5 bd · 3.5 ba · sleeps 12 · 1.5 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +3

    Revenue $84,876ADR $428Occ ≈ 54%4.8★ (63)

    AirbnbVrbo

  • Kodak Moments By Avada Properties

    Vacation home · 5 bd · 4 ba · sleeps 12 · 1.5 mi

    Revenue $81,282ADR $387Occ ≈ 58%—

    Booking

  • Overlook Nook

    House · 3 bd · 2.5 ba · sleeps 7 · 1.6 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +2

    Revenue $15,511ADR $147Occ ≈ 29%4.5★ (2)

    AirbnbVrbo

  • Backyard Pool Oasis | Mountain Views | Hot Tub

    Cabin · 4 bd · 3.5 ba · sleeps 12 · 1.9 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +6

    Revenue $152,801ADR $534Occ ≈ 78%4.8★ (92)

    AirbnbVrboBooking

Show 5 more

  • Smoky Mountain Riverfront Barndominium

    House · 3 bd · 2.5 ba · sleeps 11 · 2.0 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +3

    Revenue $37,336ADR $311Occ ≈ 33%5★ (19)

    AirbnbVrboBooking

  • Heated Pool Backyard Oasis | Pickleball-Basketball

    House · 5 bd · 3 ba · sleeps 12 · 2.0 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +6

    Revenue $167,503ADR $586Occ ≈ 78%4.8★ (82)

    AirbnbVrboBooking

  • Peaceful Sevierville Home w/ Private Hot Tub!

    House · 3 bd · 3 ba · sleeps 8 · 2.1 mi

    • Hot tub
    • A/C
    • Wifi
    • Kitchen
    • +3

    Revenue $39,742ADR $219Occ ≈ 50%4.4★ (80)

    AirbnbVrboBooking

  • Big Bear Lodge

    House · 5 bd · 3 ba · sleeps 12 · 2.2 mi

    Revenue $26,700ADR $481Occ ≈ 15%5★ (27)

    Airbnb

  • Smoky Trails Retreat | Sleeps 16 + Lots of Games!

    House · 5 bd · 3 ba · sleeps 16 · 2.2 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +3

    Revenue $29,161ADR $443Occ ≈ 18%4.9★ (12)

    AirbnbVrboBooking

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

$72,010

NOI

$41,815

Cash flow /mo

$3,485

Cash needed

$802,896

Cash-on-cash (all cash)

5.2%

ROE (yr 1)

8.0%

Cap rate

5.6%

DSCR

—

Year-1 write-off

$164,161

Year-1 tax shield @ 32%

$52,531

Year-1 return on equity

  • Cash flow (annual)$41,815
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$22,497
ROE8.0%

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)$14,402
  • Platform fees (3% of revenue)$2,160
  • Maintenance / capex (5% of revenue)$3,601
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$1,333
  • Insurance (STR-rated)$4,499

Cash needed to close

  • Purchase price (all cash)$749,900
  • Closing costs (4.0%)$29,996
  • Furnishing (bought new)$23,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$52,531

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

$675,000

Short-life (5/15-yr)

$141,000 · 21%

Year-1 deduction

$164,000

Year-1 tax shield @ 32%

$53,000

Land 10% (county tax record, market value split) · building $534,000 over 39 years · new furniture $23,000

Based on: 3,654 sq ft, built 1997, 4 bd / 3.5 ba, unfurnished, listing features (deck, patio, fireplace, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $97,000 in year 1 (11% short-life, $31,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$79,700

  • Kitchen cabinetsdefault

    $13,800 new × 40% good × 1.97 allocation

    $10,900

  • Kitchen countertopsdefault

    $11,300 new × 40% good × 1.97 allocation

    $8,900

  • Decorative trimdefault

    $6,400 new × 40% good × 1.97 allocation

    $5,000

  • Mirrorsdefault

    $500 new × 40% good × 1.97 allocation

    $400

  • Shelvingdefault

    $1,500 new × 40% good × 1.97 allocation

    $1,200

  • Window coverings (37)default

    $9,300 new × 40% good × 1.97 allocation

    $7,300

  • Carpet, vinyl & laminate (33% of floors)listing

    $7,800 new × 40% good × 1.97 allocation

    $6,200

  • Kitchen & laundry equipment plumbingdefault

    $10,700 new × 42% good × 1.97 allocation

    $8,900

  • Kitchen, laundry & data equipment electricaldefault

    $6,500 new × 42% good × 1.97 allocation

    $5,400

  • Appliances (range, microwave, dishwasher)listing

    $3,500 new × 40% good × 1.97 allocation

    $2,800

  • Furniture bought newlisting

    $23,000 new × 100% good · bought separately

    $23,000
15-year land improvements$83,800

  • Paving: driveway & walks (paved)default

    $15,700 new × 50% good × 1.97 allocation

    $15,400

  • Landscaping (typical)default

    $12,100 new × 50% good × 1.97 allocation

    $11,900

  • Patioslisting

    $16,400 new × 50% good × 1.97 allocation

    $16,200

  • Decks & porches (attached)listing

    $41,100 new × 50% good × 1.97 allocation

    $40,400
Building, 39-year$534,400

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

    $397,300 new × 52% good × 1.97 allocation

    $403,700

  • Building plumbing & fixturesdefault

    $41,200 new × 42% good × 1.97 allocation

    $34,100

  • Building electrical & lightingdefault

    $43,600 new × 42% good × 1.97 allocation

    $36,000

  • HVACdefault

    $41,200 new × 40% good × 1.97 allocation

    $32,400

  • Hardwood & tile floorsdefault

    $15,700 new × 40% good × 1.97 allocation

    $12,300

  • Fireplaces (2)listing

    $5,300 new × 40% good × 1.97 allocation

    $4,100

  • Septic systemlisting

    $12,000 new × 50% good × 1.97 allocation

    $11,800

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$79,700$83,800$600$164,200
2$0$0$13,700$13,700
3$0$0$13,700$13,700
4$0$0$13,700$13,700
5$0$0$13,700$13,700
6+$0$0$479,000$479,000
Total$79,700$83,800$534,400$698,000

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.