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1138 Vista Dr

1138 Vista Dr

Sevierville, TN 37862

$469,900

3 bd · 3 ba · 2,376 sqft · Listed 1d ago

View on Realtor.com →
Low confidence

Year built

2005

Sqft

2,376

Lot sqft

16,117

HOA / mo

None

Furnished

No

List date

2026-10-28T19:31:10.000000Z

Revenue

Annual revenue

$30,259

ADR

$149

Occupancy

56%

Cleaning fees (12 mo)

$6,108

Confidence

Med (53.58), 7 comps

Comp revenue range (p25 / median / p75)

$20,437$33,666$40,436

Median revenue of shown comps: $33,666

  • 3 bd Monthly Rental Safe Area

    House · 3 bd · 2 ba · sleeps 6 · 0.3 mi

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

    Revenue $16,683ADR $81Occ ≈ 56%4.5★ (2)

    Airbnb

  • Serene Family Getaway・Near Parkway・Games・Hot Tub

    Cabin · 3 bd · 2 ba · sleeps 6 · 0.5 mi

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

    Revenue $33,666ADR $219Occ ≈ 42%4.8★ (21)

    AirbnbVrboBooking

  • Hillside Manor

    Cabin · 3 bd · 3 ba · sleeps 7 · 0.5 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +3

    Revenue $47,151ADR $255Occ ≈ 51%4.9★ (22)

    Airbnb

  • 3BR w/ game room, free attraction tickets, hot tub

    Cabin · 3 bd · 2 ba · sleeps 6 · 0.5 mi

    Revenue $11,850ADR $285Occ ≈ 11%4.8★ (11)

    AirbnbBooking

  • Daffodil, Pets, private lot

    House · 3 bd · 2 ba · sleeps 6 · 0.7 mi

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

    Revenue $24,190ADR $164Occ ≈ 40%4.7★ (58)

    AirbnbVrbo

  • Spacious Family home w/ Mtn Views, 1mi to Parkway!

    House · 3 bd · 3 ba · sleeps 7 · 0.7 mi

    Revenue $49,666ADR $250Occ ≈ 54%5★ (43)

    Delisted

  • Dolly Parton Themed Rancher. Minutes from Shopping and Dollywood

    Chalet · 3 bd · 2 ba · sleeps 10 · 0.7 mi

    Revenue $33,720ADR $234Occ ≈ 39%4.4★ (16)

    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

Financing
Management

Est. revenue

$30,259

NOI

$13,505

Cash flow /mo

$1,125

Cash needed

$508,196

Cash-on-cash (all cash)

2.7%

ROE (yr 1)

5.4%

Cap rate

2.9%

DSCR

—

Year-1 write-off

$99,145

Year-1 tax shield @ 32%

$31,726

Year-1 return on equity

  • Cash flow (annual)$13,505
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$14,097
ROE5.4%

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)$6,052
  • Platform fees (3% of revenue)$908
  • Maintenance / capex (5% of revenue)$1,513
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$1,262
  • Insurance (STR-rated)$2,819

Cash needed to close

  • Purchase price (all cash)$469,900
  • Closing costs (4.0%)$18,796
  • Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$31,726

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

$421,000

Short-life (5/15-yr)

$79,000 · 19%

Year-1 deduction

$99,000

Year-1 tax shield @ 32%

$32,000

Land 10% (county tax record, market value split) · building $342,000 over 39 years · new furniture $20,000

Based on: 2,376 sq ft, built 2005, 3 bd / 3 ba, unfurnished, listing features (deck, fireplace, flooring types, appliance list).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $61,000 in year 1 (10% short-life, $20,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$59,700

  • Kitchen cabinetsdefault

    $11,000 new × 40% good × 1.60 allocation

    $7,000

  • Kitchen countertopsdefault

    $9,000 new × 40% good × 1.60 allocation

    $5,800

  • Decorative trimdefault

    $4,200 new × 40% good × 1.60 allocation

    $2,700

  • Mirrorsdefault

    $500 new × 40% good × 1.60 allocation

    $300

  • Shelvingdefault

    $1,200 new × 40% good × 1.60 allocation

    $800

  • Window coverings (24)default

    $6,000 new × 40% good × 1.60 allocation

    $3,800

  • Carpet, vinyl & laminate (50% of floors)listing

    $7,600 new × 40% good × 1.60 allocation

    $4,900

  • Kitchen & laundry equipment plumbingdefault

    $8,600 new × 58% good × 1.60 allocation

    $7,900

  • Kitchen, laundry & data equipment electricaldefault

    $5,200 new × 58% good × 1.60 allocation

    $4,800

  • Appliances (range, microwave, dishwasher)listing

    $3,500 new × 40% good × 1.60 allocation

    $2,200

  • Furniture bought newlisting

    $19,500 new × 100% good · bought separately

    $19,500
15-year land improvements$39,100

  • Paving: driveway & walks (paved)default

    $10,100 new × 50% good × 1.60 allocation

    $8,100

  • Landscaping (typical)default

    $9,700 new × 50% good × 1.60 allocation

    $7,800

  • Patiosdefault

    $2,300 new × 50% good × 1.60 allocation

    $1,900

  • Decks & porches (attached)listing

    $26,700 new × 50% good × 1.60 allocation

    $21,400
Building, 39-year$341,800

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

    $258,000 new × 65% good × 1.60 allocation

    $268,000

  • Building plumbing & fixturesdefault

    $26,800 new × 58% good × 1.60 allocation

    $24,800

  • Building electrical & lightingdefault

    $27,400 new × 58% good × 1.60 allocation

    $25,400

  • HVACdefault

    $26,800 new × 40% good × 1.60 allocation

    $17,100

  • Hardwood & tile floorsdefault

    $7,600 new × 40% good × 1.60 allocation

    $4,900

  • Fireplacelisting

    $2,600 new × 40% good × 1.60 allocation

    $1,700

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$59,700$39,100$400$99,100
2$0$0$8,800$8,800
3$0$0$8,800$8,800
4$0$0$8,800$8,800
5$0$0$8,800$8,800
6+$0$0$306,400$306,400
Total$59,700$39,100$341,800$440,600

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.