1941 Bluff Mountain Rd
Sevierville, TN 37876
$125,000
3 bd · 2 ba · 1,800 sqft · Listed 5d ago
View on Realtor.com →Year built
1983
Sqft
1,800
Lot sqft
33,106
HOA / mo
None
Furnished
No
List date
2026-09-22T17:47:27Z
Revenue
Annual revenue
$57,608
ADR
$271
Occupancy
58%
Cleaning fees (12 mo)
$10,083
Confidence
Low (45.68), 50 comps
Comp revenue range (p25 / median / p75)
~Cozy Pet-Friendly Cabin 10 mins to Pigeon Forge~
3 bd · 3 ba · sleeps 9 · 56 ft
Revenue —ADR $253Occ ≈ —5★ (198)
Breathless Views
3 bd · 3 ba · sleeps 6 · 0.1 mi
Revenue —ADR $338Occ ≈ —4.5★ (3)
—
Lasting Memories By Avada Properties
3 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue —ADR $195Occ ≈ ——
—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
~Cozy Pet-Friendly Cabin 10 mins to Pigeon Forge~ | 3 bd · 3 ba · sleeps 9 | — | $253 | — | 5★ (198) | 56 ft | Airbnb |
Splashin and Relaxin | Pet Friendly + Pool! | 3 bd · 3 ba · sleeps 10 | — | $535 | — | 4.6★ (40) | 456 ft | AirbnbVrbo |
Close to everything yet quiet upscale area! | 3 bd · 2 ba · sleeps 10 | — | $266 | — | 4.9★ (261) | 0.1 mi | AirbnbVrbo |
Breathless Views | 3 bd · 3 ba · sleeps 6 | — | $338 | — | 4.5★ (3) | 0.1 mi | — |
Your Dog will Love this Cabin! Free Tickets | 3 bd · 2.5 ba · sleeps 10 | — | $299 | — | 4.8★ (68) | 0.2 mi | AirbnbVrbo |
Creekside Cabin +HOT TUB 10min to strip+DWood | 3 bd · 2 ba · sleeps 10 | — | $230 | — | 4.8★ (257) | 0.2 mi | AirbnbVrbo |
Tequila Splash | Private Heated Pool, Pet Friendly | 3 bd · 3 ba · sleeps 10 | — | $600 | — | 4.4★ (25) | 0.2 mi | AirbnbVrbo |
S'more Splashing | Private Heated Pool + Game Room | 3 bd · 3 ba · sleeps 10 | — | $549 | — | 4.8★ (38) | 0.2 mi | AirbnbVrbo |
Lasting Memories By Avada Properties | 3 bd · 2 ba · sleeps 6 | — | $195 | — | — | 0.2 mi | — |
15min PForge/Pool Table/Hot Tub/Secluded Yet Close | 3 bd · 2 ba · sleeps 8 | — | $207 | — | 5★ (214) | 0.3 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
Est. revenue
$57,608
NOI
$36,515
Cash flow /mo
$3,043
Cash needed
$149,500
Cash-on-cash (all cash)
24.4%
ROE (yr 1)
26.9%
Cap rate
29.2%
DSCR
—
Year-1 write-off
$44,033
Year-1 tax shield @ 32%
$14,091
Year-1 return on equity
- Cash flow (annual)$36,515
- Principal paydown (n/a, cash)$0
- Appreciation at%$3,750
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$11,522
- Platform fees (3% of revenue)$1,728
- Maintenance / capex (5% of revenue)$2,880
- Utilities & supplies$4,200
- HOA$0
- Property tax$13
- Insurance (STR-rated)$750
Cash needed to close
- Purchase price (all cash)$125,000
- Closing costs (4.0%)$5,000
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$14,091
No county tax record split for property tax, insurance rate and the land/building split, so those use market defaults — edit the price above; 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
$106,000
Short-life (5/15-yr)
$24,000 · 23%
Year-1 deduction
$44,000
Year-1 tax shield @ 32%
$14,000
Land 15% (market default, no usable tax-record split) · building $82,000 over 39 years · new furniture $20,000
Based on: 1,800 sq ft, built 1983, 3 bd / 2 ba, unfurnished, listing features (none cost-relevant).
IRS-guide safe-harbor floor: $36,000 in year 1 (16% short-life, $12,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $3,000
Kitchen cabinetsdefault
$9,700 new × 40% good × 0.78 allocation
- $2,500
Kitchen countertopsdefault
$8,000 new × 40% good × 0.78 allocation
- $1,000
Decorative trimdefault
$3,200 new × 40% good × 0.78 allocation
- $100
Mirrorsdefault
$300 new × 40% good × 0.78 allocation
- $400
Shelvingdefault
$1,200 new × 40% good × 0.78 allocation
- $1,400
Window coverings (18)default
$4,500 new × 40% good × 0.78 allocation
- $1,400
Carpet, vinyl & laminate (40% of floors)default
$4,600 new × 40% good × 0.78 allocation
- $2,400
Kitchen & laundry equipment plumbingdefault
$7,600 new × 40% good × 0.78 allocation
- $1,400
Kitchen, laundry & data equipment electricaldefault
$4,600 new × 40% good × 0.78 allocation
- $2,500
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 0.78 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $3,400
Paving: driveway & walks (paved)default
$8,800 new × 50% good × 0.78 allocation
- $3,300
Landscaping (typical)default
$8,500 new × 50% good × 0.78 allocation
- $700
Patiosdefault
$1,800 new × 50% good × 0.78 allocation
- $700
Decks & porches (attached)default
$1,800 new × 50% good × 0.78 allocation
- $60,900
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$195,200 new × 40% good × 0.78 allocation
- $6,300
Building plumbing & fixturesdefault
$20,200 new × 40% good × 0.78 allocation
- $6,300
Building electrical & lightingdefault
$20,100 new × 40% good × 0.78 allocation
- $6,300
HVACdefault
$20,300 new × 40% good × 0.78 allocation
- $2,200
Hardwood & tile floorsdefault
$7,000 new × 40% good × 0.78 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $35,700 | $8,100 | $300 | $44,000 |
| 2 | $0 | $0 | $2,100 | $2,100 |
| 3 | $0 | $0 | $2,100 | $2,100 |
| 4 | $0 | $0 | $2,100 | $2,100 |
| 5 | $0 | $0 | $2,100 | $2,100 |
| 6+ | $0 | $0 | $73,300 | $73,300 |
| Total | $35,700 | $8,100 | $82,000 | $125,800 |
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: Georgia disallows 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.