1047 Boardly Hills Blvd
Sevierville, TN 37876
$749,900
3 bd · 2 ba · 2,246 sqft · Listed 1d ago
View on Realtor.com →Year built
1994
Sqft
2,246
Lot sqft
44,431
HOA / mo
None
Furnished
No
List date
2026-10-03T12:28:04.000000Z
Revenue
Annual revenue
$64,538
ADR
$253
Occupancy
70%
Cleaning fees (12 mo)
$11,415
Confidence
Low (31.24), 9 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $58,315
A Smoky Luxe Retreat - Soaks, Games & Movie Nights
House · 3 bd · 2 ba · sleeps 12 · 125 ft
Revenue $22,598ADR $369Occ ≈ 17%—
Private 1Acre/FirePit/GameRoom/15Mins Dollywood
House · 3 bd · 2 ba · sleeps 12 · 0.2 mi
Revenue $27,557ADR $231Occ ≈ 33%5★ (26)
Private Wooded Cabin Near Dollywood with Game Room
House · 3 bd · 2.5 ba · sleeps 10 · 0.6 mi
Revenue $65,210ADR $268Occ ≈ 67%4.9★ (139)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
A Smoky Luxe Retreat - Soaks, Games & Movie Nights House | 3 bd · 2 ba · sleeps 12 | $22,598 | $369 | 17% | — | 125 ft | Airbnb |
A Smoky Luxe Retreat - Soaks, Games & Movie Nights House | 3 bd · 2 ba · sleeps 12 | $148,598 | $579 | 70% | 5★ (2) | 377 ft | AirbnbVrboBooking |
Modern Luxury Retreat | Hot Tub, Theater & Games Cabin | 3 bd · 2 ba · sleeps 12 | $5,142 | $514 | 3% | — | 443 ft | AirbnbVrbo |
Private 1Acre/FirePit/GameRoom/15Mins Dollywood House | 3 bd · 2 ba · sleeps 12 | $27,557 | $231 | 33% | 5★ (26) | 0.2 mi | Airbnb |
Luxury Smoky Mtn Escape-Theater/Game Rm/Fire Pit House | 3 bd · 2 ba · sleeps 12 | $70,158 | $376 | 51% | 5★ (64) | 0.2 mi | AirbnbVrboBooking |
Upscale Stay Just 15 Mins from Premier Attractions House | 3 bd · 2 ba · sleeps 10 | $51,419 | $227 | 62% | 4.8★ (12) | 0.2 mi | AirbnbVrboBooking |
Luxe Cabin - Fireplace, Hot tub Cabin | 3 bd · 2 ba · sleeps 7 | $40,076 | $278 | 39% | 4.8★ (17) | 0.5 mi | AirbnbVrboBooking |
Private Wooded Cabin Near Dollywood with Game Room House | 3 bd · 2.5 ba · sleeps 10 | $65,210 | $268 | 67% | 4.9★ (139) | 0.6 mi | Airbnb |
WOWViews! Spa/River/Pet Friendly/Fenced in porch Cabin | 3 bd · 3 ba · sleeps 12 | $84,304 | $337 | 69% | 4.8★ (126) | 0.7 mi | AirbnbVrboBooking |
Secluded Family Cabin!30% discount on WahooZipline Cabin | 3 bd · 3 ba · sleeps 13 | $70,633 | $353 | 55% | 4.8★ (187) | 0.7 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
$64,538
NOI
$36,663
Cash flow /mo
-$1,083
Cash needed
$242,971
Cash-on-cash
-5.4%
ROE (yr 1)
5.8%
Cap rate
4.9%
DSCR
0.74
Year-1 write-off
$142,348
Year-1 tax shield @ 32%
$45,551
Year-1 return on equity
- Cash flow (annual)-$13,001
- Principal paydown$4,670
- Appreciation at%$22,497
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)$12,908
- Platform fees (3% of revenue)$1,936
- Maintenance / capex (5% of revenue)$3,227
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,105
- Insurance (STR-rated)$4,499
Cash needed to close
- Down payment (25%)$187,475
- Closing costs (4.0%)$29,996
- Furnishing (bought new)$25,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$45,551
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
$575,000
Short-life (5/15-yr)
$116,000 · 20%
Year-1 deduction
$142,000
Year-1 tax shield @ 32%
$46,000
Land 23% (county tax record, market value split) · building $459,000 over 39 years · new furniture $26,000
Based on: 2,246 sq ft, built 1994, 3 bd / 2 ba, unfurnished, listing features (hot tub, game room, fireplace, stone counters, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $107,000 in year 1 (14% short-life, $34,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $12,700
Kitchen cabinetsdefault
$10,700 new × 40% good × 2.96 allocation
- $13,000
Kitchen countertops (stone)listing
$11,000 new × 40% good × 2.96 allocation
- $4,700
Decorative trimdefault
$3,900 new × 40% good × 2.96 allocation
- $400
Mirrorsdefault
$300 new × 40% good × 2.96 allocation
- $1,400
Shelvingdefault
$1,200 new × 40% good × 2.96 allocation
- $6,500
Window coverings (22)default
$5,500 new × 40% good × 2.96 allocation
- $6,900
Carpet, vinyl & laminate (40% of floors)default
$5,800 new × 40% good × 2.96 allocation
- $9,900
Kitchen & laundry equipment plumbingdefault
$8,300 new × 40% good × 2.96 allocation
- $6,000
Kitchen, laundry & data equipment electricaldefault
$5,000 new × 40% good × 2.96 allocation
- $9,100
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.96 allocation
- $10,700
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.96 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $14,600
Paving: driveway & walks (paved)default
$9,800 new × 50% good × 2.96 allocation
- $14,000
Landscaping (typical)default
$9,500 new × 50% good × 2.96 allocation
- $3,300
Patiosdefault
$2,200 new × 50% good × 2.96 allocation
- $3,300
Decks & porches (attached)default
$2,200 new × 50% good × 2.96 allocation
- $337,400
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$243,900 new × 47% good × 2.96 allocation
- $30,000
Building plumbing & fixturesdefault
$25,300 new × 40% good × 2.96 allocation
- $30,500
Building electrical & lightingdefault
$25,700 new × 40% good × 2.96 allocation
- $30,000
HVACdefault
$25,300 new × 40% good × 2.96 allocation
- $10,300
Hardwood & tile floorsdefault
$8,700 new × 40% good × 2.96 allocation
- $3,100
Fireplacelisting
$2,600 new × 40% good × 2.96 allocation
- $17,800
Septic systemlisting
$12,000 new × 50% good × 2.96 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $106,700 | $35,100 | $500 | $142,300 |
| 2 | $0 | $0 | $11,800 | $11,800 |
| 3 | $0 | $0 | $11,800 | $11,800 |
| 4 | $0 | $0 | $11,800 | $11,800 |
| 5 | $0 | $0 | $11,800 | $11,800 |
| 6+ | $0 | $0 | $411,500 | $411,500 |
| Total | $106,700 | $35,100 | $459,100 | $601,000 |
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.