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1047 Boardly Hills Blvd

1047 Boardly Hills Blvd

Sevierville, TN 37876

$749,900

3 bd · 2 ba · 2,246 sqft · Listed 1d ago

View on Realtor.com →
Low confidence

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)

$30,687$58,315$70,514

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%—

    Airbnb

  • A Smoky Luxe Retreat - Soaks, Games & Movie Nights

    House · 3 bd · 2 ba · sleeps 12 · 377 ft

    Revenue $148,598ADR $579Occ ≈ 70%5★ (2)

    AirbnbVrboBooking

  • Modern Luxury Retreat | Hot Tub, Theater & Games

    Cabin · 3 bd · 2 ba · sleeps 12 · 443 ft

    Revenue $5,142ADR $514Occ ≈ 3%—

    AirbnbVrbo

  • Private 1Acre/FirePit/GameRoom/15Mins Dollywood

    House · 3 bd · 2 ba · sleeps 12 · 0.2 mi

    Revenue $27,557ADR $231Occ ≈ 33%5★ (26)

    Airbnb

  • Luxury Smoky Mtn Escape-Theater/Game Rm/Fire Pit

    House · 3 bd · 2 ba · sleeps 12 · 0.2 mi

    Revenue $70,158ADR $376Occ ≈ 51%5★ (64)

    AirbnbVrboBooking

  • Upscale Stay Just 15 Mins from Premier Attractions

    House · 3 bd · 2 ba · sleeps 10 · 0.2 mi

    Revenue $51,419ADR $227Occ ≈ 62%4.8★ (12)

    AirbnbVrboBooking

  • Luxe Cabin - Fireplace, Hot tub

    Cabin · 3 bd · 2 ba · sleeps 7 · 0.5 mi

    Revenue $40,076ADR $278Occ ≈ 39%4.8★ (17)

    AirbnbVrboBooking

  • 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)

    Airbnb

  • WOWViews! Spa/River/Pet Friendly/Fenced in porch

    Cabin · 3 bd · 3 ba · sleeps 12 · 0.7 mi

    Revenue $84,304ADR $337Occ ≈ 69%4.8★ (126)

    AirbnbVrboBooking

  • Secluded Family Cabin!30% discount on WahooZipline

    Cabin · 3 bd · 3 ba · sleeps 13 · 0.7 mi

    Revenue $70,633ADR $353Occ ≈ 55%4.8★ (187)

    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

Financing
Management

Est. revenue

$64,538

NOI

$36,663

Cash flow /mo

$3,055

Cash needed

$805,396

Cash-on-cash (all cash)

4.6%

ROE (yr 1)

7.3%

Cap rate

4.9%

DSCR

—

Year-1 write-off

$142,348

Year-1 tax shield @ 32%

$45,551

Year-1 return on equity

  • Cash flow (annual)$36,663
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$22,497
ROE7.3%

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

  • Purchase price (all cash)$749,900
  • 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.

5-year property$106,700

  • Kitchen cabinetsdefault

    $10,700 new × 40% good × 2.96 allocation

    $12,700

  • Kitchen countertops (stone)listing

    $11,000 new × 40% good × 2.96 allocation

    $13,000

  • Decorative trimdefault

    $3,900 new × 40% good × 2.96 allocation

    $4,700

  • Mirrorsdefault

    $300 new × 40% good × 2.96 allocation

    $400

  • Shelvingdefault

    $1,200 new × 40% good × 2.96 allocation

    $1,400

  • Window coverings (22)default

    $5,500 new × 40% good × 2.96 allocation

    $6,500

  • Carpet, vinyl & laminate (40% of floors)default

    $5,800 new × 40% good × 2.96 allocation

    $6,900

  • Kitchen & laundry equipment plumbingdefault

    $8,300 new × 40% good × 2.96 allocation

    $9,900

  • Kitchen, laundry & data equipment electricaldefault

    $5,000 new × 40% good × 2.96 allocation

    $6,000

  • Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing

    $7,700 new × 40% good × 2.96 allocation

    $9,100

  • Hot tub (freestanding)listing

    $9,000 new × 40% good × 2.96 allocation

    $10,700

  • Furniture bought newlisting

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

    $19,500

  • Game-room equipment bought newlisting

    $6,000 new × 100% good · bought separately

    $6,000
15-year land improvements$35,100

  • Paving: driveway & walks (paved)default

    $9,800 new × 50% good × 2.96 allocation

    $14,600

  • Landscaping (typical)default

    $9,500 new × 50% good × 2.96 allocation

    $14,000

  • Patiosdefault

    $2,200 new × 50% good × 2.96 allocation

    $3,300

  • Decks & porches (attached)default

    $2,200 new × 50% good × 2.96 allocation

    $3,300
Building, 39-year$459,100

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

    $243,900 new × 47% good × 2.96 allocation

    $337,400

  • Building plumbing & fixturesdefault

    $25,300 new × 40% good × 2.96 allocation

    $30,000

  • Building electrical & lightingdefault

    $25,700 new × 40% good × 2.96 allocation

    $30,500

  • HVACdefault

    $25,300 new × 40% good × 2.96 allocation

    $30,000

  • Hardwood & tile floorsdefault

    $8,700 new × 40% good × 2.96 allocation

    $10,300

  • Fireplacelisting

    $2,600 new × 40% good × 2.96 allocation

    $3,100

  • Septic systemlisting

    $12,000 new × 50% good × 2.96 allocation

    $17,800

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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.

1047 Boardly Hills Blvd: $749.9K Airbnb Analysis