120 Bon Air Dr Unit 3072
Gatlinburg, TN 37738
$639,000
2 bd · 2 ba · 1,200 sqft · Listed 3d ago
View on Realtor.com →Year built
2007
Sqft
1,200
Lot sqft
—
HOA / mo
$451
Furnished
No
List date
2026-10-08T23:59:02.000000Z
Revenue
Annual revenue
$48,262
ADR
$228
Occupancy
58%
Cleaning fees (12 mo)
$6,764
Confidence
Med (60.46), 49 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $46,653
NEW- Bear Creek Hideaway Downtown Gatlinburg on the strip, Heated Pool, Hot tub
Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 10 ft
Revenue $24,786ADR $263Occ ≈ 26%5★ (1)
Delisted
Downtown Gatlinburg-Bear View Manor-Update - Renovated-near Convention Center
Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 10 ft
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $5,771ADR $288Occ ≈ 5%5★ (186)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Downtown Gatlinburg • 2 Balconies • Mountain Views Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $83,304 | $269 | 85% | 5★ (248) | 7 ft | AirbnbVrboBooking |
Smoky Pines / Unit 2072 Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $26,390 | $238 | 30% | 4.9★ (12) | 7 ft | AirbnbVrbo |
The Wolf Den / Unit 4052 Condominium (condo)
| 2 bd · 2 ba · sleeps 4 | $53,706 | $268 | 55% | 5★ (66) | 7 ft | AirbnbVrbo |
Legacy at the Summit / Unit 4062 Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $56,797 | $263 | 59% | 5★ (68) | 7 ft | AirbnbVrbo |
Legacy Manor / Unit 3032 Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $53,242 | $265 | 55% | 4.9★ (38) | 7 ft | AirbnbVrbo |
Mountain Chic / Unit 1032 Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $51,517 | $257 | 55% | 4.9★ (46) | 7 ft | AirbnbVrbo |
Bear Creek Hideaway / Unit 1072 Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $52,520 | $234 | 61% | 5★ (10) | 7 ft | AirbnbVrbo |
Mountain View 2BR | Walk Downtown | Hot Tub Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $17,828 | $231 | 21% | 4.3★ (7) | 7 ft | AirbnbBooking |
NEW- Bear Creek Hideaway Downtown Gatlinburg on the strip, Heated Pool, Hot tub Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $24,786 | $263 | 26% | 5★ (1) | 10 ft | Delisted |
Downtown Gatlinburg-Bear View Manor-Update - Renovated-near Convention Center Condominium (condo)
| 2 bd · 2 ba · sleeps 4 | $5,771 | $288 | 5% | 5★ (186) | 10 ft | Vrbo |
Show 40 more
Luxury Downtown Gatlinburg Condo – Walk to Parkway – Views, Pool – Sleeps 6
Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 13 ft
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $54,467ADR $261Occ ≈ 57%5★ (79)
Downtown Gatlinburg Strip, Close to all the best restaurants, and attractions!
Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 30 ft
Revenue $31,099ADR $219Occ ≈ 39%4.5★ (12)
Delisted
Butler's updated Downtown Condo, 2 King BR's, View
Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 36 ft
Revenue $61,236ADR $267Occ ≈ 63%5★ (189)
Downtown Comfort at Summit Manor
Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 39 ft
Revenue $21,458ADR $245Occ ≈ 24%5★ (42)
Scenic Mountain View, Comforts of Home, Footsteps from Downtown Gatlinburg
Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 39 ft
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $41,594ADR $281Occ ≈ 41%5★ (275)
Downtown Gatlinburg Bliss at the Summit
Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 105 ft
Revenue $41,729ADR $911Occ ≈ 13%5★ (17)
Delisted
Lavish Condo on the Parkway!!
Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 154 ft
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $48,640ADR $278Occ ≈ 48%5★ (260)
110 Bon Air Drive. Scenic Downtown Gatlinburg . Wonderful Restaurants.
Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 341 ft
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $27,222ADR $292Occ ≈ 26%4.9★ (249)
Adjacent to the Ober Gatlinburg tram and the Gatlinburg Convention Center
Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 345 ft
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $40,015ADR $237Occ ≈ 46%4.9★ (198)
Best Kept Secret II, Downtown Gatlinburg Strip Views, Mountain Views,
Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 371 ft
Revenue $68,349ADR $268Occ ≈ 70%5★ (64)
Delisted
Smoky Mountains Resort 2 Bedroom
Apartment · 2 bd · 2 ba · sleeps 6 · 469 ft
Revenue $52,885ADR $278Occ ≈ 52%—
2BR Premium Condo w/ Balcony & Pools Gatlinburg
Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $24,197ADR $305Occ ≈ 22%3.4★ (10)
Delisted
Smoky Mountain Gatlinburg 2BR 1170 sq ft
Condominium (condo) · 2 bd · 2 ba · sleeps 8 · 0.2 mi
- Hot tub
- Pool
- A/C
- Free parking
- +4
Revenue $51,752ADR $304Occ ≈ 47%4.8★ (4)
Cozy 2 Bdr Gatlinburg Escape w/ a great location
Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $33,676ADR $247Occ ≈ 37%—
Delisted
Smokies Retreat | 2 BDR Condo Sleeps 6
Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 0.2 mi
- Pool
- A/C
- Free parking
- Wifi
- +4
Revenue $33,578ADR $241Occ ≈ 38%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Luxury Downtown Gatlinburg Condo – Walk to Parkway – Views, Pool – Sleeps 6 Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $54,467 | $261 | 57% | 5★ (79) | 13 ft | Vrbo |
Downtown Gatlinburg Strip, Close to all the best restaurants, and attractions! Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $31,099 | $219 | 39% | 4.5★ (12) | 30 ft | Delisted |
Downtown Gatlinburg Condo, Sleeps 8, Mtn Views Condominium (condo)
| 2 bd · 2 ba · sleeps 8 | $34,608 | $194 | 49% | 4.5★ (22) | 36 ft | AirbnbBooking |
Downtown Gatlinburg Condo, Pool & Hot Tub Access Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $19,816 | $229 | 24% | 5★ (8) | 36 ft | AirbnbBooking |
Butler's updated Downtown Condo, 2 King BR's, View Condominium (condo) | 2 bd · 2 ba · sleeps 4 | $61,236 | $267 | 63% | 5★ (189) | 36 ft | Airbnb |
Luxury at the Summit Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $59,209 | $270 | 60% | 5★ (88) | 36 ft | AirbnbVrbo |
Downtown Comfort at Summit Manor Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $21,458 | $245 | 24% | 5★ (42) | 39 ft | Airbnb |
Scenic Mountain View, Comforts of Home, Footsteps from Downtown Gatlinburg Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $41,594 | $281 | 41% | 5★ (275) | 39 ft | Vrbo |
Best Kept Secret II / Unit 3001 Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $46,572 | $247 | 52% | 5★ (68) | 98 ft | AirbnbVrbo |
Downtown Gatlinburg Bliss at the Summit Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $41,729 | $911 | 13% | 5★ (17) | 105 ft | Delisted |
Lavish Condo on the Parkway!! Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $48,640 | $278 | 48% | 5★ (260) | 154 ft | Vrbo |
Gatlinburg's Finest Downtown Condo Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $66,620 | $282 | 65% | 5★ (430) | 187 ft | AirbnbVrbo |
2BR Mtn. View 4th-Floor | Free Attraction Tickets Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $14,188 | $241 | 16% | 4.7★ (102) | 217 ft | AirbnbBooking |
Centrally Located Cabin, Sleeps 6・Pool Table・Views Cabin
| 2 bd · 2 ba · sleeps 6 | $57,340 | $290 | 54% | 4.7★ (27) | 249 ft | AirbnbVrboBooking |
Downtown Gatlinburg Condo | Walk to Attractions! Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $48,384 | $234 | 57% | 5★ (407) | 256 ft | AirbnbVrbo |
Bliss at the Summit / Unit 5072 House
| 2 bd · 2 ba · sleeps 6 | $50,818 | $251 | 55% | 5★ (60) | 315 ft | AirbnbVrbo |
Walk to the Shops, Hot Tub, Heart of Gatlinburg Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $23,426 | $255 | 25% | 4.3★ (9) | 322 ft | AirbnbVrboBooking |
Walk Everywhere 2BR Condo -Free Attraction Tickets Condominium (condo) | 2 bd · 2 ba · sleeps 8 | $36,998 | $210 | 48% | 4.5★ (147) | 331 ft | AirbnbBooking |
Downtown Comfort / Unit 3072 House
| 2 bd · 2 ba · sleeps 6 | $51,869 | $231 | 62% | 5★ (57) | 341 ft | AirbnbVrbo |
110 Bon Air Drive. Scenic Downtown Gatlinburg . Wonderful Restaurants. Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $27,222 | $292 | 26% | 4.9★ (249) | 341 ft | Vrbo |
Adjacent to the Ober Gatlinburg tram and the Gatlinburg Convention Center Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $40,015 | $237 | 46% | 4.9★ (198) | 345 ft | Vrbo |
Smoky Bear Crossing / Unit 1021 Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $52,203 | $272 | 53% | 5★ (28) | 354 ft | AirbnbVrbo |
Best Kept Secret II, Downtown Gatlinburg Strip Views, Mountain Views, Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $68,349 | $268 | 70% | 5★ (64) | 371 ft | Delisted |
Downtown Gatlinburg condo Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $60,685 | $232 | 72% | 5★ (350) | 371 ft | AirbnbVrbo |
2BR condo w/free attraction tickets + pool/hot tub Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $33,151 | $241 | 38% | 4.3★ (106) | 377 ft | AirbnbBooking |
Walk to Tram 2BR Condo w/ Free Attraction Tickets Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $38,463 | $216 | 49% | 4.7★ (206) | 377 ft | AirbnbBooking |
Ground Floor Condo, Easy Walk to Convention Center House
| 2 bd · 2 ba · sleeps 6 | $63,076 | $271 | 64% | 4.9★ (74) | 397 ft | AirbnbVrbo |
Easy Walk to Convention Center, Remodeled Condo Apartment
| 2 bd · 2 ba · sleeps 6 | $63,356 | $299 | 58% | 5★ (131) | 413 ft | AirbnbVrbo |
Smoky Mountains Resort 2 Bedroom Apartment | 2 bd · 2 ba · sleeps 6 | $52,885 | $278 | 52% | — | 469 ft | Airbnb |
Newly Updated Beautiful Condo Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $59,188 | $248 | 65% | 5★ (124) | 489 ft | AirbnbVrbo |
2 Bdrm Smoky Mountain Resort - Downtown Gatlinburg Condominium (condo)
| 2 bd · 2 ba · sleeps 8 | $43,366 | $255 | 47% | 5★ (5) | 509 ft | AirbnbVrbo |
Centrally located 2BR w/ free attraction tickets Cabin | 2 bd · 2 ba · sleeps 6 | $25,850 | $257 | 28% | 4.3★ (133) | 525 ft | AirbnbBooking |
Gatlinburg/Downtown/2br/Private House House
| 2 bd · 2 ba · sleeps 8 | $68,687 | $220 | 86% | 5★ (415) | 0.2 mi | AirbnbVrbo |
2BR Premium Condo w/ Balcony & Pools Gatlinburg Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $24,197 | $305 | 22% | 3.4★ (10) | 0.2 mi | Delisted |
Presleys Place Apartment | 2 bd · 1 ba · sleeps 4 | $12,561 | $147 | 23% | — | 0.2 mi | Booking |
Smoky Mountain Gatlinburg 2BR 1170 sq ft Condominium (condo)
| 2 bd · 2 ba · sleeps 8 | $51,752 | $304 | 47% | 4.8★ (4) | 0.2 mi | Airbnb |
OS 205 Spacious 2BR Condo in Downtown Gatlinburg Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $27,352 | $183 | 41% | 4★ (98) | 0.2 mi | AirbnbVrbo |
Cozy 2 Bdr Gatlinburg Escape w/ a great location Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $33,676 | $247 | 37% | — | 0.2 mi | Delisted |
Smokies Retreat | 2 BDR Condo Sleeps 6 Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $33,578 | $241 | 38% | — | 0.2 mi | Airbnb |
Great place |2BDR| Kitchen|Pool Apartment
| 2 bd · 2 ba · sleeps 8 | $46,734 | $264 | 48% | — | 0.2 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 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium
Est. revenue
$48,262
NOI
$19,431
Cash flow /mo
-$1,948
Cash needed
$201,310
Cash-on-cash
-11.6%
ROE (yr 1)
-0.2%
Cap rate
3.0%
DSCR
0.45
Year-1 write-off
$91,811
Year-1 tax shield @ 32%
$29,379
Year-1 return on equity
- Cash flow (annual)-$23,371
- Principal paydown$3,886
- Appreciation at%$19,170
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)$9,652
- Platform fees (3% of revenue)$1,448
- Maintenance / capex (5% of revenue)$2,413
- Utilities & supplies$4,200
- HOA$5,412
- Property tax$1,872
- Insurance (STR-rated)$3,834
Cash needed to close
- Down payment (25%)$159,750
- Closing costs (4.0%)$25,560
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$29,379
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
$543,000
Short-life (5/15-yr)
$75,000 · 14%
Year-1 deduction
$92,000
Year-1 tax shield @ 32%
$29,000
Land 15% (market default, no usable tax-record split) · building $468,000 over 39 years · new furniture $16,000
Based on: 1,200 sq ft, built 2007, 2 bd / 2 ba, unfurnished, listing features (fireplace, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $61,000 in year 1 (8% short-life, $20,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $13,800
Kitchen cabinetsdefault
$8,400 new × 40% good × 4.09 allocation
- $11,300
Kitchen countertopsdefault
$6,900 new × 40% good × 4.09 allocation
- $3,400
Decorative trimdefault
$2,100 new × 40% good × 4.09 allocation
- $500
Mirrorsdefault
$300 new × 40% good × 4.09 allocation
- $1,500
Shelvingdefault
$900 new × 40% good × 4.09 allocation
- $4,900
Window coverings (12)default
$3,000 new × 40% good × 4.09 allocation
- $16,600
Kitchen & laundry equipment plumbingdefault
$6,600 new × 62% good × 4.09 allocation
- $10,100
Kitchen, laundry & data equipment electricaldefault
$4,000 new × 62% good × 4.09 allocation
- $13,200
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)listing
$8,100 new × 40% good × 4.09 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $363,000
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$129,900 new × 68% good × 4.09 allocation
- $34,100
Building plumbing & fixturesdefault
$13,500 new × 62% good × 4.09 allocation
- $31,600
Building electrical & lightingdefault
$12,500 new × 62% good × 4.09 allocation
- $22,100
HVACdefault
$13,500 new × 40% good × 4.09 allocation
- $12,600
Hardwood & tile floorsdefault
$7,700 new × 40% good × 4.09 allocation
- $4,300
Fireplacelisting
$2,600 new × 40% good × 4.09 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $91,300 | $0 | $500 | $91,800 |
| 2 | $0 | $0 | $12,000 | $12,000 |
| 3 | $0 | $0 | $12,000 | $12,000 |
| 4 | $0 | $0 | $12,000 | $12,000 |
| 5 | $0 | $0 | $12,000 | $12,000 |
| 6+ | $0 | $0 | $419,400 | $419,400 |
| Total | $91,300 | $0 | $467,800 | $559,100 |
The building's share of the price ($543,000) is 4.1x our depreciated replacement cost of the home ($133,000). The IRS guide treats a gap this size as a reason to review the land share: if land is worth more than the county ratio says, the basis and the write-off are smaller.
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.