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Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium

1380 Ski View Dr Unit 3204

1380 Ski View Dr Unit 3204

Gatlinburg, TN 37738

$309,900

2 bd · 1 ba · 768 sqft · Listed today

View on Realtor.com →
High HOANegative cash flow

Year built

1986

Sqft

768

Lot sqft

436

HOA / mo

$504

Furnished

No

List date

2026-10-11T01:05:34.000000Z

Revenue

Annual revenue

$24,268

ADR

$161

Occupancy

41%

Cleaning fees (12 mo)

$4,587

Confidence

Low (45.7), 48 comps

Comp revenue range (p25 / median / p75)

$17,700$22,864$35,141

Median revenue of shown comps: $23,225

  • "AMAZING" LONG RANGE MOUNTAIN VEIWS!! Peaceful MountainTop Getaway!

    Condominium (condo) · 2 bd · 1 ba · sleeps 5 · 0 ft

    Revenue $22,653ADR $142Occ ≈ 44%4.9★ (378)

    Vrbo

  • Bear's Den Fantastic views of the Mountains from your very own Balcony

    Condominium (condo) · 2 bd · 2 ba · sleeps 5 · 0 ft

    Revenue $15,492ADR $178Occ ≈ 24%4.6★ (170)

    Vrbo

  • Remodeled to look like a Mountain Lodge!

    Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 0 ft

    Revenue $26,839ADR $176Occ ≈ 42%4.9★ (355)

    Vrbo

  • Cozy Mountain High Condo

    Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 0 ft

    Revenue $16,336ADR $185Occ ≈ 24%4.2★ (14)

    Vrbo

  • New Luxurious Listing! You will walk in and say "WOW!"

    Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 0 ft

    Revenue $23,607ADR $136Occ ≈ 48%4.7★ (242)

    Vrbo

  • Moose-B-Haven High Chalet Condo Atop Ski Mtn

    Condominium (condo) · 2 bd · 1 ba · sleeps 4 · 13 ft

    Revenue $2,396ADR $79Occ ≈ 8%4.6★ (237)

    AirbnbVrbo

  • Near Downtown Serene Mtn View・Fireplace・Hot Tub

    Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 13 ft

    Revenue $19,555ADR $156Occ ≈ 34%4.5★ (6)

    AirbnbVrboBooking

  • Condo w/ Pool & Grill Access ~ 4 Mi to Gatlinburg!

    Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 13 ft

    Revenue $22,042ADR $135Occ ≈ 45%3.9★ (106)

    AirbnbVrboBooking

  • Reduced Rates! Views + Outdoor Pool!

    Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 13 ft

    Revenue $31,539ADR $237Occ ≈ 36%3.4★ (9)

    AirbnbVrboBooking

  • 1 BR W/Loft! The Hen House! VIEWS! Wi-Fi

    Condominium (condo) · 2 bd · 1 ba · sleeps 6 · 72 ft

    Revenue $24,640ADR $154Occ ≈ 44%4.8★ (139)

    Airbnb

Show 38 more

  • Gorgeous fall views from a mtn top condo! Hot tubs suana king bed. Low rates!

    Condominium (condo) · 2 bd · 1 ba · sleeps 4 · 85 ft

    Revenue $27,932ADR $161Occ ≈ 48%4.8★ (238)

    Vrbo

  • Magnificent Mountain View 2 Bedroom 2 Bath

    Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 92 ft

    Revenue $14,962ADR $164Occ ≈ 25%4.8★ (98)

    AirbnbVrbo

  • 2BR/2BA "Blue Beary Hill" Stunning Views! Hot Tub!

    Apartment · 2 bd · 2 ba · sleeps 6 · 92 ft

    Revenue $53,251ADR $162Occ ≈ 90%4.9★ (164)

    Airbnb

  • Gorgeous fall colors views from mtn top condo! King bed hot tubs sauna. Promos!

    Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 131 ft

    Revenue $31,124ADR $160Occ ≈ 53%4.9★ (229)

    Vrbo

  • The Jeffrey Martin By Avada Properties

    Vacation home · 2 bd · 1 ba · sleeps 4 · 141 ft

    Revenue $23,585ADR $128Occ ≈ 50%—

    Booking

  • 2BR/2BA! Nature's Haven! W/D, Hot Tub, Pool Wi-Fi!

    Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 141 ft

    Revenue $15,983ADR $165Occ ≈ 27%4.9★ (92)

    Airbnb

  • 1 BR w/Loft! The Moonshiner’s Hideout! H/T, Wi-Fi

    Condominium (condo) · 2 bd · 1 ba · sleeps 6 · 203 ft

    Revenue $30,242ADR $144Occ ≈ 58%4.8★ (157)

    Airbnb

  • 2BR Ski Condo w/ Free Attraction Tickets

    Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 203 ft

    Revenue $3,264ADR $204Occ ≈ 4%4★ (39)

    AirbnbVrboBooking

  • Escape to the serene beauty of Gatlinburg with

    Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 266 ft

    Revenue $4,759ADR $226Occ ≈ 6%—

    AirbnbVrbo

  • Cozy Escape w Balcony, Mtn Views & Resort Perks!

    Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 276 ft

    Revenue $19,070ADR $188Occ ≈ 28%4.6★ (15)

    AirbnbVrboBooking

  • Relaxing Get Away @ Bearadise

    Condominium (condo) · 2 bd · 2 ba · sleeps 5 · 341 ft

    Revenue $15,681ADR $153Occ ≈ 28%4.8★ (255)

    AirbnbVrbo

  • The Warm Nook

    Cabin · 2 bd · 2 ba · sleeps 4 · 390 ft

    Revenue $17,534ADR $197Occ ≈ 24%4.4★ (76)

    AirbnbVrboBooking

  • Enjoy and relax @ amazing 2BR near Gatlinburg

    House · 2 bd · 2 ba · sleeps 8 · 407 ft

    Revenue $51,733ADR $228Occ ≈ 62%4.8★ (103)

    AirbnbVrbo

  • Mountain Vista

    Apartment · 2 bd · 2 ba · sleeps 6 · 407 ft

    Revenue $17,700ADR $163Occ ≈ 30%4.6★ (12)

    AirbnbVrbo

  • Ski View Summit By Avada Properties

    Vacation home · 2 bd · 2 ba · sleeps 4 · 410 ft

    Revenue $39,623ADR $186Occ ≈ 58%5★ (1)

    Booking

  • Family-friendly Victorian Chalet, 3 Levels With Hot Tub & Pool Table

    Chalet · 2 bd · 2 ba · sleeps 6 · 413 ft

    Revenue $54,969ADR $236Occ ≈ 64%4.8★ (247)

    Vrbo

  • Pool*Private Sauna* Hottub*Gatlinburg-3 mile drive

    Chalet · 2 bd · 2 ba · sleeps 6 · 413 ft

    Revenue $54,962ADR $212Occ ≈ 71%4.8★ (109)

    AirbnbVrbo

  • 2 Master Suites _ Phenomenal Views - Alpine Summit

    Cabin · 2 bd · 2 ba · sleeps 6 · 420 ft

    Revenue $64,261ADR $302Occ ≈ 58%4.6★ (28)

    AirbnbVrboBooking

  • Smoky Bear Lookout with Panoramic Mountain Views

    Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 430 ft

    Revenue $12,188ADR $186Occ ≈ 18%4.8★ (189)

    AirbnbVrbo

  • Ground floor, Incredible Mountain Views, Sleeps 6!

    Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 436 ft

    Revenue $32,348ADR $171Occ ≈ 52%5★ (193)

    AirbnbVrbo

  • Sunrise Above Ober, Hot Tub and Two Decks

    Chalet · 2 bd · 2 ba · sleeps 7 · 436 ft

    Revenue $36,543ADR $282Occ ≈ 36%5★ (138)

    AirbnbVrboBooking

  • The Peaceful Place By Colonial Properties

    Vacation home · 2 bd · 2 ba · sleeps 4 · 440 ft

    Revenue $18,967ADR $167Occ ≈ 31%4★ (2)

    Booking

  • The Peaceful Place | By Colonial Properties

    Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 449 ft

    Revenue $37,745ADR $219Occ ≈ 47%4.3★ (35)

    AirbnbVrbo

  • High Chalet Condo |Show Tickets |Hot Tub |Sauna

    Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 472 ft

    Revenue $35,141ADR $191Occ ≈ 50%4.8★ (141)

    AirbnbVrbo

  • MaMa Bear's Penthouse - Spectacular Sunrises Await

    Condominium (condo) · 2 bd · 1 ba · sleeps 4 · 479 ft

    Revenue $17,304ADR $196Occ ≈ 24%4.9★ (76)

    AirbnbVrbo

  • Tranquility Skies | MTN View, Sauna, Jacuzzi, MORE

    Cabin · 2 bd · 2 ba · sleeps 8 · 489 ft

    Revenue $22,864ADR $191Occ ≈ 33%4.8★ (16)

    AirbnbVrboBooking

  • VICTORIAN CHALET OVERLOOKING GATLINBURG, SLEEPS UP TO 7.

    Chalet · 2 bd · 2 ba · sleeps 7 · 505 ft

    Revenue $50,055ADR $217Occ ≈ 63%5★ (275)

    Vrbo

  • Top Of Mountain View! Fire Pit, Sauna, Hot Tub!

    Cabin · 2 bd · 2 ba · sleeps 6 · 509 ft

    Revenue $29,385ADR $294Occ ≈ 27%5★ (17)

    AirbnbVrbo

  • Sunset Above Ober, Hot Tub and Two King Suites

    Chalet · 2 bd · 2 ba · sleeps 5 · 509 ft

    Revenue $25,286ADR $266Occ ≈ 26%5★ (102)

    AirbnbVrboBooking

  • Big Bear Ski Haus*Upper Gatlinburg*Resort Pool*WiFi

    Cottage · 2 bd · 2 ba · sleeps 5 · 0.1 mi

    Revenue $22,357ADR $189Occ ≈ 32%4★ (13)

    AirbnbVrbo

  • 2BR/2BA! Lochlan's High Chalet! WI-FI! Pool/HT

    Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 0.1 mi

    Revenue $18,340ADR $154Occ ≈ 33%4.8★ (183)

    Airbnb

  • Stunning 2BD Cabin w/ Hot Tub! Pool Access + Sauna

    House · 2 bd · 2 ba · sleeps 4 · 0.1 mi

    Revenue $36,986ADR $215Occ ≈ 47%4.5★ (75)

    AirbnbVrbo

  • Smokies Summit View

    Condominium (condo) · 2 bd · 2 ba · sleeps 8 · 0.2 mi

    Revenue $19,748ADR $226Occ ≈ 24%4.4★ (28)

    AirbnbVrbo

  • Cozy Dog-Friendly Cabin

    Cabin · 2 bd · 2 ba · sleeps 8 · 0.2 mi

    Revenue $60,965ADR $300Occ ≈ 56%4.7★ (8)

    AirbnbVrbo

  • Mountaintop Condo with An Amazing View

    Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 0.2 mi

    Revenue $12,165ADR $574Occ ≈ 6%4.8★ (173)

    Airbnb

  • Beautiful 4 bedroom chalet with million dollar views

    Chalet · 2 bd · 2 ba · sleeps 8 · 0.2 mi

    Revenue $51,907ADR $345Occ ≈ 41%5★ (1)

    Booking

  • Cozy Bear Condo, Resort Pool, WIFI

    Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 0.3 mi

    Revenue $22,612ADR $177Occ ≈ 35%4★ (1)

    AirbnbVrbo

  • Luxury Smoky Condo | Forest Retreat, Pool+ Hot Tub

    Condominium (condo) · 2 bd · 2 ba · sleeps 7 · 0.3 mi

    Revenue $19,717ADR $193Occ ≈ 28%4.5★ (19)

    Airbnb

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
Term

Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium

Est. revenue

$24,268

NOI

$4,425

Cash flow /mo

-$1,361

Cash needed

$111,871

Cash-on-cash

-14.6%

ROE (yr 1)

-4.6%

Cap rate

1.4%

DSCR

0.21

Year-1 write-off

$75,677

Year-1 tax shield @ 32%

$24,217

Year-1 return on equity

  • Cash flow (annual)-$16,333
  • Principal paydown$1,885
  • Appreciation at%$9,297
ROE-4.6%

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)$4,854
  • Platform fees (3% of revenue)$728
  • Maintenance / capex (5% of revenue)$1,213
  • Utilities & supplies$4,200
  • HOA$6,048
  • Property tax$941
  • Insurance (STR-rated)$1,859

Cash needed to close

  • Down payment (25%)$77,475
  • Closing costs (4.0%)$12,396
  • Furnishing (bought new)$22,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$24,217

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

$184,000

Short-life (5/15-yr)

$54,000 · 29%

Year-1 deduction

$76,000

Year-1 tax shield @ 32%

$24,000

Land 41% (county tax record, market value split) · building $131,000 over 39 years · new furniture $22,000

Based on: 768 sq ft, built 1986, 2 bd / 1 ba, unfurnished, listing features (hot tub, game room, flooring types, appliance list).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $57,000 in year 1 (19% short-life, $18,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$75,500

  • Kitchen cabinetsdefault

    $7,500 new × 40% good × 2.98 allocation

    $8,900

  • Kitchen countertopsdefault

    $6,100 new × 40% good × 2.98 allocation

    $7,300

  • Decorative trimdefault

    $1,300 new × 40% good × 2.98 allocation

    $1,600

  • Mirrorsdefault

    $200 new × 40% good × 2.98 allocation

    $200

  • Shelvingdefault

    $900 new × 40% good × 2.98 allocation

    $1,100

  • Window coverings (8)default

    $2,000 new × 40% good × 2.98 allocation

    $2,400

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

    $2,500 new × 40% good × 2.98 allocation

    $2,900

  • Kitchen & laundry equipment plumbingdefault

    $5,800 new × 40% good × 2.98 allocation

    $6,900

  • Kitchen, laundry & data equipment electricaldefault

    $3,500 new × 40% good × 2.98 allocation

    $4,200

  • Appliances (range, microwave, dishwasher, disposal, refrigerator)listing

    $6,100 new × 40% good × 2.98 allocation

    $7,300

  • Hot tub (freestanding)listing

    $9,000 new × 40% good × 2.98 allocation

    $10,700

  • Furniture bought newlisting

    $16,000 new × 100% good · bought separately

    $16,000

  • Game-room equipment bought newlisting

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

    $6,000
Building, 39-year$130,600

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

    $82,900 new × 40% good × 2.98 allocation

    $98,800

  • Building plumbing & fixturesdefault

    $8,600 new × 40% good × 2.98 allocation

    $10,200

  • Building electrical & lightingdefault

    $7,000 new × 40% good × 2.98 allocation

    $8,400

  • HVACdefault

    $8,700 new × 40% good × 2.98 allocation

    $10,300

  • Hardwood & tile floorsdefault

    $2,500 new × 40% good × 2.98 allocation

    $2,900

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$75,500$0$100$75,700
2$0$0$3,300$3,300
3$0$0$3,300$3,300
4$0$0$3,300$3,300
5$0$0$3,300$3,300
6+$0$0$117,100$117,100
Total$75,500$0$130,600$206,100

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.