1260 Ski View Dr Apt 5305
Gatlinburg, TN 37738
$285,000
3 bd · 2 ba · 924 sqft · Listed 2d ago
View on Realtor.com →Year built
1984
Sqft
924
Lot sqft
436
HOA / mo
$614
Furnished
No
List date
2026-10-24T19:02:21.000000Z
Revenue
Annual revenue
$31,926
ADR
$168
Occupancy
52%
Cleaning fees (12 mo)
$6,032
Confidence
Low (42.94), 47 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $26,974
Enchanted Treehouse Hideaway By Avada Properties
Vacation home · 3 bd · 2 ba · sleeps 7 · 26 ft
Revenue $22,180ADR $128Occ ≈ 47%3★ (3)
Adventure Lodge By Avada Properties
Vacation home · 3 bd · 2 ba · sleeps 6 · 36 ft
Revenue $25,342ADR $167Occ ≈ 42%4.3★ (3)
5 Star Summit View, adjacent to the National Park
Vacation home · 3 bd · 2 ba · sleeps 6 · 43 ft
Revenue $30,932ADR $197Occ ≈ 43%3.6★ (8)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Enchanted Treehouse Hideaway By Avada Properties Vacation home | 3 bd · 2 ba · sleeps 7 | $22,180 | $128 | 47% | 3★ (3) | 26 ft | Booking |
The Summit 5307 / Indoor and Outdoor Pools Condominium (condo) | 3 bd · 2 ba · sleeps 8 | $37,045 | $197 | 52% | 4.5★ (78) | 33 ft | AirbnbBooking |
Adventure Lodge By Avada Properties Vacation home | 3 bd · 2 ba · sleeps 6 | $25,342 | $167 | 42% | 4.3★ (3) | 36 ft | Booking |
4 Mi to Nat 'l Park: Mtn-View Gatlinburg Retreat! Condominium (condo)
| 3 bd · 2 ba · sleeps 6 | $18,542 | $180 | 28% | 4.3★ (41) | 36 ft | AirbnbVrboBooking |
5 Star Summit View, adjacent to the National Park Vacation home | 3 bd · 2 ba · sleeps 6 | $30,932 | $197 | 43% | 3.6★ (8) | 43 ft | Booking |
Skyfield Suites | Hot tub & Pool Access Condominium (condo)
| 3 bd · 2 ba · sleeps 6 | $15,022 | $177 | 23% | 4.5★ (23) | 72 ft | AirbnbVrboBooking |
Smoky Mountain Dreaming-Best Views in Gatlinburg! Condominium (condo)
| 3 bd · 2 ba · sleeps 6 | $45,974 | $176 | 72% | 5★ (387) | 72 ft | AirbnbVrbo |
Stunning Fall Views Condo | Views, Pool & Arcade Apartment
| 3 bd · 2 ba · sleeps 6 | $31,394 | $170 | 51% | 4.8★ (62) | 72 ft | AirbnbVrbo |
HighView Suites | Hot tub & Pool Access Condominium (condo)
| 3 bd · 2 ba · sleeps 8 | $18,422 | $179 | 28% | 4.8★ (21) | 72 ft | AirbnbVrboBooking |
Amazing Views! Family Size! Indoor hot tub & pool! Condominium (condo)
| 3 bd · 2 ba · sleeps 7 | $44,406 | $217 | 56% | 4.8★ (159) | 79 ft | AirbnbVrboBooking |
Show 37 more
Balcony w/ Mtn, City View: Gatlinburg Summit Condo
Vacation home · 3 bd · 2 ba · sleeps 6 · 157 ft
Revenue $16,600ADR $170Occ ≈ 27%4★ (1)
2BR W/BR Loft! Mt LeConte Views! Indoor Pool/Spa
Condominium (condo) · 3 bd · 2 ba · sleeps 8 · 236 ft
- Hot tub
- Pool
- A/C
- Free parking
- +4
Revenue $37,595ADR $175Occ ≈ 59%4.7★ (135)
~"Bear Foot Haven" - 3 bedroom, 2 bath condo~
Condominium (condo) · 3 bd · 2 ba · sleeps 8 · 269 ft
Revenue $26,224ADR $138Occ ≈ 52%4.8★ (174)
The Lookout at Sky High
House · 3 bd · 3 ba · sleeps 8 · 282 ft
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $3,660ADR $203Occ ≈ 5%—
New-8guest-3bedroom-with Mountain Views-pools-tubs
Condominium (condo) · 3 bd · 2 ba · sleeps 8 · 361 ft
- Hot tub
- Pool
- A/C
- Wifi
- +4
Revenue $11,965ADR $189Occ ≈ 17%5★ (8)
Ski View Summit • Pool, Hot Tub & Smoky Mtn Views
Apartment · 3 bd · 2 ba · sleeps 6 · 433 ft
Revenue $4,995ADR $294Occ ≈ 5%4.6★ (5)
Delisted
Large 3 bedroom minutes from Downtown Gatlinburg
House · 3 bd · 2 ba · sleeps 8 · 0.2 mi
Revenue $23,707ADR $222Occ ≈ 29%4.7★ (16)
Delisted
Running Bears Den- Chalet Village’s Perfect Retreat in the Mountains
Cabin · 3 bd · 3 ba · sleeps 10 · 0.2 mi
- Hot tub
- Pool
- A/C
- Free parking
- +6
Revenue $46,424ADR $385Occ ≈ 33%4.8★ (47)
Smoky Mountain Haven
Condominium (condo) · 3 bd · 2 ba · sleeps 6 · 0.3 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +3
Revenue $12,397ADR $181Occ ≈ 19%4.6★ (127)
Cozy Gatlinburg Condo ~ 2 Mi to National Park!
Condominium (condo) · 3 bd · 3 ba · sleeps 6 · 0.3 mi
Revenue $22,274ADR $1,490Occ ≈ 4%4.6★ (42)
Delisted
*Charming 3BDR Condo with Sunroom + Near TOWN!*
Condominium (condo) · 3 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $26,974ADR $275Occ ≈ 27%4.5★ (54)
High Alpine #204 by American Patriot Getaways
Apartment · 3 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $43,192ADR $218Occ ≈ 54%—
Mountain Charm 2 by Avada Properties
Vacation home · 3 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $12,221ADR $155Occ ≈ 22%3.5★ (2)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
The Summit 1306 / Indoor and Outdoor Pools Condominium (condo) | 3 bd · 2 ba · sleeps 7 | $37,221 | $219 | 47% | 4.2★ (46) | 79 ft | AirbnbBooking |
Cozy Cane Patch Condominium (condo)
| 3 bd · 2 ba · sleeps 8 | $2,361 | $147 | 4% | 5★ (1) | 118 ft | AirbnbVrbo |
Ski View Summit • Pool, Hot Tub & Smoky Mtn Views Apartment
| 3 bd · 2 ba · sleeps 6 | $19,382 | $223 | 24% | 4.7★ (6) | 157 ft | AirbnbVrboBooking |
Balcony w/ Mtn, City View: Gatlinburg Summit Condo Vacation home | 3 bd · 2 ba · sleeps 6 | $16,600 | $170 | 27% | 4★ (1) | 157 ft | Booking |
Smoky Mountain Escape - Incredible Mountain Views! Apartment
| 3 bd · 2 ba · sleeps 6 | $48,129 | $314 | 42% | 4.8★ (20) | 187 ft | AirbnbVrboBooking |
Smoky Mountain Memories: Stunning Mountain Views Condominium (condo)
| 3 bd · 2 ba · sleeps 6 | $44,357 | $170 | 71% | 5★ (257) | 200 ft | AirbnbVrbo |
Fall Views! Indoor Pool & Hot Tubs! Renovated! Condominium (condo)
| 3 bd · 2 ba · sleeps 6 | $44,057 | $245 | 49% | 4.9★ (161) | 213 ft | AirbnbVrbo |
The Long Way Home Apartment
| 3 bd · 2 ba · sleeps 6 | $26,183 | $164 | 44% | 4.8★ (33) | 217 ft | AirbnbVrbo |
Spacious Condo With Million Dollar Mountain Views Condominium (condo) | 3 bd · 2 ba · sleeps 6 | $41,959 | $164 | 70% | 4.8★ (298) | 217 ft | AirbnbBooking |
2BR W/BR Loft! Mt LeConte Views! Indoor Pool/Spa Condominium (condo)
| 3 bd · 2 ba · sleeps 8 | $37,595 | $175 | 59% | 4.7★ (135) | 236 ft | Airbnb |
~"Bear Foot Haven" - 3 bedroom, 2 bath condo~ Condominium (condo) | 3 bd · 2 ba · sleeps 8 | $26,224 | $138 | 52% | 4.8★ (174) | 269 ft | Airbnb |
The Lookout at Sky High House
| 3 bd · 3 ba · sleeps 8 | $3,660 | $203 | 5% | — | 282 ft | Airbnb |
Incredible Gatlinburg View Condo ~10 min from Ober Condominium (condo)
| 3 bd · 2 ba · sleeps 7 | $35,596 | $172 | 57% | 4.7★ (307) | 289 ft | AirbnbVrbo |
Indoor pool*Summer Special*2 King beds*Views Condominium (condo)
| 3 bd · 2 ba · sleeps 6 | $69,619 | $340 | 56% | 4.8★ (129) | 302 ft | AirbnbVrbo |
New-8guest-3bedroom-with Mountain Views-pools-tubs Condominium (condo)
| 3 bd · 2 ba · sleeps 8 | $11,965 | $189 | 17% | 5★ (8) | 361 ft | Airbnb |
Ski View Summit • Pool, Hot Tub & Smoky Mtn Views Apartment | 3 bd · 2 ba · sleeps 6 | $4,995 | $294 | 5% | 4.6★ (5) | 433 ft | Delisted |
Sky High - Enjoy Gorgeous Mountain Views! Cabin | 3 bd · 3 ba · sleeps 8 | $6,023 | $327 | 5% | 3.7★ (29) | 0.1 mi | AirbnbBooking |
Ski view apartments Apartment
| 3 bd · 2 ba · sleeps 6 | $26,791 | $175 | 42% | 4.8★ (66) | 0.1 mi | AirbnbVrbo |
Awesome Log Cabin Fire Pit, Hot tub, WiFi Cabin
| 3 bd · 3 ba · sleeps 8 | $50,144 | $262 | 52% | 4.9★ (289) | 0.1 mi | AirbnbVrbo |
A Million Dollar View - Soak with a view! Cabin | 3 bd · 2 ba · sleeps 9 | $18,271 | $345 | 15% | 4.8★ (59) | 0.2 mi | AirbnbBooking |
Large 3 bedroom minutes from Downtown Gatlinburg House | 3 bd · 2 ba · sleeps 8 | $23,707 | $222 | 29% | 4.7★ (16) | 0.2 mi | Delisted |
Running Bears Den- Chalet Village’s Perfect Retreat in the Mountains Cabin
| 3 bd · 3 ba · sleeps 10 | $46,424 | $385 | 33% | 4.8★ (47) | 0.2 mi | Vrbo |
Privacy & Convenience! Bright & Clean! Epic Views! Chalet
| 3 bd · 2 ba · sleeps 6 | $39,870 | $224 | 49% | 5★ (226) | 0.2 mi | AirbnbVrbo |
Smoky Mountain Haven Condominium (condo)
| 3 bd · 2 ba · sleeps 6 | $12,397 | $181 | 19% | 4.6★ (127) | 0.3 mi | Airbnb |
180 Views Sleeps 7 Private Hot Tub Full Kitchen Cabin | 3 bd · 2 ba · sleeps 7 | $81,580 | $370 | 60% | 4.8★ (102) | 0.3 mi | AirbnbBooking |
2 King Suites: 2 Hot Tubs & Epic Mtn Views Cabin
| 3 bd · 2.5 ba · sleeps 7 | $60,387 | $347 | 48% | 4.8★ (24) | 0.3 mi | AirbnbVrboBooking |
3BR condo w/ a fireplace & Free Attraction Tickets Condominium (condo) | 3 bd · 2 ba · sleeps 6 | $34,808 | $213 | 45% | 4.8★ (15) | 0.3 mi | AirbnbBooking |
Eagle's Nest Escape, Steps to Downtown Gatlinburg Condominium (condo)
| 3 bd · 3 ba · sleeps 6 | $3,457 | $170 | 6% | 5★ (2) | 0.3 mi | AirbnbVrbo |
Cozy Gatlinburg Condo ~ 2 Mi to National Park! Condominium (condo)
| 3 bd · 3 ba · sleeps 6 | $36,443 | $189 | 53% | 4.4★ (16) | 0.3 mi | AirbnbVrboBooking |
Ski, Hike & Explore: Mtn-View Haven in Gatlinburg! Condominium (condo)
| 3 bd · 3 ba · sleeps 6 | $53,186 | $268 | 54% | 4.8★ (11) | 0.3 mi | AirbnbVrboBooking |
Cozy Gatlinburg Condo ~ 2 Mi to National Park! Condominium (condo) | 3 bd · 3 ba · sleeps 6 | $22,274 | $1,490 | 4% | 4.6★ (42) | 0.3 mi | Delisted |
*Charming 3BDR Condo with Sunroom + Near TOWN!* Condominium (condo) | 3 bd · 2 ba · sleeps 6 | $26,974 | $275 | 27% | 4.5★ (54) | 0.3 mi | Airbnb |
High Alpine #204 by American Patriot Getaways Apartment | 3 bd · 2 ba · sleeps 6 | $43,192 | $218 | 54% | — | 0.3 mi | Booking |
Newly Renovated Condo, Sleeps 7・Arcade・Shared Pool Condominium (condo) | 3 bd · 3 ba · sleeps 6 | $38,781 | $221 | 48% | 5★ (9) | 0.3 mi | AirbnbBooking |
Perfect Mountain View Family Condo 1000ft to Ober Apartment
| 3 bd · 3 ba · sleeps 6 | $26,518 | $196 | 37% | 5★ (15) | 0.3 mi | AirbnbVrbo |
Mountain Charm 2 by Avada Properties Vacation home | 3 bd · 2 ba · sleeps 6 | $12,221 | $155 | 22% | 3.5★ (2) | 0.3 mi | Booking |
Gatlinburg Condo-Walk to Ober-Arcade Game-Firepla Condominium (condo)
| 3 bd · 2 ba · sleeps 7 | $20,859 | $203 | 28% | 4.7★ (11) | 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
$31,926
NOI
$8,634
Cash flow /mo
$719
Cash needed
$315,900
Cash-on-cash (all cash)
2.7%
ROE (yr 1)
5.4%
Cap rate
3.0%
DSCR
—
Year-1 write-off
$67,081
Year-1 tax shield @ 32%
$21,466
Year-1 return on equity
- Cash flow (annual)$8,634
- Principal paydown (n/a, cash)$0
- Appreciation at%$8,550
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)$6,385
- Platform fees (3% of revenue)$958
- Maintenance / capex (5% of revenue)$1,596
- Utilities & supplies$4,200
- HOA$7,368
- Property tax$1,075
- Insurance (STR-rated)$1,710
Cash needed to close
- Purchase price (all cash)$285,000
- Closing costs (4.0%)$11,400
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$21,466
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
$200,000
Short-life (5/15-yr)
$47,000 · 24%
Year-1 deduction
$67,000
Year-1 tax shield @ 32%
$21,000
Land 30% (county tax record, market value split) · building $152,000 over 39 years · new furniture $20,000
Based on: 924 sq ft, built 1984, 3 bd / 2 ba, unfurnished, listing features (fireplace, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $47,000 in year 1 (14% short-life, $15,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,000
Kitchen cabinetsdefault
$7,800 new × 40% good × 2.89 allocation
- $7,400
Kitchen countertopsdefault
$6,400 new × 40% good × 2.89 allocation
- $1,900
Decorative trimdefault
$1,600 new × 40% good × 2.89 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.89 allocation
- $1,400
Shelvingdefault
$1,200 new × 40% good × 2.89 allocation
- $2,600
Window coverings (9)default
$2,300 new × 40% good × 2.89 allocation
- $6,900
Carpet, vinyl & laminate (100% of floors)listing
$5,900 new × 40% good × 2.89 allocation
- $7,000
Kitchen & laundry equipment plumbingdefault
$6,100 new × 40% good × 2.89 allocation
- $4,300
Kitchen, laundry & data equipment electricaldefault
$3,700 new × 40% good × 2.89 allocation
- $6,600
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 40% good × 2.89 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $115,000
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$99,500 new × 40% good × 2.89 allocation
- $11,900
Building plumbing & fixturesdefault
$10,300 new × 40% good × 2.89 allocation
- $10,400
Building electrical & lightingdefault
$9,000 new × 40% good × 2.89 allocation
- $12,000
HVACdefault
$10,400 new × 40% good × 2.89 allocation
- $3,000
Fireplacelisting
$2,600 new × 40% good × 2.89 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $66,900 | $0 | $200 | $67,100 |
| 2 | $0 | $0 | $3,900 | $3,900 |
| 3 | $0 | $0 | $3,900 | $3,900 |
| 4 | $0 | $0 | $3,900 | $3,900 |
| 5 | $0 | $0 | $3,900 | $3,900 |
| 6+ | $0 | $0 | $136,600 | $136,600 |
| Total | $66,900 | $0 | $152,400 | $219,300 |
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.