2010 Bluff Mountain Rd
Sevierville, TN 37876
$799,000
3 bd · 3.5 ba · 3,176 sqft · Listed 1d ago
View on Realtor.com →Year built
2004
Sqft
3,176
Lot sqft
27,878
HOA / mo
$0
Furnished
No
List date
2026-10-06T22:51:26.000000Z
Revenue
Annual revenue
$71,995
ADR
$359
Occupancy
55%
Cleaning fees (12 mo)
$14,069
Confidence
Low (47.63), 44 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $72,985
Breathless Views
Vacation home · 3 bd · 3 ba · sleeps 6 · 0.1 mi
Revenue $92,005ADR $345Occ ≈ 73%4.5★ (3)
~Cozy Pet-Friendly Cabin 10 mins to Pigeon Forge~
Cabin · 3 bd · 3 ba · sleeps 9 · 0.2 mi
Revenue $45,916ADR $250Occ ≈ 50%5★ (201)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Bear Plunge | Heated Pool, Hot Tub, & Game Room! Cabin | 3 bd · 3.5 ba · sleeps 10 | $103,415 | $569 | 50% | 4.5★ (33) | 377 ft | AirbnbVrbo |
Breathless Views Vacation home | 3 bd · 3 ba · sleeps 6 | $92,005 | $345 | 73% | 4.5★ (3) | 0.1 mi | Booking |
Smoky Mountain Escape|Heated Pool Cabin Cabin | 3 bd · 3 ba · sleeps 6 | $77,445 | $301 | 70% | 4.4★ (76) | 0.1 mi | AirbnbVrbo |
Tequila Splash | Private Heated Pool, Pet Friendly Cabin | 3 bd · 3 ba · sleeps 10 | $104,623 | $591 | 49% | 4.5★ (26) | 0.2 mi | AirbnbVrboBooking |
~Cozy Pet-Friendly Cabin 10 mins to Pigeon Forge~ Cabin | 3 bd · 3 ba · sleeps 9 | $45,916 | $250 | 50% | 5★ (201) | 0.2 mi | Airbnb |
Mountain Haven - Pool Cabin in the Smokies! Cabin | 3 bd · 2.5 ba · sleeps 8 | $81,728 | $298 | 75% | 4.7★ (92) | 0.2 mi | AirbnbVrbo |
Splashin and Relaxin | Pet Friendly + Pool! Cabin | 3 bd · 3 ba · sleeps 10 | $108,800 | $530 | 56% | 4.5★ (42) | 0.2 mi | AirbnbVrboBooking |
S'more Splashing | Private Heated Pool + Game Room Cabin | 3 bd · 3 ba · sleeps 10 | $92,172 | $543 | 47% | 4.7★ (39) | 0.2 mi | AirbnbVrboBooking |
Firefly Nights | Private Heated Pool, Pet Friendly Cabin | 3 bd · 3.5 ba · sleeps 8 | $108,766 | $572 | 52% | 4.8★ (38) | 0.2 mi | AirbnbVrboBooking |
Your Dog will Love this Cabin! Free Tickets Cabin | 3 bd · 2.5 ba · sleeps 10 | $79,535 | $305 | 71% | 4.8★ (72) | 0.2 mi | AirbnbVrbo |
Show 15 more
💚 Luxury 3 BR/4 BA Cabin! Enjoy A First Class 'Great Escape' in Pigeon Forge 💚
Cabin · 3 bd · 4 ba · sleeps 10 · 0.6 mi
Revenue $37,620ADR $302Occ ≈ 34%4.8★ (135)
Moonlit Lodge - Hot Tub, Modern Vibes & Firepit
Villa · 3 bd · 3 ba · sleeps 6 · 0.7 mi
Revenue $72,985ADR $356Occ ≈ 56%4★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Mountain Paradise | 3BR Cabin with Mtn Views + FRE Cabin | 3 bd · 3 ba · sleeps 8 | $14,142 | $336 | 12% | 5★ (3) | 0.3 mi | AirbnbVrboBooking |
Smoky Mtn Cabin w/ Creekside Fire Pit & Hot Tub Cabin | 3 bd · 2.5 ba · sleeps 10 | $4,240 | $353 | 3% | 5★ (16) | 0.3 mi | AirbnbVrbo |
Private location with view, fire pit & hot tub Cabin | 3 bd · 3 ba · sleeps 8 | $44,631 | $297 | 41% | 5★ (40) | 0.3 mi | AirbnbVrboBooking |
Three Little Bears | Hot Tub, Billiards, Theater! Cabin | 3 bd · 3 ba · sleeps 8 | $50,301 | $427 | 32% | 4.5★ (28) | 0.4 mi | AirbnbVrboBooking |
Smoky Mtn Views | Hot Tub | Game Room | Sleeps 8 Cabin | 3 bd · 2.5 ba · sleeps 8 | $13,760 | $282 | 13% | 4.8★ (8) | 0.4 mi | AirbnbVrboBooking |
NEW Luxury Cabin w/ Pool Cabin | 3 bd · 3 ba · sleeps 10 | $127,806 | $483 | 72% | 4.4★ (8) | 0.5 mi | AirbnbVrboBooking |
Vibrant Cabin, Sleeps 8・Games・Hot Tub・Home Theater Cabin | 3 bd · 2.5 ba · sleeps 8 | $19,829 | $203 | 27% | 3.5★ (16) | 0.5 mi | AirbnbVrboBooking |
Cabin in the Smokies, View, Pool Table & Hot tub! Cabin | 3 bd · 3 ba · sleeps 10 | $80,294 | $297 | 74% | 4.9★ (63) | 0.6 mi | AirbnbVrboBooking |
3BR home w/hot tub & deck +Free Attraction Tickets Cabin | 3 bd · 2.5 ba · sleeps 8 | $9,689 | $202 | 13% | 3.2★ (62) | 0.6 mi | AirbnbVrboBooking |
White Oaks Cabin Cabin | 3 bd · 2.5 ba · sleeps 8 | $27,837 | $213 | 36% | 4.7★ (312) | 0.6 mi | AirbnbVrbo |
💚 Luxury 3 BR/4 BA Cabin! Enjoy A First Class 'Great Escape' in Pigeon Forge 💚 Cabin | 3 bd · 4 ba · sleeps 10 | $37,620 | $302 | 34% | 4.8★ (135) | 0.6 mi | Vrbo |
Stunning Cabin, Fantastic Views, Modern Amenities, Cabin | 3 bd · 3 ba · sleeps 8 | $76,594 | $398 | 53% | 4.3★ (6) | 0.6 mi | AirbnbVrboBooking |
Cabin Fun! Hot Tub-Pool Table-Fire Pit-Video Games Cabin | 3 bd · 3.5 ba · sleeps 8 | $58,546 | $312 | 51% | 4.8★ (38) | 0.6 mi | AirbnbVrboBooking |
Moonlit Lodge - Hot Tub, Modern Vibes & Firepit Villa | 3 bd · 3 ba · sleeps 6 | $72,985 | $356 | 56% | 4★ (1) | 0.7 mi | Booking |
Moonlit Lodge - Hot Tub, Mountain view & Firepit Cabin | 3 bd · 3.5 ba · sleeps 6 | $71,190 | $373 | 52% | 4.5★ (14) | 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
$71,995
NOI
$40,443
Cash flow /mo
-$1,039
Cash needed
$257,210
Cash-on-cash
-4.8%
ROE (yr 1)
6.4%
Cap rate
5.1%
DSCR
0.76
Year-1 write-off
$151,430
Year-1 tax shield @ 32%
$48,458
Year-1 return on equity
- Cash flow (annual)-$12,472
- Principal paydown$4,976
- Appreciation at%$23,970
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)$14,399
- Platform fees (3% of revenue)$2,160
- Maintenance / capex (5% of revenue)$3,600
- Utilities & supplies$4,200
- HOA$0
- Property tax$2,399
- Insurance (STR-rated)$4,794
Cash needed to close
- Down payment (25%)$199,750
- Closing costs (4.0%)$31,960
- Furnishing (bought new)$25,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$48,458
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
$709,000
Short-life (5/15-yr)
$125,000 · 18%
Year-1 deduction
$151,000
Year-1 tax shield @ 32%
$48,000
Land 11% (county tax record, market value split) · building $584,000 over 39 years · new furniture $26,000
Based on: 3,176 sq ft, built 2004, 3 bd / 3.5 ba, unfurnished, listing features (hot tub, deck, game room, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $91,000 in year 1 (9% short-life, $29,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,300
Kitchen cabinetsdefault
$12,800 new × 40% good × 2.03 allocation
- $8,500
Kitchen countertopsdefault
$10,400 new × 40% good × 2.03 allocation
- $4,500
Decorative trimdefault
$5,600 new × 40% good × 2.03 allocation
- $400
Mirrorsdefault
$500 new × 40% good × 2.03 allocation
- $1,000
Shelvingdefault
$1,200 new × 40% good × 2.03 allocation
- $6,500
Window coverings (32)default
$8,000 new × 40% good × 2.03 allocation
- $11,300
Kitchen & laundry equipment plumbingdefault
$9,900 new × 56% good × 2.03 allocation
- $6,800
Kitchen, laundry & data equipment electricaldefault
$6,000 new × 56% good × 2.03 allocation
- $6,200
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.03 allocation
- $7,300
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.03 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
- $11,800
Paving: driveway & walks (paved)default
$11,700 new × 50% good × 2.03 allocation
- $11,400
Landscaping (typical)default
$11,200 new × 50% good × 2.03 allocation
- $3,200
Patiosdefault
$3,100 new × 50% good × 2.03 allocation
- $36,200
Decks & porches (attached)listing
$35,700 new × 50% good × 2.03 allocation
- $443,100
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$345,400 new × 63% good × 2.03 allocation
- $40,600
Building plumbing & fixturesdefault
$35,800 new × 56% good × 2.03 allocation
- $42,600
Building electrical & lightingdefault
$37,500 new × 56% good × 2.03 allocation
- $29,000
HVACdefault
$35,800 new × 40% good × 2.03 allocation
- $16,600
Hardwood & tile floorsdefault
$20,400 new × 40% good × 2.03 allocation
- $12,200
Septic systemlisting
$12,000 new × 50% good × 2.03 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $88,200 | $62,600 | $600 | $151,400 |
| 2 | $0 | $0 | $15,000 | $15,000 |
| 3 | $0 | $0 | $15,000 | $15,000 |
| 4 | $0 | $0 | $15,000 | $15,000 |
| 5 | $0 | $0 | $15,000 | $15,000 |
| 6+ | $0 | $0 | $523,500 | $523,500 |
| Total | $88,200 | $62,600 | $584,000 | $734,800 |
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.