640 Carter Plz
Gatlinburg, TN 37738
$799,000
3 bd · 2 ba · 1,920 sqft · Listed 1d ago
View on Realtor.com →Year built
2026
Sqft
1,920
Lot sqft
28,750
HOA / mo
None
Furnished
No
List date
2026-10-27T13:17:50.000000Z
Revenue
Annual revenue
$56,311
ADR
$282
Occupancy
55%
Cleaning fees (12 mo)
$9,786
Confidence
Low (42.9), 50 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $56,194
Gatlinburg Oasis• Epic Mountain View• 5 min to Gat
Cabin · 3 bd · 3 ba · sleeps 8 · 0.2 mi
Revenue $79,005ADR $380Occ ≈ 57%5★ (23)
Fall in Gatlinburg | Hot Tub + Pool Table + Dogs
House · 3 bd · 3 ba · sleeps 8 · 0.4 mi
Revenue $30,205ADR $291Occ ≈ 28%5★ (23)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Epic Views + Game Room + Hot Tub | Bear’s Lookout Cabin | 3 bd · 2 ba · sleeps 8 | $120,376 | $452 | 73% | 5★ (441) | 0.2 mi | AirbnbVrboBooking |
Lazy Bear Valley just minutes from Gatlinburg! Cabin | 3 bd · 2 ba · sleeps 10 | $58,213 | $263 | 61% | 4.8★ (94) | 0.2 mi | AirbnbVrboBooking |
*New* Gatlinburg Haven! Epic Mountain Views! XBOX! Cabin | 3 bd · 3 ba · sleeps 8 | $84,530 | $434 | 53% | 5★ (4) | 0.2 mi | AirbnbVrbo |
Gatlinburg Oasis• Epic Mountain View• 5 min to Gat Cabin | 3 bd · 3 ba · sleeps 8 | $79,005 | $380 | 57% | 5★ (23) | 0.2 mi | Airbnb |
Luxury Cabin with breathtaking views Cabin | 3 bd · 2.5 ba · sleeps 10 | $86,205 | $401 | 59% | 4.9★ (308) | 0.2 mi | AirbnbVrbo |
Roomy Cabin*Game room*Hot tub*Fire pit*King Suite Cabin | 3 bd · 2 ba · sleeps 6 | $57,044 | $327 | 48% | 4.7★ (22) | 0.2 mi | AirbnbVrboBooking |
Secluded 3 bedroom 3 bath w/Hot Tub in Gatlinburg Cabin | 3 bd · 3 ba · sleeps 8 | $66,719 | $310 | 59% | 4.8★ (30) | 0.3 mi | AirbnbVrbo |
Smoky Mountain Haven! Hot tub+Games, PetFriendly Cabin | 3 bd · 2 ba · sleeps 6 | $51,320 | $254 | 55% | 4.5★ (79) | 0.4 mi | AirbnbVrboBooking |
Cozy Cottage Mountain Retreat | The Glade Escape Cabin | 3 bd · 2 ba · sleeps 8 | $80,634 | $292 | 76% | 4.8★ (33) | 0.4 mi | AirbnbVrbo |
Fall in Gatlinburg | Hot Tub + Pool Table + Dogs House | 3 bd · 3 ba · sleeps 8 | $30,205 | $291 | 28% | 5★ (23) | 0.4 mi | Airbnb |
Show 30 more
Mountain Serenity By Colonial Properties
Chalet · 3 bd · 2 ba · sleeps 7 · 0.5 mi
Revenue $35,898ADR $200Occ ≈ 49%4.9★ (4)
3BR, hot tub, screened porch.
Chalet · 3 bd · 3 ba · sleeps 10 · 0.5 mi
Revenue $14,651ADR $322Occ ≈ 12%5★ (1)
Smoky Mountain House with View and Game Room
House · 3 bd · 3 ba · sleeps 9 · 0.5 mi
Revenue $7,756ADR $311Occ ≈ 7%4.8★ (29)
3BR, hot tub, screened porch.
Chalet · 3 bd · 3 ba · sleeps 10 · 0.5 mi
Revenue $40,027ADR $305Occ ≈ 36%5★ (7)
Panoramic views of the Great Smoky Mountains
Cabin · 3 bd · 3 ba · sleeps 8 · 0.6 mi
Revenue $37,102ADR $412Occ ≈ 25%4.9★ (295)
Smoky Pines Chalet – Modern 3-BR with Hot Tub, Game Room and Resort Pool
Vacation home · 3 bd · 3 ba · sleeps 10 · 0.6 mi
Revenue $59,722ADR $406Occ ≈ 40%5★ (1)
Smoky Mountain Vista By Avada Properties
Vacation home · 3 bd · 2 ba · sleeps 6 · 0.6 mi
Revenue $73,483ADR $230Occ ≈ 88%5★ (1)
Cozy Serenity - Outdoor Hot Tub, Firepit, Games, + Close to Downtown Gatlinburg
Vacation home · 3 bd · 2 ba · sleeps 8 · 0.6 mi
Revenue $50,260ADR $291Occ ≈ 47%4★ (3)
Sweet Serenity
Vacation home · 3 bd · 2 ba · sleeps 6 · 0.6 mi
Revenue $24,113ADR $224Occ ≈ 29%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Smoky Mountain Gem | Hot Tub & Views Cabin | 3 bd · 2 ba · sleeps 9 | $68,292 | $316 | 59% | 4.8★ (40) | 0.4 mi | AirbnbVrbo |
Family Smoky Mountain Retreat | Hot Tub | Arcade | Cabin | 3 bd · 2 ba · sleeps 9 | $55,343 | $265 | 57% | 4.9★ (167) | 0.5 mi | AirbnbVrbo |
Mountain Serenity By Colonial Properties Chalet | 3 bd · 2 ba · sleeps 7 | $35,898 | $200 | 49% | 4.9★ (4) | 0.5 mi | Booking |
3BR, hot tub, screened porch. Chalet | 3 bd · 3 ba · sleeps 10 | $14,651 | $322 | 12% | 5★ (1) | 0.5 mi | Booking |
Smoky Mountain House with View and Game Room House | 3 bd · 3 ba · sleeps 9 | $7,756 | $311 | 7% | 4.8★ (29) | 0.5 mi | Airbnb |
Above the Glades Stunning Views of Mt. LeConte Cabin | 3 bd · 3 ba · sleeps 8 | $66,355 | $368 | 49% | 4.9★ (272) | 0.5 mi | AirbnbVrbo |
3BR, hot tub, screened porch. Chalet | 3 bd · 3 ba · sleeps 10 | $40,027 | $305 | 36% | 5★ (7) | 0.5 mi | Airbnb |
Cozy Cottage Mountain Retreat | The Glade Escape Cabin | 3 bd · 2 ba · sleeps 8 | $12,052 | $331 | 10% | 4.8★ (21) | 0.5 mi | AirbnbVrbo |
3 Mi to Dtwn Gatlinburg! Cabin w/ Private Hot Tub Cabin | 3 bd · 3 ba · sleeps 10 | $13,836 | $307 | 12% | 4.9★ (154) | 0.5 mi | AirbnbVrboBooking |
Moose Crossing with amazing views! Cabin | 3 bd · 3 ba · sleeps 6 | $20,969 | $374 | 15% | 5★ (152) | 0.5 mi | AirbnbVrbo |
Cozy Cub Cabin - Movie Room, Games, & Hot Tub! Cabin | 3 bd · 2 ba · sleeps 8 | $65,382 | $246 | 73% | 4.8★ (92) | 0.5 mi | AirbnbVrbo |
Si!mply the Best! Amazing Views, Spacious Decks! Cabin | 3 bd · 3 ba · sleeps 8 | $86,514 | $343 | 69% | 5★ (368) | 0.5 mi | AirbnbVrbo |
See You Again Chateau with Hot Tub & Game Room House | 3 bd · 2.5 ba · sleeps 9 | $34,709 | $480 | 20% | 4.7★ (20) | 0.5 mi | AirbnbVrbo |
Rest and Relax in this Fully-Equipped Cabin Rental in Gatlinburg, Tennessee Cabin | 3 bd · 3 ba · sleeps 10 | $13,614 | $446 | 8% | — | 0.5 mi | VrboBooking |
Panoramic views of the Great Smoky Mountains Cabin | 3 bd · 3 ba · sleeps 8 | $37,102 | $412 | 25% | 4.9★ (295) | 0.6 mi | Airbnb |
Highpoint Escape | Game Room + Mtn Views! Cabin | 3 bd · 3 ba · sleeps 10 | $72,468 | $379 | 52% | 4.4★ (79) | 0.6 mi | AirbnbVrboBooking |
Running Bear – Elegant 3-Suite Chalet with Hot Tub Chalet
| 3 bd · 3 ba · sleeps 10 | $47,169 | $307 | 42% | 5★ (8) | 0.6 mi | AirbnbVrboBooking |
Pvt Mtn Lake View Kayak Spa Fish Cabin | 3 bd · 2.5 ba · sleeps 8 | $118,484 | $367 | 88% | 5★ (228) | 0.6 mi | AirbnbVrbo |
One Fine Day House | 3 bd · 2.5 ba · sleeps 8 | $60,117 | $518 | 32% | 5★ (14) | 0.6 mi | AirbnbVrbo |
3BR, Arts & Crafts Area, Hot Tub! Cabin | 3 bd · 1 ba · sleeps 10 | $23,291 | $303 | 21% | 4★ (2) | 0.6 mi | AirbnbVrbo |
Smoky Pines Chalet – Modern 3-BR with Hot Tub, Game Room and Resort Pool Vacation home | 3 bd · 3 ba · sleeps 10 | $59,722 | $406 | 40% | 5★ (1) | 0.6 mi | Booking |
Smoky Mountain Vista By Avada Properties Vacation home | 3 bd · 2 ba · sleeps 6 | $73,483 | $230 | 88% | 5★ (1) | 0.6 mi | Booking |
Cozy Serenity - Outdoor Hot Tub, Firepit, Games, + Close to Downtown Gatlinburg Vacation home | 3 bd · 2 ba · sleeps 8 | $50,260 | $291 | 47% | 4★ (3) | 0.6 mi | Booking |
Sweet Serenity Vacation home | 3 bd · 2 ba · sleeps 6 | $24,113 | $224 | 29% | — | 0.6 mi | Booking |
Spacious & Affordable Gatlinburg Cabin ~ Dogs OK!* Cabin | 3 bd · 2 ba · sleeps 8 | $17,269 | $256 | 18% | 4.8★ (26) | 0.6 mi | AirbnbVrbo |
5 Star Cabin~Hot Tub~Views~Wrap around porch Cabin | 3 bd · 2.5 ba · sleeps 8 | $77,175 | $334 | 63% | 5★ (127) | 0.6 mi | AirbnbVrbo |
Cozy 3 bedroom- hot tub on a screened in porch! Cabin | 3 bd · 2 ba · sleeps 10 | $76,786 | $455 | 46% | 4.8★ (5) | 0.6 mi | AirbnbVrbo |
Resort Setting - Cable/Wifi - Hot Tub Cabin | 3 bd · 3 ba · sleeps 10 | $53,519 | $300 | 49% | 5★ (9) | 0.6 mi | AirbnbVrbo |
Games | Views | Pool | Sauna | Hot Tub | Fire Pit Cabin | 3 bd · 3 ba · sleeps 10 | $120,338 | $358 | 92% | 4.9★ (274) | 0.6 mi | AirbnbVrbo |
Cozy Serenity - Soothing Soaks & Fireside Sips Cabin | 3 bd · 2 ba · sleeps 8 | $41,662 | $271 | 42% | 4.5★ (12) | 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 8.07% = 7.32% Freddie Mac 30-yr avg (Oct 22) + 0.75% investor premium
Est. revenue
$56,311
NOI
$31,448
Cash flow /mo
-$1,806
Cash needed
$257,210
Cash-on-cash
-8.4%
ROE (yr 1)
2.8%
Cap rate
3.9%
DSCR
0.59
Year-1 write-off
$197,844
Year-1 tax shield @ 32%
$63,310
Year-1 return on equity
- Cash flow (annual)-$21,668
- Principal paydown$4,937
- 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)$11,262
- Platform fees (3% of revenue)$1,689
- Maintenance / capex (5% of revenue)$2,816
- Utilities & supplies$4,200
- HOA$0
- Property tax$102
- 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%$63,310
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
$679,000
Short-life (5/15-yr)
$172,000 · 25%
Year-1 deduction
$198,000
Year-1 tax shield @ 32%
$63,000
Land 15% (market default, no usable tax-record split) · building $507,000 over 39 years · new furniture $26,000
Based on: 1,920 sq ft, built 2026, 3 bd / 2 ba, unfurnished, listing features (hot tub, deck, game room, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $120,000 in year 1 (14% short-life, $39,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $17,400
Kitchen cabinetsdefault
$10,000 new × 100% good × 1.73 allocation
- $14,200
Kitchen countertopsdefault
$8,200 new × 100% good × 1.73 allocation
- $5,800
Decorative trimdefault
$3,400 new × 100% good × 1.73 allocation
- $500
Mirrorsdefault
$300 new × 100% good × 1.73 allocation
- $2,100
Shelvingdefault
$1,200 new × 100% good × 1.73 allocation
- $8,200
Window coverings (19)default
$4,800 new × 100% good × 1.73 allocation
- $8,600
Carpet, vinyl & laminate (40% of floors)default
$4,900 new × 100% good × 1.73 allocation
- $13,500
Kitchen & laundry equipment plumbingdefault
$7,800 new × 100% good × 1.73 allocation
- $8,200
Kitchen, laundry & data equipment electricaldefault
$4,700 new × 100% good × 1.73 allocation
- $6,100
Appliances (range, microwave, dishwasher)listing
$3,500 new × 100% good × 1.73 allocation
- $15,600
Hot tub (freestanding)listing
$9,000 new × 100% good × 1.73 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
- $15,800
Paving: driveway & walks (paved)default
$9,100 new × 100% good × 1.73 allocation
- $15,200
Landscaping (typical)default
$8,700 new × 100% good × 1.73 allocation
- $3,300
Patiosdefault
$1,900 new × 100% good × 1.73 allocation
- $37,500
Decks & porches (attached)listing
$21,600 new × 100% good × 1.73 allocation
- $361,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$208,300 new × 100% good × 1.73 allocation
- $37,500
Building plumbing & fixturesdefault
$21,600 new × 100% good × 1.73 allocation
- $37,500
Building electrical & lightingdefault
$21,600 new × 100% good × 1.73 allocation
- $37,500
HVACdefault
$21,600 new × 100% good × 1.73 allocation
- $12,900
Hardwood & tile floorsdefault
$7,400 new × 100% good × 1.73 allocation
- $20,800
Septic systemlisting
$12,000 new × 100% good × 1.73 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $125,600 | $71,700 | $500 | $197,800 |
| 2 | $0 | $0 | $13,000 | $13,000 |
| 3 | $0 | $0 | $13,000 | $13,000 |
| 4 | $0 | $0 | $13,000 | $13,000 |
| 5 | $0 | $0 | $13,000 | $13,000 |
| 6+ | $0 | $0 | $454,800 | $454,800 |
| Total | $125,600 | $71,700 | $507,300 | $704,700 |
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.