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1279 Upper Middle Creek Rd

1279 Upper Middle Creek Rd

Sevierville, TN 37876

$949,000

3 bd · 4.5 ba · 2,300 sqft · Listed 1d ago

View on Realtor.com →

Year built

2023

Sqft

2,300

Lot sqft

64,033

HOA / mo

$0

Furnished

No

List date

2026-10-27T17:36:44.000000Z

Revenue

Annual revenue

$77,304

ADR

$356

Occupancy

59%

Cleaning fees (12 mo)

$15,136

Confidence

Med (60.06), 8 comps

Comp revenue range (p25 / median / p75)

$50,785$66,875$82,380

Few similar-size comps were found, so all comps are shown.

Median revenue of shown comps: $66,875

  • 3 Kings + Game Room | Hot Tub | Mins to Dollywood

    Cabin · 3 bd · 3.5 ba · sleeps 12 · 0.2 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +5

    Revenue $117,237ADR $505Occ ≈ 64%5★ (139)

    AirbnbVrbo

  • On Blackbeary Hill:Cozy 3 BR cabin in Pigeon Forge

    Cabin · 3 bd · 3.5 ba · sleeps 8 · 0.5 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +3

    Revenue $70,380ADR $288Occ ≈ 67%4.8★ (43)

    AirbnbVrboBooking

  • Sweet Serenity has many bears

    House · 3 bd · 4 ba · sleeps 10 · 0.5 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +5

    Revenue $89,021ADR $301Occ ≈ 81%4.8★ (55)

    Airbnb

  • 4 Cubs Cove - Relax in hot tub and theater room!

    Cabin · 3 bd · 3.5 ba · sleeps 12 · 0.5 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +5

    Revenue $63,370ADR $396Occ ≈ 44%4.7★ (10)

    AirbnbVrboBooking

  • Mom Bear & 3 cubs active/Video Arcade & Traditional Pool room/Two Master Kings

    Cabin · 3 bd · 3.5 ba · sleeps 10 · 0.5 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +6

    Revenue $80,166ADR $272Occ ≈ 81%4.9★ (226)

    Vrbo

  • Mountain Sanctuary | Indoor/ Outdoor Pools!

    Condominium (condo) · 3 bd · 3.5 ba · sleeps 8 · 0.7 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +4

    Revenue $45,057ADR $286Occ ≈ 43%3.5★ (10)

    AirbnbVrboBooking

  • 3BR 3.5BA - Beautiful Condo! Close to Dollywood

    Condominium (condo) · 3 bd · 3.5 ba · sleeps 11 · 0.7 mi

    • Pool
    • A/C
    • Free parking
    • Wifi
    • +3

    Revenue $30,048ADR $306Occ ≈ 27%4.4★ (41)

    AirbnbVrboBooking

  • Grand View Lodge - 3 bedroom Pigeon Forge cabin w

    Cabin · 3 bd · 4 ba · sleeps 12 · 0.7 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +6

    Revenue $52,694ADR $398Occ ≈ 36%5★ (9)

    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

Financing
Management

Est. revenue

$77,304

NOI

$42,979

Cash flow /mo

$3,582

Cash needed

$1,012,460

Cash-on-cash (all cash)

4.2%

ROE (yr 1)

7.1%

Cap rate

4.5%

DSCR

—

Year-1 write-off

$235,110

Year-1 tax shield @ 32%

$75,235

Year-1 return on equity

  • Cash flow (annual)$42,979
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$28,470
ROE7.1%

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)$15,461
  • Platform fees (3% of revenue)$2,319
  • Maintenance / capex (5% of revenue)$3,865
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$2,786
  • Insurance (STR-rated)$5,694

Cash needed to close

  • Purchase price (all cash)$949,000
  • Closing costs (4.0%)$37,960
  • Furnishing (bought new)$25,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$75,235

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

$853,000

Short-life (5/15-yr)

$209,000 · 25%

Year-1 deduction

$235,000

Year-1 tax shield @ 32%

$75,000

Land 10% (county tax record, market value split) · building $644,000 over 39 years · new furniture $26,000

Based on: 2,300 sq ft, built 2023, 3 bd / 4.5 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: $146,000 in year 1 (14% short-life, $47,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$151,300

  • Kitchen cabinetsdefault

    $10,800 new × 88% good × 2.02 allocation

    $19,300

  • Kitchen countertopsdefault

    $8,900 new × 88% good × 2.02 allocation

    $15,800

  • Decorative trimdefault

    $4,000 new × 88% good × 2.02 allocation

    $7,200

  • Mirrorsdefault

    $600 new × 75% good × 2.02 allocation

    $900

  • Shelvingdefault

    $1,200 new × 88% good × 2.02 allocation

    $2,100

  • Window coverings (23)default

    $5,800 new × 70% good × 2.02 allocation

    $8,100

  • Carpet, vinyl & laminate (100% of floors)listing

    $14,800 new × 75% good × 2.02 allocation

    $22,400

  • Kitchen & laundry equipment plumbingdefault

    $8,400 new × 94% good × 2.02 allocation

    $16,000

  • Kitchen, laundry & data equipment electricaldefault

    $5,100 new × 94% good × 2.02 allocation

    $9,700

  • Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing

    $7,700 new × 75% good × 2.02 allocation

    $11,700

  • Hot tub (freestanding)listing

    $9,000 new × 70% good × 2.02 allocation

    $12,700

  • Furniture bought newlisting

    $19,500 new × 100% good · bought separately

    $19,500

  • Game-room equipment bought newlisting

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

    $6,000
15-year land improvements$83,100

  • Paving: driveway & walks (paved)default

    $9,900 new × 88% good × 2.02 allocation

    $17,700

  • Landscaping (typical)default

    $9,600 new × 88% good × 2.02 allocation

    $17,000

  • Patiosdefault

    $2,300 new × 88% good × 2.02 allocation

    $4,000

  • Decks & porches (attached)listing

    $25,900 new × 85% good × 2.02 allocation

    $44,400
Building, 39-year$643,700

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

    $249,500 new × 95% good × 2.02 allocation

    $478,600

  • Building plumbing & fixturesdefault

    $25,900 new × 94% good × 2.02 allocation

    $49,200

  • Building electrical & lightingdefault

    $26,400 new × 94% good × 2.02 allocation

    $50,200

  • HVACdefault

    $25,900 new × 85% good × 2.02 allocation

    $44,500

  • Septic systemlisting

    $12,000 new × 88% good × 2.02 allocation

    $21,300

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$151,300$83,100$700$235,100
2$0$0$16,500$16,500
3$0$0$16,500$16,500
4$0$0$16,500$16,500
5$0$0$16,500$16,500
6+$0$0$577,000$577,000
Total$151,300$83,100$643,700$878,100

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.