527 River Place Way Unit 334
Sevierville, TN 37862
$375,000
2 bd · 2 ba · 1,050 sqft · Listed 1d ago
View on Realtor.com →Year built
2007
Sqft
1,050
Lot sqft
436
HOA / mo
$470
Furnished
No
List date
2026-10-26T14:46:33.000000Z
Revenue
Annual revenue
$35,832
ADR
$176
Occupancy
56%
Cleaning fees (12 mo)
$5,690
Confidence
Med (62.92), 50 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $36,494
River View by American Patriot Getaways
Vacation home · 2 bd · 2 ba · sleeps 4 · 207 ft
Revenue $50,799ADR $226Occ ≈ 62%—
A Bit of Bearadise | Sleeps 5 | Near Dollywood
Tiny house · 2 bd · 1 ba · sleeps 5 · 249 ft
Revenue $13,786ADR $242Occ ≈ 16%5★ (1)
2 BR Smoky Mountain Getaway w/ Pool and Hot Tub
Townhouse · 2 bd · 2 ba · sleeps 6 · 436 ft
Revenue $381ADR $127Occ ≈ 1%5★ (1)
River Front less than a mile from Pigeon Forge!
Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 453 ft
- Pool
- A/C
- Free parking
- Wifi
- +3
Revenue $31,551ADR $155Occ ≈ 56%5★ (253)
1/2mi to Pkwy | 5th wheel | Pool & Hot tub
Camper/RV · 2 bd · 1.5 ba · sleeps 8 · 463 ft
- Hot tub
- Pool
- A/C
- Free parking
- +4
Revenue $19,696ADR $171Occ ≈ 32%5★ (3)
Smoky Mtn cabin | Sleeps 5 | Loft | Hot tub
Tiny house · 2 bd · 1 ba · sleeps 5 · 463 ft
Revenue $20,111ADR $228Occ ≈ 24%4.7★ (3)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Charming Dollywood Retreat・Hot Tub & Pool Access Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $28,472 | $174 | 45% | 4.8★ (15) | 46 ft | AirbnbVrboBooking |
Villa Dreams- quiet villa with garage access Villa
| 2 bd · 2 ba · sleeps 6 | $48,241 | $191 | 69% | 5★ (276) | 46 ft | AirbnbVrbo |
River Dreams- riverside quiet unit on bottom floor Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $36,482 | $195 | 51% | 5★ (186) | 125 ft | AirbnbVrbo |
River View by American Patriot Getaways Vacation home | 2 bd · 2 ba · sleeps 4 | $50,799 | $226 | 62% | — | 207 ft | Booking |
A Bit of Bearadise | Sleeps 5 | Near Dollywood Tiny house | 2 bd · 1 ba · sleeps 5 | $13,786 | $242 | 16% | 5★ (1) | 249 ft | Airbnb |
River Place Condo - The Heart of Pigeon Forge! Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $30,595 | $164 | 51% | 4.7★ (75) | 331 ft | AirbnbVrbo |
2 BR Smoky Mountain Getaway w/ Pool and Hot Tub Townhouse | 2 bd · 2 ba · sleeps 6 | $381 | $127 | 1% | 5★ (1) | 436 ft | Airbnb |
River Front less than a mile from Pigeon Forge! Condominium (condo)
| 2 bd · 2 ba · sleeps 4 | $31,551 | $155 | 56% | 5★ (253) | 453 ft | Airbnb |
1/2mi to Pkwy | 5th wheel | Pool & Hot tub Camper/RV
| 2 bd · 1.5 ba · sleeps 8 | $19,696 | $171 | 32% | 5★ (3) | 463 ft | Airbnb |
Smoky Mtn cabin | Sleeps 5 | Loft | Hot tub Tiny house | 2 bd · 1 ba · sleeps 5 | $20,111 | $228 | 24% | 4.7★ (3) | 463 ft | Airbnb |
Show 40 more
Riverfront cabin | Sleeps 5 | Loft | Smokies
Tiny house · 2 bd · 1 ba · sleeps 5 · 463 ft
Revenue $17,727ADR $238Occ ≈ 20%5★ (4)
Treehouse Vibes on the River | Pool & Hot Tub
Tiny house · 2 bd · 1 ba · sleeps 4 · 463 ft
Revenue $25,902ADR $238Occ ≈ 30%—
River View*Resort Setting*River Adjacent*Sleeps 4
Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 466 ft
Revenue $34,116ADR $186Occ ≈ 50%4.8★ (12)
Apple Blossom Getaway-Near Apple Barn-Near Tanger Outlets
Condominium (condo) · 2 bd · 2 ba · sleeps 5 · 492 ft
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $25,026ADR $181Occ ≈ 38%5★ (324)
Bill’s on Little Pigeon River
Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 0.1 mi
Revenue $18,240ADR $263Occ ≈ 19%4.6★ (35)
Riverside Retreat | Riverfront | Loft | Smokies
Tiny house · 2 bd · 1 ba · sleeps 5 · 0.2 mi
Revenue $26,941ADR $235Occ ≈ 31%5★ (1)
Dollywood/Tanger within 5 miles!
House · 2 bd · 2 ba · sleeps 4 · 0.2 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $36,155ADR $160Occ ≈ 62%5★ (99)
Pigeon Forge, car show, dollywood, hiking, cades cove, mt leconte
House · 2 bd · 2 ba · sleeps 6 · 0.2 mi
- Pool
- A/C
- Free parking
- Wifi
- +3
Revenue $36,506ADR $164Occ ≈ 61%4.9★ (218)
Paradise Cove #307 - Your Peaceful Retreat in the Heart of Pigeon Forge
Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $41,477ADR $190Occ ≈ 60%4.8★ (138)
Dollywood//Tanger//The Island all within 5 Miles!
House · 2 bd · 2 ba · sleeps 4 · 0.3 mi
Revenue $35,430ADR $159Occ ≈ 61%5★ (438)
Pet-friendly, Central Location with a very easy drive, Hot Tub, Community Pool
Cabin · 2 bd · 2 ba · sleeps 4 · 0.3 mi
Revenue $36,880ADR $0Occ ≈ —5★ (2)
Delisted
Majestic Cove #331-Your Peaceful Retreat in the Heart of Pigeon Forge!
House · 2 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $62,143ADR $211Occ ≈ 81%5★ (128)
Serenity Cove #327- Your Peaceful Retreat in the Heart of Pigeon Forge
House · 2 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $43,823ADR $207Occ ≈ 58%5★ (160)
Believe N Dreams #317 – Your Peaceful Retreat in the Heart of Pigeon Forge
House · 2 bd · 2 ba · sleeps 4 · 0.4 mi
Revenue $37,467ADR $203Occ ≈ 51%4.9★ (90)
Cozy 2 Bedroom - 2 Blocks to Pigeon Forge Fun!
Cottage · 2 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $42,105ADR $202Occ ≈ 57%5★ (175)
JUST 4 YOU. Close to all attractions.
House · 2 bd · 2 ba · sleeps 6 · 0.5 mi
Revenue $29,587ADR $197Occ ≈ 41%5★ (313)
Get Ready For Summer At Pedaler's Rest-1 mile from Pkwy
House · 2 bd · 2 ba · sleeps 4 · 0.5 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +3
Revenue $19,265ADR $229Occ ≈ 23%4.8★ (44)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Riverfront cabin | Sleeps 5 | Loft | Smokies Tiny house | 2 bd · 1 ba · sleeps 5 | $17,727 | $238 | 20% | 5★ (4) | 463 ft | Airbnb |
Treehouse Vibes on the River | Pool & Hot Tub Tiny house | 2 bd · 1 ba · sleeps 4 | $25,902 | $238 | 30% | — | 463 ft | Airbnb |
River View*Resort Setting*River Adjacent*Sleeps 4 Condominium (condo) | 2 bd · 2 ba · sleeps 4 | $34,116 | $186 | 50% | 4.8★ (12) | 466 ft | Airbnb |
Cozy Dreams- quietly nestled just off the Parkway House
| 2 bd · 2 ba · sleeps 4 | $30,531 | $206 | 41% | 5★ (34) | 476 ft | AirbnbVrbo |
Riverfront 2BR | Pool | Free Attraction Tickets Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $9,809 | $164 | 16% | 4.6★ (69) | 486 ft | AirbnbBooking |
Riverside Family Getaway・Creek Views・Hot Tub・Pool Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $23,099 | $167 | 38% | 4.6★ (23) | 489 ft | AirbnbVrboBooking |
Apple Blossom Getaway-Near Apple Barn-Near Tanger Outlets Condominium (condo)
| 2 bd · 2 ba · sleeps 5 | $25,026 | $181 | 38% | 5★ (324) | 492 ft | Vrbo |
Bill’s on Little Pigeon River Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $18,240 | $263 | 19% | 4.6★ (35) | 0.1 mi | Booking |
Dreamy 2BR Riverfront | Free Attraction Tickets Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $11,151 | $201 | 15% | 4.8★ (115) | 0.1 mi | AirbnbBooking |
2BR*Resort Pool & Games + 1 Mile to Pigeon Forge House
| 2 bd · 1.5 ba · sleeps 4 | $40,970 | $166 | 68% | 5★ (78) | 0.1 mi | AirbnbVrbo |
Riverfront Condo | Eagles & Air Hockey Apartment
| 2 bd · 2 ba · sleeps 6 | $30,045 | $208 | 40% | 5★ (191) | 0.1 mi | AirbnbVrboBooking |
Riverside Retreat | Riverfront | Loft | Smokies Tiny house | 2 bd · 1 ba · sleeps 5 | $26,941 | $235 | 31% | 5★ (1) | 0.2 mi | Airbnb |
2BR Townhouse* Resort Pool & Games! 1 Mile to PF House
| 2 bd · 1.5 ba · sleeps 4 | $43,284 | $159 | 75% | 5★ (88) | 0.2 mi | AirbnbVrbo |
Dollywood/Tanger within 5 miles! House
| 2 bd · 2 ba · sleeps 4 | $36,155 | $160 | 62% | 5★ (99) | 0.2 mi | Airbnb |
Pigeon Forge, car show, dollywood, hiking, cades cove, mt leconte House
| 2 bd · 2 ba · sleeps 6 | $36,506 | $164 | 61% | 4.9★ (218) | 0.2 mi | Vrbo |
Paradise Cove #307 - Your Peaceful Retreat in the Heart of Pigeon Forge Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $41,477 | $190 | 60% | 4.8★ (138) | 0.3 mi | Vrbo |
2 Min to Parkway | Arcade, Jetted Tub & Fireplace House | 2 bd · 2 ba · sleeps 7 | $42,157 | $245 | 47% | 5★ (101) | 0.3 mi | AirbnbVrbo |
Jaxon's Mountain River Retreat w/ Hot tub & Views House | 2 bd · 1 ba · sleeps 6 | $47,123 | $216 | 60% | 4.9★ (194) | 0.3 mi | AirbnbVrbo |
Sweet Pea Cottage - Arcade, Fireplace & Pool House | 2 bd · 2 ba · sleeps 6 | $40,633 | $213 | 52% | 4.7★ (86) | 0.3 mi | AirbnbVrboBooking |
Condo w/ garage in Pigeon Forge, TN House | 2 bd · 2 ba · sleeps 6 | $52,786 | $218 | 66% | 5★ (19) | 0.3 mi | AirbnbVrbo |
Dollywood//Tanger//The Island all within 5 Miles! House | 2 bd · 2 ba · sleeps 4 | $35,430 | $159 | 61% | 5★ (438) | 0.3 mi | Airbnb |
Pet-friendly, Central Location with a very easy drive, Hot Tub, Community Pool Cabin | 2 bd · 2 ba · sleeps 4 | $36,880 | $0 | — | 5★ (2) | 0.3 mi | Delisted |
Home 2 Mi to The Island w/ Attached Garage! House | 2 bd · 2 ba · sleeps 4 | $39,664 | $166 | 65% | 4.9★ (43) | 0.3 mi | AirbnbVrboBooking |
A Happy Cottage - less than 1 mile from parkway Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $19,596 | $199 | 27% | 4.5★ (2) | 0.4 mi | AirbnbVrbo |
Majestic Cove #331-Your Peaceful Retreat in the Heart of Pigeon Forge! House | 2 bd · 2 ba · sleeps 6 | $62,143 | $211 | 81% | 5★ (128) | 0.4 mi | Vrbo |
Home w/ Community Pool - 2 Miles to The Island! Cottage | 2 bd · 2 ba · sleeps 4 | $42,116 | $187 | 62% | 4.8★ (222) | 0.4 mi | AirbnbVrboBooking |
Serenity Cove #327- Your Peaceful Retreat in the Heart of Pigeon Forge House | 2 bd · 2 ba · sleeps 6 | $43,823 | $207 | 58% | 5★ (160) | 0.4 mi | Vrbo |
Tranquil 2-BR/2-BH Steps to Pigeon Forge; King Bed Townhouse | 2 bd · 2 ba · sleeps 6 | $38,053 | $192 | 54% | 4.9★ (135) | 0.4 mi | AirbnbVrbo |
Grace's Mountain River Retreat w/ Hot tub & Views Townhouse | 2 bd · 1 ba · sleeps 6 | $49,236 | $218 | 62% | 4.8★ (342) | 0.4 mi | AirbnbVrbo |
Believe N Dreams #317 – Your Peaceful Retreat in the Heart of Pigeon Forge House | 2 bd · 2 ba · sleeps 4 | $37,467 | $203 | 51% | 4.9★ (90) | 0.4 mi | Vrbo |
Charming 2-bed home in heart of Pigeon Forge, TN House | 2 bd · 2 ba · sleeps 6 | $44,553 | $205 | 60% | 5★ (123) | 0.4 mi | AirbnbVrbo |
2BR River View w/ Hot Tub Fire Tickets House
| 2 bd · 2 ba · sleeps 6 | $26,599 | $314 | 23% | — | 0.4 mi | AirbnbVrbo |
Luxe Cottage Quiet with Jettub Near Dollywood Cottage | 2 bd · 2 ba · sleeps 6 | $47,683 | $197 | 66% | 4.9★ (173) | 0.4 mi | AirbnbVrboBooking |
Cozy 2 Bedroom - 2 Blocks to Pigeon Forge Fun! Cottage | 2 bd · 2 ba · sleeps 6 | $42,105 | $202 | 57% | 5★ (175) | 0.4 mi | Airbnb |
Rest Assured by Bear Camp Cottage
| 2 bd · 2 ba · sleeps 4 | $37,004 | $184 | 55% | 4.2★ (61) | 0.5 mi | AirbnbVrbo |
1 Mile from Pigeon Forge-River Front/River Access-great place to enjoy fishing- Motor cycle Friendly Cabin
| 2 bd · 2 ba · sleeps 4 | $48,438 | $209 | 63% | 4.4★ (43) | 0.5 mi | VrboBooking |
JUST 4 YOU. Close to all attractions. House | 2 bd · 2 ba · sleeps 6 | $29,587 | $197 | 41% | 5★ (313) | 0.5 mi | Airbnb |
River Breeze, $560 FREE tickets each paid day Cottage
| 2 bd · 2 ba · sleeps 6 | $36,834 | $183 | 55% | 4.2★ (68) | 0.5 mi | AirbnbVrboBooking |
River Front-Covered Parking-1 Mile Off Main Parkway-Year round fishing Motor cycle Friendly Chalet
| 2 bd · 2 ba · sleeps 6 | $45,080 | $213 | 58% | 4★ (26) | 0.5 mi | VrboBooking |
Get Ready For Summer At Pedaler's Rest-1 mile from Pkwy House
| 2 bd · 2 ba · sleeps 4 | $19,265 | $229 | 23% | 4.8★ (44) | 0.5 mi | Vrbo |
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
$35,832
NOI
$12,940
Cash flow /mo
-$999
Cash needed
$130,750
Cash-on-cash
-9.2%
ROE (yr 1)
1.2%
Cap rate
3.5%
DSCR
0.52
Year-1 write-off
$71,497
Year-1 tax shield @ 32%
$22,879
Year-1 return on equity
- Cash flow (annual)-$11,989
- Principal paydown$2,317
- Appreciation at%$11,250
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)$7,166
- Platform fees (3% of revenue)$1,075
- Maintenance / capex (5% of revenue)$1,792
- Utilities & supplies$4,200
- HOA$5,640
- Property tax$769
- Insurance (STR-rated)$2,250
Cash needed to close
- Down payment (25%)$93,750
- Closing costs (4.0%)$15,000
- Furnishing (bought new)$22,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$22,879
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
$329,000
Short-life (5/15-yr)
$49,000 · 15%
Year-1 deduction
$71,000
Year-1 tax shield @ 32%
$23,000
Land 12% (county tax record, market value split) · building $279,000 over 39 years · new furniture $22,000
Based on: 1,050 sq ft, built 2007, 2 bd / 2 ba, unfurnished, listing features (game room, fireplace, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $51,000 in year 1 (9% short-life, $16,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,200
Kitchen cabinetsdefault
$8,100 new × 40% good × 2.85 allocation
- $7,500
Kitchen countertopsdefault
$6,600 new × 40% good × 2.85 allocation
- $2,100
Decorative trimdefault
$1,800 new × 40% good × 2.85 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.85 allocation
- $1,000
Shelvingdefault
$900 new × 40% good × 2.85 allocation
- $3,100
Window coverings (11)default
$2,800 new × 40% good × 2.85 allocation
- $5,100
Carpet, vinyl & laminate (67% of floors)listing
$4,500 new × 40% good × 2.85 allocation
- $11,100
Kitchen & laundry equipment plumbingdefault
$6,300 new × 62% good × 2.85 allocation
- $6,700
Kitchen, laundry & data equipment electricaldefault
$3,800 new × 62% good × 2.85 allocation
- $2,800
Appliances (range, microwave)listing
$2,500 new × 40% good × 2.85 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $220,900
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$113,500 new × 68% good × 2.85 allocation
- $20,800
Building plumbing & fixturesdefault
$11,800 new × 62% good × 2.85 allocation
- $18,700
Building electrical & lightingdefault
$10,600 new × 62% good × 2.85 allocation
- $13,500
HVACdefault
$11,800 new × 40% good × 2.85 allocation
- $2,600
Hardwood & tile floorsdefault
$2,300 new × 40% good × 2.85 allocation
- $3,000
Fireplacelisting
$2,600 new × 40% good × 2.85 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $71,200 | $0 | $300 | $71,500 |
| 2 | $0 | $0 | $7,200 | $7,200 |
| 3 | $0 | $0 | $7,200 | $7,200 |
| 4 | $0 | $0 | $7,200 | $7,200 |
| 5 | $0 | $0 | $7,200 | $7,200 |
| 6+ | $0 | $0 | $250,400 | $250,400 |
| Total | $71,200 | $0 | $279,300 | $350,500 |
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.