STR Yield
← Back to deals
MortgageCash
527 River Place Way Unit 343

527 River Place Way Unit 343

Sevierville, TN 37862

$559,000

3 bd · 3 ba · 1,680 sqft · Listed 2d ago

View on Realtor.com →
Rental history

Year built

2007

Sqft

1,680

Lot sqft

—

HOA / mo

$425

Furnished

Yes

List date

2026-09-25T00:28:00Z

Revenue

Annual revenue

$41,013

ADR

$231

Occupancy

49%

Cleaning fees (12 mo)

$7,667

Confidence

Low (48.41), 47 comps

Comp revenue range (p25 / median / p75)

$25,547$40,927$52,254

  • Riverfront Pigeon Forge Condo w/ Pool Access

    3 bd · 2 ba · sleeps 6 · 46 ft

    Revenue —ADR $209Occ ≈ —5★ (34)

    AirbnbVrbo

  • Peaceful River/ Mountain Views/ Dollywood/ Pigeon

    3 bd · 2 ba · sleeps 8 · 177 ft

    Revenue —ADR $275Occ ≈ —5★ (139)

    AirbnbVrbo

  • River/Mtn Views- Pool-Gym-Gamerm @ Appleview Condo

    3 bd · 3 ba · sleeps 8 · 259 ft

    Revenue —ADR $251Occ ≈ —4★ (1)

    Airbnb

  • Riverfront Condo W/ Balcony, Fishing, Fireplace

    3 bd · 2 ba · sleeps 6 · 331 ft

    Revenue —ADR $226Occ ≈ —4.7★ (64)

    AirbnbVrbo

  • Apple river penthouse-Pigeon Forge

    3 bd · 2 ba · sleeps 11 · 374 ft

    Revenue —ADR $303Occ ≈ —5★ (78)

    AirbnbVrbo

  • Apple River Penthouse

    3 bd · 3 ba · sleeps 11 · 384 ft

    Revenue —ADR $344Occ ≈ —4.9★ (23)

    Vrbo

  • Car Show Property with Garage!

    3 bd · 3 ba · sleeps 8 · 0.3 mi

    Revenue —ADR $287Occ ≈ —4.7★ (3)

    AirbnbVrbo

  • Rock of Ages- less than a mile to the parkway!

    3 bd · 3 ba · sleeps 10 · 0.5 mi

    Revenue —ADR $255Occ ≈ —4.4★ (51)

    AirbnbVrbo

  • Family & Dog-Friendly Home w/ Game Room & Hot Tub

    3 bd · 2 ba · sleeps 8 · 0.5 mi

    Revenue —ADR $205Occ ≈ —4.9★ (205)

    AirbnbVrbo

  • Theater Room-Game Room-Bluff River View-Wireless Internet- putt putt golf coarse-Hot Tub and More

    3 bd · 3 ba · sleeps 10 · 0.5 mi

    Revenue —ADR $295Occ ≈ —4.5★ (75)

    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

Financing

Est. revenue

$41,013

NOI

$15,796

Cash flow /mo

$1,316

Cash needed

$581,360

Cash-on-cash (all cash)

2.7%

ROE (yr 1)

5.6%

Cap rate

2.8%

DSCR

—

Year-1 write-off

$83,426

Year-1 tax shield @ 32%

$26,696

Year-1 return on equity

  • Cash flow (annual)$15,796
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$16,770
ROE5.6%
ROE incl. year-1 tax savings (32% bracket, STR loophole)10.2%
Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$8,203
  • Platform fees (3% of revenue)$1,230
  • Maintenance / capex (5% of revenue)$2,051
  • Utilities & supplies$4,200
  • HOA$5,100
  • Property tax$1,079
  • Insurance (STR-rated)$3,354

Cash needed to close

  • Purchase price (all cash)$559,000
  • Closing costs (4.0%)$22,360
  • Furnishing (conveyed with the sale)$0

Tax savings if the STR loophole applies

  • Tax shield @ 32%$26,696

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

$511,000

Short-life (5/15-yr)

$82,000 · 16%

Year-1 deduction

$83,000

Year-1 tax shield @ 32%

$27,000

Land 9% (county tax record, market value split) · building $428,000 over 39 years

Based on: 1,680 sq ft, built 2007, 3 bd / 3 ba, furnished, listing features (hot tub, game room, fireplace, stone counters, flooring types, appliance list).

IRS-guide safe-harbor floor: $58,000 in year 1 (11% short-life, $19,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$82,100

  • Kitchen cabinetsdefault

    $9,500 new × 40% good × 2.69 allocation

    $10,200

  • Kitchen countertops (stone)listing

    $9,700 new × 40% good × 2.69 allocation

    $10,500

  • Decorative trimdefault

    $2,900 new × 40% good × 2.69 allocation

    $3,200

  • Mirrorsdefault

    $500 new × 40% good × 2.69 allocation

    $500

  • Shelvingdefault

    $1,200 new × 40% good × 2.69 allocation

    $1,300

  • Window coverings (17)default

    $4,300 new × 40% good × 2.69 allocation

    $4,600

  • Carpet, vinyl & laminate (33% of floors)listing

    $3,600 new × 40% good × 2.69 allocation

    $3,900

  • Kitchen & laundry equipment plumbingdefault

    $7,400 new × 62% good × 2.69 allocation

    $12,300

  • Kitchen, laundry & data equipment electricaldefault

    $4,500 new × 62% good × 2.69 allocation

    $7,400

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

    $7,700 new × 40% good × 2.69 allocation

    $8,300

  • Hot tub (freestanding)listing

    $9,000 new × 40% good × 2.69 allocation

    $9,700

  • Furniture conveyed with the sale (used)listing

    $19,500 new × 40% good · out of the price

    $7,800

  • Game-room equipment (used)listing

    $6,000 new × 40% good · out of the price

    $2,400
Building, 39-year$428,500

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

    $181,900 new × 68% good × 2.69 allocation

    $334,900

  • Building plumbing & fixturesdefault

    $18,900 new × 62% good × 2.69 allocation

    $31,500

  • Building electrical & lightingdefault

    $18,600 new × 62% good × 2.69 allocation

    $31,000

  • HVACdefault

    $18,900 new × 40% good × 2.69 allocation

    $20,400

  • Hardwood & tile floorsdefault

    $7,200 new × 40% good × 2.69 allocation

    $7,800

  • Fireplacelisting

    $2,600 new × 40% good × 2.69 allocation

    $2,800

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$82,100$0$1,400$83,400
2$0$0$11,000$11,000
3$0$0$11,000$11,000
4$0$0$11,000$11,000
5$0$0$11,000$11,000
6+$0$0$383,100$383,100
Total$82,100$0$428,500$510,500

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: Georgia disallows 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.