838 Holly Branch Rd
Gatlinburg, TN 37738
$849,000
5 bd · 4.5 ba · 3,686 sqft · Listed 1d ago
View on Realtor.com →Year built
1998
Sqft
3,686
Lot sqft
436
HOA / mo
$183
Furnished
No
List date
2026-10-07T16:13:15.000000Z
Revenue
Annual revenue
$107,552
ADR
$482
Occupancy
61%
Cleaning fees (12 mo)
$15,913
Confidence
Low (32.87), 34 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $79,098
Gatlinburg Mansion By Avada Properties
Vacation home · 5 bd · 4 ba · sleeps 14 · 0.1 mi
Revenue $49,305ADR $251Occ ≈ 54%3.9★ (3)
*Spacious 5BD Lodge w/ HOT TUB! Theater + FirePit*
Cabin · 5 bd · 4 ba · sleeps 14 · 0.2 mi
Revenue $100,647ADR $493Occ ≈ 56%4.3★ (39)
Picture-Perfect great views no neighbors
Cabin · 5 bd · 5 ba · sleeps 12 · 0.4 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $152,693ADR $571Occ ≈ 73%5★ (128)
Picture Perfect 925 - Mountain Views That Amaze
Cabin · 5 bd · 5 ba · sleeps 12 · 0.4 mi
Revenue $133,550ADR $593Occ ≈ 62%4.8★ (35)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Gatlinburg Mansion By Avada Properties Vacation home | 5 bd · 4 ba · sleeps 14 | $49,305 | $251 | 54% | 3.9★ (3) | 0.1 mi | Booking |
Ski Mountain Manor: Big Screen, Bigger Memories Cabin
| 5 bd · 4.5 ba · sleeps 12 | $32,634 | $506 | 18% | — | 0.1 mi | AirbnbVrboBooking |
*Spacious 5BD Lodge w/ HOT TUB! Theater + FirePit* Cabin | 5 bd · 4 ba · sleeps 14 | $100,647 | $493 | 56% | 4.3★ (39) | 0.2 mi | Airbnb |
Trillium | BEST view | pool table | hot tub Cabin | 5 bd · 5 ba · sleeps 12 | $110,518 | $566 | 53% | 4.8★ (159) | 0.2 mi | AirbnbVrbo |
Halfway to Heaven | Hot Tub, Game Room & Views Cabin
| 5 bd · 4 ba · sleeps 14 | $5,576 | $309 | 5% | — | 0.2 mi | AirbnbVrbo |
S’mores & Campfire Fun*Crisp Autumn Nights*Bears Cabin
| 5 bd · 4 ba · sleeps 14 | $86,895 | $383 | 62% | 4.6★ (325) | 0.2 mi | AirbnbVrbo |
Mountain Views, XL Hot Tub, Grill, Bunks! Chalet
| 5 bd · 4.5 ba · sleeps 12 | $115,213 | $641 | 49% | 4.9★ (84) | 0.4 mi | AirbnbVrbo |
Picture-Perfect great views no neighbors Cabin
| 5 bd · 5 ba · sleeps 12 | $152,693 | $571 | 73% | 5★ (128) | 0.4 mi | Airbnb |
Picture Perfect 925 - Mountain Views That Amaze Cabin | 5 bd · 5 ba · sleeps 12 | $133,550 | $593 | 62% | 4.8★ (35) | 0.4 mi | Airbnb |
Tyrolea Lodge - Great Family Getaway Location Chalet
| 5 bd · 4 ba · sleeps 16 | $113,809 | $655 | 48% | 5★ (237) | 0.5 mi | AirbnbVrbo |
Show 16 more
NEW HotTb, Firepit, GameRm, Mins to Park/Town/Ober
Cabin · 5 bd · 4 ba · sleeps 16 · 0.6 mi
Revenue $114,662ADR $533Occ ≈ 59%4.8★ (133)
2Miles to GSMNP & DTWN• HotTub • Pools • 3Decks •
Cabin · 5 bd · 5 ba · sleeps 12 · 0.6 mi
Revenue $698ADR $349Occ ≈ 1%5★ (2)
NEW! Majestic Views of Mt. LeConte | Pool
Cabin · 5 bd · 5 ba · sleeps 12 · 0.6 mi
Revenue $263,006ADR $795Occ ≈ 91%5★ (64)
5BR in Gatlinburg with hot tub and pool table! 1 free ticket to Dollywood!
Vacation home · 5 bd · 4 ba · sleeps 12 · 0.6 mi
Revenue $53,334ADR $347Occ ≈ 42%4.2★ (2)
Postcard Worthy View! Hot Tub, Firepit, GameRoom
Cabin · 5 bd · 5 ba · sleeps 14 · 0.6 mi
Revenue $122,461ADR $710Occ ≈ 47%5★ (59)
2Miles to DTWN & GSMNP • 3 Pools • Theater •3Decks
Cabin · 5 bd · 5 ba · sleeps 12 · 0.6 mi
Revenue $37,040ADR $483Occ ≈ 21%5★ (15)
Bear Crossing
Vacation home · 5 bd · 4 ba · sleeps 12 · 0.7 mi
Revenue $71,301ADR $320Occ ≈ 61%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
NEW HotTb, Firepit, GameRm, Mins to Park/Town/Ober Cabin | 5 bd · 4 ba · sleeps 16 | $114,662 | $533 | 59% | 4.8★ (133) | 0.6 mi | Airbnb |
2Miles to GSMNP & DTWN• HotTub • Pools • 3Decks • Cabin | 5 bd · 5 ba · sleeps 12 | $698 | $349 | 1% | 5★ (2) | 0.6 mi | Airbnb |
Sunstone Lodge close DTown Ober Ripleys discount Cabin | 5 bd · 5.5 ba · sleeps 12 | $7,451 | $532 | 4% | 4.7★ (107) | 0.6 mi | AirbnbVrbo |
NEW! Majestic Views of Mt. LeConte | Pool Cabin | 5 bd · 5 ba · sleeps 12 | $263,006 | $795 | 91% | 5★ (64) | 0.6 mi | Airbnb |
LegacyLdg: Views*HotTub*Wi-Fi*Theater*Games*ResPool Cabin
| 5 bd · 5 ba · sleeps 12 | $29,136 | $492 | 16% | 4.7★ (3) | 0.6 mi | AirbnbVrbo |
5BR in Gatlinburg with hot tub and pool table! House | 5 bd · 4 ba · sleeps 12 | $57,849 | $572 | 28% | 4.7★ (39) | 0.6 mi | AirbnbVrbo |
5BR in Gatlinburg with hot tub and pool table! 1 free ticket to Dollywood! Vacation home | 5 bd · 4 ba · sleeps 12 | $53,334 | $347 | 42% | 4.2★ (2) | 0.6 mi | Booking |
Postcard Worthy View! Hot Tub, Firepit, GameRoom Cabin | 5 bd · 5 ba · sleeps 14 | $122,461 | $710 | 47% | 5★ (59) | 0.6 mi | Airbnb |
Pool table, hot tub, indoor sauna in Gatlinburg! Chalet | 5 bd · 5.5 ba · sleeps 12 | $8,633 | $595 | 4% | 4.7★ (3) | 0.6 mi | AirbnbVrbo |
2Miles to DTWN & GSMNP • 3 Pools • Theater •3Decks Cabin | 5 bd · 5 ba · sleeps 12 | $37,040 | $483 | 21% | 5★ (15) | 0.6 mi | Airbnb |
A+ Views! 5 bdrs w/en suites, Game Room, Firepit! Cabin | 5 bd · 5.5 ba · sleeps 12 | $136,495 | $501 | 75% | 5★ (63) | 0.6 mi | AirbnbVrbo |
Mountain Explorers Retreat Cabin | 5 bd · 4.5 ba · sleeps 16 | $41,805 | $486 | 24% | 5★ (9) | 0.7 mi | AirbnbVrbo |
Stunning Views, Hot Tub, 3 Decks: Gatlinburg Cabin Cabin
| 5 bd · 5 ba · sleeps 16 | $67,836 | $582 | 32% | 4.2★ (82) | 0.7 mi | AirbnbVrboBooking |
YARD/Hot Tub/Game Room/Theater/VIEWS/Fire Pit Cabin | 5 bd · 5.5 ba · sleeps 12 | $221,990 | $772 | 79% | 5★ (254) | 0.7 mi | AirbnbVrbo |
Bear Crossing Vacation home | 5 bd · 4 ba · sleeps 12 | $71,301 | $320 | 61% | — | 0.7 mi | Booking |
Heated Pool/Hot Tub/Theater/Game/Sleeps 16/Downtwn Cabin | 5 bd · 4.5 ba · sleeps 16 | $162,035 | $739 | 60% | 5★ (59) | 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
$107,552
NOI
$61,386
Cash flow /mo
$430
Cash needed
$272,710
Cash-on-cash
1.9%
ROE (yr 1)
13.2%
Cap rate
7.2%
DSCR
1.09
Year-1 write-off
$159,676
Year-1 tax shield @ 32%
$51,096
Year-1 return on equity
- Cash flow (annual)$5,160
- Principal paydown$5,288
- Appreciation at%$25,470
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)$21,510
- Platform fees (3% of revenue)$3,227
- Maintenance / capex (5% of revenue)$5,378
- Utilities & supplies$4,200
- HOA$2,196
- Property tax$4,561
- Insurance (STR-rated)$5,094
Cash needed to close
- Down payment (25%)$212,250
- Closing costs (4.0%)$33,960
- Furnishing (bought new)$26,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$51,096
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
$776,000
Short-life (5/15-yr)
$132,000 · 17%
Year-1 deduction
$160,000
Year-1 tax shield @ 32%
$51,000
Land 9% (county tax record, market value split) · building $643,000 over 39 years · new furniture $27,000
Based on: 3,686 sq ft, built 1998, 5 bd / 4.5 ba, unfurnished, listing features (hot tub, patio, fireplace, flooring types, appliance list, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $124,000 in year 1 (12% short-life, $40,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $12,900
Kitchen cabinetsdefault
$13,900 new × 40% good × 2.33 allocation
- $10,600
Kitchen countertopsdefault
$11,400 new × 40% good × 2.33 allocation
- $6,000
Decorative trimdefault
$6,500 new × 40% good × 2.33 allocation
- $600
Mirrorsdefault
$600 new × 40% good × 2.33 allocation
- $1,700
Shelvingdefault
$1,800 new × 40% good × 2.33 allocation
- $8,600
Window coverings (37)default
$9,300 new × 40% good × 2.33 allocation
- $7,400
Carpet, vinyl & laminate (33% of floors)listing
$7,900 new × 40% good × 2.33 allocation
- $11,100
Kitchen & laundry equipment plumbingdefault
$10,800 new × 44% good × 2.33 allocation
- $6,700
Kitchen, laundry & data equipment electricaldefault
$6,500 new × 44% good × 2.33 allocation
- $7,500
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)listing
$8,100 new × 40% good × 2.33 allocation
- $8,400
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.33 allocation
- $26,500
Furniture bought newlisting
$26,500 new × 100% good · bought separately
- $14,700
Paving: driveway & walks (paved)default
$12,600 new × 50% good × 2.33 allocation
- $7,000
Landscaping (minimal)listing
$6,100 new × 50% good × 2.33 allocation
- $19,300
Patioslisting
$16,600 new × 50% good × 2.33 allocation
- $4,200
Decks & porches (attached)default
$3,600 new × 50% good × 2.33 allocation
- $5,800
Gazebo / pergolalisting
$5,000 new × 50% good × 2.33 allocation
- $497,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$400,400 new × 53% good × 2.33 allocation
- $42,600
Building plumbing & fixturesdefault
$41,600 new × 44% good × 2.33 allocation
- $45,100
Building electrical & lightingdefault
$44,000 new × 44% good × 2.33 allocation
- $38,700
HVACdefault
$41,500 new × 40% good × 2.33 allocation
- $14,700
Hardwood & tile floorsdefault
$15,800 new × 40% good × 2.33 allocation
- $4,900
Fireplaces (2)listing
$5,300 new × 40% good × 2.33 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $107,900 | $51,100 | $700 | $159,700 |
| 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 | $576,600 | $576,600 |
| Total | $107,900 | $51,100 | $643,200 | $802,200 |
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.