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838 Holly Branch Rd

838 Holly Branch Rd

Gatlinburg, TN 37738

$849,000

5 bd · 4.5 ba · 3,686 sqft · Listed 1d ago

View on Realtor.com →
Low confidence

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)

$50,312$90,719$135,759

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)

    Booking

  • Ski Mountain Manor: Big Screen, Bigger Memories

    Cabin · 5 bd · 4.5 ba · sleeps 12 · 0.1 mi

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

    Revenue $32,634ADR $506Occ ≈ 18%—

    AirbnbVrboBooking

  • *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)

    Airbnb

  • Trillium | BEST view | pool table | hot tub

    Cabin · 5 bd · 5 ba · sleeps 12 · 0.2 mi

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

    Revenue $110,518ADR $566Occ ≈ 53%4.8★ (159)

    AirbnbVrbo

  • Halfway to Heaven | Hot Tub, Game Room & Views

    Cabin · 5 bd · 4 ba · sleeps 14 · 0.2 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +4

    Revenue $5,576ADR $309Occ ≈ 5%—

    AirbnbVrbo

  • S’mores & Campfire Fun*Crisp Autumn Nights*Bears

    Cabin · 5 bd · 4 ba · sleeps 14 · 0.2 mi

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

    Revenue $86,895ADR $383Occ ≈ 62%4.6★ (325)

    AirbnbVrbo

  • Mountain Views, XL Hot Tub, Grill, Bunks!

    Chalet · 5 bd · 4.5 ba · sleeps 12 · 0.4 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +6

    Revenue $115,213ADR $641Occ ≈ 49%4.9★ (84)

    AirbnbVrbo

  • 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)

    Airbnb

  • 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)

    Airbnb

  • Tyrolea Lodge - Great Family Getaway Location

    Chalet · 5 bd · 4 ba · sleeps 16 · 0.5 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +7

    Revenue $113,809ADR $655Occ ≈ 48%5★ (237)

    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)

    Airbnb

  • 2Miles to GSMNP & DTWN• HotTub • Pools • 3Decks •

    Cabin · 5 bd · 5 ba · sleeps 12 · 0.6 mi

    Revenue $698ADR $349Occ ≈ 1%5★ (2)

    Airbnb

  • Sunstone Lodge close DTown Ober Ripleys discount

    Cabin · 5 bd · 5.5 ba · sleeps 12 · 0.6 mi

    Revenue $7,451ADR $532Occ ≈ 4%4.7★ (107)

    Airbnb

  • NEW! Majestic Views of Mt. LeConte | Pool

    Cabin · 5 bd · 5 ba · sleeps 12 · 0.6 mi

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

    Revenue $263,006ADR $795Occ ≈ 91%5★ (64)

    Airbnb

  • LegacyLdg: Views*HotTub*Wi-Fi*Theater*Games*ResPool

    Cabin · 5 bd · 5 ba · sleeps 12 · 0.6 mi

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

    Revenue $29,136ADR $492Occ ≈ 16%4.7★ (3)

    AirbnbVrbo

  • 5BR in Gatlinburg with hot tub and pool table!

    House · 5 bd · 4 ba · sleeps 12 · 0.6 mi

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

    Revenue $57,849ADR $572Occ ≈ 28%4.7★ (39)

    AirbnbVrbo

  • 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)

    Booking

  • Postcard Worthy View! Hot Tub, Firepit, GameRoom

    Cabin · 5 bd · 5 ba · sleeps 14 · 0.6 mi

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

    Revenue $122,461ADR $710Occ ≈ 47%5★ (59)

    Airbnb

  • Pool table, hot tub, indoor sauna in Gatlinburg!

    Chalet · 5 bd · 5.5 ba · sleeps 12 · 0.6 mi

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

    Revenue $8,633ADR $595Occ ≈ 4%4.7★ (3)

    AirbnbVrbo

  • 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)

    Airbnb

  • A+ Views! 5 bdrs w/en suites, Game Room, Firepit!

    Cabin · 5 bd · 5.5 ba · sleeps 12 · 0.6 mi

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

    Revenue $136,495ADR $501Occ ≈ 75%5★ (63)

    AirbnbVrbo

  • Mountain Explorers Retreat

    Cabin · 5 bd · 4.5 ba · sleeps 16 · 0.7 mi

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

    Revenue $41,805ADR $486Occ ≈ 24%5★ (9)

    AirbnbVrbo

  • Stunning Views, Hot Tub, 3 Decks: Gatlinburg Cabin

    Cabin · 5 bd · 5 ba · sleeps 16 · 0.7 mi

    • Hot tub
    • Pool
    • A/C
    • Wifi
    • +4

    Revenue $67,836ADR $582Occ ≈ 32%4.2★ (82)

    AirbnbVrboBooking

  • YARD/Hot Tub/Game Room/Theater/VIEWS/Fire Pit

    Cabin · 5 bd · 5.5 ba · sleeps 12 · 0.7 mi

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

    Revenue $221,990ADR $772Occ ≈ 79%5★ (254)

    AirbnbVrbo

  • Bear Crossing

    Vacation home · 5 bd · 4 ba · sleeps 12 · 0.7 mi

    Revenue $71,301ADR $320Occ ≈ 61%—

    Booking

  • Heated Pool/Hot Tub/Theater/Game/Sleeps 16/Downtwn

    Cabin · 5 bd · 4.5 ba · sleeps 16 · 0.7 mi

    Revenue $162,035ADR $739Occ ≈ 60%5★ (59)

    Airbnb

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

$107,552

NOI

$61,386

Cash flow /mo

$5,116

Cash needed

$909,460

Cash-on-cash (all cash)

6.7%

ROE (yr 1)

9.6%

Cap rate

7.2%

DSCR

—

Year-1 write-off

$159,676

Year-1 tax shield @ 32%

$51,096

Year-1 return on equity

  • Cash flow (annual)$61,386
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$25,470
ROE9.6%

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

  • Purchase price (all cash)$849,000
  • 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.

5-year property$107,900

  • Kitchen cabinetsdefault

    $13,900 new × 40% good × 2.33 allocation

    $12,900

  • Kitchen countertopsdefault

    $11,400 new × 40% good × 2.33 allocation

    $10,600

  • Decorative trimdefault

    $6,500 new × 40% good × 2.33 allocation

    $6,000

  • Mirrorsdefault

    $600 new × 40% good × 2.33 allocation

    $600

  • Shelvingdefault

    $1,800 new × 40% good × 2.33 allocation

    $1,700

  • Window coverings (37)default

    $9,300 new × 40% good × 2.33 allocation

    $8,600

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

    $7,900 new × 40% good × 2.33 allocation

    $7,400

  • Kitchen & laundry equipment plumbingdefault

    $10,800 new × 44% good × 2.33 allocation

    $11,100

  • Kitchen, laundry & data equipment electricaldefault

    $6,500 new × 44% good × 2.33 allocation

    $6,700

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

    $8,100 new × 40% good × 2.33 allocation

    $7,500

  • Hot tub (freestanding)listing

    $9,000 new × 40% good × 2.33 allocation

    $8,400

  • Furniture bought newlisting

    $26,500 new × 100% good · bought separately

    $26,500
15-year land improvements$51,100

  • Paving: driveway & walks (paved)default

    $12,600 new × 50% good × 2.33 allocation

    $14,700

  • Landscaping (minimal)listing

    $6,100 new × 50% good × 2.33 allocation

    $7,000

  • Patioslisting

    $16,600 new × 50% good × 2.33 allocation

    $19,300

  • Decks & porches (attached)default

    $3,600 new × 50% good × 2.33 allocation

    $4,200

  • Gazebo / pergolalisting

    $5,000 new × 50% good × 2.33 allocation

    $5,800
Building, 39-year$643,200

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

    $400,400 new × 53% good × 2.33 allocation

    $497,200

  • Building plumbing & fixturesdefault

    $41,600 new × 44% good × 2.33 allocation

    $42,600

  • Building electrical & lightingdefault

    $44,000 new × 44% good × 2.33 allocation

    $45,100

  • HVACdefault

    $41,500 new × 40% good × 2.33 allocation

    $38,700

  • Hardwood & tile floorsdefault

    $15,800 new × 40% good × 2.33 allocation

    $14,700

  • Fireplaces (2)listing

    $5,300 new × 40% good × 2.33 allocation

    $4,900

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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.