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4541 Shangrila Way

4541 Shangrila Way

Sevierville, TN 37876

$1,089,990

4 bd · 4.5 ba · 3,255 sqft · Listed 3d ago

View on Realtor.com →
Rental historyEst. land %

Year built

2022

Sqft

3,255

Lot sqft

436

HOA / mo

$100

Furnished

No

List date

2026-09-24T18:12:11.000000Z

Revenue

Annual revenue

$107,762

ADR

$461

Occupancy

64%

Cleaning fees (12 mo)

$18,608

Confidence

Med (57.98), 17 comps

Comp revenue range (p25 / median / p75)

$60,905$103,148$113,686

  • Indoor Private Heated Pool, Views/Hot Tub/Fire Pit

    Cabin · 4 bd · 5 ba · sleeps 12 · 0.2 mi

    Revenue $171,463ADR $608Occ ≈ 77%5★ (219)

    AirbnbVrbo

  • Luxury 4BR Cabin w/ Pool, Views & Hot Tub!

    Cabin · 4 bd · 4.5 ba · sleeps 12 · 0.2 mi

    Revenue $120,980ADR $582Occ ≈ 57%4.8★ (14)

    AirbnbVrbo

  • Shangrila Splash 'N Views | Your own private pool!

    Cabin · 4 bd · 5 ba · sleeps 12 · 0.3 mi

    Revenue $145,046ADR $553Occ ≈ 72%4.2★ (14)

    AirbnbVrboBooking

  • Kuma Cabin - 84° Private Pool, Hot Tub, King Beds

    Cabin · 4 bd · 4.5 ba · sleeps 12 · 0.3 mi

    Revenue $103,148ADR $541Occ ≈ 52%5★ (82)

    AirbnbVrbo

  • Shangrila Splashing Views

    Cabin · 4 bd · 4.5 ba · sleeps 12 · 0.3 mi

    Revenue $64,404ADR $619Occ ≈ 29%5★ (6)

    AirbnbVrbo

  • Huge Pool Cabin with Spectacular Views, Discounts!

    Cabin · 4 bd · 5 ba · sleeps 16 · 0.3 mi

    Revenue $125,827ADR $684Occ ≈ 50%5★ (123)

    AirbnbVrbo

  • Oasis in the Mountains

    Cabin · 4 bd · 4 ba · sleeps 16 · 0.4 mi

    Revenue $113,686ADR $539Occ ≈ 58%4.8★ (140)

    AirbnbVrbo

  • Rooftop RendezView - Minutes from Appalachian Fun!

    Cabin · 4 bd · 4.5 ba · sleeps 12 · 0.4 mi

    Revenue $110,632ADR $473Occ ≈ 64%4.7★ (42)

    AirbnbVrboBooking

  • Foxhaven Ridge: Lux Family Fall Mtn Views • Sauna • Hot Tub • Cold Plunge - Gym

    Cabin · 4 bd · 4 ba · sleeps 12 · 0.4 mi

    Revenue $45,132ADR $683Occ ≈ 18%—

    Vrbo

  • Rooftop Mtn Views • Hot Tub • Theater • Near Pkwy

    Cabin · 4 bd · 4.5 ba · sleeps 10 · 0.4 mi

    Revenue $37,004ADR $409Occ ≈ 25%5★ (52)

    AirbnbVrboBooking

Show all 17 comps

  • Reduced Nightly Rates!!

    Cabin · 4 bd · 4 ba · sleeps 12 · 0.5 mi

    Revenue $82,382ADR $393Occ ≈ 57%4.7★ (242)

    Vrbo

  • Mtn Views • Sauna • Hot Tub • Cold Plunge - Gym

    Cabin · 4 bd · 4 ba · sleeps 12 · 0.5 mi

    Revenue $70,849ADR $695Occ ≈ 28%5★ (16)

    Airbnb

  • Heavenly View - Luxury 3-Story Cabin w/ City View

    Cabin · 4 bd · 4 ba · sleeps 8 · 0.5 mi

    Revenue $109,584ADR $421Occ ≈ 71%5★ (114)

    AirbnbVrbo

  • Picture Perfect - Pet-Friendly w/ City View

    Cabin · 4 bd · 4 ba · sleeps 8 · 0.5 mi

    Revenue $111,018ADR $397Occ ≈ 77%4.8★ (129)

    AirbnbVrbo

  • Rustic 4BR Cabin w/Gazebo/Fire Pit/Private Setting

    Cabin · 4 bd · 4.5 ba · sleeps 12 · 0.6 mi

    Revenue $38,291ADR $464Occ ≈ 23%3.5★ (4)

    AirbnbVrbo

  • Emma’s Rare Find by Beyond Expectations w/ Hot Tub

    Cabin · 4 bd · 4 ba · sleeps 12 · 0.6 mi

    Revenue $60,093ADR $353Occ ≈ 47%4.5★ (79)

    AirbnbVrboBooking

  • 4 bd cabin with gorgeous sunset view and minutes to everything.

    Cabin · 4 bd · 4.5 ba · sleeps 12 · 0.7 mi

    Revenue $60,905ADR $410Occ ≈ 41%5★ (235)

    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

$107,762

NOI

$61,457

Cash flow /mo

$5,121

Cash needed

$1,162,590

Cash-on-cash (all cash)

5.3%

ROE (yr 1)

8.1%

Cap rate

5.6%

DSCR

—

Year-1 write-off

$213,524

Year-1 tax shield @ 32%

$68,328

Year-1 return on equity

  • Cash flow (annual)$61,457
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$32,700
ROE8.1%
ROE incl. year-1 tax savings (32% bracket, STR loophole)14.0%
Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$21,552
  • Platform fees (3% of revenue)$3,233
  • Maintenance / capex (5% of revenue)$5,388
  • Utilities & supplies$4,200
  • HOA$1,200
  • Property tax$4,192
  • Insurance (STR-rated)$6,540

Cash needed to close

  • Purchase price (all cash)$1,089,990
  • Closing costs (4.0%)$43,600
  • Furnishing (bought new)$29,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$68,328

No county tax record split for property tax, insurance rate and the land/building split, so those use market defaults — edit the price above; 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

$926,000

Short-life (5/15-yr)

$182,000 · 20%

Year-1 deduction

$214,000

Year-1 tax shield @ 32%

$68,000

Land 15% (market default, no usable tax-record split) · building $744,000 over 39 years · new furniture $29,000

Based on: 3,255 sq ft, built 2022, 4 bd / 4.5 ba, unfurnished, listing features (hot tub, deck, game room, fireplace, stone counters, flooring types, appliance list).

IRS-guide safe-harbor floor: $118,000 in year 1 (9% short-life, $38,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$126,100

  • Kitchen cabinetsdefault

    $12,900 new × 84% good × 1.65 allocation

    $17,900

  • Kitchen countertops (stone)listing

    $13,200 new × 84% good × 1.65 allocation

    $18,400

  • Decorative trimdefault

    $5,700 new × 84% good × 1.65 allocation

    $7,900

  • Mirrorsdefault

    $600 new × 67% good × 1.65 allocation

    $700

  • Shelvingdefault

    $1,500 new × 84% good × 1.65 allocation

    $2,100

  • Window coverings (33)default

    $8,300 new × 60% good × 1.65 allocation

    $8,200

  • Kitchen & laundry equipment plumbingdefault

    $10,100 new × 92% good × 1.65 allocation

    $15,300

  • Kitchen, laundry & data equipment electricaldefault

    $6,100 new × 92% good × 1.65 allocation

    $9,200

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

    $7,700 new × 67% good × 1.65 allocation

    $8,500

  • Hot tub (freestanding)listing

    $9,000 new × 60% good × 1.65 allocation

    $8,900

  • Furniture bought newlisting

    $23,000 new × 100% good · bought separately

    $23,000

  • Game-room equipment bought newlisting

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

    $6,000
15-year land improvements$85,100

  • Paving: driveway & walks (paved)default

    $11,800 new × 84% good × 1.65 allocation

    $16,400

  • Landscaping (typical)default

    $11,400 new × 84% good × 1.65 allocation

    $15,800

  • Patiosdefault

    $3,200 new × 84% good × 1.65 allocation

    $4,500

  • Decks & porches (attached)listing

    $36,600 new × 80% good × 1.65 allocation

    $48,400
Building, 39-year$744,400

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

    $353,600 new × 93% good × 1.65 allocation

    $545,200

  • Building plumbing & fixturesdefault

    $36,700 new × 92% good × 1.65 allocation

    $55,800

  • Building electrical & lightingdefault

    $38,500 new × 92% good × 1.65 allocation

    $58,600

  • HVACdefault

    $36,700 new × 80% good × 1.65 allocation

    $48,500

  • Hardwood & tile floorsdefault

    $20,900 new × 84% good × 1.65 allocation

    $29,100

  • Fireplaces (2)listing

    $5,300 new × 84% good × 1.65 allocation

    $7,300

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$126,100$85,100$2,400$213,500
2$0$0$19,100$19,100
3$0$0$19,100$19,100
4$0$0$19,100$19,100
5$0$0$19,100$19,100
6+$0$0$665,600$665,600
Total$126,100$85,100$744,400$955,500

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.