413 Baskins Creek Rd Apt 501
Gatlinburg, TN 37738
$349,500
3 bd · 3 ba · 1,028 sqft · Listed 5d ago
View on Realtor.com →Year built
1999
Sqft
1,028
Lot sqft
—
HOA / mo
$345
Furnished
No
List date
2026-09-22T18:42:36Z
Revenue
Annual revenue
$54,709
ADR
$235
Occupancy
64%
Cleaning fees (12 mo)
$8,750
Confidence
Med (63.2), 49 comps
Comp revenue range (p25 / median / p75)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
 Basecamp Gatlinburg - Walk to all of Gatlinburg! | 3 bd · 3 ba · sleeps 8 | — | $277 | — | 5★ (162) | 138 ft | AirbnbVrbo |
 4th floor, 3 ensuite, pool DWNT Walk to attraction | 3 bd · 3 ba · sleeps 8 | — | $224 | — | 4.7★ (203) | 144 ft | AirbnbVrbo |
 GV 503 3BR Townhouse Short Walk to Downtown | 3 bd · 3 ba · sleeps 8 | — | $212 | — | 4.4★ (134) | 203 ft | AirbnbVrbo |
 Walkable Dtwn Gatlinburg Townhome w/ Pool Access! | 3 bd · 3 ba · sleeps 8 | — | $255 | — | 4.5★ (228) | 210 ft | AirbnbVrbo |
 Downtown Gatlinburg~ Elegant~ Minutes to Downtown | 3 bd · 3 ba · sleeps 6 | — | $278 | — | 5★ (189) | 226 ft | AirbnbVrbo |
 Southern Comfort! 5 Minute Walk to Strip + POOL! | 3 bd · 3 ba · sleeps 8 | — | $303 | — | 4.7★ (174) | 226 ft | AirbnbVrbo |
 Downtown Gatlinburg 3Bed/3Bath~Walk to town 7- min | 3 bd · 3 ba · sleeps 8 | — | $259 | — | 4.8★ (107) | 226 ft | AirbnbVrbo |
 Downtown Gatlinburg~ Walking Distance to Strip | 3 bd · 3 ba · sleeps 8 | — | $270 | — | 4.9★ (159) | 226 ft | AirbnbVrbo |
 Downtown Gatlinburg~Minutes walk to Downtown3Bd/Ba | 3 bd · 3 ba · sleeps 6 | — | $277 | — | 5★ (208) | 226 ft | AirbnbVrbo |
 Downtown Gatlinburg~7 Minute Walk to Anakeesta | 3 bd · 3 ba · sleeps 8 | — | $261 | — | 4.9★ (431) | 226 ft | 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
Est. revenue
$54,709
NOI
$27,854
Cash flow /mo
$2,321
Cash needed
$382,980
Cash-on-cash (all cash)
7.3%
ROE (yr 1)
10.0%
Cap rate
8.0%
DSCR
—
Year-1 write-off
$64,676
Year-1 tax shield @ 32%
$20,696
Year-1 return on equity
- Cash flow (annual)$27,854
- Principal paydown (n/a, cash)$0
- Appreciation at%$10,485
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$10,942
- Platform fees (3% of revenue)$1,641
- Maintenance / capex (5% of revenue)$2,735
- Utilities & supplies$4,200
- HOA$4,140
- Property tax$1,099
- Insurance (STR-rated)$2,097
Cash needed to close
- Purchase price (all cash)$349,500
- Closing costs (4.0%)$13,980
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$20,696
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
$247,000
Short-life (5/15-yr)
$45,000 · 18%
Year-1 deduction
$65,000
Year-1 tax shield @ 32%
$21,000
Land 29% (county tax record, market value split) · building $203,000 over 39 years · new furniture $20,000
Based on: 1,028 sq ft, built 1999, 3 bd / 3 ba, unfurnished, listing features (fireplace).
IRS-guide safe-harbor floor: $46,000 in year 1 (10% short-life, $15,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,400
Kitchen cabinetsdefault
$8,100 new × 40% good × 2.59 allocation
- $6,800
Kitchen countertopsdefault
$6,600 new × 40% good × 2.59 allocation
- $1,900
Decorative trimdefault
$1,800 new × 40% good × 2.59 allocation
- $500
Mirrorsdefault
$500 new × 40% good × 2.59 allocation
- $1,200
Shelvingdefault
$1,200 new × 40% good × 2.59 allocation
- $2,600
Window coverings (10)default
$2,500 new × 40% good × 2.59 allocation
- $2,700
Carpet, vinyl & laminate (40% of floors)default
$2,600 new × 40% good × 2.59 allocation
- $7,500
Kitchen & laundry equipment plumbingdefault
$6,300 new × 46% good × 2.59 allocation
- $4,500
Kitchen, laundry & data equipment electricaldefault
$3,800 new × 46% good × 2.59 allocation
- $8,400
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.59 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $157,900
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$110,700 new × 55% good × 2.59 allocation
- $13,700
Building plumbing & fixturesdefault
$11,500 new × 46% good × 2.59 allocation
- $12,300
Building electrical & lightingdefault
$10,300 new × 46% good × 2.59 allocation
- $12,000
HVACdefault
$11,600 new × 40% good × 2.59 allocation
- $4,100
Hardwood & tile floorsdefault
$4,000 new × 40% good × 2.59 allocation
- $2,700
Fireplacelisting
$2,600 new × 40% good × 2.59 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $64,000 | $0 | $700 | $64,700 |
| 2 | $0 | $0 | $5,200 | $5,200 |
| 3 | $0 | $0 | $5,200 | $5,200 |
| 4 | $0 | $0 | $5,200 | $5,200 |
| 5 | $0 | $0 | $5,200 | $5,200 |
| 6+ | $0 | $0 | $181,400 | $181,400 |
| Total | $64,000 | $0 | $202,800 | $266,900 |
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.