216 Braydens Way
Gatlinburg, TN 37738
$365,000
2 bd · 1 ba · 852 sqft · Listed 7d ago
View on Realtor.com →Year built
2026
Sqft
852
Lot sqft
5,227
HOA / mo
$50
Furnished
No
List date
2026-11-05T08:04:58.000000Z
Revenue
Annual revenue
$46,621
ADR
$216
Occupancy
59%
Cleaning fees (12 mo)
$12,445
Confidence
Low (46.63), 49 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $28,581
Walk to Gatlinburg! 2BR w/Balcony* Community Pool!
Apartment · 2 bd · 2 ba · sleeps 6 · 318 ft
Revenue $7,769ADR $140Occ ≈ 15%2.5★ (2)
Delisted
Pleasure cabin and relax
Cabin · 2 bd · 1 ba · sleeps 4 · 345 ft
Revenue $17,994ADR $724Occ ≈ 7%4.2★ (11)
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Affordable AND Walk To Town, Outdoor Pool Cabin
| 2 bd · 2 ba · sleeps 4 | $75,368 | $305 | 68% | 4.4★ (205) | 16 ft | AirbnbVrboBooking |
Gorgeous Views, Creekside, Close to Town Cabin
| 2 bd · 2 ba · sleeps 4 | $63,586 | $315 | 55% | 4.8★ (33) | 16 ft | AirbnbVrboBooking |
Mountain Loft Resort, Gatlinburg,TN- 2 Bd Twnhm-BG Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $14,161 | $450 | 9% | — | 282 ft | AirbnbVrbo |
Walk to Gatlinburg! 2BR w/Balcony* Community Pool! Apartment | 2 bd · 2 ba · sleeps 6 | $7,769 | $140 | 15% | 2.5★ (2) | 318 ft | Delisted |
Pleasure cabin and relax Cabin | 2 bd · 1 ba · sleeps 4 | $17,994 | $724 | 7% | 4.2★ (11) | 345 ft | Delisted |
Lovely 2BR Mountainview 2nd-Floor | Balcony Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $8,300 | $169 | 13% | 3.7★ (49) | 348 ft | AirbnbBooking |
Fall in Gatlinburg | Pool, Hot Tub + Fireplace Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $19,195 | $208 | 25% | 4.2★ (23) | 0.1 mi | AirbnbVrboBooking |
2BR downtown Gatlinburg condo. Walk to the strip Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $10,777 | $179 | 16% | 3.9★ (6) | 0.1 mi | AirbnbVrbo |
10 min Walk to Anakeesta - 2BD/2BA - sleeps 6 Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $47,437 | $172 | 76% | 4.9★ (154) | 0.1 mi | AirbnbVrbo |
Gatlinburg Chateau Condo 301 Condominium (condo) | 2 bd · 2 ba · sleeps 4 | $34,513 | $271 | 35% | 4.4★ (26) | 0.1 mi | AirbnbBooking |
Show 40 more
Spacious Condo Overlooking Gatlinburg Space Needle
Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 0.1 mi
- Hot tub
- Pool
- A/C
- Free parking
- +4
Revenue $21,362ADR $147Occ ≈ 40%4.8★ (20)
Gatlinburg Chateau Condo 309
Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 0.1 mi
Revenue $33,888ADR $232Occ ≈ 40%4.8★ (12)
Chic Condo on Gatlinburg Strip with Pool!
Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 0.1 mi
- Pool
- A/C
- Free parking
- Wifi
- +4
Revenue $43,902ADR $151Occ ≈ 80%4.8★ (297)
Gatlinburg Chateau Condo 309
Apartment · 2 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $53,598ADR $253Occ ≈ 58%4.5★ (12)
Henry's Gatlinburg Bear den
Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $39,861ADR $156Occ ≈ 70%4.8★ (226)
Gatlinburg Parkway views/DWTN/handicap accessible
Apartment · 2 bd · 2 ba · sleeps 6 · 0.2 mi
- Pool
- A/C
- Free parking
- Wifi
- +3
Revenue $39,081ADR $129Occ ≈ 83%5★ (129)
2bd/2ba, mountain views, 1 bk off Gatlinburg strip
Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 0.2 mi
- Hot tub
- Pool
- A/C
- Free parking
- +3
Revenue $8,944ADR $127Occ ≈ 19%5★ (11)
Downtown Gatlinburg condo next to Anakeesta
Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 0.2 mi
- A/C
- Wifi
Revenue $7,092ADR $142Occ ≈ 14%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Private Hot Tub | Walk to Town Apartment
| 2 bd · 2 ba · sleeps 6 | $59,218 | $227 | 71% | 4.9★ (92) | 0.1 mi | AirbnbVrbo |
Epic Mountain & City Views – Cozy Castle Escape! Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $39,571 | $180 | 60% | 4.7★ (99) | 0.1 mi | AirbnbVrbo |
Mountain View Retreat — Walk to Gatlinburg Strip Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $24,433 | $150 | 45% | 4.8★ (28) | 0.1 mi | AirbnbVrbo |
Steps to Eats & Shops! Stylish Gatlinburg Condo Condominium (condo)
| 2 bd · 2 ba · sleeps 4 | $41,721 | $261 | 44% | 4.6★ (84) | 0.1 mi | AirbnbVrboBooking |
First Floor, 2 King Beds, Walk to Downtown House
| 2 bd · 2 ba · sleeps 4 | $37,027 | $174 | 58% | 4.5★ (31) | 0.1 mi | AirbnbVrbo |
GC 103 Beautiful 2BR Condo Short Walk to Downtown Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $32,835 | $171 | 53% | 4.5★ (88) | 0.1 mi | AirbnbVrbo |
Lovely Mtn Condo W View, Sleeps 6, Skiing, Firepla Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $23,723 | $136 | 48% | 2★ (1) | 0.1 mi | AirbnbBooking |
Spacious Condo Overlooking Gatlinburg Space Needle Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $21,362 | $147 | 40% | 4.8★ (20) | 0.1 mi | Airbnb |
Pool, Views & Steps to Town: Chic Gatlinburg Condo Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $31,639 | $212 | 41% | 4.7★ (69) | 0.1 mi | AirbnbVrboBooking |
GC507•walk downtown •onsite heated pool Condominium (condo)
| 2 bd · 2 ba · sleeps 4 | $10,748 | $207 | 14% | 4.5★ (10) | 0.1 mi | AirbnbVrbo |
GC106•walk downtown•onsite pool•private hot tub Condominium (condo)
| 2 bd · 2 ba · sleeps 4 | $23,944 | $211 | 31% | 4.8★ (29) | 0.1 mi | AirbnbVrbo |
Gatlinburg Chateau Condo 503 Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $33,246 | $236 | 39% | 4.5★ (22) | 0.1 mi | AirbnbBooking |
GC 402 Beautiful 2BR Condo Short Walk to Downtown Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $22,614 | $168 | 37% | 3.5★ (54) | 0.1 mi | AirbnbVrbo |
Gatlinburg Chateau 408 Beautiful 2BR condo Short Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $21,922 | $156 | 39% | 3.3★ (27) | 0.1 mi | AirbnbVrbo |
Gatlinburg Chateau Condo 510 Condominium (condo) | 2 bd · 2 ba · sleeps 4 | $31,915 | $268 | 33% | 3.5★ (23) | 0.1 mi | AirbnbBooking |
Gatlinburg Chateau Condo 309 Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $33,888 | $232 | 40% | 4.8★ (12) | 0.1 mi | Airbnb |
Walk to Town! Gatlinburg Condo w/ Mountain Views Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $39,925 | $166 | 66% | 4.5★ (130) | 0.1 mi | AirbnbBooking |
Gatlinburg Chateau Condo 407 Condominium (condo) | 2 bd · 2 ba · sleeps 4 | $29,980 | $244 | 34% | 4★ (15) | 0.1 mi | AirbnbBooking |
Gatlinburg Chateau Condo 302 Condominium (condo) | 2 bd · 2 ba · sleeps 4 | $27,182 | $226 | 33% | 4★ (48) | 0.1 mi | AirbnbBooking |
*Walk to Gatlinburg!* 2BR w/Balcony*Fireplace Apartment
| 2 bd · 2 ba · sleeps 6 | $37,662 | $149 | 69% | 4.8★ (59) | 0.1 mi | AirbnbVrbo |
Fall Deals! 2BR w/MTN Views! Walk to Downtown! Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $45,517 | $172 | 73% | 4.8★ (110) | 0.1 mi | AirbnbVrbo |
Mountain View, near National Park, walk to strip. Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $36,797 | $256 | 39% | 4.8★ (22) | 0.1 mi | AirbnbVrbo |
Chic Condo on Gatlinburg Strip with Pool! Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $43,902 | $151 | 80% | 4.8★ (297) | 0.1 mi | Airbnb |
GC 201 Beautiful 2BR Condo Short Walk to Downtown Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $25,929 | $164 | 43% | 4.5★ (64) | 0.1 mi | AirbnbVrbo |
Family Escape - Smoky Mtn, Pool+Hot Tub, Sleeps 6 Apartment
| 2 bd · 2 ba · sleeps 6 | $18,160 | $140 | 36% | 4.8★ (17) | 0.1 mi | AirbnbVrbo |
Downtown Gatlinburg | 2 King Suites | Pool+Hot Tub Apartment
| 2 bd · 2 ba · sleeps 6 | $4,316 | $116 | 10% | 4.6★ (10) | 0.1 mi | AirbnbVrbo |
Space Needle Views, Walk to Anakeesta 2BR 2BA Condominium (condo)
| 2 bd · 2 ba · sleeps 5 | $20,626 | $149 | 38% | 4.8★ (33) | 0.1 mi | AirbnbVrbo |
2 Ensuite Suites | Walk to Downtown | Free Tickets Condominium (condo)
| 2 bd · 2 ba · sleeps 4 | $20,207 | $170 | 33% | 4.5★ (21) | 0.1 mi | AirbnbVrbo |
Cozy 2BD/2BA, 10 min walking to Anakeesta/Sleeps 5 Condominium (condo)
| 2 bd · 2 ba · sleeps 5 | $20,009 | $140 | 39% | 5★ (28) | 0.1 mi | AirbnbVrbo |
Gatlinburg Chateau Condo 309 Apartment | 2 bd · 2 ba · sleeps 6 | $53,598 | $253 | 58% | 4.5★ (12) | 0.2 mi | Booking |
Henry's Gatlinburg Bear den Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $39,861 | $156 | 70% | 4.8★ (226) | 0.2 mi | Airbnb |
*Walk to Gatlinburg!* 2BR w/MTN views & Pool Apartment
| 2 bd · 2 ba · sleeps 6 | $54,467 | $178 | 84% | 5★ (124) | 0.2 mi | AirbnbVrbo |
Gatlinburg Parkway views/DWTN/handicap accessible Apartment
| 2 bd · 2 ba · sleeps 6 | $39,081 | $129 | 83% | 5★ (129) | 0.2 mi | Airbnb |
City lights from balcony, 5 min walk to parkway. Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $31,592 | $205 | 42% | 4.8★ (249) | 0.2 mi | AirbnbVrbo |
2bd/2ba, mountain views, 1 bk off Gatlinburg strip Condominium (condo)
| 2 bd · 2 ba · sleeps 4 | $8,944 | $127 | 19% | 5★ (11) | 0.2 mi | Airbnb |
Gatlinburg Chateau Condo 307 Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $34,140 | $287 | 33% | 2.7★ (12) | 0.2 mi | AirbnbBooking |
Downtown Gatlinburg condo next to Anakeesta Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $7,092 | $142 | 14% | — | 0.2 mi | Vrbo |
Walk to Gatlinburg! 2BR w/Balcony* Community Pool! Apartment
| 2 bd · 2 ba · sleeps 6 | $11,332 | $152 | 20% | 4.7★ (8) | 0.2 mi | AirbnbVrbo |
Baskins Creek 301 | Fireplace, Pool, Jetted Tub Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $12,552 | $238 | 14% | 4.8★ (4) | 0.2 mi | AirbnbVrboBooking |
Baskins Creek 312 | Charming Condo, Pool, Hot Tub Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $17,680 | $245 | 20% | 5★ (6) | 0.2 mi | AirbnbVrboBooking |
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
$46,621
NOI
$25,995
Cash flow /mo
$2,166
Cash needed
$395,600
Cash-on-cash (all cash)
6.6%
ROE (yr 1)
9.3%
Cap rate
7.1%
DSCR
—
Year-1 write-off
$116,260
Year-1 tax shield @ 32%
$37,203
Year-1 return on equity
- Cash flow (annual)$25,995
- Principal paydown (n/a, cash)$0
- Appreciation at%$10,950
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)$9,324
- Platform fees (3% of revenue)$1,399
- Maintenance / capex (5% of revenue)$2,331
- Utilities & supplies$4,200
- HOA$600
- Property tax$582
- Insurance (STR-rated)$2,190
Cash needed to close
- Purchase price (all cash)$365,000
- Closing costs (4.0%)$14,600
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$37,203
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
$310,000
Short-life (5/15-yr)
$100,000 · 32%
Year-1 deduction
$116,000
Year-1 tax shield @ 32%
$37,000
Land 15% (market default, no usable tax-record split) · building $210,000 over 39 years · new furniture $16,000
Based on: 852 sq ft, built 2026, 2 bd / 1 ba, unfurnished, listing features (deck, fireplace, stone counters, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $70,000 in year 1 (17% short-life, $22,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $12,900
Kitchen cabinetsdefault
$7,700 new × 100% good × 1.68 allocation
- $13,200
Kitchen countertops (stone)listing
$7,800 new × 100% good × 1.68 allocation
- $2,500
Decorative trimdefault
$1,500 new × 100% good × 1.68 allocation
- $300
Mirrorsdefault
$200 new × 100% good × 1.68 allocation
- $1,500
Shelvingdefault
$900 new × 100% good × 1.68 allocation
- $3,800
Window coverings (9)default
$2,300 new × 100% good × 1.68 allocation
- $3,700
Carpet, vinyl & laminate (40% of floors)default
$2,200 new × 100% good × 1.68 allocation
- $10,000
Kitchen & laundry equipment plumbingdefault
$6,000 new × 100% good × 1.68 allocation
- $6,100
Kitchen, laundry & data equipment electricaldefault
$3,600 new × 100% good × 1.68 allocation
- $13,600
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 100% good × 1.68 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $10,200
Paving: driveway & walks (paved)default
$6,100 new × 100% good × 1.68 allocation
- $4,900
Landscaping (minimal)listing
$2,900 new × 100% good × 1.68 allocation
- $1,400
Patiosdefault
$800 new × 100% good × 1.68 allocation
- $16,100
Decks & porches (attached)listing
$9,600 new × 100% good × 1.68 allocation
- $154,600
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$92,000 new × 100% good × 1.68 allocation
- $16,000
Building plumbing & fixturesdefault
$9,500 new × 100% good × 1.68 allocation
- $13,600
Building electrical & lightingdefault
$8,100 new × 100% good × 1.68 allocation
- $16,100
HVACdefault
$9,600 new × 100% good × 1.68 allocation
- $5,500
Hardwood & tile floorsdefault
$3,300 new × 100% good × 1.68 allocation
- $4,400
Fireplacelisting
$2,600 new × 100% good × 1.68 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $83,500 | $32,600 | $200 | $116,300 |
| 2 | $0 | $0 | $5,400 | $5,400 |
| 3 | $0 | $0 | $5,400 | $5,400 |
| 4 | $0 | $0 | $5,400 | $5,400 |
| 5 | $0 | $0 | $5,400 | $5,400 |
| 6+ | $0 | $0 | $188,400 | $188,400 |
| Total | $83,500 | $32,600 | $210,200 | $326,300 |
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.