3209 Cristobal Way
Sevierville, TN 37862
$579,000
3 bd · 2 ba · 1,200 sqft · Listed 1d ago
View on Realtor.com →Year built
2003
Sqft
1,200
Lot sqft
74,488
HOA / mo
None
Furnished
No
List date
2026-10-16T23:24:24.000000Z
Revenue
Annual revenue
$50,058
ADR
$227
Occupancy
60%
Cleaning fees (12 mo)
$9,329
Confidence
Low (46.29), 50 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $52,874
Tennessee Risky -Secluded, Hot Tub, WIFI, Creek
Cabin · 3 bd · 2 ba · sleeps 6 · 138 ft
Revenue $12,576ADR $326Occ ≈ 11%—
Tennessee Risky Secluded 3BR Cabin Near Pigeon Forge w Hot Tub & Creek
Chalet · 3 bd · 2 ba · sleeps 6 · 138 ft
Revenue $25,139ADR $262Occ ≈ 26%—
Tennessee Risky: Free Attraction Tickets,Hot tub
Cabin · 3 bd · 2 ba · sleeps 6 · 518 ft
Revenue $5,717ADR $363Occ ≈ 4%3★ (2)
Breathtaking Cabin with Hot-tub, Fireplace and Games in Sevierville, Tennessee
Cabin · 3 bd · 2 ba · sleeps 8 · 0.1 mi
Revenue $12,672ADR $517Occ ≈ 7%—
Delisted
Breathtaking Cabin with Hot-tub, Fireplace and Games in Sevierville, Tennessee
Vacation home · 3 bd · 2 ba · sleeps 8 · 0.1 mi
Revenue $53,942ADR $304Occ ≈ 49%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Tennessee Risky -Secluded, Hot Tub, WIFI, Creek Cabin | 3 bd · 2 ba · sleeps 6 | $12,576 | $326 | 11% | — | 138 ft | Airbnb |
Tennessee Risky Secluded 3BR Cabin Near Pigeon Forge w Hot Tub & Creek Chalet | 3 bd · 2 ba · sleeps 6 | $25,139 | $262 | 26% | — | 138 ft | Booking |
Spacious Cabin | 5 miles to Pigeon Forge Cabin
| 3 bd · 2 ba · sleeps 6 | $7,084 | $271 | 7% | — | 308 ft | AirbnbVrboBooking |
NEW Luxury Cabin w/ VIEWS! Hot Tub & Fire Pit Cabin
| 3 bd · 2.5 ba · sleeps 9 | $89,747 | $323 | 76% | 4.9★ (263) | 322 ft | AirbnbVrbo |
Tennessee Risky: Free Attraction Tickets,Hot tub Cabin | 3 bd · 2 ba · sleeps 6 | $9,359 | $406 | 6% | — | 433 ft | AirbnbBooking |
Luxurious 3BD Lodge w/ Firepit + HOT TUB + VIEWS! Cabin
| 3 bd · 2.5 ba · sleeps 8 | $75,924 | $311 | 67% | 4.8★ (205) | 449 ft | AirbnbVrbo |
Tennessee Risky: Free Attraction Tickets,Hot tub Cabin | 3 bd · 2 ba · sleeps 6 | $5,717 | $363 | 4% | 3★ (2) | 518 ft | Airbnb |
Amazing Mountain View, Hot Tub, Game Room! Cabin
| 3 bd · 2 ba · sleeps 10 | $63,297 | $349 | 50% | 4.8★ (59) | 0.1 mi | AirbnbVrboBooking |
Breathtaking Cabin with Hot-tub, Fireplace and Games in Sevierville, Tennessee Cabin | 3 bd · 2 ba · sleeps 8 | $12,672 | $517 | 7% | — | 0.1 mi | Delisted |
Breathtaking Cabin with Hot-tub, Fireplace and Games in Sevierville, Tennessee Vacation home | 3 bd · 2 ba · sleeps 8 | $53,942 | $304 | 49% | — | 0.1 mi | Booking |
Show 30 more
Lakeside Cabin w/ Hot Tub Near Dollywood & Trails
Cabin · 3 bd · 3 ba · sleeps 8 · 0.2 mi
Revenue $79,499ADR $357Occ ≈ 61%2.8★ (5)
Sweet Bees Lodge, Private&Serene
Cabin · 3 bd · 3 ba · sleeps 8 · 0.2 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $11,393ADR $310Occ ≈ 10%4.9★ (22)
Honey Bear Retreat by Venture Smoky Mountains
Vacation home · 3 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $51,086ADR $234Occ ≈ 60%—
Fishing Frenzy Funhouse, On the lake, Hot Tub
Cabin · 3 bd · 2.5 ba · sleeps 8 · 0.2 mi
Revenue $27,169ADR $317Occ ≈ 23%—
Lakeside Cabin w Hot Tub Fireplace Near Dollywood Trails Smoky Shores Retreat by AvantStay
Vacation home · 3 bd · 3 ba · sleeps 8 · 0.2 mi
Revenue $22,972ADR $204Occ ≈ 31%3.5★ (1)
Peaceful Pondside Getaway! Theatre! Fishing Pond!
Cabin · 3 bd · 2.5 ba · sleeps 6 · 0.2 mi
Revenue $54,169ADR $267Occ ≈ 56%4.8★ (24)
Fishing Frenzy Funhouse 🐟
Cabin · 3 bd · 2.5 ba · sleeps 10 · 0.2 mi
Revenue $47,305ADR $177Occ ≈ 73%4.7★ (331)
*Gorgeous 3BD Cabin w/ POOL! Hot Tub + VIEWS!*
Cabin · 3 bd · 3 ba · sleeps 10 · 0.3 mi
Revenue $96,646ADR $384Occ ≈ 69%4.9★ (63)
Mountain Adventure by American Patriot Getaways
Vacation home · 3 bd · 3 ba · sleeps 8 · 0.3 mi
Revenue $92,587ADR $303Occ ≈ 84%—
Gatlinburg/Pigeon Forge 7 miles to Parkway !
Cabin · 3 bd · 3 ba · sleeps 10 · 0.3 mi
- Hot tub
- Pool
- A/C
- Free parking
- +6
Revenue $51,805ADR $318Occ ≈ 45%4.8★ (118)
Grand Splash Cabin Hot Tub Pool View GAMES
Vacation home · 3 bd · 3 ba · sleeps 8 · 0.4 mi
Revenue $33,388ADR $386Occ ≈ 24%—
Rustic RidgeView Hot Tub Grill Foosball More
Vacation home · 3 bd · 2 ba · sleeps 8 · 0.5 mi
Revenue $55,353ADR $378Occ ≈ 40%4.8★ (5)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Lakeside Cabin w/ Hot Tub Near Dollywood & Trails Cabin | 3 bd · 3 ba · sleeps 8 | $79,499 | $357 | 61% | 2.8★ (5) | 0.2 mi | Airbnb |
Sweet Bees Lodge, Private&Serene Cabin
| 3 bd · 3 ba · sleeps 8 | $11,393 | $310 | 10% | 4.9★ (22) | 0.2 mi | Airbnb |
Honey Bear Retreat by Venture Smoky Mountains Vacation home | 3 bd · 2 ba · sleeps 6 | $51,086 | $234 | 60% | — | 0.2 mi | Booking |
Fishing Frenzy Funhouse, On the lake, Hot Tub Cabin | 3 bd · 2.5 ba · sleeps 8 | $27,169 | $317 | 23% | — | 0.2 mi | Airbnb |
Lakeside Cabin w Hot Tub Fireplace Near Dollywood Trails Smoky Shores Retreat by AvantStay Vacation home | 3 bd · 3 ba · sleeps 8 | $22,972 | $204 | 31% | 3.5★ (1) | 0.2 mi | Booking |
Fishing Frenzy Funhouse: Hot Tub/Lakefront Fishing Cabin
| 3 bd · 2.5 ba · sleeps 8 | $40,666 | $219 | 51% | 4.5★ (30) | 0.2 mi | AirbnbBooking |
Peaceful Pondside Getaway! Theatre! Fishing Pond! Cabin | 3 bd · 2.5 ba · sleeps 6 | $54,169 | $267 | 56% | 4.8★ (24) | 0.2 mi | Airbnb |
Fishing Frenzy Funhouse 🐟 Cabin | 3 bd · 2.5 ba · sleeps 10 | $47,305 | $177 | 73% | 4.7★ (331) | 0.2 mi | Airbnb |
NEW~Indoor Pool Cabin+Hot Tub+Arcade+Sauna+Theater Cabin
| 3 bd · 3 ba · sleeps 10 | $124,983 | $487 | 70% | 5★ (196) | 0.3 mi | AirbnbVrbo |
Private Indoor Pool Retreat! Hot Tub+Kings+Games! House
| 3 bd · 3 ba · sleeps 10 | $68,766 | $377 | 50% | 5★ (139) | 0.3 mi | AirbnbVrboBooking |
Heated indoor pool | Hot tub | Game Room Cabin
| 3 bd · 3 ba · sleeps 10 | $71,117 | $476 | 41% | 5★ (2) | 0.3 mi | AirbnbVrboBooking |
Creekside Cabin • Game Room • Hot Tub • Sleep 7 Cabin
| 3 bd · 2 ba · sleeps 7 | $51,152 | $290 | 48% | 2★ (2) | 0.3 mi | AirbnbVrbo |
Bear Retreat - Main Level Living- Deluxe Game Room Cabin
| 3 bd · 3 ba · sleeps 8 | $42,029 | $264 | 44% | 4.9★ (33) | 0.3 mi | AirbnbVrbo |
Bear Retreat Chalet | 3 bd · 3 ba · sleeps 8 | $48,539 | $276 | 48% | 4★ (1) | 0.3 mi | Booking |
Mountain View Hot Tub Easy access Free Attractions Cabin
| 3 bd · 2 ba · sleeps 10 | $98,666 | $410 | 66% | 4.8★ (33) | 0.3 mi | AirbnbVrbo |
*Gorgeous 3BD Cabin w/ POOL! Hot Tub + VIEWS!* Cabin | 3 bd · 3 ba · sleeps 10 | $96,646 | $384 | 69% | 4.9★ (63) | 0.3 mi | Airbnb |
Dogwood Acre} Air Hockey Table / WiFi / Grill Cabin
| 3 bd · 2.5 ba · sleeps 9 | $23,130 | $224 | 28% | 4.9★ (28) | 0.3 mi | AirbnbVrbo |
Charming Cabin in the Smokies Cabin
| 3 bd · 3 ba · sleeps 8 | $70,128 | $275 | 70% | 4.9★ (59) | 0.3 mi | AirbnbVrbo |
Mountain Adventure by American Patriot Getaways Vacation home | 3 bd · 3 ba · sleeps 8 | $92,587 | $303 | 84% | — | 0.3 mi | Booking |
Gatlinburg/Pigeon Forge 7 miles to Parkway ! Cabin
| 3 bd · 3 ba · sleeps 10 | $51,805 | $318 | 45% | 4.8★ (118) | 0.3 mi | Airbnb |
Amazing Views! Hot Tub | 3 King Beds | Game Room! Cabin
| 3 bd · 3 ba · sleeps 10 | $91,737 | $297 | 85% | 4.8★ (193) | 0.4 mi | AirbnbVrbo |
6 Mi to Great Smoky Mtns: Quiet Cabin w/ Hot Tub Cabin | 3 bd · 3 ba · sleeps 10 | $70,963 | $261 | 74% | 4.7★ (97) | 0.4 mi | AirbnbBooking |
Peaceful Private 3BR Cabin•Hot Tub•Fire Pit•Games Cabin
| 3 bd · 3 ba · sleeps 10 | $51,182 | $289 | 49% | 4.9★ (26) | 0.4 mi | AirbnbVrbo |
Lonesome Pine Lodge| Dog Friendly~Views~Hot Tub Cabin
| 3 bd · 2 ba · sleeps 10 | $72,314 | $330 | 60% | 4.8★ (138) | 0.4 mi | AirbnbVrbo |
Grand Splash Cabin Hot Tub Pool View GAMES Vacation home | 3 bd · 3 ba · sleeps 8 | $33,388 | $386 | 24% | — | 0.4 mi | Booking |
Dogwood Acre Limited-Time Discount! Cabin
| 3 bd · 2.5 ba · sleeps 9 | $38,388 | $354 | 30% | 5★ (1) | 0.4 mi | AirbnbVrboBooking |
The Real McCoy | Stunning Views w/ Private Hot Tub Cabin | 3 bd · 3 ba · sleeps 10 | $122,000 | $0 | — | 4.8★ (92) | 0.4 mi | AirbnbBooking |
Rustic RidgeView: Hot Tub, Grill, Foosball & More! Cabin
| 3 bd · 2 ba · sleeps 8 | $63,988 | $459 | 38% | 4.5★ (14) | 0.5 mi | AirbnbVrbo |
Rustic RidgeView Hot Tub Grill Foosball More Vacation home | 3 bd · 2 ba · sleeps 8 | $55,353 | $378 | 40% | 4.8★ (5) | 0.5 mi | Booking |
Summer Smoky Escape | Hot Tub, Stunning Views Cabin
| 3 bd · 2 ba · sleeps 10 | $78,313 | $303 | 71% | 4.9★ (43) | 0.5 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
$50,058
NOI
$27,288
Cash flow /mo
$2,274
Cash needed
$621,660
Cash-on-cash (all cash)
4.4%
ROE (yr 1)
7.2%
Cap rate
4.7%
DSCR
—
Year-1 write-off
$148,422
Year-1 tax shield @ 32%
$47,495
Year-1 return on equity
- Cash flow (annual)$27,288
- Principal paydown (n/a, cash)$0
- Appreciation at%$17,370
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)$10,012
- Platform fees (3% of revenue)$1,502
- Maintenance / capex (5% of revenue)$2,503
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,080
- Insurance (STR-rated)$3,474
Cash needed to close
- Purchase price (all cash)$579,000
- Closing costs (4.0%)$23,160
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$47,495
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
$514,000
Short-life (5/15-yr)
$129,000 · 25%
Year-1 deduction
$148,000
Year-1 tax shield @ 32%
$47,000
Land 11% (county tax record, market value split) · building $385,000 over 39 years · new furniture $20,000
Based on: 1,200 sq ft, built 2003, 3 bd / 2 ba, unfurnished, listing features (hot tub, deck, fireplace, stone counters, flooring types, appliance list, septic, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $95,000 in year 1 (15% short-life, $30,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $12,000
Kitchen cabinetsdefault
$8,400 new × 40% good × 3.57 allocation
- $12,300
Kitchen countertops (stone)listing
$8,600 new × 40% good × 3.57 allocation
- $3,000
Decorative trimdefault
$2,100 new × 40% good × 3.57 allocation
- $400
Mirrorsdefault
$300 new × 40% good × 3.57 allocation
- $1,700
Shelvingdefault
$1,200 new × 40% good × 3.57 allocation
- $4,300
Window coverings (12)default
$3,000 new × 40% good × 3.57 allocation
- $5,500
Carpet, vinyl & laminate (50% of floors)listing
$3,900 new × 40% good × 3.57 allocation
- $12,600
Kitchen & laundry equipment plumbingdefault
$6,600 new × 54% good × 3.57 allocation
- $7,600
Kitchen, laundry & data equipment electricaldefault
$4,000 new × 54% good × 3.57 allocation
- $11,000
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 3.57 allocation
- $12,800
Hot tub (freestanding)listing
$9,000 new × 40% good × 3.57 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $12,800
Paving: driveway & walks (paved)default
$7,200 new × 50% good × 3.57 allocation
- $6,200
Landscaping (minimal)listing
$3,500 new × 50% good × 3.57 allocation
- $2,100
Patiosdefault
$1,200 new × 50% good × 3.57 allocation
- $24,100
Decks & porches (attached)listing
$13,500 new × 50% good × 3.57 allocation
- $285,100
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$129,600 new × 62% good × 3.57 allocation
- $25,900
Building plumbing & fixturesdefault
$13,500 new × 54% good × 3.57 allocation
- $24,000
Building electrical & lightingdefault
$12,500 new × 54% good × 3.57 allocation
- $19,300
HVACdefault
$13,500 new × 40% good × 3.57 allocation
- $5,500
Hardwood & tile floorsdefault
$3,900 new × 40% good × 3.57 allocation
- $3,800
Fireplacelisting
$2,600 new × 40% good × 3.57 allocation
- $21,400
Septic systemlisting
$12,000 new × 50% good × 3.57 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $102,900 | $45,200 | $400 | $148,400 |
| 2 | $0 | $0 | $9,900 | $9,900 |
| 3 | $0 | $0 | $9,900 | $9,900 |
| 4 | $0 | $0 | $9,900 | $9,900 |
| 5 | $0 | $0 | $9,900 | $9,900 |
| 6+ | $0 | $0 | $345,100 | $345,100 |
| Total | $102,900 | $45,200 | $385,000 | $533,000 |
The building's share of the price ($514,000) is 3.6x our depreciated replacement cost of the home ($144,000). The IRS guide treats a gap this size as a reason to review the land share: if land is worth more than the county ratio says, the basis and the write-off are smaller.
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.