3114 Wearwood Dr
Sevierville, TN 37862
$625,000
3 bd · 2.5 ba · 2,898 sqft · Listed today
View on Realtor.com →Year built
1972
Sqft
2,898
Lot sqft
43,560
HOA / mo
None
Furnished
No
List date
2026-10-21T01:25:00.000000Z
Revenue
Annual revenue
$55,299
ADR
$254
Occupancy
60%
Cleaning fees (12 mo)
$10,513
Confidence
Low (47.79), 34 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $46,824
Bears Up There - Mtn Views|Hot Tub|Firepit|Covered
Cabin · 3 bd · 2.5 ba · sleeps 6 · 0.1 mi
Revenue $59,332ADR $281Occ ≈ 58%5★ (11)
Stunning views, hot tub, game room, fire pit, and
Cabin · 3 bd · 2 ba · sleeps 8 · 0.5 mi
Revenue $61,269ADR $280Occ ≈ 60%4.9★ (8)
Modern Home w/ Fire Pit, Media & Game Room
House · 3 bd · 3.5 ba · sleeps 6 · 0.5 mi
Revenue $40,495ADR $249Occ ≈ 45%5★ (76)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Bears Up There - Mtn Views|Hot Tub|Firepit|Covered Cabin | 3 bd · 2.5 ba · sleeps 6 | $59,332 | $281 | 58% | 5★ (11) | 0.1 mi | Airbnb |
Mockingbird Nest by Bear Camp | Free Tickets! Cabin | 3 bd · 2 ba · sleeps 8 | $50,976 | $306 | 46% | 4.3★ (41) | 0.4 mi | AirbnbVrboBooking |
Wilderness Ridge Chalet | 3 bd · 3 ba · sleeps 8 | $37,753 | $281 | 37% | — | 0.4 mi | Booking |
Honey Hive | Mountain Views + Hot Tub Cabin | 3 bd · 2 ba · sleeps 7 | $51,750 | $232 | 61% | 4.5★ (81) | 0.4 mi | AirbnbVrbo |
Smokies Family Retreat•Arcade•Mtn View•Pool Table Cabin | 3 bd · 3 ba · sleeps 10 | $89,460 | $349 | 70% | 5★ (271) | 0.5 mi | AirbnbVrboBooking |
Wilderness Ridge - Starry Nights & Mountain Sights Cabin | 3 bd · 2 ba · sleeps 8 | $34,316 | $290 | 32% | — | 0.5 mi | AirbnbVrbo |
Stunning views, hot tub, game room, fire pit, and Cabin | 3 bd · 2 ba · sleeps 8 | $61,269 | $280 | 60% | 4.9★ (8) | 0.5 mi | Airbnb |
Modern Family Cabin in the Smokies + Mtn Views! House | 3 bd · 3 ba · sleeps 8 | $30,414 | $297 | 28% | 5★ (124) | 0.5 mi | AirbnbVrbo |
New Luxury Retreat | Hot Tub & Smoky Mtn Views Cabin | 3 bd · 3.5 ba · sleeps 10 | $42,671 | $348 | 34% | 5★ (21) | 0.5 mi | AirbnbVrbo |
Modern Home w/ Fire Pit, Media & Game Room House | 3 bd · 3.5 ba · sleeps 6 | $40,495 | $249 | 45% | 5★ (76) | 0.5 mi | Airbnb |
Show 16 more
2BR with mtn view and hot tub in Wears Valley!
Vacation home · 3 bd · 3 ba · sleeps 6 · 0.6 mi
Revenue $25,650ADR $202Occ ≈ 35%—
Views/Hot tub/Great Location 10 mins to National Park/20 mins to attractions!
Cabin · 3 bd · 3 ba · sleeps 8 · 0.7 mi
Revenue $7,661ADR $330Occ ≈ 6%5★ (6)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
"Palmer's Place" 3 Bedroom Cabin House | 3 bd · 2 ba · sleeps 8 | $14,816 | $375 | 11% | — | 0.6 mi | AirbnbVrbo |
2BR with mtn view and hot tub in Wears Valley! Vacation home | 3 bd · 3 ba · sleeps 6 | $25,650 | $202 | 35% | — | 0.6 mi | Booking |
Perfect Smoky Family Retreat, Backyard, 2 Cabins! Cabin | 3 bd · 3 ba · sleeps 8 | $22,835 | $252 | 25% | 4.8★ (15) | 0.6 mi | AirbnbVrboBooking |
Old Goat Cabin Cabin | 3 bd · 2.5 ba · sleeps 10 | $60,123 | $272 | 61% | 5★ (127) | 0.6 mi | AirbnbVrbo |
Wears Valley Cabin Rental On Mountain Time Cabin | 3 bd · 2.5 ba · sleeps 6 | $29,835 | $256 | 32% | 4.2★ (4) | 0.6 mi | AirbnbVrbo |
On Mountain Time Chalet | 3 bd · 2 ba · sleeps 6 | $27,326 | $250 | 30% | — | 0.6 mi | Booking |
Renovated Cabin w/ Hot Tub, Game Room & Mountain V House | 3 bd · 2 ba · sleeps 8 | $23,931 | $303 | 22% | 4.8★ (7) | 0.6 mi | AirbnbVrboBooking |
Views, Fire Pit + Game Room: Smoky Mountain Cabin Cabin | 3 bd · 2 ba · sleeps 9 | $60,410 | $300 | 55% | 5★ (80) | 0.6 mi | AirbnbVrboBooking |
Big Swim Spa| Fire Pit| Dog| Easy Drive| 3 KingBed Cabin | 3 bd · 3 ba · sleeps 10 | $72,706 | $386 | 52% | 5★ (302) | 0.7 mi | AirbnbVrbo |
Little House in the Valley- Harleys and Dogs! House | 3 bd · 2 ba · sleeps 8 | $31,913 | $206 | 42% | 5★ (128) | 0.7 mi | AirbnbVrbo |
Picture Perfect | By Bear Camp Cabin | 3 bd · 3.5 ba · sleeps 6 | $52,792 | $265 | 55% | 4.2★ (33) | 0.7 mi | AirbnbVrboBooking |
Views/Hot tub/Great Location 10 mins to National Park/20 mins to attractions! Cabin | 3 bd · 3 ba · sleeps 8 | $7,661 | $330 | 6% | 5★ (6) | 0.7 mi | Vrbo |
Wears Valley Gem | Hot Tub · Views · 3BR Cabin Cabin | 3 bd · 3 ba · sleeps 10 | $100,146 | $311 | 88% | 5★ (117) | 0.7 mi | AirbnbBooking |
Stargazing & Serenity at Wears Valley Hideaway House | 3 bd · 2 ba · sleeps 7 | $59,459 | $226 | 72% | 4.5★ (73) | 0.7 mi | AirbnbVrbo |
Serene VIEWs! Hot Tub|Public Pool|Firepit|Gameroom Cabin | 3 bd · 2.5 ba · sleeps 10 | $66,706 | $275 | 66% | 5★ (229) | 0.7 mi | AirbnbVrbo |
Cozy Lux Cabin in Wears Valley ~ Game Rm & Hot tub Cabin | 3 bd · 2.5 ba · sleeps 10 | $75,622 | $299 | 69% | 5★ (186) | 0.7 mi | 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
Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 15) + 0.75% investor premium
Est. revenue
$55,299
NOI
$29,236
Cash flow /mo
-$1,052
Cash needed
$200,750
Cash-on-cash
-6.3%
ROE (yr 1)
4.9%
Cap rate
4.7%
DSCR
0.70
Year-1 write-off
$112,602
Year-1 tax shield @ 32%
$36,033
Year-1 return on equity
- Cash flow (annual)-$12,628
- Principal paydown$3,801
- Appreciation at%$18,750
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)$11,060
- Platform fees (3% of revenue)$1,659
- Maintenance / capex (5% of revenue)$2,765
- Utilities & supplies$4,200
- HOA$0
- Property tax$2,629
- Insurance (STR-rated)$3,750
Cash needed to close
- Down payment (25%)$156,250
- Closing costs (4.0%)$25,000
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$36,033
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
$464,000
Short-life (5/15-yr)
$93,000 · 20%
Year-1 deduction
$113,000
Year-1 tax shield @ 32%
$36,000
Land 26% (county tax record, market value split) · building $371,000 over 39 years · new furniture $20,000
Based on: 2,898 sq ft, built 1972, 3 bd / 2.5 ba, unfurnished, listing features (patio, fireplace, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $86,000 in year 1 (14% short-life, $28,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,000
Kitchen cabinetsdefault
$12,200 new × 40% good × 2.07 allocation
- $8,200
Kitchen countertopsdefault
$9,900 new × 40% good × 2.07 allocation
- $4,200
Decorative trimdefault
$5,100 new × 40% good × 2.07 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 2.07 allocation
- $1,000
Shelvingdefault
$1,200 new × 40% good × 2.07 allocation
- $6,000
Window coverings (29)default
$7,300 new × 40% good × 2.07 allocation
- $3,900
Carpet, vinyl & laminate (25% of floors)listing
$4,700 new × 40% good × 2.07 allocation
- $7,800
Kitchen & laundry equipment plumbingdefault
$9,500 new × 40% good × 2.07 allocation
- $4,700
Kitchen, laundry & data equipment electricaldefault
$5,700 new × 40% good × 2.07 allocation
- $4,700
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 40% good × 2.07 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $14,400
Paving: driveway & walks (paved)default
$14,000 new × 50% good × 2.07 allocation
- $11,100
Landscaping (typical)default
$10,700 new × 50% good × 2.07 allocation
- $13,500
Patioslisting
$13,000 new × 50% good × 2.07 allocation
- $3,000
Decks & porches (attached)default
$2,900 new × 50% good × 2.07 allocation
- $260,400
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$315,100 new × 40% good × 2.07 allocation
- $27,000
Building plumbing & fixturesdefault
$32,700 new × 40% good × 2.07 allocation
- $28,100
Building electrical & lightingdefault
$34,000 new × 40% good × 2.07 allocation
- $27,000
HVACdefault
$32,600 new × 40% good × 2.07 allocation
- $11,600
Hardwood & tile floorsdefault
$14,000 new × 40% good × 2.07 allocation
- $4,400
Fireplaces (2)listing
$5,300 new × 40% good × 2.07 allocation
- $12,400
Septic systemlisting
$12,000 new × 50% good × 2.07 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $70,300 | $41,900 | $400 | $112,600 |
| 2 | $0 | $0 | $9,500 | $9,500 |
| 3 | $0 | $0 | $9,500 | $9,500 |
| 4 | $0 | $0 | $9,500 | $9,500 |
| 5 | $0 | $0 | $9,500 | $9,500 |
| 6+ | $0 | $0 | $332,400 | $332,400 |
| Total | $70,300 | $41,900 | $370,800 | $483,000 |
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.