3213 Grinders Way
Sevierville, TN 37862
$599,900
3 bd · 3 ba · 1,890 sqft · Listed 1d ago
View on Realtor.com →Year built
2006
Sqft
1,890
Lot sqft
30,492
HOA / mo
$0
Furnished
No
List date
2026-10-25T20:17:48.000000Z
Revenue
Annual revenue
$59,921
ADR
$270
Occupancy
61%
Cleaning fees (12 mo)
$11,092
Confidence
Low (42.95), 48 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $49,858
*Spacious 3BD Cabin! HOT TUB + FirePit + Games!*
Cabin · 3 bd · 3 ba · sleeps 10 · 92 ft
Revenue $59,310ADR $259Occ ≈ 63%4.9★ (25)
Pigeon Forge | Fire Pit, Hot Tub | Bring Your Pets
Cabin · 3 bd · 3 ba · sleeps 10 · 236 ft
Revenue $88,686ADR $318Occ ≈ 76%4.9★ (178)
Lumberjack Lodge | 1,890 Sq Ft · Mountain Views · Pool Table · Sleeps 10
Cabin · 3 bd · 3 ba · sleeps 10 · 243 ft
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $12,980ADR $254Occ ≈ 14%5★ (2)
Cabin Hideaway Sleep 6 Hot Tub & Near National Park
Vacation home · 3 bd · 3 ba · sleeps 8 · 0.1 mi
Revenue $35,801ADR $228Occ ≈ 43%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
*Spacious 3BD Cabin! HOT TUB + FirePit + Games!* Cabin | 3 bd · 3 ba · sleeps 10 | $59,310 | $259 | 63% | 4.9★ (25) | 92 ft | Airbnb |
Honey Bear | Mountain Views + Firepit · Sleeps 9 Cabin
| 3 bd · 3 ba · sleeps 9 | $33,547 | $343 | 27% | — | 151 ft | AirbnbVrbo |
Pigeon Forge | Fire Pit, Hot Tub | Bring Your Pets Cabin | 3 bd · 3 ba · sleeps 10 | $88,686 | $318 | 76% | 4.9★ (178) | 236 ft | Airbnb |
Lumberjack Lodge -Mountain Views, Firepit ,WIFI Cabin
| 3 bd · 3 ba · sleeps 10 | $53,616 | $255 | 58% | 4.8★ (5) | 236 ft | AirbnbVrbo |
Lumberjack Lodge | 1,890 Sq Ft · Mountain Views · Pool Table · Sleeps 10 Cabin
| 3 bd · 3 ba · sleeps 10 | $12,980 | $254 | 14% | 5★ (2) | 243 ft | Vrbo |
Big Sky, Hot Tub, Free Tickets, Dollywood and More Cabin
| 3 bd · 3 ba · sleeps 8 | $66,462 | $303 | 60% | 4.5★ (54) | 246 ft | AirbnbVrboBooking |
Cabin Hideaway Sleep 6 Hot Tub & Near National Park Vacation home | 3 bd · 3 ba · sleeps 8 | $35,801 | $228 | 43% | — | 0.1 mi | Booking |
Cabin Hideaway, Sleep 8, Hot Tub & Near National P Cabin
| 3 bd · 3 ba · sleeps 8 | $32,746 | $228 | 39% | 4.9★ (25) | 0.2 mi | AirbnbVrbo |
Breezy Bear Spacious Cabin - Free Pool Access Cabin
| 3 bd · 2 ba · sleeps 9 | $49,225 | $278 | 49% | 5★ (272) | 0.2 mi | AirbnbVrbo |
Smoky Mtn Family Retreat| Hot tub + Game room Cabin
| 3 bd · 2 ba · sleeps 9 | $52,293 | $238 | 60% | 4.8★ (45) | 0.2 mi | AirbnbVrbo |
Show 34 more
New! Wears Valley Creek+Trail | Hot Tub | Camper
House · 3 bd · 2 ba · sleeps 8 · 0.3 mi
- Hot tub
- Pool
- A/C
- Free parking
- +4
Revenue $1,619ADR $147Occ ≈ 3%—
Cabin w/large deck overlooking mountain stream, hot tub, multicade, fire pit!
Cabin · 3 bd · 2 ba · sleeps 8 · 0.3 mi
Revenue $64,389ADR $0Occ ≈ —5★ (88)
Delisted
Family or Group Glamping at this Wonderful Rental in Sevierville, Tennessee
Cabin · 3 bd · 2 ba · sleeps 8 · 0.4 mi
Revenue $49,521ADR $273Occ ≈ 50%—
Frolicking Bears
Cabin · 3 bd · 2 ba · sleeps 8 · 0.4 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +4
Revenue $54,905ADR $239Occ ≈ 63%4.9★ (109)
Amazing Cabin with Fire Pit and Hot-tub in Sevierville, Tennessee
Cabin · 3 bd · 2 ba · sleeps 6 · 0.5 mi
Revenue $11,210ADR $622Occ ≈ 5%—
Wearadise Mountain Views Home features Hot Tub and Fire Pit by RedAwning
House · 3 bd · 2 ba · sleeps 6 · 0.5 mi
Revenue $20,202ADR $285Occ ≈ 19%4.8★
Delisted
Altitude Adjustment by American Patriot Getaways
Vacation home · 3 bd · 2 ba · sleeps 6 · 0.5 mi
Revenue $79,191ADR $290Occ ≈ 75%—
Wears Valley Peaceful Retreat-ZERO Xtra guest fee
House · 3 bd · 2 ba · sleeps 8 · 0.5 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $30,717ADR $194Occ ≈ 43%5★ (5)
Ali's Dream (3-Bedroom Cabin) with Pool by RedAwning
Cabin · 3 bd · 3 ba · sleeps 8 · 0.5 mi
Revenue $82,622ADR $351Occ ≈ 64%1★ (1)
Delisted
A Mountain Hyde-A-Way
Chalet · 3 bd · 2 ba · sleeps 7 · 0.6 mi
Revenue $47,027ADR $276Occ ≈ 47%—
Mountain VIEW Luxury Hot Tub, Fire pit, Game Room
Cabin · 3 bd · 3.5 ba · sleeps 10 · 0.6 mi
Revenue $20,226ADR $469Occ ≈ 12%5★ (11)
Private Ranch|HOT TUB| Fire Pit|DOGS Welcome2!
Cabin · 3 bd · 2 ba · sleeps 9 · 0.6 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $85,474ADR $327Occ ≈ 72%5★ (80)
Creekside dog-friendly cabin w/ hot tub, deck & foosball - near national park
Cabin · 3 bd · 2 ba · sleeps 8 · 0.7 mi
Revenue $22,877ADR $262Occ ≈ 24%4.2★ (129)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
New! Wears Valley Creek+Trail | Hot Tub | Camper House
| 3 bd · 2 ba · sleeps 8 | $1,619 | $147 | 3% | — | 0.3 mi | Airbnb |
Cabin w/large deck overlooking mountain stream, hot tub, multicade, fire pit! Cabin | 3 bd · 2 ba · sleeps 8 | $64,389 | $0 | — | 5★ (88) | 0.3 mi | Delisted |
Escape to Firefly Ridge in Sevierville and Cabin
| 3 bd · 3 ba · sleeps 9 | $5,535 | $260 | 6% | 5★ (1) | 0.4 mi | AirbnbVrbo |
Family or Group Glamping at this Wonderful Rental in Sevierville, Tennessee Cabin | 3 bd · 2 ba · sleeps 8 | $49,521 | $273 | 50% | — | 0.4 mi | Booking |
Cozy 3 BR w/ View, Games, WiFi, Hot Tub, Fire Pit Cabin | 3 bd · 2 ba · sleeps 6 | $55,865 | $265 | 58% | 4.5★ (36) | 0.4 mi | AirbnbBooking |
Gorgeous Creekside Cabin with amenities galore!! Cabin
| 3 bd · 3 ba · sleeps 8 | $125,280 | $439 | 78% | 5★ (233) | 0.4 mi | AirbnbVrbo |
Frolicking Bears Cabin
| 3 bd · 2 ba · sleeps 8 | $54,905 | $239 | 63% | 4.9★ (109) | 0.4 mi | Airbnb |
NEW! Dog Friendly Wears Valley Cabin • 3 Kings House
| 3 bd · 2 ba · sleeps 6 | $7,382 | $218 | 9% | — | 0.4 mi | AirbnbVrboBooking |
Log Haven – Rustic Wears Valley Cabin with Hot Tub Cabin
| 3 bd · 3 ba · sleeps 8 | $55,598 | $260 | 59% | 4.8★ (33) | 0.5 mi | AirbnbVrboBooking |
Almost Heaven Too: A Little Slice of Paradise Cabin
| 3 bd · 3 ba · sleeps 8 | $54,859 | $336 | 45% | 4.7★ (3) | 0.5 mi | AirbnbVrbo |
Alis Dream: Mtn Views, Hot Tub, Wraparound Porch Cabin
| 3 bd · 3 ba · sleeps 8 | $84,196 | $321 | 72% | 4.8★ (121) | 0.5 mi | AirbnbVrboBooking |
Amazing Cabin with Fire Pit and Hot-tub in Sevierville, Tennessee Cabin | 3 bd · 2 ba · sleeps 6 | $11,210 | $622 | 5% | — | 0.5 mi | Booking |
Wearadise Mountain Views Home features Hot Tub and Fire Pit by RedAwning House | 3 bd · 2 ba · sleeps 6 | $20,202 | $285 | 19% | 4.8★ | 0.5 mi | Delisted |
Wearadise Vacation home | 3 bd · 2 ba · sleeps 6 | $26,163 | $866 | 8% | — | 0.5 mi | Booking |
Altitude Adjustment by American Patriot Getaways Vacation home | 3 bd · 2 ba · sleeps 6 | $79,191 | $290 | 75% | — | 0.5 mi | Booking |
Pet Friendly Cozy Cabin - Hot Tub-Fire Pit-Games House
| 3 bd · 2.5 ba · sleeps 6 | $89,133 | $399 | 61% | 4.8★ (49) | 0.5 mi | AirbnbVrboBooking |
Gatlinburg-Pigeon Forge- Hot Tub - Pool Access- Cabin
| 3 bd · 2 ba · sleeps 10 | $41,530 | $293 | 39% | 4.8★ (201) | 0.5 mi | AirbnbVrbo |
Amazing Mountain Views Loaded Game Room Cabin
| 3 bd · 3 ba · sleeps 8 | $86,051 | $347 | 68% | 5★ (291) | 0.5 mi | AirbnbVrbo |
Wears Valley Peaceful Retreat-ZERO Xtra guest fee House
| 3 bd · 2 ba · sleeps 8 | $30,717 | $194 | 43% | 5★ (5) | 0.5 mi | Airbnb |
Ali's Dream Vacation home | 3 bd · 3 ba · sleeps 8 | $31,803 | $1,549 | 6% | — | 0.5 mi | Booking |
Ali's Dream (3-Bedroom Cabin) with Pool by RedAwning Cabin | 3 bd · 3 ba · sleeps 8 | $82,622 | $351 | 64% | 1★ (1) | 0.5 mi | Delisted |
Wears Valley - Views - Games Galore Cabin
| 3 bd · 2.5 ba · sleeps 10 | $50,195 | $312 | 44% | 4.5★ (11) | 0.5 mi | AirbnbVrbo |
Wearadise: Free Attraction Tickets & Hot Tub House
| 3 bd · 2 ba · sleeps 6 | $25,419 | $266 | 26% | 4.8★ (66) | 0.5 mi | AirbnbVrboBooking |
Hot Tub • Fire Pit • Cozy Smoky Mountain Cabin Cabin
| 3 bd · 2 ba · sleeps 8 | $52,753 | $252 | 57% | 4.8★ (275) | 0.6 mi | AirbnbVrboBooking |
Creekside Cabin • Hot Tub • Game Room • Fire Pit Cabin
| 3 bd · 2 ba · sleeps 8 | $28,922 | $246 | 32% | 5★ (18) | 0.6 mi | AirbnbVrbo |
A Mountain Hyde-A-Way Chalet | 3 bd · 2 ba · sleeps 7 | $47,027 | $276 | 47% | — | 0.6 mi | Booking |
Old West Saloon & Costumes~HUGE Game Room~Hot Tub! Cabin
| 3 bd · 2 ba · sleeps 6 | $73,003 | $349 | 57% | 5★ (118) | 0.6 mi | AirbnbVrbo |
Hot Tub, Grill & Game Room Cabin Cabin
| 3 bd · 3 ba · sleeps 10 | $74,150 | $302 | 67% | 4.8★ (52) | 0.6 mi | AirbnbVrbo |
Mountain VIEW Luxury Hot Tub, Fire pit, Game Room Cabin | 3 bd · 3.5 ba · sleeps 10 | $20,226 | $469 | 12% | 5★ (11) | 0.6 mi | Airbnb |
A Mountain Hyde-A-Way Pet Friendly|FirePit| HotTub Cabin
| 3 bd · 2 ba · sleeps 7 | $45,177 | $286 | 43% | 4.5★ (12) | 0.6 mi | AirbnbVrbo |
Private Ranch|HOT TUB| Fire Pit|DOGS Welcome2! Cabin
| 3 bd · 2 ba · sleeps 9 | $85,474 | $327 | 72% | 5★ (80) | 0.6 mi | Airbnb |
Creekside Cabin Retreat・Pet OK・Hot Tub・Foosball Cabin | 3 bd · 2 ba · sleeps 8 | $39,128 | $228 | 47% | 3.5★ (7) | 0.7 mi | AirbnbBooking |
Creekside dog-friendly cabin w/ hot tub, deck & foosball - near national park Cabin | 3 bd · 2 ba · sleeps 8 | $22,877 | $262 | 24% | 4.2★ (129) | 0.7 mi | Airbnb |
Bearfeet Retreat - 3.5 miles from park entrance! Cabin
| 3 bd · 3 ba · sleeps 10 | $62,440 | $285 | 60% | 4.9★ (109) | 0.7 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
$59,921
NOI
$32,620
Cash flow /mo
$2,718
Cash needed
$649,396
Cash-on-cash (all cash)
5.0%
ROE (yr 1)
7.8%
Cap rate
5.4%
DSCR
—
Year-1 write-off
$129,845
Year-1 tax shield @ 32%
$41,550
Year-1 return on equity
- Cash flow (annual)$32,620
- Principal paydown (n/a, cash)$0
- Appreciation at%$17,997
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)$11,984
- Platform fees (3% of revenue)$1,798
- Maintenance / capex (5% of revenue)$2,996
- Utilities & supplies$4,200
- HOA$0
- Property tax$2,724
- Insurance (STR-rated)$3,599
Cash needed to close
- Purchase price (all cash)$599,900
- Closing costs (4.0%)$23,996
- Furnishing (bought new)$25,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$41,550
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
$550,000
Short-life (5/15-yr)
$104,000 · 19%
Year-1 deduction
$130,000
Year-1 tax shield @ 32%
$42,000
Land 8% (county tax record, market value split) · building $446,000 over 39 years · new furniture $26,000
Based on: 1,890 sq ft, built 2006, 3 bd / 3 ba, unfurnished, listing features (hot tub, deck, game room, fireplace, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $81,000 in year 1 (10% short-life, $26,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,700
Kitchen cabinetsdefault
$9,900 new × 40% good × 2.44 allocation
- $8,000
Kitchen countertopsdefault
$8,100 new × 40% good × 2.44 allocation
- $3,200
Decorative trimdefault
$3,300 new × 40% good × 2.44 allocation
- $400
Mirrorsdefault
$500 new × 40% good × 2.44 allocation
- $1,200
Shelvingdefault
$1,200 new × 40% good × 2.44 allocation
- $4,600
Window coverings (19)default
$4,800 new × 40% good × 2.44 allocation
- $11,300
Kitchen & laundry equipment plumbingdefault
$7,700 new × 60% good × 2.44 allocation
- $6,900
Kitchen, laundry & data equipment electricaldefault
$4,700 new × 60% good × 2.44 allocation
- $7,500
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.44 allocation
- $8,800
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.44 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $3,300
Paving: driveway & walks (gravel)listing
$2,700 new × 50% good × 2.44 allocation
- $10,600
Landscaping (typical)default
$8,700 new × 50% good × 2.44 allocation
- $2,300
Patiosdefault
$1,900 new × 50% good × 2.44 allocation
- $26,000
Decks & porches (attached)listing
$21,300 new × 50% good × 2.44 allocation
- $333,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$204,900 new × 67% good × 2.44 allocation
- $31,200
Building plumbing & fixturesdefault
$21,300 new × 60% good × 2.44 allocation
- $31,100
Building electrical & lightingdefault
$21,200 new × 60% good × 2.44 allocation
- $20,800
HVACdefault
$21,300 new × 40% good × 2.44 allocation
- $11,900
Hardwood & tile floorsdefault
$12,200 new × 40% good × 2.44 allocation
- $2,600
Fireplacelisting
$2,600 new × 40% good × 2.44 allocation
- $14,700
Septic systemlisting
$12,000 new × 50% good × 2.44 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $87,200 | $42,200 | $500 | $129,800 |
| 2 | $0 | $0 | $11,400 | $11,400 |
| 3 | $0 | $0 | $11,400 | $11,400 |
| 4 | $0 | $0 | $11,400 | $11,400 |
| 5 | $0 | $0 | $11,400 | $11,400 |
| 6+ | $0 | $0 | $399,900 | $399,900 |
| Total | $87,200 | $42,200 | $446,100 | $575,500 |
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: 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.