Rate 7.99% = 7.24% Freddie Mac 30-yr avg (Oct 29) + 0.75% investor premium

3209 Bear Country Way

Sevierville, TN 37876

$499,990

2 bd · 3 ba · 1,815 sqft · Listed 1d ago

View on Realtor.com →

Negative cash flow

Year built

2004

Sqft

1,815

Lot sqft

32,670

HOA / mo

Furnished

List date

2026-10-29T16:09:37.000000Z

Revenue

Annual revenue

$38,660

ADR

$193

Occupancy

55%

Cleaning fees (12 mo)

$8,618

Confidence

Med (61.63), 17 comps

Comp revenue range (p25 / median / p75)

$26,024$36,567$44,951

Median revenue of shown comps: $36,809

Rowan's Den
Cabin · 2 bd · 2 ba · sleeps 6 · 121 ft
Revenue $28,798ADR $237Occ ≈ 33%5★ (3)
Airbnb Booking
Bear Mountain Cabin | Hot Tub | GameRoom + FirePit
Cabin · 2 bd · 2 ba · sleeps 6 · 121 ft
- Hot tub
- A/C
- Free parking
- Pets OK
- +4
Revenue $24,094ADR $276Occ ≈ 24%4.8★ (85)
Airbnb Vrbo Booking
Discount Tickets! Mnt Cabin + Hot Tub + Location
Cabin · 2 bd · 2 ba · sleeps 6 · 223 ft
Revenue $50,396ADR $256Occ ≈ 54%5★ (24)
Airbnb Booking
Smoky Mountain Serenity • Gatlinburg • Hot Tub
Cabin · 2 bd · 2 ba · sleeps 6 · 400 ft
- Hot tub
- A/C
- Free parking
- Pets OK
- +6
Revenue $43,151ADR $212Occ ≈ 56%5★ (28)
Airbnb Vrbo
Hot Tub | 2BR | Pool Table | Secluded Cabin
Cabin · 2 bd · 2 ba · sleeps 8 · 0.1 mi
Revenue $44,892ADR $244Occ ≈ 50%4.8★ (6)
Airbnb
Bear Paws - Convenient and Private Cabin
Cabin · 2 bd · 2 ba · sleeps 7 · 0.1 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $6,312ADR $152Occ ≈ 11%—
Airbnb
Bear End, Relax in Hot Tub, Specials, FREE Tickets
Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi
- Hot tub
- A/C
- Free parking
- Kitchen
- +3
Revenue $47,807ADR $216Occ ≈ 61%4.4★ (56)
Airbnb Vrbo Booking
Homey Cabin W Hot Tub・2 Porches・Pool Table・Games
Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $26,024ADR $194Occ ≈ 37%4.4★ (16)
Airbnb Vrbo Booking
2BR cabin w/ free attraction tickets & 2 porches
Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $37,051ADR $202Occ ≈ 50%4.5★ (37)
Airbnb Booking
Bear Mountain Getaway: One-Level + Mountain Views
Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $44,951ADR $269Occ ≈ 46%4.7★ (11)
Airbnb Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Rowan's Den Cabin	2 bd · 2 ba · sleeps 6	$28,798	$237	33%	5★ (3)	121 ft	Airbnb Booking
Bear Mountain Cabin \| Hot Tub \| GameRoom + FirePit Cabin Hot tub A/C Free parking Pets OK +4	2 bd · 2 ba · sleeps 6	$24,094	$276	24%	4.8★ (85)	121 ft	Airbnb Vrbo Booking
Discount Tickets! Mnt Cabin + Hot Tub + Location Cabin	2 bd · 2 ba · sleeps 6	$50,396	$256	54%	5★ (24)	223 ft	Airbnb Booking
Smoky Mountain Serenity • Gatlinburg • Hot Tub Cabin Hot tub A/C Free parking Pets OK +6	2 bd · 2 ba · sleeps 6	$43,151	$212	56%	5★ (28)	400 ft	Airbnb Vrbo
Hot Tub \| 2BR \| Pool Table \| Secluded Cabin Cabin	2 bd · 2 ba · sleeps 8	$44,892	$244	50%	4.8★ (6)	0.1 mi	Airbnb
Bear Paws - Convenient and Private Cabin Cabin Hot tub A/C Free parking Wifi +4	2 bd · 2 ba · sleeps 7	$6,312	$152	11%	—	0.1 mi	Airbnb
Bear End, Relax in Hot Tub, Specials, FREE Tickets Cabin Hot tub A/C Free parking Kitchen +3	2 bd · 2 ba · sleeps 6	$47,807	$216	61%	4.4★ (56)	0.2 mi	Airbnb Vrbo Booking
Homey Cabin W Hot Tub・2 Porches・Pool Table・Games Cabin Hot tub A/C Free parking Wifi +4	2 bd · 2 ba · sleeps 6	$26,024	$194	37%	4.4★ (16)	0.2 mi	Airbnb Vrbo Booking
2BR cabin w/ free attraction tickets & 2 porches Cabin	2 bd · 2 ba · sleeps 6	$37,051	$202	50%	4.5★ (37)	0.2 mi	Airbnb Booking
Bear Mountain Getaway: One-Level + Mountain Views Cabin Hot tub A/C Free parking Wifi +3	2 bd · 2 ba · sleeps 6	$44,951	$269	46%	4.7★ (11)	0.3 mi	Airbnb Vrbo

Show 6 more

Modern, cozy cabin with views and Hot tub
Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $36,567ADR $247Occ ≈ 41%5★ (32)
Airbnb Vrbo Booking
20min to GSMNP & Dollywood | Hot Tub-FirePit
Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $18,501ADR $308Occ ≈ 16%5★ (93)
Airbnb
America's View-Secluded*Romantic*Fireplace
Cabin · 2 bd · 2 ba · sleeps 4 · 0.4 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +4
Revenue $32,436ADR $213Occ ≈ 42%4.8★ (8)
Airbnb Vrbo
Americas View by American Patriot Getaways
Vacation home · 2 bd · 2 ba · sleeps 4 · 0.4 mi
Revenue $51,548ADR $240Occ ≈ 59%—
Booking
Bear Elegance - Theater Room, Secluded, Hot Tub
Cabin · 2 bd · 2 ba · sleeps 4 · 0.4 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $52,965ADR $247Occ ≈ 59%4.8★ (49)
Airbnb Vrbo Booking
Secluded Sevierville Cabin: Hot Tub & Mtn Views!
Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +4
Revenue $34,386ADR $205Occ ≈ 46%5★ (68)
Airbnb Vrbo Booking

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Modern, cozy cabin with views and Hot tub Cabin Hot tub A/C Free parking Wifi +3	2 bd · 2 ba · sleeps 6	$36,567	$247	41%	5★ (32)	0.3 mi	Airbnb Vrbo Booking
20min to GSMNP & Dollywood \| Hot Tub-FirePit Cabin	2 bd · 2 ba · sleeps 6	$18,501	$308	16%	5★ (93)	0.3 mi	Airbnb
America's View-SecludedRomanticFireplace Cabin Hot tub A/C Free parking Pets OK +4	2 bd · 2 ba · sleeps 4	$32,436	$213	42%	4.8★ (8)	0.4 mi	Airbnb Vrbo
Americas View by American Patriot Getaways Vacation home	2 bd · 2 ba · sleeps 4	$51,548	$240	59%	—	0.4 mi	Booking
Bear Elegance - Theater Room, Secluded, Hot Tub Cabin Hot tub A/C Free parking Wifi +4	2 bd · 2 ba · sleeps 4	$52,965	$247	59%	4.8★ (49)	0.4 mi	Airbnb Vrbo Booking
Secluded Sevierville Cabin: Hot Tub & Mtn Views! Cabin Hot tub A/C Free parking Pets OK +4	2 bd · 2 ba · sleeps 6	$34,386	$205	46%	5★ (68)	0.4 mi	Airbnb Vrbo Booking

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

Financing

Management

Term

Purchase priceDown payment %30-yr rate %Already furnishedTax bracketCount tax savings in returnsOnly if you can use the losses (STR loophole)

Rate 7.99% = 7.24% Freddie Mac 30-yr avg (Oct 29) + 0.75% investor premium

Est. revenue

$38,660

NOI

$19,871

Cash flow /mo

-$1,093

Cash needed

$160,997

Cash-on-cash

-8.1%

ROE (yr 1)

3.1%

Cap rate

4.0%

DSCR

0.60

Year-1 write-off

$97,086

Year-1 tax shield @ 32%

$31,067

Year-1 return on equity

Cash flow (annual)-$13,116
Principal paydown$3,139
Appreciation at%$15,000

ROE3.1%

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)$7,732
Platform fees (3% of revenue)$1,160
Maintenance / capex (5% of revenue)$1,933
Utilities & supplies$4,200
HOA$0
Property tax$764
Insurance (STR-rated)$3,000

Cash needed to close

Down payment (25%)$124,998
Closing costs (4.0%)$20,000
Furnishing (bought new)$16,000

Tax savings if the STR loophole applies

Tax shield @ 32%$31,067

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

$441,000

Short-life (5/15-yr)

$81,000 · 18%

Year-1 deduction

$97,000

Year-1 tax shield @ 32%

$31,000

Land 12% (county tax record, market value split) · building $360,000 over 39 years · new furniture $16,000

Based on: 1,815 sq ft, built 2004, 2 bd / 3 ba, unfurnished, listing features (deck, fireplace, flooring types, appliance list, septic, wooded lot).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $56,000 in year 1 (9% short-life, $18,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$58,700

Kitchen cabinetsdefault
$9,800 new × 40% good × 2.15 allocation
$8,400
Kitchen countertopsdefault
$8,000 new × 40% good × 2.15 allocation
$6,900
Decorative trimdefault
$3,200 new × 40% good × 2.15 allocation
$2,700
Mirrorsdefault
$500 new × 40% good × 2.15 allocation
$400
Shelvingdefault
$900 new × 40% good × 2.15 allocation
$800
Window coverings (18)default
$4,500 new × 40% good × 2.15 allocation
$3,900
Kitchen & laundry equipment plumbingdefault
$7,600 new × 56% good × 2.15 allocation
$9,200
Kitchen, laundry & data equipment electricaldefault
$4,600 new × 56% good × 2.15 allocation
$5,500
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 40% good × 2.15 allocation
$4,900
Furniture bought newlisting
$16,000 new × 100% good · bought separately
$16,000

15-year land improvements$38,000

Paving: driveway & walks (paved)listing
$8,800 new × 50% good × 2.15 allocation
$9,500
Landscaping (minimal)listing
$4,200 new × 50% good × 2.15 allocation
$4,600
Patiosdefault
$1,800 new × 50% good × 2.15 allocation
$1,900
Decks & porches (attached)listing
$20,400 new × 50% good × 2.15 allocation
$22,000

Building, 39-year$360,500

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$197,000 new × 63% good × 2.15 allocation
$268,600
Building plumbing & fixturesdefault
$20,400 new × 56% good × 2.15 allocation
$24,600
Building electrical & lightingdefault
$20,300 new × 56% good × 2.15 allocation
$24,400
HVACdefault
$20,400 new × 40% good × 2.15 allocation
$17,600
Hardwood & tile floorsdefault
$11,700 new × 40% good × 2.15 allocation
$10,100
Fireplacelisting
$2,600 new × 40% good × 2.15 allocation
$2,300
Septic systemlisting
$12,000 new × 50% good × 2.15 allocation
$12,900

About the property

Sold furnishedGame roomHot tubPoolDeckDrivewayLandscapingFencedIrrigationLong-term rental (27.5-yr)Carpet / vinyl / laminate %Placed in serviceClosing costs $ (adds to basis)Land %Bonus depreciation %

Depreciation schedule: typical cost seg study

Year	5-yr	15-yr	Building	Total
1	$58,700	$38,000	$400	$97,100
2	$0	$0	$9,200	$9,200
3	$0	$0	$9,200	$9,200
4	$0	$0	$9,200	$9,200
5	$0	$0	$9,200	$9,200
6+	$0	$0	$323,100	$323,100
Total	$58,700	$38,000	$360,500	$457,200

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.