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Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium

3119 Bear Mountain Ln

3119 Bear Mountain Ln

Sevierville, TN 37876

$530,000

2 bd · 2 ba · 1,260 sqft · Listed today

View on Realtor.com →
Negative cash flow

Year built

1988

Sqft

1,260

Lot sqft

59,242

HOA / mo

None

Furnished

No

List date

2026-10-15T00:01:32.000000Z

Revenue

Annual revenue

$31,998

ADR

$163

Occupancy

54%

Cleaning fees (12 mo)

$5,639

Confidence

Med (64.81), 21 comps

Comp revenue range (p25 / median / p75)

$26,024$37,051$44,892

Median revenue of shown comps: $37,054

  • Bear Paws - Convenient and Private Cabin

    Cabin · 2 bd · 2 ba · sleeps 7 · 187 ft

    Revenue $6,312ADR $152Occ ≈ 11%—

    Airbnb

  • Hot Tub | 2BR | Pool Table | Secluded Cabin

    Cabin · 2 bd · 2 ba · sleeps 8 · 207 ft

    Revenue $44,892ADR $244Occ ≈ 50%4.8★ (6)

    AirbnbVrbo

  • Smoky Mountain Serenity • Gatlinburg • Hot Tub

    Cabin · 2 bd · 2 ba · sleeps 6 · 331 ft

    Revenue $43,151ADR $212Occ ≈ 56%5★ (28)

    AirbnbVrbo

  • Discount Tickets! Mnt Cabin + Hot Tub + Location

    Cabin · 2 bd · 2 ba · sleeps 6 · 420 ft

    Revenue $50,396ADR $256Occ ≈ 54%5★ (24)

    AirbnbVrboBooking

  • Bear Mountain Cabin | Hot Tub | GameRoom + FirePit

    Cabin · 2 bd · 2 ba · sleeps 6 · 525 ft

    Revenue $24,094ADR $276Occ ≈ 24%4.8★ (85)

    AirbnbVrboBooking

  • Rowan's Den

    Cabin · 2 bd · 2 ba · sleeps 6 · 525 ft

    Revenue $28,798ADR $237Occ ≈ 33%5★ (3)

    AirbnbVrboBooking

  • Bear End, Relax in Hot Tub, Specials, FREE Tickets

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.1 mi

    Revenue $47,807ADR $216Occ ≈ 61%4.4★ (56)

    AirbnbVrboBooking

  • Hot Tub • Mountain View • Fire Pit • EV Charger

    Cabin · 2 bd · 1 ba · sleeps 6 · 0.1 mi

    Revenue $37,595ADR $193Occ ≈ 53%5★ (30)

    AirbnbVrbo

  • Bear Mountain Getaway: One-Level + Mountain Views

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi

    Revenue $44,951ADR $269Occ ≈ 46%4.7★ (11)

    AirbnbVrbo

  • Apple View*Stunning Views*Secluded*Hot Tub w/view

    Cabin · 2 bd · 1 ba · sleeps 4 · 0.3 mi

    Revenue $25,609ADR $192Occ ≈ 37%4.2★ (4)

    AirbnbVrbo

Show 10 more

  • Apple View by American Patriot Getaways

    Vacation home · 2 bd · 1 ba · sleeps 4 · 0.3 mi

    Revenue $44,277ADR $235Occ ≈ 52%—

    Booking

  • America's View-Secluded*Romantic*Fireplace

    Cabin · 2 bd · 2 ba · sleeps 4 · 0.3 mi

    Revenue $32,436ADR $213Occ ≈ 42%4.8★ (8)

    AirbnbVrbo

  • Americas View by American Patriot Getaways

    Vacation home · 2 bd · 2 ba · sleeps 4 · 0.3 mi

    Revenue $51,548ADR $240Occ ≈ 59%—

    Booking

  • Homey Cabin W Hot Tub・2 Porches・Pool Table・Games

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi

    Revenue $26,024ADR $194Occ ≈ 37%4.4★ (16)

    AirbnbVrboBooking

  • Bear Elegance - Theater Room, Secluded, Hot Tub

    Cabin · 2 bd · 2 ba · sleeps 4 · 0.3 mi

    Revenue $52,965ADR $247Occ ≈ 59%4.8★ (49)

    AirbnbVrboBooking

  • Secluded Sevierville Cabin: Hot Tub & Mtn Views!

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi

    Revenue $34,386ADR $205Occ ≈ 46%5★ (68)

    AirbnbVrboBooking

  • 2BR cabin w/ free attraction tickets & 2 porches

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi

    Revenue $37,051ADR $202Occ ≈ 50%4.5★ (37)

    AirbnbVrboBooking

  • Modern, cozy cabin with views and Hot tub

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi

    Revenue $36,567ADR $247Occ ≈ 41%5★ (32)

    AirbnbVrboBooking

  • 20min to GSMNP & Dollywood | Hot Tub-FirePit

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi

    Revenue $18,501ADR $308Occ ≈ 16%5★ (93)

    AirbnbVrbo

  • Bear Den by Bear Camp Private

    Cabin · 2 bd · 1 ba · sleeps 6 · 0.5 mi

    Revenue $37,056ADR $194Occ ≈ 52%4.5★ (43)

    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

Financing
Management
Term

Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium

Est. revenue

$31,998

NOI

$14,322

Cash flow /mo

-$1,765

Cash needed

$175,700

Cash-on-cash

-12.1%

ROE (yr 1)

-1.2%

Cap rate

2.7%

DSCR

0.40

Year-1 write-off

$171,135

Year-1 tax shield @ 32%

$54,763

Year-1 return on equity

  • Cash flow (annual)-$21,179
  • Principal paydown$3,223
  • Appreciation at%$15,900
ROE-1.2%

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)$6,400
  • Platform fees (3% of revenue)$960
  • Maintenance / capex (5% of revenue)$1,600
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$1,337
  • Insurance (STR-rated)$3,180

Cash needed to close

  • Down payment (25%)$132,500
  • Closing costs (4.0%)$21,200
  • Furnishing (bought new)$22,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$54,763

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

$474,000

Short-life (5/15-yr)

$149,000 · 31%

Year-1 deduction

$171,000

Year-1 tax shield @ 32%

$55,000

Land 10% (county tax record, market value split) · building $326,000 over 39 years · new furniture $22,000

Based on: 1,260 sq ft, built 1988, 2 bd / 2 ba, unfurnished, listing features (hot tub, deck, game room, fireplace, flooring types, appliance list, septic, wooded lot).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $111,000 in year 1 (19% short-life, $36,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$116,800

  • Kitchen cabinetsdefault

    $8,600 new × 40% good × 4.10 allocation

    $14,100

  • Kitchen countertopsdefault

    $7,000 new × 40% good × 4.10 allocation

    $11,500

  • Decorative trimdefault

    $2,200 new × 40% good × 4.10 allocation

    $3,600

  • Mirrorsdefault

    $300 new × 40% good × 4.10 allocation

    $500

  • Shelvingdefault

    $900 new × 40% good × 4.10 allocation

    $1,500

  • Window coverings (13)default

    $3,300 new × 40% good × 4.10 allocation

    $5,300

  • Carpet, vinyl & laminate (100% of floors)listing

    $8,100 new × 40% good × 4.10 allocation

    $13,300

  • Kitchen & laundry equipment plumbingdefault

    $6,700 new × 40% good × 4.10 allocation

    $10,900

  • Kitchen, laundry & data equipment electricaldefault

    $4,000 new × 40% good × 4.10 allocation

    $6,600

  • Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing

    $7,700 new × 40% good × 4.10 allocation

    $12,600

  • Hot tub (freestanding)listing

    $9,000 new × 40% good × 4.10 allocation

    $14,800

  • Furniture bought newlisting

    $16,000 new × 100% good · bought separately

    $16,000

  • Game-room equipment bought newlisting

    $6,000 new × 100% good · bought separately

    $6,000
15-year land improvements$54,000

  • Paving: driveway & walks (paved)default

    $7,400 new × 50% good × 4.10 allocation

    $15,100

  • Landscaping (minimal)listing

    $3,500 new × 50% good × 4.10 allocation

    $7,300

  • Patiosdefault

    $1,200 new × 50% good × 4.10 allocation

    $2,600

  • Decks & porches (attached)listing

    $14,200 new × 50% good × 4.10 allocation

    $29,100
Building, 39-year$325,600

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $136,500 new × 40% good × 4.10 allocation

    $224,100

  • Building plumbing & fixturesdefault

    $14,100 new × 40% good × 4.10 allocation

    $23,200

  • Building electrical & lightingdefault

    $13,200 new × 40% good × 4.10 allocation

    $21,700

  • HVACdefault

    $14,200 new × 40% good × 4.10 allocation

    $23,300

  • Fireplaces (2)listing

    $5,300 new × 40% good × 4.10 allocation

    $8,600

  • Septic systemlisting

    $12,000 new × 50% good × 4.10 allocation

    $24,600

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$116,800$54,000$300$171,100
2$0$0$8,300$8,300
3$0$0$8,300$8,300
4$0$0$8,300$8,300
5$0$0$8,300$8,300
6+$0$0$291,900$291,900
Total$116,800$54,000$325,600$496,400

The building's share of the price ($474,000) is 4.1x our depreciated replacement cost of the home ($116,000). 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.