STR Yield
← Back to deals
MortgageCash

Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

2140 Bear Haven Way

2140 Bear Haven Way

Sevierville, TN 37876

$619,000

2 bd · 2.5 ba · 1,638 sqft · Listed 2d ago

View on Realtor.com →
Est. land %Negative cash flow

Year built

2006

Sqft

1,638

Lot sqft

2,614

HOA / mo

None

Furnished

No

List date

2026-09-25T00:37:24.000000Z

Revenue

Annual revenue

$56,340

ADR

$234

Occupancy

66%

Cleaning fees (12 mo)

$10,558

Confidence

Med (56.71), 50 comps

Comp revenue range (p25 / median / p75)

$37,884$52,718$65,273

  • 2BR, hot tub, games, sleeps 8.

    Cabin · 2 bd · 2 ba · sleeps 8 · 52 ft

    Revenue $50,722ADR $263Occ ≈ 53%4.3★ (137)

    AirbnbVrbo

  • Hot Tub, Game Loft, Community Pools, Mini Golf

    Cabin · 2 bd · 3 ba · sleeps 10 · 66 ft

    Revenue $71,729ADR $272Occ ≈ 72%5★ (62)

    AirbnbVrbo

  • Pools, Hot Tub, Game Loft, Putt Putt, Views

    Cabin · 2 bd · 2 ba · sleeps 8 · 85 ft

    Revenue $73,558ADR $267Occ ≈ 75%5★ (69)

    AirbnbVrbo

  • Rockin' in the Smokies - Game room and hot tub!

    Cabin · 2 bd · 2 ba · sleeps 10 · 115 ft

    Revenue $51,661ADR $286Occ ≈ 49%4.5★ (21)

    AirbnbVrboBooking

  • Bear Walker Lodge - Luxury Cabin, 2bd/2ba+Twin Bunks, Gated, Pools, Mini-Golf

    Cabin · 2 bd · 2 ba · sleeps 10 · 148 ft

    Revenue $37,576ADR $313Occ ≈ 33%4.8★ (156)

    Vrbo

  • Cozy Cabin: Game Loft, Pool Access + Hot Tub

    Cabin · 2 bd · 2 ba · sleeps 8 · 148 ft

    Revenue $80,174ADR $298Occ ≈ 74%4.9★ (178)

    AirbnbVrbo

  • Community Pools | Views | Hot Tub | Putt Putt

    Cabin · 2 bd · 2 ba · sleeps 8 · 157 ft

    Revenue $70,915ADR $248Occ ≈ 78%5★ (236)

    AirbnbVrbo

  • 2BR Bear Creek Crossing | Free Attraction Tickets

    Cabin · 2 bd · 2 ba · sleeps 8 · 174 ft

    Revenue $49,300ADR $210Occ ≈ 64%4.3★ (110)

    AirbnbVrboBooking

  • In-Room Jacuzzi · Game Loft · Hot Tub · Mtn Views

    Cabin · 2 bd · 2 ba · sleeps 8 · 223 ft

    Revenue $54,421ADR $251Occ ≈ 59%5★ (61)

    AirbnbVrbo

  • Higher Escape-Luxury Cabin, 2BD/2Bath, Bunks,Arcade,Gated, Pools,Views,Mini-Golf

    Cabin · 2 bd · 2 ba · sleeps 10 · 262 ft

    Revenue $33,343ADR $279Occ ≈ 33%4.9★ (286)

    Vrbo

Show all 50 comps

  • Eastern Escape, Relaxing Cabin, Games for all

    Cabin · 2 bd · 2.5 ba · sleeps 9 · 269 ft

    Revenue $46,464ADR $245Occ ≈ 52%5★ (33)

    AirbnbVrbo

  • Sevierville 45 - Two Bedroom Villa, Sleeps 8

    Villa · 2 bd · 2 ba · sleeps 8 · 272 ft

    Revenue $7,395ADR $205Occ ≈ 10%—

    Vrbo

  • Eastern Escape - Luxury Cabin,Gated,Pools,Mini-Golf, Pool Table and Air Hockey

    Cabin · 2 bd · 2.5 ba · sleeps 9 · 308 ft

    Revenue $6,294ADR $278Occ ≈ 6%5★ (81)

    Vrbo

  • Smoky Mtn Retreat w/ Spa/Game Room/Large Balcony!

    House · 2 bd · 2 ba · sleeps 10 · 308 ft

    Revenue $57,885ADR $326Occ ≈ 49%5★ (31)

    AirbnbVrbo

  • Scenic Escape-Luxury Cabin,Gated,Pools,Mini-golf, Pool Table, Arcade,Air Hockey

    House · 2 bd · 2 ba · sleeps 9 · 318 ft

    Revenue $62,051ADR $270Occ ≈ 63%5★ (141)

    Vrbo

  • Rocky Top Roost - Hot Tub, Community Pool, Wi-Fi

    Cabin · 2 bd · 3 ba · sleeps 10 · 331 ft

    Revenue $56,896ADR $283Occ ≈ 55%4.6★ (15)

    AirbnbVrbo

  • Bearfoot Memories - Community Pools & More!

    Cabin · 2 bd · 2 ba · sleeps 11 · 348 ft

    Revenue $73,670ADR $283Occ ≈ 71%4.4★ (48)

    AirbnbVrbo

  • Indoor Resort Pool + FREE Mini Golf + HotTub

    Cabin · 2 bd · 2 ba · sleeps 8 · 364 ft

    Revenue $37,206ADR $262Occ ≈ 39%4.8★ (120)

    AirbnbVrbo

  • Smoky Heights

    Cabin · 2 bd · 2 ba · sleeps 10 · 390 ft

    Revenue $59,246ADR $296Occ ≈ 55%4.1★ (18)

    AirbnbVrbo

  • 3 King Beds-Luxury-Perfect for Couples & Families! Minutes From All Attractions!

    Cabin · 2 bd · 2 ba · sleeps 6 · 390 ft

    Revenue $24,301ADR $371Occ ≈ 18%4.9★ (147)

    Vrbo

  • Smokies Escape - Mountain Cabin, Hot Tub & Pools

    Cabin · 2 bd · 2 ba · sleeps 6 · 407 ft

    Revenue $42,830ADR $222Occ ≈ 53%4.8★ (69)

    AirbnbVrboBooking

  • Sevierville 33 - Two Bedroom Villa, Sleeps 8

    Villa · 2 bd · 2 ba · sleeps 8 · 413 ft

    Revenue $6,488ADR $187Occ ≈ 10%—

    Vrbo

  • Mtn View Cabin W Hot Tub, Sleeps 8・Resort Pool

    Cabin · 2 bd · 2 ba · sleeps 8 · 413 ft

    Revenue $43,382ADR $235Occ ≈ 51%4.7★ (26)

    AirbnbVrboBooking

  • Wooden Pet-Friendly Cabin with Hot-Tub, Game Room and Pool in Sevierville, Tennessee

    Cabin · 2 bd · 2 ba · sleeps 8 · 417 ft

    Revenue $56,147ADR $1,366Occ ≈ 11%—

    VrboBooking

  • Bears Eye View*Pigeon Forge*NOW Dog Friendly

    Cabin · 2 bd · 2 ba · sleeps 9 · 427 ft

    Revenue $76,096ADR $0Occ ≈ —5★ (3)

    AirbnbVrbo

  • Close to Dollywood - Sleeps 10

    Cabin · 2 bd · 2 ba · sleeps 10 · 436 ft

    Revenue $25,584ADR $248Occ ≈ 28%3★ (1)

    AirbnbVrbo

  • Mtn Views! Hot tub! 2 Pools! Mini Golf! Family fun

    Cabin · 2 bd · 2 ba · sleeps 6 · 443 ft

    Revenue $13,063ADR $261Occ ≈ 14%4.9★ (11)

    AirbnbVrboBooking

  • Fun Cabin with Game Loft

    Cabin · 2 bd · 2 ba · sleeps 8 · 453 ft

    Revenue $56,861ADR $283Occ ≈ 55%4.6★ (5)

    AirbnbVrbo

  • New! Summer Cabin w/ Hot Tub Game Room & WOW Views

    Cabin · 2 bd · 2 ba · sleeps 6 · 459 ft

    Revenue $18,052ADR $225Occ ≈ 22%4.9★ (8)

    AirbnbVrbo

  • High-End Cabin w/Game Room, Near Pigeon Forge

    Cabin · 2 bd · 2 ba · sleeps 8 · 476 ft

    Revenue $64,684ADR $310Occ ≈ 57%4.6★ (240)

    AirbnbVrbo

  • American Bear: Resort Pools + Game Loft + Hot Tub

    Cabin · 2 bd · 2 ba · sleeps 8 · 502 ft

    Revenue $45,172ADR $244Occ ≈ 51%4.5★ (13)

    AirbnbVrbo

  • Pool Access • Gated Comm • Pool Table • Hot Tub

    Cabin · 2 bd · 2 ba · sleeps 8 · 512 ft

    Revenue $65,469ADR $273Occ ≈ 66%4.7★ (3)

    Airbnb

  • Wonderland Dream Cabin in Pigeon Forge

    Cabin · 2 bd · 2 ba · sleeps 8 · 512 ft

    Revenue $35,879ADR $232Occ ≈ 42%4★ (2)

    AirbnbVrbo

  • Dog friendly, hot tub, game room, putt putt!

    Cabin · 2 bd · 2 ba · sleeps 8 · 515 ft

    Revenue $29,774ADR $287Occ ≈ 28%4.8★ (4)

    AirbnbVrbo

  • *Cozy 2BD Cabin Near TOWN! Hot Tub + GAMES!*

    Cabin · 2 bd · 2 ba · sleeps 8 · 518 ft

    Revenue $57,123ADR $6,347Occ ≈ 2%—

    Airbnb

  • 2BR, Hot Tub, King Suites. Minutes to Pigeon

    Cabin · 2 bd · 2 ba · sleeps 8 · 518 ft

    Revenue $50,940ADR $263Occ ≈ 53%4.6★ (90)

    AirbnbVrboBooking

  • Family Friendly Fun

    Cabin · 2 bd · 2 ba · sleeps 9 · 522 ft

    Revenue $52,263ADR $299Occ ≈ 48%4.8★ (11)

    AirbnbVrbo

  • Incredible Vibes & Views $940 Free Tickets!

    Cabin · 2 bd · 2.5 ba · sleeps 10 · 0.1 mi

    Revenue $73,917ADR $280Occ ≈ 72%4.8★ (75)

    AirbnbVrbo

  • Smoky Traditions-Luxury Cabin

    Cabin · 2 bd · 2 ba · sleeps 8 · 0.1 mi

    Revenue $70,551ADR $250Occ ≈ 77%5★ (83)

    AirbnbVrbo

  • 'Cubbie’s Cabin' w/ Hot Tub ~ 7 Mi to Dollywood!

    Cabin · 2 bd · 3 ba · sleeps 8 · 0.1 mi

    Revenue $54,622ADR $262Occ ≈ 57%5★ (265)

    AirbnbVrboBooking

  • Fall Cabin Amazing Views and Pool mins to Dolly!

    Cabin · 2 bd · 3 ba · sleeps 8 · 0.1 mi

    Revenue $23,539ADR $291Occ ≈ 22%4.9★ (11)

    AirbnbVrbo

  • Jazzy's Cajun Cabin/Hot Tub/ Community Pools

    House · 2 bd · 1.5 ba · sleeps 7 · 0.1 mi

    Revenue $38,806ADR $217Occ ≈ 49%5★ (88)

    AirbnbVrboBooking

  • Bear's Den

    Cabin · 2 bd · 2.5 ba · sleeps 6 · 0.1 mi

    Revenue $42,037ADR $267Occ ≈ 43%4.9★ (45)

    AirbnbVrbo

  • Bear Hug at Bear Creek - Gorgeous Views & Hot Tub

    Cabin · 2 bd · 2 ba · sleeps 8 · 0.1 mi

    Revenue $53,172ADR $286Occ ≈ 51%4.8★ (20)

    AirbnbVrbo

  • Smoky Mts Cabin: Pool, Hot Tub & Fireplace | 6 Pax

    Cabin · 2 bd · 1.5 ba · sleeps 6 · 0.1 mi

    Revenue $59,905ADR $226Occ ≈ 73%4.8★ (140)

    AirbnbVrbo

  • A Bear's Creek Oasis

    Cabin · 2 bd · 2.5 ba · sleeps 10 · 0.1 mi

    Revenue $110,360ADR $499Occ ≈ 61%4.9★ (46)

    AirbnbVrbo

  • 2 Pools & Mini Golf! Private HotTub with views, 2

    Cabin · 2 bd · 2 ba · sleeps 8 · 0.1 mi

    Revenue $68,321ADR $245Occ ≈ 76%5★ (210)

    AirbnbVrbo

  • Indoor Heated Pool, Hot Tub Arcade Games Putt-Putt

    Cabin · 2 bd · 2.5 ba · sleeps 10 · 0.1 mi

    Revenue $101,840ADR $457Occ ≈ 61%4.9★ (46)

    AirbnbVrbo

  • Oh Yea - Pet Friendly, Hot Tub & Games

    Cabin · 2 bd · 2 ba · sleeps 8 · 0.1 mi

    Revenue $67,231ADR $291Occ ≈ 63%4.5★ (22)

    AirbnbVrbo

  • Lucky Enough - Pet-friendly, plus hot tub + games!

    Cabin · 2 bd · 2 ba · sleeps 8 · 0.1 mi

    Revenue $51,604ADR $290Occ ≈ 49%4.2★ (28)

    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
Term

Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

Est. revenue

$56,340

NOI

$30,359

Cash flow /mo

-$806

Cash needed

$201,510

Cash-on-cash

-4.8%

ROE (yr 1)

6.4%

Cap rate

4.9%

DSCR

0.76

Year-1 write-off

$139,512

Year-1 tax shield @ 32%

$44,644

Year-1 return on equity

  • Cash flow (annual)-$9,668
  • Principal paydown$4,051
  • Appreciation at%$18,570
ROE6.4%
ROE incl. year-1 tax savings (32% bracket, STR loophole)28.6%
Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$11,268
  • Platform fees (3% of revenue)$1,690
  • Maintenance / capex (5% of revenue)$2,817
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$2,292
  • Insurance (STR-rated)$3,714

Cash needed to close

  • Down payment (25%)$154,750
  • Closing costs (4.0%)$24,760
  • Furnishing (bought new)$22,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$44,644

No county tax record split for property tax, insurance rate and the land/building split, so those use market defaults — edit the price above; 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

$526,000

Short-life (5/15-yr)

$116,000 · 22%

Year-1 deduction

$140,000

Year-1 tax shield @ 32%

$45,000

Land 15% (market default, no usable tax-record split) · building $410,000 over 39 years · new furniture $22,000

Based on: 1,638 sq ft, built 2006, 2 bd / 2.5 ba, unfurnished, listing features (hot tub, deck, game room, fireplace, flooring types, appliance list).

IRS-guide safe-harbor floor: $92,000 in year 1 (13% short-life, $29,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$89,000

  • Kitchen cabinetsdefault

    $9,400 new × 40% good × 2.70 allocation

    $10,100

  • Kitchen countertopsdefault

    $7,700 new × 40% good × 2.70 allocation

    $8,300

  • Decorative trimdefault

    $2,900 new × 40% good × 2.70 allocation

    $3,100

  • Mirrorsdefault

    $300 new × 40% good × 2.70 allocation

    $300

  • Shelvingdefault

    $900 new × 40% good × 2.70 allocation

    $1,000

  • Window coverings (16)default

    $4,000 new × 40% good × 2.70 allocation

    $4,300

  • Carpet, vinyl & laminate (25% of floors)listing

    $2,600 new × 40% good × 2.70 allocation

    $2,800

  • Kitchen & laundry equipment plumbingdefault

    $7,300 new × 60% good × 2.70 allocation

    $11,800

  • Kitchen, laundry & data equipment electricaldefault

    $4,400 new × 60% good × 2.70 allocation

    $7,100

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

    $7,700 new × 40% good × 2.70 allocation

    $8,300

  • Hot tub (freestanding)listing

    $9,000 new × 40% good × 2.70 allocation

    $9,700

  • 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$49,200

  • Paving: driveway & walks (paved)default

    $8,400 new × 50% good × 2.70 allocation

    $11,300

  • Landscaping (typical)default

    $8,100 new × 50% good × 2.70 allocation

    $10,900

  • Patiosdefault

    $1,600 new × 50% good × 2.70 allocation

    $2,200

  • Decks & porches (attached)listing

    $18,400 new × 50% good × 2.70 allocation

    $24,900
Building, 39-year$410,000

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

    $177,800 new × 67% good × 2.70 allocation

    $319,700

  • Building plumbing & fixturesdefault

    $18,400 new × 60% good × 2.70 allocation

    $29,800

  • Building electrical & lightingdefault

    $18,000 new × 60% good × 2.70 allocation

    $29,200

  • HVACdefault

    $18,500 new × 40% good × 2.70 allocation

    $19,900

  • Hardwood & tile floorsdefault

    $7,900 new × 40% good × 2.70 allocation

    $8,500

  • Fireplacelisting

    $2,600 new × 40% good × 2.70 allocation

    $2,800

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$89,000$49,200$1,300$139,500
2$0$0$10,500$10,500
3$0$0$10,500$10,500
4$0$0$10,500$10,500
5$0$0$10,500$10,500
6+$0$0$366,600$366,600
Total$89,000$49,200$410,000$548,200

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: Georgia disallows 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.