2116 Cub Cir
Sevierville, TN 37862
$769,900
3 bd · 2 ba · 2,048 sqft · Listed 2d ago
View on Realtor.com →Year built
2019
Sqft
2,048
Lot sqft
101,930
HOA / mo
None
Furnished
No
List date
2026-09-25T05:21:45.000000Z
Revenue
Annual revenue
$60,180
ADR
$280
Occupancy
59%
Cleaning fees (12 mo)
$10,274
Confidence
Low (48.28), 49 comps
Comp revenue range (p25 / median / p75)
Perfect Place
Vacation home · 3 bd · 3 ba · sleeps 6 · 0.1 mi
Revenue $75,020ADR $354Occ ≈ 58%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Emerald Woods Hangout | Pet Friendly, Fire Pit Cabin | 3 bd · 2 ba · sleeps 6 | $13,131 | $427 | 8% | — | 66 ft | AirbnbVrboBooking |
7 Min to Pigeon Forge | Prime Location | Hot-Tub Cabin | 3 bd · 2.5 ba · sleeps 11 | $58,803 | $236 | 68% | 5★ (73) | 200 ft | AirbnbVrboBooking |
Near Dollywood Stay・Pet Ok・Hot Tub・Theater・Arcade Cabin | 3 bd · 3 ba · sleeps 9 | $46,233 | $259 | 49% | 4.2★ (20) | 272 ft | AirbnbVrboBooking |
Log Cabin w/Theater Room & Free Attraction Tickets Cabin | 3 bd · 3 ba · sleeps 9 | $20,492 | $276 | 20% | 4.3★ (136) | 289 ft | AirbnbVrboBooking |
Tree Top, Pigeon Forge Cabin, Pool Table Cabin | 3 bd · 2.5 ba · sleeps 8 | $68,466 | $326 | 58% | 4.9★ (169) | 364 ft | AirbnbVrbo |
Tranquil Timber Vacation home | 3 bd · 2 ba · sleeps 6 | $61,861 | $0 | — | — | 374 ft | Booking |
Black-Beary Cove Chalet | 3 bd · 2 ba · sleeps 8 | $40,327 | $282 | 39% | — | 381 ft | Booking |
Ava's Cabin Cabin | 3 bd · 2 ba · sleeps 9 | $131,119 | $453 | 79% | 5★ (114) | 449 ft | AirbnbVrbo |
Beyond the Pines - Soak While Viewing the Trees House | 3 bd · 2.5 ba · sleeps 10 | $75,462 | $313 | 66% | 4.4★ (12) | 0.1 mi | AirbnbVrboBooking |
Perfect Place Vacation home | 3 bd · 3 ba · sleeps 6 | $75,020 | $354 | 58% | — | 0.1 mi | Booking |
Show all 50 comps
NEW Family Friendly - Games - Hot Tub - Fire Pit
Vacation home · 3 bd · 3 ba · sleeps 12 · 0.2 mi
Revenue $73,695ADR $324Occ ≈ 62%—
A Mountain Spirit
Vacation home · 3 bd · 2 ba · sleeps 9 · 0.2 mi
Revenue $56,248ADR $1,555Occ ≈ 10%5★ (1)
The Black Wolf Lodge - Luxury Creekside Cabin With Firepit, Decking, and Games!!
Cabin · 3 bd · 2.5 ba · sleeps 8 · 0.4 mi
Revenue $68,427ADR $381Occ ≈ 49%5★ (54)
Canyon Camp Falls by American Patriot Getaways
Vacation home · 3 bd · 2 ba · sleeps 8 · 0.4 mi
Revenue $121,777ADR $444Occ ≈ 75%5★ (1)
The Farmhouse
Vacation home · 3 bd · 2 ba · sleeps 4 · 0.5 mi
Revenue $79,857ADR $431Occ ≈ 51%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Black-Beary Cove: Starry Nights|Fire-Pit Coziness Cabin | 3 bd · 2 ba · sleeps 8 | $48,619 | $312 | 43% | 4.9★ (42) | 0.1 mi | AirbnbVrbo |
Hot Tub, Arcade, Sauna, Dog Run, 3 Kg Beds, Slp 12 Cabin | 3 bd · 3 ba · sleeps 12 | $23,621 | $382 | 17% | 4.7★ (3) | 0.1 mi | VrboBooking |
Slps 12 · 3 Kings · Hot Tub · Game Barn · Pets OK Cabin | 3 bd · 3 ba · sleeps 12 | $22,077 | $300 | 20% | 5★ (9) | 0.1 mi | AirbnbVrboBooking |
Smokies luxury private cabin w/ hot tub, gaming Cabin | 3 bd · 2 ba · sleeps 8 | $48,994 | $232 | 58% | 4.7★ (59) | 0.1 mi | AirbnbVrbo |
Privite Mini Golf-Playground-Tube Slides-Arcade Cabin | 3 bd · 2 ba · sleeps 10 | $79,152 | $445 | 49% | 5★ (118) | 0.1 mi | AirbnbVrbo |
Family Friendly Cabin, Sleeps 10・Hot Tub・Jacuzzi Cabin | 3 bd · 2 ba · sleeps 10 | $28,362 | $206 | 38% | 4★ (7) | 0.2 mi | AirbnbVrboBooking |
Bearfoot Retreat Cabin | 3 bd · 2 ba · sleeps 10 | $54,132 | $534 | 28% | 4.5★ (10) | 0.2 mi | AirbnbVrboBooking |
Indoor Pool @ 83°, Fire Pit, Game Room, Hot Tub House | 3 bd · 2.5 ba · sleeps 10 | $141,451 | $442 | 88% | 5★ (133) | 0.2 mi | AirbnbVrbo |
Amazing 3 bedroom tucked in wooded park like Cabin | 3 bd · 3 ba · sleeps 6 | $31,784 | $207 | 42% | 4.4★ (37) | 0.2 mi | AirbnbVrboBooking |
3BR Cabin with Hot Tub and Free Attraction Tickets Cabin | 3 bd · 2 ba · sleeps 10 | $24,723 | $267 | 25% | 4.7★ (251) | 0.2 mi | AirbnbVrbo |
MTN Retreat/FamilyFriendly/FencedYard/Theater Cabin | 3 bd · 3 ba · sleeps 12 | $85,739 | $378 | 62% | 4.9★ (129) | 0.2 mi | AirbnbVrbo |
Mountain Spirit: Free Attraction Tickets & Hot Tub Cabin | 3 bd · 2.5 ba · sleeps 9 | $68,862 | $335 | 56% | 4.8★ (177) | 0.2 mi | AirbnbVrboBooking |
Tennessee Treasure: The Smokies' Best-Kept Secret Cabin | 3 bd · 2.5 ba · sleeps 12 | $32,176 | $319 | 28% | 5★ (1) | 0.2 mi | AirbnbVrbo |
NEW Family Friendly - Games - Hot Tub - Fire Pit Vacation home | 3 bd · 3 ba · sleeps 12 | $73,695 | $324 | 62% | — | 0.2 mi | Booking |
Family Fun Cabin: Hot Tub, Game Room & BBQ! Cabin | 3 bd · 3 ba · sleeps 12 | $71,804 | $326 | 60% | 5★ (169) | 0.2 mi | AirbnbVrbo |
A Mountain Spirit Vacation home | 3 bd · 2 ba · sleeps 9 | $56,248 | $1,555 | 10% | 5★ (1) | 0.2 mi | Booking |
Enjoy Family Fun Smoked Whiskey Haven - Pets Free Cabin | 3 bd · 3 ba · sleeps 12 | $61,805 | $339 | 50% | 4.8★ (50) | 0.2 mi | AirbnbVrboBooking |
It's Beary Peaceful at "Big Moe's Honey Hole" Cabin | 3 bd · 3 ba · sleeps 10 | $71,996 | $324 | 61% | 4.9★ (36) | 0.2 mi | AirbnbVrboBooking |
Log Wild!*Mtn. Views*Gas Fireplace*Sleeps 12 Cabin | 3 bd · 3 ba · sleeps 12 | $92,609 | $393 | 65% | 4.5★ (4) | 0.3 mi | AirbnbVrbo |
Hot Tub • Creek Access • Log Lodge • Location! Cabin | 3 bd · 3 ba · sleeps 9 | $58,308 | $319 | 50% | 5★ (2) | 0.3 mi | AirbnbVrbo |
Spectacular Woodland Log Cabin, Sleeps 12・Hot Tub Cabin | 3 bd · 2.5 ba · sleeps 12 | $40,614 | $212 | 52% | 4.8★ (4) | 0.3 mi | AirbnbVrbo |
3BR Cabin w/ Free Attraction Tickets & Game Room Cabin | 3 bd · 2.5 ba · sleeps 12 | $19,718 | $309 | 17% | 4.7★ (74) | 0.3 mi | AirbnbVrbo |
Chasing Cubs Cabin by Beyond Expectations Cabin | 3 bd · 2 ba · sleeps 8 | $45,427 | $241 | 52% | 5★ (30) | 0.3 mi | AirbnbVrboBooking |
*Elegant 3BD Cabin w/ VIEWS! Hot Tub + Games!* Cabin | 3 bd · 2.5 ba · sleeps 10 | $96,000 | $346 | 76% | 5★ (48) | 0.3 mi | AirbnbVrbo |
Near Dollywood! King Beds, Bunks, Firepit, HotTub Cabin | 3 bd · 2 ba · sleeps 8 | $57,152 | $303 | 52% | 4.8★ (70) | 0.3 mi | AirbnbVrboBooking |
Top of the World Views | Hot Tub & Air Hockey Cabin | 3 bd · 3 ba · sleeps 10 | $39,639 | $356 | 31% | 4.8★ (92) | 0.4 mi | AirbnbVrboBooking |
The Black Wolf Lodge - Luxury Creekside Cabin With Firepit, Decking, and Games!! Cabin | 3 bd · 2.5 ba · sleeps 8 | $68,427 | $381 | 49% | 5★ (54) | 0.4 mi | Vrbo |
Beautiful Cabin with Stunning Mountain Views Cabin | 3 bd · 2.5 ba · sleeps 10 | $3,750 | $288 | 4% | 4★ (1) | 0.4 mi | AirbnbBooking |
Homey Cabin, Sleep 15・Hot Tub・Gazebo・Games・Firepit Cabin | 3 bd · 3 ba · sleeps 15 | $31,482 | $233 | 37% | 4.5★ (24) | 0.4 mi | AirbnbVrboBooking |
Dreamy Secluded Cabin Near Dollywood and GSMNP Cabin | 3 bd · 3 ba · sleeps 12 | $16,186 | $331 | 13% | 5★ (3) | 0.4 mi | AirbnbVrbo |
Mtn-view home w/ hot tub + free attraction tickets Cabin | 3 bd · 3 ba · sleeps 12 | $52,202 | $396 | 36% | 4.7★ (210) | 0.4 mi | AirbnbVrboBooking |
3 BR, Big Game Room, Cozy Outdoor Spaces! Cabin | 3 bd · 3 ba · sleeps 11 | $79,229 | $410 | 53% | 5★ (13) | 0.4 mi | AirbnbVrbo |
The Treehouse, Sleep 12・Hot Tub・Firepit・Game Room Cabin | 3 bd · 3 ba · sleeps 12 | $63,463 | $356 | 49% | 4.8★ (7) | 0.4 mi | AirbnbVrboBooking |
Canyon Camp Falls by American Patriot Getaways Vacation home | 3 bd · 2 ba · sleeps 8 | $121,777 | $444 | 75% | 5★ (1) | 0.4 mi | Booking |
Private Pool - Home Theater w/ 4K TV Cabin | 3 bd · 3 ba · sleeps 10 | $99,764 | $460 | 59% | 4.2★ (4) | 0.4 mi | AirbnbVrbo |
3BR Laurel Branch | Free Attraction Tickets Cabin | 3 bd · 3 ba · sleeps 15 | $29,084 | $283 | 28% | 4.7★ (73) | 0.4 mi | AirbnbVrbo |
*10m Dollywood, Creek, Theater, Hot tub, Fire pit* Cabin | 3 bd · 2 ba · sleeps 8 | $61,406 | $307 | 55% | 4.8★ (97) | 0.5 mi | AirbnbVrbo |
Theater•Hot Tub•Game Room | 4BR Sleeps 10 Cabin | 3 bd · 3 ba · sleeps 10 | $44,940 | $324 | 38% | 4★ (4) | 0.5 mi | AirbnbVrboBooking |
Valley Dream: 3BR/One level/No Stairs/Pool Access Cabin | 3 bd · 3 ba · sleeps 10 | $51,315 | $361 | 39% | 4.9★ (65) | 0.5 mi | AirbnbVrbo |
The Farmhouse Vacation home | 3 bd · 2 ba · sleeps 4 | $79,857 | $431 | 51% | — | 0.5 mi | 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
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$60,180
NOI
$33,198
Cash flow /mo
-$1,382
Cash needed
$248,771
Cash-on-cash
-6.7%
ROE (yr 1)
4.6%
Cap rate
4.3%
DSCR
0.67
Year-1 write-off
$143,301
Year-1 tax shield @ 32%
$45,856
Year-1 return on equity
- Cash flow (annual)-$16,586
- Principal paydown$5,038
- Appreciation at%$23,097
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$12,036
- Platform fees (3% of revenue)$1,805
- Maintenance / capex (5% of revenue)$3,009
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,312
- Insurance (STR-rated)$4,619
Cash needed to close
- Down payment (25%)$192,475
- Closing costs (4.0%)$30,796
- Furnishing (bought new)$25,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$45,856
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
$599,000
Short-life (5/15-yr)
$116,000 · 19%
Year-1 deduction
$143,000
Year-1 tax shield @ 32%
$46,000
Land 22% (county tax record, market value split) · building $482,000 over 39 years · new furniture $26,000
Based on: 2,048 sq ft, built 2019, 3 bd / 2 ba, unfurnished, listing features (deck, game room, fireplace, stone counters, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $84,000 in year 1 (9% short-life, $27,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $13,200
Kitchen cabinetsdefault
$10,300 new × 72% good × 1.78 allocation
- $13,500
Kitchen countertops (stone)listing
$10,500 new × 72% good × 1.78 allocation
- $4,600
Decorative trimdefault
$3,600 new × 72% good × 1.78 allocation
- $200
Mirrorsdefault
$300 new × 42% good × 1.78 allocation
- $1,500
Shelvingdefault
$1,200 new × 72% good × 1.78 allocation
- $3,600
Window coverings (20)default
$5,000 new × 40% good × 1.78 allocation
- $12,200
Kitchen & laundry equipment plumbingdefault
$8,000 new × 86% good × 1.78 allocation
- $7,400
Kitchen, laundry & data equipment electricaldefault
$4,800 new × 86% good × 1.78 allocation
- $4,200
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 42% good × 1.78 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
- $15,000
Paving: driveway & walks (paved)default
$11,700 new × 72% good × 1.78 allocation
- $11,600
Landscaping (typical)default
$9,000 new × 72% good × 1.78 allocation
- $2,600
Patiosdefault
$2,000 new × 72% good × 1.78 allocation
- $26,600
Decks & porches (attached)listing
$23,000 new × 65% good × 1.78 allocation
- $349,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$222,300 new × 88% good × 1.78 allocation
- $35,300
Building plumbing & fixturesdefault
$23,100 new × 86% good × 1.78 allocation
- $35,500
Building electrical & lightingdefault
$23,200 new × 86% good × 1.78 allocation
- $26,700
HVACdefault
$23,100 new × 65% good × 1.78 allocation
- $16,900
Hardwood & tile floorsdefault
$13,200 new × 72% good × 1.78 allocation
- $3,400
Fireplacelisting
$2,600 new × 72% good × 1.78 allocation
- $15,400
Septic systemlisting
$12,000 new × 72% good × 1.78 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $85,900 | $55,800 | $1,500 | $143,300 |
| 2 | $0 | $0 | $12,400 | $12,400 |
| 3 | $0 | $0 | $12,400 | $12,400 |
| 4 | $0 | $0 | $12,400 | $12,400 |
| 5 | $0 | $0 | $12,400 | $12,400 |
| 6+ | $0 | $0 | $431,400 | $431,400 |
| Total | $85,900 | $55,800 | $482,400 | $624,100 |
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.