3/2 Pool Cabin in Sevierville

[Priya Srinivasan]

Does a 3/2 Cabin with an indoor pool with no view, 7 miles north of Sevierville will work?

I know location and views matter for Smokies. Does a pool cabin that far work with location & views?

[Brooklyn McCarty]

Quote from @Priya Srinivasan:

Does a 3/2 Cabin with an indoor pool with no view, 7 miles north of Sevierville will work?

I know location and views matter for Smokies. Does a pool cabin that far work with location & views?

North of Sevierville is a pretty broad statement. Depends on where exactly you are located in Sevierville. 

Typically, guests won’t want to drive more than 20-30 minutes to get to the The Parkway where main tourist attractions are located. 

However, I think an indoor pool cabin would still do fine with no view. The draw here is the indoor pool rather than a view. 

[Luke Carl]

Like Kodak? Would probably need an address to make an accurate assessment. Also not quite sure I understand the questions but I think you’re asking if 7 miles north of Sevierville is too far. But are you talking about Sevierville proper or “Sevierville” address which is pretty much the entire county. Question is difficult to answer. 

[John Carbone]

Quote from @Priya Srinivasan:

Does a 3/2 Cabin with an indoor pool with no view, 7 miles north of Sevierville will work?

I know location and views matter for Smokies. Does a pool cabin that far work with location & views?

If it has a Dandridge, Kodak, or Seymour address I’d stay away unless it’s bought below residential appraisal and even then it’s a gamble.

[Priya Srinivasan]

Property is in Eagle Feather Drive, new construction. I couldn't find much comps to compare in Airdna. I spoke to one host with a pool and he said he made $110K, with current interest rate it is 11% COC. It should alteast make 125K for a good return. Will a pool in that area make that?

[John Carbone]

Quote from @Priya Srinivasan:

Property is in Eagle Feather Drive, new construction. I couldn't find much comps to compare in Airdna. I spoke to one host with a pool and he said he made $110K, with current interest rate it is 11% COC. It should alteast make 125K for a good return. Will a pool in that area make that?

I would run from that and fast 

[Michael Baum]

Hey @Priya Srinivasan, you have a lot of people investing in that area telling you it could be a problem, so I would listen to them and look elsewhere.

I am assuming the price is what is tempting you, so you need to ask yourself why.

One anecdotal story does not mean that you will do the same or better.

[Ken Boone]

So a pool cabin without a view is no problem whatsoever.  The location on the other hand I am not thrilled with.  I would not be interested in that spot myself, even with a pool cabin, and that is pretty much what I stick with.  Not saying it wouldn't work, but I would pass on it.

[Leslie Anne Morris]

What does your agent say? Make sure you have an agent who is also an investor or they’ll just be guessing. 

[Luke Carl]

I'd don't think I'd have a huge problem with that location. 

[Brooklyn McCarty]

Quote from @Luke Carl:

I'd don't think I'd have a huge problem with that location. 

 I agree with Luke. It’s about 4 miles from a Soaky Mountain, 9 miles from ranger outlets,  12 miles to Dollywood. 

I like to find 3-5 main attractions I am close to when looking. 

[John Carbone]

Quote from @Brooklyn McCarty:

Quote from @Luke Carl:

I'd don't think I'd have a huge problem with that location. 

 I agree with Luke. It’s about 4 miles from a Soaky Mountain, 9 miles from ranger outlets,  12 miles to Dollywood. 

I like to find 3-5 main attractions I am close to when looking. 

There are several things wrong with this location. First, “tanger” outlets is not an attraction. Also these are subdivision cabins surrounded by residential subdivisions. There is one road to the parkway from here and they have overbuilt both residential homes and cabins here, there is no infrastructure. The only draw I see here is being close to soaky mountain but a majority of guests will be going to Dollywood. That 12 miles you speak of takes 30 mins to get to from this place, and that’s no traffic. The only way to get from here to Dollywood goes through the most congested spots of the smokies and you are looking at 45-1 hour to get to Dollywood and most attractions in pigeon forge. And forget about marketing to gatlinburg, that will be over an hour (45 min in Jan/feb).  you will however be close to Buccees but idk if that is an attraction. 

if every year was a Covid year, I’d say this could be a buy, but to only be getting 11 percent coc needing 110k for it, there are better options. You have 0 upside, and this deal should be thrown the in trash pile. 

These subdivision cabins this far out from major attractions  will be the first to bust as demand continues to drop, and you’ll be looking at a 50 percent haircut if you need to sell to a doctor in Knoxville to live in. 

[Brooklyn McCarty]

Quote from @John Carbone:

Quote from @Brooklyn McCarty:

Quote from @Luke Carl:

I'd don't think I'd have a huge problem with that location. 

 I agree with Luke. It’s about 4 miles from a Soaky Mountain, 9 miles from ranger outlets,  12 miles to Dollywood. 

I like to find 3-5 main attractions I am close to when looking. 

There are several things wrong with this location. First, “tanger” outlets is not an attraction. Also these are subdivision cabins surrounded by residential subdivisions. There is one road to the parkway from here and they have overbuilt both residential homes and cabins here, there is no infrastructure. The only draw I see here is being close to soaky mountain but a majority of guests will be going to Dollywood. That 12 miles you speak of takes 30 mins to get to from this place, and that’s no traffic. The only way to get from here to Dollywood goes through the most congested spots of the smokies and you are looking at 45-1 hour to get to Dollywood and most attractions in pigeon forge. And forget about marketing to gatlinburg, that will be over an hour (45 min in Jan/feb).  you will however be close to Buccees but idk if that is an attraction. 

if every year was a Covid year, I’d say this could be a buy, but to only be getting 11 percent coc needing 110k for it, there are better options. You have 0 upside, and this deal should be thrown the in trash pile. 

These subdivision cabins this far out from major attractions  will be the first to bust as demand continues to drop, and you’ll be looking at a 50 percent haircut if you need to sell to a doctor in Knoxville to live in. 

Ultimately, I’m referring to the distance of being 7 miles out. The exact location she should get on Airbnb,VRBO, google maps and see what the competition and area looks like. 

You never list things in minutes on your listings, ever. I can’t control traffic. 

Also, too things to do in Sevierville: 
#7 looks like shopping to me.
https://www.tripadvisor.com/At...

[Ken Boone]

Quote from @John Carbone:

Quote from @Brooklyn McCarty:

Quote from @Luke Carl:

I'd don't think I'd have a huge problem with that location. 

 I agree with Luke. It’s about 4 miles from a Soaky Mountain, 9 miles from ranger outlets,  12 miles to Dollywood. 

I like to find 3-5 main attractions I am close to when looking. 

There are several things wrong with this location. First, “tanger” outlets is not an attraction. Also these are subdivision cabins surrounded by residential subdivisions. There is one road to the parkway from here and they have overbuilt both residential homes and cabins here, there is no infrastructure. The only draw I see here is being close to soaky mountain but a majority of guests will be going to Dollywood. That 12 miles you speak of takes 30 mins to get to from this place, and that’s no traffic. The only way to get from here to Dollywood goes through the most congested spots of the smokies and you are looking at 45-1 hour to get to Dollywood and most attractions in pigeon forge. And forget about marketing to gatlinburg, that will be over an hour (45 min in Jan/feb).  you will however be close to Buccees but idk if that is an attraction. 

if every year was a Covid year, I’d say this could be a buy, but to only be getting 11 percent coc needing 110k for it, there are better options. You have 0 upside, and this deal should be thrown the in trash pile. 

These subdivision cabins this far out from major attractions  will be the first to bust as demand continues to drop, and you’ll be looking at a 50 percent haircut if you need to sell to a doctor in Knoxville to live in. 

 @John Carbone I think you nailed the problem with this location 100%.  It is not the distance specifically but rather this specific location combined with the distance.  For instance if this was in Wears Valley it would work. 

[Luke Carl]

Quote from @Ken Boone:

Quote from @John Carbone:

Quote from @Brooklyn McCarty:

Quote from @Luke Carl:

I'd don't think I'd have a huge problem with that location. 

 I agree with Luke. It’s about 4 miles from a Soaky Mountain, 9 miles from ranger outlets,  12 miles to Dollywood. 

I like to find 3-5 main attractions I am close to when looking. 

There are several things wrong with this location. First, “tanger” outlets is not an attraction. Also these are subdivision cabins surrounded by residential subdivisions. There is one road to the parkway from here and they have overbuilt both residential homes and cabins here, there is no infrastructure. The only draw I see here is being close to soaky mountain but a majority of guests will be going to Dollywood. That 12 miles you speak of takes 30 mins to get to from this place, and that’s no traffic. The only way to get from here to Dollywood goes through the most congested spots of the smokies and you are looking at 45-1 hour to get to Dollywood and most attractions in pigeon forge. And forget about marketing to gatlinburg, that will be over an hour (45 min in Jan/feb).  you will however be close to Buccees but idk if that is an attraction. 

if every year was a Covid year, I’d say this could be a buy, but to only be getting 11 percent coc needing 110k for it, there are better options. You have 0 upside, and this deal should be thrown the in trash pile. 

These subdivision cabins this far out from major attractions  will be the first to bust as demand continues to drop, and you’ll be looking at a 50 percent haircut if you need to sell to a doctor in Knoxville to live in. 

 @John Carbone I think you nailed the problem with this location 100%.  It is not the distance specifically but rather this specific location combined with the distance.  For instance if this was in Wears Valley it would work. 

I agree with all of you. 

[Priya Srinivasan]

Thank you everyone. 

[Kyle Smith]

Right now you have to think about recession proofing things the best you can.  #1 - Mountain Views, #2 - proximity to Gatlinburg/PF, #3 Cabin Amenities (indoor pool a big plus). You have to think about competing with a few thousand cabins and what will make yours stand out from the rest.  There are a ton of big view cabins out there.  Position yourself correctly for the bad times and you will float through the bad and do well when things are great. 

[Ken Boone]

Quote from @Kyle Smith:

Right now you have to think about recession proofing things the best you can.  #1 - Mountain View’s, #2 - proximity to Gatlinburg/PF, #3 Cabin Amenities (indoor pool a big plus). You have to think about competing with a few thousand cabins and what will make yours stand out from the rest.  There are a ton of big view cabins out there.  Position yourself correctly for the bad times and you will float through the bad and do well when things are great. 

 You are right about thinking recession proof but IMO a pool cabin with no view in proximity trumps a Mountain View all day long. 

[Kyle Smith]

Quote from @Ken Boone:

Quote from @Kyle Smith:

Right now you have to think about recession proofing things the best you can.  #1 - Mountain View’s, #2 - proximity to Gatlinburg/PF, #3 Cabin Amenities (indoor pool a big plus). You have to think about competing with a few thousand cabins and what will make yours stand out from the rest.  There are a ton of big view cabins out there.  Position yourself correctly for the bad times and you will float through the bad and do well when things are great. 

 You are right about thinking recession proof but IMO a pool cabin with no view in proximity trumps a Mountain View all day long. 

Interesting…. I’ll have to keep that little bit of info in my back pocket. :-). Good to know

[Jay Fradd]

Not to pile on regarding the location and subdivision, but lots could be bought there for about $1k to $5k over a decade ago because it all went into foreclosure. The original developer of the area was the same person who fraudulently sold lots and had cabins situated on wrong lots and other major encroachment issues in Lones Branch Resort, Douglas Lake Resort, and to a lesser extent, the subdivision you're referring to Eagle Springs.

[John Carbone]

Quote from @Jay Fradd:

Not to pile on regarding the location and subdivision, but lots could be bought there for about $1k to $5k over a decade ago because it all went into foreclosure. The original developer of the area was the same person who fraudulently sold lots and had cabins situated on wrong lots and other major encroachment issues in Lones Branch Resort, Douglas Lake Resort, and to a lesser extent, the subdivision you're referring to Eagle Springs.

Welcome back to the forum Jay. Nice seeing local representatives on here. I can always tell it’s your listing on mls when I see the “gross rental multiplier” being mentioned.