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1960 Blackthorn Trl - Grandview Lodge 5,856 SF Specialty Building Offered at $2,299,900 at a 10% Cap Rate in Sevierville, TN 37876
Investment Highlights
- 12 bedrooms, 13 bathrooms — designed and built to maximize group occupancy
- Legally approved for 56 guests — grandfathered status under Sevier County STR ordinance
- Breathtaking mountain views including Mt. Le Conte — premium guest experience, Located minutes from Pigeon Forge, Gatlinburg, and Dollywood — premier
Executive Summary
ONE OF SEVIER COUNTY'S LAST FULLY GRANDFATHERED 56-GUEST STR PERMITS -- A REGULATORY STATUS THAT CANNOT BE BOUGHT, BUILT, OR REPLICATED UNDER CURRENT LAW. This is not just a cabin -- it's a permitted, income-producing lodge business with irreplaceable legal standing. Sevier County's STR ordinance changes have made large-group permits like this virtually impossible to obtain for new properties. Buying 1960 Blackthorn Trail means acquiring a protected operating right that gives you a permanent competitive advantage in the Smoky Mountain rental market. THE PROPERTY: Custom-built luxury log lodge, 12 bedrooms, 13 bathrooms, 5,856 SF, legally approved for 56 guests. Built in 2012 -- prior to current sprinkler requirements -- preserving its full grandfathered, compliant operating status. Breathtaking mountain views including Mt. Le Conte by day, star-filled skies at night. Fully furnished and turnkey with all-new furnishings and updates within the past 24 months. Located minutes from Pigeon Forge, Gatlinburg, and Dollywood. PROVEN INCOME HISTORY: 2021: $284,912 | 2022: $295,721 (peak) | 2023: $269,565 | 2024: $198,211 (renovation year -- property fully updated) | 2026 Projected: $275,000 with $140,000+ already booked and collected. 2024 CONTEXT FOR INVESTORS: The 2024 income dip reflects a deliberate investment period -- the property underwent a full interior renovation and refurnishing. It was not a demand or market issue. Forward bookings for 2026 confirm the full recovery, with $140,000+ already secured, tracking toward the $275,000 projection. WHY INVESTORS ARE BUYING THIS: Gross yield over 12% at peak. Immediate income from existing 2026 bookings. Zero exposure to future STR regulation changes -- legally grandfathered. Turnkey asset, nothing to update or furnish. Premier Smoky Mountain location in the most-visited national park destination in the United States attracting over 12 million visitors annually. Offered fully furnished. Seller is motivated and open to qualified investor conversations. Financials and booking history available upon request to serious buyers.
Financial Summary (Actual - 2025) Click Here to Access |
Annual | Annual Per SF |
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| Gross Rental Income |
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| Other Income |
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| Vacancy Loss |
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| Effective Gross Income |
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| Net Operating Income |
$99,999
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$9.99
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Financial Summary (Actual - 2025) Click Here to Access
| Gross Rental Income | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Other Income | |
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| Annual | - |
| Annual Per SF | - |
| Vacancy Loss | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Effective Gross Income | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Net Operating Income | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
Property Facts
1 1
Exceptionally drivable
90/100
Not bikeable
10/100
Property Taxes
| Parcel Number | 096A-B-022.00 | Improvements Assessment | $530,400 |
| Land Assessment | $28,000 | Total Assessment | $558,400 |
Property Taxes
Parcel Number
096A-B-022.00
Land Assessment
$28,000
Improvements Assessment
$530,400
Total Assessment
$558,400
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1960 Blackthorn Trl - Grandview Lodge
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