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Boutique Lodge & Event Venue | 12 CAP 3804 Wears Valley Rd 7 Room Hotel Sevierville, TN 37862 $1,376,632 CAD ($196,662 CAD/Room) 12.14% Cap Rate
Investment Highlights
- Dual Income Opportunity: Boutique lodge with 7 suites plus adjacent wedding/event venue or expansion parcel creating multiple revenue streams
- 7-Key Turnkey Operation: Recently refurbished suites with established booking platform in place
- Event Revenue Potential: On-site wedding pavilion with stage and open lawn supports weddings, retreats, and private events
- Prime Smoky Mountains Location: Located in Wears Valley near Great Smoky Mountains National Park and minutes to Pigeon Forge, Gatlinburg, and Seviervi
- Value-Add Upside: Financials do not fully capture cash and walk-in revenue, offering immediate income growth potential
- Strong Tourism Market: Located in one of the most visited regions in the U.S. with consistent year-round demand
Executive Summary
The property offers a diverse mix of accommodations capable of hosting couples, families, and small groups, with lodging for approximately 24 guests. Recent renovations have positioned the property for continued operation with minimal immediate capital improvements, while outdoor amenities including a fire pit, picnic and grilling areas, rocking chair seating, dog run, and ample parking enhance the guest experience.
Included in the offering is an adjacent C-2 zoned parcel featuring a purpose-built outdoor stage and open lawn area with mountain views. While currently suited for weddings, retreats, private events, and gatherings, the parcel also presents multiple future development opportunities. Potential uses include boutique cabins, tiny homes, glamping accommodations, RV sites, expanded guest amenities, outdoor recreation areas, or an expansion of the existing lodge operation, subject to buyer verification and approvals.
The property has historically generated lodging income and provides a new owner with multiple paths to increase revenue through operational optimization, branding, direct booking initiatives, expanded event utilization, or future development of the adjacent parcel. The flexibility of the property makes it attractive to both investors and owner-operators seeking a hospitality asset with growth potential.
Now offered at only $995,000, this property represents an attractive entry point into the Smoky Mountains hospitality market. With existing income, recent renovations, valuable excess land, and numerous opportunities to enhance operations and guest offerings, Wander Wears Lodge presents a compelling opportunity for an investor or hospitality operator seeking both current cash flow and long-term upside.
Properties combining lodging operations, expansion potential, and a premier Smoky Mountains location are increasingly difficult to find at this price point.
Data Room Click Here to Access
Financial Summary (Actual - 2025) Click Here to Access |
Annual (CAD) | Annual Per SF (CAD) |
|---|---|---|
| Gross Rental Income |
$99,999
|
$9.99
|
| Other Income |
-
|
-
|
| Vacancy Loss |
-
|
-
|
| Effective Gross Income |
$99,999
|
$9.99
|
| Net Operating Income |
-
|
-
|
Financial Summary (Actual - 2025) Click Here to Access
| Gross Rental Income (CAD) | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Other Income (CAD) | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Vacancy Loss (CAD) | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Effective Gross Income (CAD) | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Net Operating Income (CAD) | |
|---|---|
| Annual | - |
| Annual Per SF | - |
Property Facts
| Price | $1,376,632 CAD | Lot Size | 0.64 AC |
| Price Per Room | $196,662 CAD | Building Size | 3,180 SF |
| Sale Type | Investment | No. Rooms | 7 |
| Cap Rate | 12.14% | No. Stories | 1 |
| Sale Condition | Business Value Included | Year Built/Renovated | 1975/2024 |
| Property Type | Hospitality | Parking Ratio | 4.4/1,000 SF |
| Property Subtype | Hotel | Corridor | Exterior |
| Building Class | C | ||
| Zoning | C-2 - C-2 | ||
| Price | $1,376,632 CAD |
| Price Per Room | $196,662 CAD |
| Sale Type | Investment |
| Cap Rate | 12.14% |
| Sale Condition | Business Value Included |
| Property Type | Hospitality |
| Property Subtype | Hotel |
| Building Class | C |
| Lot Size | 0.64 AC |
| Building Size | 3,180 SF |
| No. Rooms | 7 |
| No. Stories | 1 |
| Year Built/Renovated | 1975/2024 |
| Parking Ratio | 4.4/1,000 SF |
| Corridor | Exterior |
| Zoning | C-2 - C-2 |
Amenities
- Wedding Venue
- Public Access Wifi
- Smoke-Free
- Smoke Detector
- Awning
- Shower Facilities
About 3804 WEARS VALLEY RD , SEVIERVILLE, TN 37862
Wild Mountain Lodge presents a rare opportunity to acquire a boutique hospitality asset with additional event-driven income potential in the highly sought-after Wears Valley area of Sevierville, Tennessee. Ideally positioned just minutes from Pigeon Forge, Gatlinburg, Townsend, and the Great Smoky Mountains National Park, this property benefits from strong year-round tourism while offering guests a quieter, scenic mountain setting. The property features 7 recently refurbished guest suites designed to accommodate a wide range of travelers, including couples, families, and small groups. The unit mix allows for flexible occupancy, with accommodations that collectively sleep approximately 24 guests. All rooms are clean, well-maintained, and supported by outdoor amenities including a picnic and barbecue area, fire pit, rocking chair seating, a dedicated dog run, and a large, level parking area suitable for vehicles with trailers—an attractive feature during the area’s popular car shows and events. Included in the offering is an adjacent parcel currently utilized as a wedding and event venue, featuring a purpose-built outdoor stage (approximately 44’ x 30’) with mountain views and open lawn space for gatherings. This venue creates a natural synergy with the lodge, allowing for bundled lodging and event bookings that can significantly enhance overall revenue. Additional structures on-site provide the opportunity to be completed as bridal suites or restroom facilities, further increasing usability and income potential. The property is currently operating with an established reservation system, with reported income derived from online bookings. Importantly, historical financials do not fully capture all revenue streams, including walk-in and cash bookings, presenting immediate upside for a new owner through improved revenue tracking and operational efficiencies. Further value-add opportunities include expanding event utilization, optimizing nightly rates, and enhancing marketing reach. Offered at $995,000, the property presents a compelling income-based investment supported by in-place operations and multiple avenues for growth. This is an ideal opportunity for an investor or owner-operator seeking a turnkey hospitality asset with additional upside in one of the most visited tourism markets in the United States.
Room Mix Information
| Description | No. Rooms | Daily Rate | SF |
|---|---|---|---|
| Suite | 7 | $188.16 CAD | - |
Property Taxes
| Parcel Numbers | Improvements Assessment | $66,679 CAD | |
| Land Assessment | $59,899 CAD | Total Assessment | $126,578 CAD |
Property Taxes
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Boutique Lodge & Event Venue | 12 CAP | 3804 Wears Valley Rd
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