3416 Brook Stone Way
Pigeon Forge, TN 37863
$1,100,000
3 bd · 3 ba · 2,379 sqft · Listed 1d ago
View on Realtor.com →Year built
1998
Sqft
2,379
Lot sqft
—
HOA / mo
$160
Furnished
No
List date
2026-10-01T12:38:24.000000Z
Revenue
Annual revenue
$60,789
ADR
$303
Occupancy
55%
Cleaning fees (12 mo)
$10,475
Confidence
Med (58.71), 49 comps
Comp revenue range (p25 / median / p75)
Stonehouse Ridge By Avada Properties
Vacation home · 3 bd · 3 ba · sleeps 12 · 223 ft
Revenue $117,138ADR $339Occ ≈ 95%5★ (1)
Pebblestone Lodge
Chalet · 3 bd · 3 ba · sleeps 8 · 253 ft
Revenue $37,653ADR $265Occ ≈ 39%5★ (4)
Foxes Den by Avada Properties
Vacation home · 3 bd · 2 ba · sleeps 6 · 282 ft
Revenue $34,170ADR $191Occ ≈ 49%3.4★ (3)
Hillside Haven by Avada Properties
Vacation home · 3 bd · 3 ba · sleeps 6 · 299 ft
Revenue $75,466ADR $255Occ ≈ 81%5★ (3)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Location! 5 Mins to Dollywood/New Updates/Arcade Cabin | 3 bd · 3 ba · sleeps 10 | $57,186 | $277 | 57% | 4.8★ (132) | 59 ft | AirbnbVrbo |
Brentwood, Free Tickets, Near The Parkway Cabin | 3 bd · 3 ba · sleeps 8 | $47,214 | $278 | 47% | 4.5★ (38) | 59 ft | AirbnbVrboBooking |
Pebblestone Lodge -Luxurious 3 Bedroom Cabin in Pi Cabin | 3 bd · 3 ba · sleeps 8 | $45,499 | $325 | 38% | 5★ (32) | 115 ft | AirbnbVrbo |
Majestic Forest by Conley Properties, LLC Cabin | 3 bd · 3.5 ba · sleeps 13 | $88,069 | $695 | 35% | 4.8★ (94) | 138 ft | AirbnbVrbo |
Pet Friendly! Location! No Steep Roads Cabin | 3 bd · 3 ba · sleeps 10 | $107,080 | $440 | 67% | 4.9★ (163) | 151 ft | AirbnbVrbo |
Parkway Pigeon Forge Resort Cabin with Theater Roo House | 3 bd · 3 ba · sleeps 10 | $78,098 | $334 | 64% | 4.8★ (118) | 220 ft | AirbnbVrboBooking |
Stonehouse Ridge By Avada Properties Vacation home | 3 bd · 3 ba · sleeps 12 | $117,138 | $339 | 95% | 5★ (1) | 223 ft | Booking |
Pebblestone Lodge Chalet | 3 bd · 3 ba · sleeps 8 | $37,653 | $265 | 39% | 5★ (4) | 253 ft | Booking |
Foxes Den by Avada Properties Vacation home | 3 bd · 2 ba · sleeps 6 | $34,170 | $191 | 49% | 3.4★ (3) | 282 ft | Booking |
Hillside Haven by Avada Properties Vacation home | 3 bd · 3 ba · sleeps 6 | $75,466 | $255 | 81% | 5★ (3) | 299 ft | Booking |
Show all 49 comps
NEW! Count Your Blessings 3-Bedroom Home with Pool
House · 3 bd · 2 ba · sleeps 10 · 404 ft
Revenue $49,945ADR $332Occ ≈ 41%—
A Peaceful Retreat Whispering Pines 622
Apartment · 3 bd · 2 ba · sleeps 9 · 0.5 mi
Revenue $52,550ADR $252Occ ≈ 57%3.5★ (4)
Paradise Pines Whispering Pines 133
Apartment · 3 bd · 2 ba · sleeps 6 · 0.5 mi
Revenue $55,894ADR $238Occ ≈ 64%4.7★ (3)
Prime Pines Whispering Pines 333
Apartment · 3 bd · 2 ba · sleeps 6 · 0.5 mi
Revenue $43,939ADR $222Occ ≈ 54%—
Rock-a-While | Mountain Views, Fireplace!
Condominium (condo) · 3 bd · 2 ba · sleeps 8 · 0.5 mi
Revenue $60,068ADR $279Occ ≈ 59%4.6★ (67)
Cozy Creek by American Patriot Getaways
Vacation home · 3 bd · 2 ba · sleeps 6 · 0.5 mi
Revenue $5,050ADR $219Occ ≈ 6%—
Cozy Cuddles by American Patriot Getaways
Vacation home · 3 bd · 3 ba · sleeps 6 · 0.5 mi
Revenue $5,980ADR $260Occ ≈ 6%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Pigeon Forge Cabin, Sleeps 10, Hot Tub, Pool Table House | 3 bd · 3 ba · sleeps 10 | $32,430 | $233 | 38% | 4.4★ (29) | 325 ft | AirbnbVrboBooking |
Sleeps 12 • 2 Min to Parkway • No Steep Roads Cabin | 3 bd · 3 ba · sleeps 12 | $69,901 | $372 | 51% | 5★ (228) | 381 ft | AirbnbVrbo |
NEW! Count Your Blessings 3-Bedroom Home with Pool House | 3 bd · 2 ba · sleeps 10 | $49,945 | $332 | 41% | — | 404 ft | Vrbo |
Hilltop Hideaway: Beautiful Luxury Cabin with view Cabin | 3 bd · 3 ba · sleeps 10 | $57,868 | $359 | 44% | 4.8★ (107) | 469 ft | AirbnbVrbo |
Game Loft Cabin w/ Hot Tub | Near Parkway House | 3 bd · 3 ba · sleeps 8 | $53,591 | $296 | 50% | 4.8★ (30) | 469 ft | AirbnbVrbo |
3BR w/Hot Tub, Free Attraction Tickets, Game Room House | 3 bd · 3 ba · sleeps 8 | $20,069 | $239 | 23% | 4.2★ (50) | 469 ft | AirbnbVrboBooking |
Modern rustic chalet minutes from Dollywood! Cabin | 3 bd · 3 ba · sleeps 8 | $86,926 | $320 | 74% | 5★ (234) | 492 ft | AirbnbVrbo |
Liberty Haven - Arcade Games, Hot Tub & Community Cabin | 3 bd · 3 ba · sleeps 10 | $60,775 | $351 | 47% | 4.7★ (34) | 0.1 mi | AirbnbVrbo |
🧸 Relaxing Log Cabin/🔥Wifi/🦦Huge Deck🕺🏼/ Hot Tub 🛁🌌 Cabin | 3 bd · 3 ba · sleeps 7 | $60,720 | $276 | 60% | 4.8★ (196) | 0.1 mi | AirbnbVrbo |
Count Your Blessings: Free Tix,Hot Tub,Pool Access House | 3 bd · 2 ba · sleeps 10 | $46,935 | $317 | 41% | 4.8★ (20) | 0.1 mi | AirbnbVrboBooking |
Pigeon Forge,Prkwy, Resort Pool, Hot Tub & Theater Cabin | 3 bd · 3 ba · sleeps 10 | $71,803 | $360 | 55% | 4.7★ (86) | 0.1 mi | AirbnbVrbo |
Pigeon Perch Cabin | 3 bd · 3 ba · sleeps 8 | $10,168 | $269 | 10% | 4.9★ (51) | 0.2 mi | AirbnbVrbo |
Holden On - Minutes from Attractions, Shops & Food Cabin | 3 bd · 2 ba · sleeps 8 | $41,496 | $304 | 37% | 3.6★ (38) | 0.2 mi | AirbnbVrboBooking |
Luxury in Cabin in Pigeon Forge Close to Parkway Cabin | 3 bd · 2 ba · sleeps 8 | $46,881 | $294 | 44% | 4.6★ (12) | 0.2 mi | AirbnbVrbo |
Take It Easy | Spacious Cabin, Game Room, Hot Tub! Cabin | 3 bd · 3 ba · sleeps 13 | $55,296 | $454 | 33% | 3.9★ (77) | 0.2 mi | AirbnbVrboBooking |
Theater Room • Hot Tub • Game Loft Chalet | 3 bd · 3 ba · sleeps 11 | $19,807 | $400 | 14% | 3.8★ (4) | 0.3 mi | AirbnbVrboBooking |
King Bed‼️Pet friendly|Smart lock|;)Pigeon Forge‼️ Cabin | 3 bd · 2 ba · sleeps 10 | $35,955 | $204 | 48% | 4.5★ (97) | 0.4 mi | AirbnbVrboBooking |
Whispering Pines Condo w. Balcony + Amenities Condominium (condo) | 3 bd · 2 ba · sleeps 6 | $59,296 | $360 | 45% | 5★ (4) | 0.4 mi | AirbnbVrboBooking |
Secluded Cabin 1 Mi to Strip | Hot Tub + Games Cabin | 3 bd · 4 ba · sleeps 10 | $51,593 | $271 | 52% | 4.8★ (24) | 0.4 mi | AirbnbVrbo |
3 bedroom cabin with Wifi, Firepit Air Hockey and House | 3 bd · 4 ba · sleeps 12 | $79,906 | $297 | 74% | 3.8★ (43) | 0.4 mi | AirbnbVrboBooking |
Beyond Blessed | Views + Fun On-Site Amenities! Condominium (condo) | 3 bd · 3 ba · sleeps 8 | $90,525 | $349 | 71% | 4.8★ (12) | 0.4 mi | AirbnbVrboBooking |
Tennessee Retreat | Mountain Views + 2 Pools! Condominium (condo) | 3 bd · 3 ba · sleeps 8 | $71,185 | $335 | 58% | 4.8★ (65) | 0.5 mi | AirbnbVrboBooking |
Smoky Mountain Dream | Mountain Views + 2 Pools! Condominium (condo) | 3 bd · 3 ba · sleeps 8 | $64,671 | $326 | 54% | 4.5★ (83) | 0.5 mi | AirbnbVrboBooking |
Rock-a-While | Mountain Views, Fireplace! Condominium (condo) | 3 bd · 2 ba · sleeps 8 | $73,931 | $340 | 60% | 4.7★ (93) | 0.5 mi | AirbnbVrboBooking |
Sweet Dreams | Lazy River + On-Site Gym! Condominium (condo) | 3 bd · 2 ba · sleeps 6 | $52,028 | $270 | 53% | 4.6★ (96) | 0.5 mi | AirbnbVrboBooking |
Whispering Pines 124 | Mountain Views, Amenities! Condominium (condo) | 3 bd · 2 ba · sleeps 6 | $55,357 | $343 | 44% | 4.3★ (12) | 0.5 mi | AirbnbVrboBooking |
A Peaceful Retreat Whispering Pines 622 Apartment | 3 bd · 2 ba · sleeps 9 | $52,550 | $252 | 57% | 3.5★ (4) | 0.5 mi | Booking |
Smokin Views | Mountain Views & 2 Pools! Condominium (condo) | 3 bd · 3 ba · sleeps 8 | $62,307 | $314 | 54% | 4.7★ (3) | 0.5 mi | AirbnbVrboBooking |
We've Got It All | Mnt Views + 2 Pools & Sauna! Condominium (condo) | 3 bd · 3 ba · sleeps 8 | $67,993 | $413 | 45% | 4.6★ (103) | 0.5 mi | AirbnbVrboBooking |
Paradise Pines Whispering Pines 133 Apartment | 3 bd · 2 ba · sleeps 6 | $55,894 | $238 | 64% | 4.7★ (3) | 0.5 mi | Booking |
Prime Pines Whispering Pines 333 Apartment | 3 bd · 2 ba · sleeps 6 | $43,939 | $222 | 54% | — | 0.5 mi | Booking |
Rock-a-While | Mountain Views, Fireplace! Condominium (condo) | 3 bd · 2 ba · sleeps 8 | $60,068 | $279 | 59% | 4.6★ (67) | 0.5 mi | Vrbo |
Mtn View Condo, Sleeps 8, Pool W Lazy River, Hot T Condominium (condo) | 3 bd · 3 ba · sleeps 8 | $41,335 | $250 | 45% | 4.5★ (16) | 0.5 mi | AirbnbVrboBooking |
FREE Dollywood & Shows • Whispering Pines 611 •3/3 Condominium (condo) | 3 bd · 3 ba · sleeps 8 | $58,102 | $214 | 74% | 4.8★ (66) | 0.5 mi | AirbnbVrbo |
3 BR | Indoor Pool/Hot Tub | Balcony | Free Ticket Condominium (condo) | 3 bd · 3 ba · sleeps 8 | $52,378 | $276 | 52% | 4.7★ (16) | 0.5 mi | AirbnbVrboBooking |
Whispering Pines Relaxing Condo Retreat Awaits Condominium (condo) | 3 bd · 2 ba · sleeps 8 | $70,172 | $253 | 76% | 4.9★ (131) | 0.5 mi | AirbnbVrbo |
Spacious 3-BR Condo for 8 w Resort Pools, Hot Tub, Condominium (condo) | 3 bd · 2 ba · sleeps 8 | $41,845 | $289 | 40% | 5★ (13) | 0.5 mi | AirbnbBooking |
Cozy Creek by American Patriot Getaways Vacation home | 3 bd · 2 ba · sleeps 6 | $5,050 | $219 | 6% | — | 0.5 mi | Booking |
Cozy Cuddles by American Patriot Getaways Vacation home | 3 bd · 3 ba · sleeps 6 | $5,980 | $260 | 6% | — | 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 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium
Est. revenue
$60,789
NOI
$29,175
Cash flow /mo
-$3,640
Cash needed
$338,500
Cash-on-cash
-12.9%
ROE (yr 1)
-1.1%
Cap rate
2.7%
DSCR
0.40
Year-1 write-off
$239,047
Year-1 tax shield @ 32%
$76,495
Year-1 return on equity
- Cash flow (annual)-$43,675
- Principal paydown$6,851
- Appreciation at%$33,000
Tax savings aren't counted. Turn on “Count tax savings in returns” above if you can use the losses.
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$12,158
- Platform fees (3% of revenue)$1,824
- Maintenance / capex (5% of revenue)$3,039
- Utilities & supplies$4,200
- HOA$1,920
- Property tax$1,873
- Insurance (STR-rated)$6,600
Cash needed to close
- Down payment (25%)$275,000
- Closing costs (4.0%)$44,000
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$76,495
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
$1,015,000
Short-life (5/15-yr)
$219,000 · 22%
Year-1 deduction
$239,000
Year-1 tax shield @ 32%
$76,000
Land 8% (county tax record, market value split) · building $797,000 over 39 years · new furniture $20,000
Based on: 2,379 sq ft, built 1998, 3 bd / 3 ba, unfurnished, listing features (deck, fireplace, flooring types, appliance list, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $131,000 in year 1 (11% short-life, $42,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $20,000
Kitchen cabinetsdefault
$11,000 new × 40% good × 4.54 allocation
- $16,400
Kitchen countertopsdefault
$9,000 new × 40% good × 4.54 allocation
- $7,600
Decorative trimdefault
$4,200 new × 40% good × 4.54 allocation
- $800
Mirrorsdefault
$500 new × 40% good × 4.54 allocation
- $2,200
Shelvingdefault
$1,200 new × 40% good × 4.54 allocation
- $10,900
Window coverings (24)default
$6,000 new × 40% good × 4.54 allocation
- $18,500
Carpet, vinyl & laminate (67% of floors)listing
$10,200 new × 40% good × 4.54 allocation
- $17,100
Kitchen & laundry equipment plumbingdefault
$8,600 new × 44% good × 4.54 allocation
- $10,400
Kitchen, laundry & data equipment electricaldefault
$5,200 new × 44% good × 4.54 allocation
- $14,700
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)listing
$8,100 new × 40% good × 4.54 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $23,000
Paving: driveway & walks (paved)default
$10,100 new × 50% good × 4.54 allocation
- $11,000
Landscaping (minimal)listing
$4,900 new × 50% good × 4.54 allocation
- $5,300
Patiosdefault
$2,300 new × 50% good × 4.54 allocation
- $60,800
Decks & porches (attached)listing
$26,800 new × 50% good × 4.54 allocation
- $625,600
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$258,300 new × 53% good × 4.54 allocation
- $53,600
Building plumbing & fixturesdefault
$26,800 new × 44% good × 4.54 allocation
- $54,800
Building electrical & lightingdefault
$27,400 new × 44% good × 4.54 allocation
- $48,700
HVACdefault
$26,800 new × 40% good × 4.54 allocation
- $9,300
Hardwood & tile floorsdefault
$5,100 new × 40% good × 4.54 allocation
- $4,800
Fireplacelisting
$2,600 new × 40% good × 4.54 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $138,100 | $100,100 | $900 | $239,000 |
| 2 | $0 | $0 | $20,400 | $20,400 |
| 3 | $0 | $0 | $20,400 | $20,400 |
| 4 | $0 | $0 | $20,400 | $20,400 |
| 5 | $0 | $0 | $20,400 | $20,400 |
| 6+ | $0 | $0 | $714,200 | $714,200 |
| Total | $138,100 | $100,100 | $796,700 | $1,034,900 |
The building's share of the price ($1,015,000) is 4.5x our depreciated replacement cost of the home ($224,000). The IRS guide treats a gap this size as a reason to review the land share: if land is worth more than the county ratio says, the basis and the write-off are smaller.
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: California, Georgia and Wisconsin disallow 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.