4445 Forest Vista Way
Pigeon Forge, TN 37863
$715,000
4 bd · 3 ba · 2,054 sqft · Listed 2d ago
View on Realtor.com →Year built
2003
Sqft
2,054
Lot sqft
436
HOA / mo
$150
Furnished
No
List date
2026-10-09T15:12:16.000000Z
Revenue
Annual revenue
$74,039
ADR
$326
Occupancy
62%
Cleaning fees (12 mo)
$11,548
Confidence
Low (48.77), 48 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $65,285
Winter DISCOUNTED!Mountain VIEWS! HOT TUB! Theater!, !Near DOLLYWOOD
Cabin · 4 bd · 3 ba · sleeps 10 · 135 ft
Revenue $92,330ADR $394Occ ≈ 64%5★ (274)
Delisted
🔹Mt LeConte View🔹King Beds🔹Theater🔹Hot Tub🔹Arcade🔹Near Parkway 🔹5⭐️
Cabin · 4 bd · 3 ba · sleeps 10 · 249 ft
- Hot tub
- Pool
- A/C
- Free parking
- +6
Revenue $95,005ADR $357Occ ≈ 73%5★ (155)
The Cats' Lair: Spectacular Views, Hot Tub, Wifi, Game Room, Resort Pool
Cabin · 4 bd · 3 ba · sleeps 10 · 345 ft
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $4,325ADR $393Occ ≈ 3%—
TheCats'Lair: Views*HotTub*Wifi*Games*Resort Pool
Cabin · 4 bd · 3 ba · sleeps 10 · 354 ft
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $7,018ADR $497Occ ≈ 4%—
New! Mtn. Views | Theater | Fire Pit | 3 Kings
Cabin · 4 bd · 3 ba · sleeps 11 · 509 ft
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $45,244ADR $488Occ ≈ 25%5★ (12)
Cozy Cabin w/ Theater, Fireplaces & Smoky Views
Cabin · 4 bd · 3.5 ba · sleeps 11 · 0.1 mi
Revenue $95,611ADR $418Occ ≈ 63%4.8★ (70)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Monte Cristo Cabin Cabin
| 4 bd · 3 ba · sleeps 10 | $84,961 | $432 | 54% | 4.9★ (150) | 112 ft | AirbnbVrbo |
Winter DISCOUNTED!Mountain VIEWS! HOT TUB! Theater!, !Near DOLLYWOOD Cabin | 4 bd · 3 ba · sleeps 10 | $92,330 | $394 | 64% | 5★ (274) | 135 ft | Delisted |
🔹Mt LeConte View🔹King Beds🔹Theater🔹Hot Tub🔹Arcade🔹Near Parkway 🔹5⭐️ Cabin
| 4 bd · 3 ba · sleeps 10 | $95,005 | $357 | 73% | 5★ (155) | 249 ft | Vrbo |
The Cats' Lair: Spectacular Views, Hot Tub, Wifi, Game Room, Resort Pool Cabin
| 4 bd · 3 ba · sleeps 10 | $4,325 | $393 | 3% | — | 345 ft | Vrbo |
TheCats'Lair: Views*HotTub*Wifi*Games*Resort Pool Cabin
| 4 bd · 3 ba · sleeps 10 | $7,018 | $497 | 4% | — | 354 ft | Airbnb |
New! Mtn. Views | Theater | Fire Pit | 3 Kings Cabin
| 4 bd · 3 ba · sleeps 11 | $45,244 | $488 | 25% | 5★ (12) | 509 ft | Airbnb |
Turkey Knob Cabin | 4 bd · 3 ba · sleeps 12 | $49,160 | $550 | 24% | 5★ (24) | 509 ft | AirbnbBooking |
4BR cabin w/Free Attraction Tickets, hot tub, pool Cabin | 4 bd · 3 ba · sleeps 12 | $32,150 | $427 | 21% | 4★ (39) | 525 ft | AirbnbBooking |
Cozy Cabin w/ Theater, Fireplaces & Smoky Views Cabin | 4 bd · 3.5 ba · sleeps 11 | $95,611 | $418 | 63% | 4.8★ (70) | 0.1 mi | Airbnb |
Mountain View Theater Lodge: Views, Theater, Games Cabin
| 4 bd · 3 ba · sleeps 12 | $103,660 | $487 | 58% | 4.2★ (145) | 0.1 mi | AirbnbVrboBooking |
Show 25 more
Beavers Mountaintop Retreat - Private Pool, Theater Room, Pool Table, + Outdoor Hot Tub
Vacation home · 4 bd · 3 ba · sleeps 12 · 0.2 mi
Revenue $83,840ADR $385Occ ≈ 60%—
Luxury Smokey Mountain Cabin
Cabin · 4 bd · 3 ba · sleeps 12 · 0.2 mi
- Hot tub
- Pool
- A/C
- Free parking
- +7
Revenue $63,355ADR $269Occ ≈ 65%4.6★ (379)
Rustic 4BR Dog Friendly | Pool | Hot Tub
Cabin · 4 bd · 3 ba · sleeps 13 · 0.2 mi
Revenue $2,452ADR $430Occ ≈ 2%4.7★ (3)
Delisted
Sugar Bear Cabin with Hot Tub and Fire Pit
Cabin · 4 bd · 3 ba · sleeps 10 · 0.2 mi
Revenue $59,758ADR $232Occ ≈ 71%—
Delisted
Location-Hot tub-Theatre Room-recently updated
Cabin · 4 bd · 3 ba · sleeps 11 · 0.3 mi
Revenue $65,285ADR $453Occ ≈ 39%5★ (2)
Contentment - Mountain Views, Pool Table, Hot Tub
Chalet · 4 bd · 3 ba · sleeps 10 · 0.3 mi
Revenue $71,260ADR $384Occ ≈ 51%4.5★ (33)
Birchwood Lodge by Avada Properties
Vacation home · 4 bd · 3 ba · sleeps 12 · 0.4 mi
Revenue $111,381ADR $360Occ ≈ 85%—
Mountain View Cabin w/ Hot Tub, Theater & Pool
Cabin · 4 bd · 3 ba · sleeps 11 · 0.5 mi
- Hot tub
- Pool
- A/C
- Free parking
- +6
Revenue $105,048ADR $411Occ ≈ 70%5★ (3)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Lovely Cabin, Sleep 12, Mtn Views, Hot Tub, Firepl Cabin
| 4 bd · 3 ba · sleeps 12 | $82,568 | $369 | 61% | 4.8★ (31) | 0.1 mi | AirbnbVrboBooking |
Theater, Hot Tub, Game Room, Sleeps 12 + Free Tix House
| 4 bd · 3 ba · sleeps 12 | $28,828 | $429 | 18% | — | 0.1 mi | AirbnbVrbo |
Location! 4 Kings, Hot Tub, Theater, Game Room! Cabin
| 4 bd · 3 ba · sleeps 10 | $75,260 | $377 | 55% | 4.9★ (233) | 0.1 mi | AirbnbVrbo |
Views for Days, Theater, Hot Tub, EV Charger Cabin
| 4 bd · 3.5 ba · sleeps 12 | $115,022 | $529 | 60% | 5★ (154) | 0.2 mi | AirbnbVrbo |
1.9 Mi to Parkway・Rustic Getaway・Hot Tub・Dog Ok! Cabin
| 4 bd · 3 ba · sleeps 12 | $48,624 | $349 | 38% | 4.6★ (12) | 0.2 mi | AirbnbVrboBooking |
Peaceful, King Beds, Game Room, Hot tub, theater! Cabin
| 4 bd · 3 ba · sleeps 10 | $92,976 | $401 | 64% | 4.8★ (144) | 0.2 mi | AirbnbVrbo |
Beavers Mountaintop Retreat - Private Pool, Theater Room, Pool Table, + Outdoor Hot Tub Vacation home | 4 bd · 3 ba · sleeps 12 | $83,840 | $385 | 60% | — | 0.2 mi | Booking |
Rustic 4BR Dog Friendly | Pool | Hot Tub Cabin | 4 bd · 3 ba · sleeps 13 | $16,776 | $456 | 10% | 4.2★ (79) | 0.2 mi | AirbnbBooking |
Peaceful cabin in a gated community & private hot Cabin
| 4 bd · 3 ba · sleeps 12 | $62,169 | $331 | 51% | 4.3★ (17) | 0.2 mi | AirbnbVrboBooking |
Sugar Bear Cabin Cabin
| 4 bd · 3 ba · sleeps 12 | $46,157 | $341 | 37% | 4.8★ (12) | 0.2 mi | AirbnbVrbo |
Luxury Smokey Mountain Cabin Cabin
| 4 bd · 3 ba · sleeps 12 | $63,355 | $269 | 65% | 4.6★ (379) | 0.2 mi | Vrbo |
Peaceful 4BR Mountainview, Free Attraction Tickets Cabin | 4 bd · 3 ba · sleeps 12 | $32,334 | $410 | 22% | 4.5★ (135) | 0.2 mi | AirbnbBooking |
Hot Tub Retreat | Mountain Views & Cozy Stay Cabin
| 4 bd · 3 ba · sleeps 12 | $40,160 | $405 | 27% | 5★ (7) | 0.2 mi | AirbnbBooking |
Rustic 4BR Dog Friendly | Pool | Hot Tub Cabin | 4 bd · 3 ba · sleeps 13 | $2,452 | $430 | 2% | 4.7★ (3) | 0.2 mi | Delisted |
Sugar Bear Cabin with Hot Tub and Fire Pit Cabin | 4 bd · 3 ba · sleeps 10 | $59,758 | $232 | 71% | — | 0.2 mi | Delisted |
Livin' the Good Life House
| 4 bd · 3 ba · sleeps 12 | $73,290 | $359 | 56% | 4.9★ (269) | 0.2 mi | AirbnbVrbo |
Pigeon Forge|Pool·Hot Tub|Game&Theater Rm·Pets·EV Cabin
| 4 bd · 3 ba · sleeps 10 | $100,587 | $355 | 78% | 5★ (279) | 0.2 mi | AirbnbVrbo |
SmokyMtnViews • Hot Tub • FirePit • Near Dollywood Cabin
| 4 bd · 2.5 ba · sleeps 10 | $29,501 | $372 | 22% | 4.8★ (96) | 0.3 mi | AirbnbVrbo |
Location-Hot tub-Theatre Room-recently updated Cabin | 4 bd · 3 ba · sleeps 11 | $65,285 | $453 | 39% | 5★ (2) | 0.3 mi | Airbnb |
Contentment - Mountain Views, Pool Table, Hot Tub Chalet | 4 bd · 3 ba · sleeps 10 | $71,260 | $384 | 51% | 4.5★ (33) | 0.3 mi | Airbnb |
Mountain View Cabin w/ Hot Tub, Theater & Pool Cabin
| 4 bd · 3 ba · sleeps 11 | $86,374 | $374 | 63% | 4.9★ (34) | 0.3 mi | AirbnbVrboBooking |
Birchwood Lodge by Avada Properties Vacation home | 4 bd · 3 ba · sleeps 12 | $111,381 | $360 | 85% | — | 0.4 mi | Booking |
Mountain View Cabin w/ Hot Tub, Theater & Pool Cabin
| 4 bd · 3 ba · sleeps 11 | $105,048 | $411 | 70% | 5★ (3) | 0.5 mi | Vrbo |
Secluded|5 Min to Twn|Game Rm|Kid-Friendly Escape Cabin
| 4 bd · 3.5 ba · sleeps 12 | $147,605 | $480 | 84% | 5★ (238) | 0.6 mi | AirbnbVrbo |
Hidden Ranch House | 4 bd · 2 ba · sleeps 12 | $13,619 | $257 | 15% | 4.3★ (13) | 0.7 mi | Airbnb |
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 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium
Est. revenue
$74,039
NOI
$41,002
Cash flow /mo
-$574
Cash needed
$236,350
Cash-on-cash
-2.9%
ROE (yr 1)
8.0%
Cap rate
5.7%
DSCR
0.86
Year-1 write-off
$158,818
Year-1 tax shield @ 32%
$50,822
Year-1 return on equity
- Cash flow (annual)-$6,890
- Principal paydown$4,348
- Appreciation at%$21,450
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)$14,808
- Platform fees (3% of revenue)$2,221
- Maintenance / capex (5% of revenue)$3,702
- Utilities & supplies$4,200
- HOA$1,800
- Property tax$2,016
- Insurance (STR-rated)$4,290
Cash needed to close
- Down payment (25%)$178,750
- Closing costs (4.0%)$28,600
- Furnishing (bought new)$29,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$50,822
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
$610,000
Short-life (5/15-yr)
$129,000 · 21%
Year-1 deduction
$159,000
Year-1 tax shield @ 32%
$51,000
Land 15% (county tax record, market value split) · building $481,000 over 39 years · new furniture $29,000
Based on: 2,054 sq ft, built 2003, 4 bd / 3 ba, unfurnished, listing features (hot tub, deck, game room, fireplace, stone counters, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $101,000 in year 1 (12% short-life, $32,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,800
Kitchen cabinetsdefault
$10,300 new × 40% good × 2.62 allocation
- $11,000
Kitchen countertops (stone)listing
$10,500 new × 40% good × 2.62 allocation
- $3,800
Decorative trimdefault
$3,600 new × 40% good × 2.62 allocation
- $500
Mirrorsdefault
$500 new × 40% good × 2.62 allocation
- $1,600
Shelvingdefault
$1,500 new × 40% good × 2.62 allocation
- $5,500
Window coverings (21)default
$5,300 new × 40% good × 2.62 allocation
- $3,500
Carpet, vinyl & laminate (25% of floors)listing
$3,300 new × 40% good × 2.62 allocation
- $11,300
Kitchen & laundry equipment plumbingdefault
$8,000 new × 54% good × 2.62 allocation
- $6,900
Kitchen, laundry & data equipment electricaldefault
$4,800 new × 54% good × 2.62 allocation
- $8,100
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.62 allocation
- $9,400
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.62 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $12,300
Paving: driveway & walks (paved)default
$9,400 new × 50% good × 2.62 allocation
- $11,800
Landscaping (typical)default
$9,000 new × 50% good × 2.62 allocation
- $2,700
Patiosdefault
$2,000 new × 50% good × 2.62 allocation
- $30,300
Decks & porches (attached)listing
$23,100 new × 50% good × 2.62 allocation
- $359,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$222,500 new × 62% good × 2.62 allocation
- $32,700
Building plumbing & fixturesdefault
$23,100 new × 54% good × 2.62 allocation
- $33,000
Building electrical & lightingdefault
$23,300 new × 54% good × 2.62 allocation
- $24,200
HVACdefault
$23,100 new × 40% good × 2.62 allocation
- $10,400
Hardwood & tile floorsdefault
$9,900 new × 40% good × 2.62 allocation
- $5,500
Fireplaces (2)listing
$5,300 new × 40% good × 2.62 allocation
- $15,700
Septic systemlisting
$12,000 new × 50% good × 2.62 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $101,300 | $57,000 | $500 | $158,800 |
| 2 | $0 | $0 | $12,300 | $12,300 |
| 3 | $0 | $0 | $12,300 | $12,300 |
| 4 | $0 | $0 | $12,300 | $12,300 |
| 5 | $0 | $0 | $12,300 | $12,300 |
| 6+ | $0 | $0 | $430,900 | $430,900 |
| Total | $101,300 | $57,000 | $480,700 | $639,000 |
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.