459 Sugar Mountain Way
Pigeon Forge, TN 37863
$599,000
4 bd · 3 ba · 1,833 sqft · Listed 1d ago
View on Realtor.com →Year built
1979
Sqft
1,833
Lot sqft
30,928
HOA / mo
$0
Furnished
No
List date
2026-10-05T14:40:50.000000Z
Revenue
Annual revenue
$69,573
ADR
$192
Occupancy
98%
Cleaning fees (12 mo)
$12,048
Confidence
Low (50.36), 49 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $71,260Checking amenities for 43 listings…
Sugar Bear Cabin with Hot Tub and Fire Pit
Cabin · 4 bd · 3 ba · sleeps 10 · 0 ft
Revenue $59,758ADR $232Occ ≈ 71%—
Winter DISCOUNTED!Mountain VIEWS! HOT TUB! Theater!, !Near DOLLYWOOD
Cabin · 4 bd · 3 ba · sleeps 10 · 0.2 mi
Revenue $92,330ADR $394Occ ≈ 64%5★ (274)
TheCats'Lair: Views*HotTub*Wifi*Games*Resort Pool
Cabin · 4 bd · 3 ba · sleeps 10 · 0.2 mi
Revenue $7,018ADR $497Occ ≈ 4%—
The Cats' Lair: Spectacular Views, Hot Tub, Wifi, Game Room, Resort Pool
Cabin · 4 bd · 3 ba · sleeps 10 · 0.2 mi
Revenue $4,325ADR $393Occ ≈ 3%—
🔹Mt LeConte View🔹King Beds🔹Theater🔹Hot Tub🔹Arcade🔹Near Parkway 🔹5⭐️
Cabin · 4 bd · 3 ba · sleeps 10 · 0.2 mi
Revenue $95,005ADR $357Occ ≈ 73%5★ (155)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Sugar Bear Cabin with Hot Tub and Fire Pit Cabin | 4 bd · 3 ba · sleeps 10 | $59,758 | $232 | 71% | — | 0 ft | Airbnb |
Sugar Bear Cabin Cabin | 4 bd · 3 ba · sleeps 12 | $46,157 | $341 | 37% | 4.8★ (12) | 331 ft | AirbnbVrbo |
Monte Cristo Cabin Cabin | 4 bd · 3 ba · sleeps 10 | $84,961 | $432 | 54% | 4.9★ (150) | 0.2 mi | AirbnbVrbo |
Rustic 4BR Dog Friendly | Pool | Hot Tub Cabin | 4 bd · 3 ba · sleeps 13 | $16,776 | $456 | 10% | 4.2★ (79) | 0.2 mi | AirbnbVrboBooking |
Winter DISCOUNTED!Mountain VIEWS! HOT TUB! Theater!, !Near DOLLYWOOD Cabin | 4 bd · 3 ba · sleeps 10 | $92,330 | $394 | 64% | 5★ (274) | 0.2 mi | Vrbo |
Location! 4 Kings, Hot Tub, Theater, Game Room! Cabin | 4 bd · 3 ba · sleeps 10 | $75,260 | $377 | 55% | 4.9★ (233) | 0.2 mi | AirbnbVrbo |
TheCats'Lair: Views*HotTub*Wifi*Games*Resort Pool Cabin | 4 bd · 3 ba · sleeps 10 | $7,018 | $497 | 4% | — | 0.2 mi | Airbnb |
The Cats' Lair: Spectacular Views, Hot Tub, Wifi, Game Room, Resort Pool Cabin | 4 bd · 3 ba · sleeps 10 | $4,325 | $393 | 3% | — | 0.2 mi | Vrbo |
🔹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) | 0.2 mi | Vrbo |
"Major Oaks" 4 Bedroom Cabin House | 4 bd · 3 ba · sleeps 12 | $28,828 | $429 | 18% | — | 0.3 mi | AirbnbVrbo |
Show 25 more
New! Mtn. Views | Theater | Fire Pit | 3 Kings
Cabin · 4 bd · 3 ba · sleeps 11 · 0.3 mi
Revenue $45,244ADR $488Occ ≈ 25%5★ (12)
Rustic 4BR Dog Friendly | Pool | Hot Tub
Cabin · 4 bd · 3 ba · sleeps 13 · 0.3 mi
Revenue $2,452ADR $430Occ ≈ 2%4.7★ (3)
Beavers Mountaintop Retreat - Private Pool, Theater Room, Pool Table, + Outdoor Hot Tub
Vacation home · 4 bd · 3 ba · sleeps 12 · 0.4 mi
Revenue $83,840ADR $385Occ ≈ 60%—
Luxury Smokey Mountain Cabin
Cabin · 4 bd · 3 ba · sleeps 12 · 0.4 mi
Revenue $63,355ADR $269Occ ≈ 65%4.6★ (379)
Birchwood Lodge by Avada Properties
Vacation home · 4 bd · 3 ba · sleeps 12 · 0.5 mi
Revenue $111,381ADR $360Occ ≈ 85%—
Two places with one booking!
Cabin · 4 bd · 4 ba · sleeps 10 · 0.6 mi
Revenue $133,967ADR $497Occ ≈ 74%—
Mountain View Cabin w/ Hot Tub, Theater & Pool
Cabin · 4 bd · 3 ba · sleeps 11 · 0.7 mi
Revenue $105,048ADR $411Occ ≈ 70%5★ (3)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
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) | 0.3 mi | AirbnbVrboBooking |
Peaceful, King Beds, Game Room, Hot tub, theater! Cabin | 4 bd · 3 ba · sleeps 10 | $92,976 | $401 | 64% | 4.8★ (144) | 0.3 mi | AirbnbVrbo |
4BR cabin w/Free Attraction Tickets, hot tub, pool Cabin | 4 bd · 3 ba · sleeps 12 | $32,150 | $427 | 21% | 4★ (39) | 0.3 mi | AirbnbVrboBooking |
New! Mtn. Views | Theater | Fire Pit | 3 Kings Cabin | 4 bd · 3 ba · sleeps 11 | $45,244 | $488 | 25% | 5★ (12) | 0.3 mi | Airbnb |
Turkey Knob Cabin | 4 bd · 3 ba · sleeps 12 | $49,160 | $550 | 24% | 5★ (24) | 0.3 mi | AirbnbVrboBooking |
Rustic 4BR Dog Friendly | Pool | Hot Tub Cabin | 4 bd · 3 ba · sleeps 13 | $2,452 | $430 | 2% | 4.7★ (3) | 0.3 mi | Airbnb |
Cozy Cabin w/ Theater, Fireplaces & Smoky Views Cabin | 4 bd · 3.5 ba · sleeps 11 | $95,611 | $418 | 63% | 4.8★ (70) | 0.3 mi | AirbnbVrbo |
Lovely Cabin, Sleep 12, Mtn Views, Hot Tub, Firepl Cabin | 4 bd · 3 ba · sleeps 12 | $82,568 | $369 | 61% | 4.8★ (31) | 0.3 mi | AirbnbVrboBooking |
Mountain View Theater Lodge: Views, Theater, Games Cabin | 4 bd · 3 ba · sleeps 12 | $103,660 | $487 | 58% | 4.2★ (145) | 0.3 mi | AirbnbVrboBooking |
Views for Days, Theater, Hot Tub, EV Charger Cabin | 4 bd · 3.5 ba · sleeps 12 | $115,022 | $529 | 60% | 5★ (154) | 0.3 mi | AirbnbVrbo |
Hot Tub Retreat | Mountain Views & Cozy Stay Cabin | 4 bd · 3 ba · sleeps 12 | $40,160 | $405 | 27% | 5★ (7) | 0.4 mi | AirbnbBooking |
Pigeon Forge|Pool·Hot Tub|Game&Theater Rm·Pets·EV Cabin | 4 bd · 3 ba · sleeps 10 | $100,587 | $355 | 78% | 5★ (278) | 0.4 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% | — | 0.4 mi | Booking |
Peaceful cabin in a gated community & private hot Cabin | 4 bd · 3 ba · sleeps 12 | $62,169 | $331 | 51% | 4.3★ (17) | 0.4 mi | AirbnbVrboBooking |
Livin' the Good Life House | 4 bd · 3 ba · sleeps 12 | $73,290 | $359 | 56% | 4.9★ (269) | 0.4 mi | AirbnbVrbo |
Luxury Smokey Mountain Cabin Cabin | 4 bd · 3 ba · sleeps 12 | $63,355 | $269 | 65% | 4.6★ (379) | 0.4 mi | Vrbo |
Peaceful 4BR Mountainview, Free Attraction Tickets Cabin | 4 bd · 3 ba · sleeps 12 | $32,334 | $410 | 22% | 4.5★ (135) | 0.4 mi | AirbnbVrboBooking |
SmokyMtnViews • Hot Tub • FirePit • Near Dollywood Cabin | 4 bd · 2.5 ba · sleeps 10 | $29,501 | $372 | 22% | 4.8★ (96) | 0.4 mi | AirbnbVrbo |
Birchwood Lodge by Avada Properties Vacation home | 4 bd · 3 ba · sleeps 12 | $111,381 | $360 | 85% | — | 0.5 mi | Booking |
Contentment - Mountain Views, Pool Table, Hot Tub Chalet | 4 bd · 3 ba · sleeps 10 | $71,260 | $384 | 51% | 4.5★ (33) | 0.5 mi | AirbnbVrbo |
Location-Hot tub-Theatre Room-recently updated Cabin | 4 bd · 3 ba · sleeps 11 | $65,285 | $453 | 39% | 5★ (2) | 0.5 mi | AirbnbVrbo |
Mountain View Cabin w/ Hot Tub, Theater & Pool Cabin | 4 bd · 3 ba · sleeps 11 | $86,374 | $374 | 63% | 4.9★ (34) | 0.5 mi | AirbnbVrboBooking |
Two places with one booking! Cabin | 4 bd · 4 ba · sleeps 10 | $133,967 | $497 | 74% | — | 0.6 mi | Airbnb |
Mountain View Cabin w/ Hot Tub, Theater & Pool Cabin | 4 bd · 3 ba · sleeps 11 | $105,048 | $411 | 70% | 5★ (3) | 0.7 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★ (237) | 0.7 mi | AirbnbVrbo |
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
$69,573
NOI
$40,475
Cash flow /mo
$67
Cash needed
$202,710
Cash-on-cash
0.4%
ROE (yr 1)
11.1%
Cap rate
6.8%
DSCR
1.02
Year-1 write-off
$178,363
Year-1 tax shield @ 32%
$57,076
Year-1 return on equity
- Cash flow (annual)$805
- Principal paydown$3,731
- Appreciation at%$17,970
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)$13,915
- Platform fees (3% of revenue)$2,087
- Maintenance / capex (5% of revenue)$3,479
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,824
- Insurance (STR-rated)$3,594
Cash needed to close
- Down payment (25%)$149,750
- Closing costs (4.0%)$23,960
- Furnishing (bought new)$29,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$57,076
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
$560,000
Short-life (5/15-yr)
$149,000 · 27%
Year-1 deduction
$178,000
Year-1 tax shield @ 32%
$57,000
Land 6% (county tax record, market value split) · building $411,000 over 39 years · new furniture $29,000
Based on: 1,833 sq ft, built 1979, 4 bd / 3 ba, unfurnished, listing features (hot tub, deck, game room, fireplace, appliance list, septic, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $108,000 in year 1 (14% short-life, $35,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $14,200
Kitchen cabinetsdefault
$9,800 new × 40% good × 3.61 allocation
- $11,600
Kitchen countertopsdefault
$8,000 new × 40% good × 3.61 allocation
- $4,600
Decorative trimdefault
$3,200 new × 40% good × 3.61 allocation
- $600
Mirrorsdefault
$500 new × 40% good × 3.61 allocation
- $2,200
Shelvingdefault
$1,500 new × 40% good × 3.61 allocation
- $6,500
Window coverings (18)default
$4,500 new × 40% good × 3.61 allocation
- $6,800
Carpet, vinyl & laminate (40% of floors)default
$4,700 new × 40% good × 3.61 allocation
- $11,000
Kitchen & laundry equipment plumbingdefault
$7,600 new × 40% good × 3.61 allocation
- $6,700
Kitchen, laundry & data equipment electricaldefault
$4,600 new × 40% good × 3.61 allocation
- $7,500
Appliances (dishwasher, refrigerator, washer, dryer)listing
$5,200 new × 40% good × 3.61 allocation
- $13,000
Hot tub (freestanding)listing
$9,000 new × 40% good × 3.61 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
- $16,000
Paving: driveway & walks (paved)default
$8,900 new × 50% good × 3.61 allocation
- $7,700
Landscaping (minimal)listing
$4,300 new × 50% good × 3.61 allocation
- $3,300
Patiosdefault
$1,800 new × 50% good × 3.61 allocation
- $37,200
Decks & porches (attached)listing
$20,600 new × 50% good × 3.61 allocation
- $286,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$198,300 new × 40% good × 3.61 allocation
- $29,800
Building plumbing & fixturesdefault
$20,600 new × 40% good × 3.61 allocation
- $29,600
Building electrical & lightingdefault
$20,500 new × 40% good × 3.61 allocation
- $29,800
HVACdefault
$20,700 new × 40% good × 3.61 allocation
- $10,200
Hardwood & tile floorsdefault
$7,100 new × 40% good × 3.61 allocation
- $3,800
Fireplacelisting
$2,600 new × 40% good × 3.61 allocation
- $21,700
Septic systemlisting
$12,000 new × 50% good × 3.61 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $113,700 | $64,200 | $400 | $178,400 |
| 2 | $0 | $0 | $10,500 | $10,500 |
| 3 | $0 | $0 | $10,500 | $10,500 |
| 4 | $0 | $0 | $10,500 | $10,500 |
| 5 | $0 | $0 | $10,500 | $10,500 |
| 6+ | $0 | $0 | $368,600 | $368,600 |
| Total | $113,700 | $64,200 | $411,200 | $589,100 |
The building's share of the price ($560,000) is 3.6x our depreciated replacement cost of the home ($155,000). 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.