331 Caney Creek Rd
Pigeon Forge, TN 37863
$549,999
2 bd · 2 ba · 1,664 sqft · Listed 1d ago
View on Realtor.com →Year built
2003
Sqft
1,664
Lot sqft
21,344
HOA / mo
None
Furnished
No
List date
2026-10-19T17:07:49.000000Z
Revenue
Annual revenue
$56,711
ADR
$236
Occupancy
66%
Cleaning fees (12 mo)
$11,408
Confidence
Med (61), 47 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $48,579
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
 Creekside Cabin Cabin | 2 bd · 2 ba · sleeps 7 | $47,422 | $250 | 52% | 4.8★ (326) | 213 ft | AirbnbVrbo |
 Across the Creek by Beyond Expectations w/ Hot Tub Cabin | 2 bd · 2 ba · sleeps 8 | $56,974 | $289 | 54% | 4.3★ (14) | 217 ft | AirbnbVrboBooking |
 Creekside Getaway, Hot Tub + Fire Pit + Pool Table Cabin | 2 bd · 2 ba · sleeps 8 | $81,614 | $273 | 82% | 5★ (71) | 256 ft | AirbnbVrbo |
 Pigeon Forge Cabin /Game Room/Dog Friendly/Hot Tub Cabin | 2 bd · 2 ba · sleeps 8 | $48,579 | $222 | 60% | 4.5★ (246) | 259 ft | AirbnbVrboBooking |
 "Smokey Max Cabin", 2 bed 2 bath 8 people sleeping Cabin | 2 bd · 2 ba · sleeps 8 | $54,785 | $302 | 50% | 4.5★ (211) | 446 ft | AirbnbVrboBooking |
 Creekside Cabin! Hot Tub, Fire Pit, Pet Friendly Cabin | 2 bd · 2 ba · sleeps 5 | $41,086 | $270 | 42% | 5★ (34) | 466 ft | AirbnbVrboBooking |
 Peaceful Creekside Escape/5min>GBurg-PForge/HotTub Cabin | 2 bd · 2 ba · sleeps 6 | $64,499 | $242 | 73% | 4.9★ (585) | 0.1 mi | AirbnbVrbo |
 2/2 with Hot Tub! Near Gatlinburg and Dollywood! Cabin | 2 bd · 2 ba · sleeps 6 | $50,563 | $179 | 77% | 4.8★ (474) | 0.1 mi | AirbnbVrbo |
 Downtown Creekside Cabin~FirePit~Hot Tub~Game Room Cabin | 2 bd · 2 ba · sleeps 8 | $81,991 | $303 | 74% | 4.9★ (237) | 0.3 mi | AirbnbVrboBooking |
 Woodland Hot Tub Retreat•King Bed• Foosball+Arcade Cabin | 2 bd · 1 ba · sleeps 6 | $46,206 | $202 | 63% | 5★ (60) | 0.4 mi | AirbnbVrbo |
Show 31 more
Dave & Barb's Place - Private ~ Quiet ~ Serene
House · 2 bd · 2 ba · sleeps 8 · 0.5 mi
Revenue $8,284ADR $165Occ ≈ 14%4.8★ (193)
Charming Mountain Cabin with Hot Tub & Game Loft near Pigeon Forge, Tennessee
Cabin · 2 bd · 2 ba · sleeps 6 · 0.5 mi
Revenue $24,455ADR $373Occ ≈ 18%5★
The ONE ! Cozy Private Cabin W/ Prime Location !
Cabin · 2 bd · 3 ba · sleeps 6 · 0.6 mi
Revenue $75,673ADR $247Occ ≈ 84%5★ (308)
Charming Bear Pause is close to everything and offers unlimited parking
Cabin · 2 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $35,721ADR $180Occ ≈ 54%4.7★ (114)
Mountain Views Between Gatlinburg and Pigeon Forge – Dollywood Retreat
Cabin · 2 bd · 2 ba · sleeps 8 · 0.7 mi
Revenue $61,943ADR $360Occ ≈ 47%5★ (2)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Welcome to “Bear Necessities ” Cabin | 2 bd · 2 ba · sleeps 6 | $28,074 | $303 | 25% | 4.9★ (34) | 0.4 mi | AirbnbVrbo |
Beary Comfy, Sleeps 6・Hot Tub・Pool Table・Deck Cabin | 2 bd · 2 ba · sleeps 6 | $8,092 | $299 | 7% | 4★ (3) | 0.4 mi | AirbnbVrbo |
Cozy 2BR Cabin Between Gatlinburg & Pigeon Forge Cabin | 2 bd · 2 ba · sleeps 6 | $35,830 | $190 | 52% | 4.9★ (243) | 0.4 mi | AirbnbVrbo |
Hot Tub, Pool Table | 5 Mi to Island & Gatlinburg Cabin | 2 bd · 2 ba · sleeps 6 | $30,055 | $223 | 37% | 4.2★ (16) | 0.4 mi | AirbnbVrbo |
Our Happy Place Cabin | 2 bd · 2 ba · sleeps 6 | $34,010 | $230 | 41% | 4.9★ (221) | 0.5 mi | AirbnbVrbo |
Black Bear Quarters | Near Smokies & Gatlinburg Cabin | 2 bd · 2 ba · sleeps 6 | $50,150 | $223 | 62% | 5★ (79) | 0.5 mi | AirbnbBooking |
Perfect location Between Pigeon Forge and G'burg Cabin | 2 bd · 2 ba · sleeps 6 | $55,494 | $239 | 64% | 5★ (329) | 0.5 mi | AirbnbVrbo |
Family Cabin w/Hot Tub & Arcade Near Dollywood Cabin | 2 bd · 2 ba · sleeps 7 | $61,020 | $231 | 72% | 4.8★ (200) | 0.5 mi | AirbnbVrboBooking |
Afternoon Delight: Semi-Secluded Cabin, Hot Tub Cabin | 2 bd · 2 ba · sleeps 6 | $45,263 | $267 | 46% | 4.6★ (24) | 0.5 mi | AirbnbVrbo |
Mountain View Cabin w/ Free Attraction Tickets Cabin | 2 bd · 2 ba · sleeps 6 | $27,635 | $400 | 19% | 4.5★ (175) | 0.5 mi | AirbnbVrboBooking |
Rustic Retreat — Easy Access, Close to Everything! Cabin | 2 bd · 2 ba · sleeps 6 | $34,287 | $177 | 53% | 4.8★ (18) | 0.5 mi | AirbnbVrboBooking |
Dave & Barb's Place - Private ~ Quiet ~ Serene House | 2 bd · 2 ba · sleeps 8 | $8,284 | $165 | 14% | 4.8★ (193) | 0.5 mi | Airbnb |
Hot Tub + Game Loft | Free Dollywood Tickets Cabin | 2 bd · 2 ba · sleeps 6 | $55,501 | $219 | 69% | 4.8★ (230) | 0.5 mi | AirbnbVrbo |
Charming Mountain Cabin with Hot Tub & Game Loft near Pigeon Forge, Tennessee Cabin | 2 bd · 2 ba · sleeps 6 | $24,455 | $373 | 18% | 5★ | 0.5 mi | Vrbo |
Luxe Cabin Retreat,Elevated Views,Mountain Charm Cabin | 2 bd · 2 ba · sleeps 6 | $67,739 | $321 | 58% | 5★ (35) | 0.5 mi | AirbnbVrboBooking |
Pet friendly 2 BR in convenient location! House | 2 bd · 2 ba · sleeps 5 | $59,893 | $282 | 58% | 4.8★ (20) | 0.6 mi | AirbnbVrbo |
Eagle’s Nest | Epic Smoky Mtn Views • Hot Tub Cabin | 2 bd · 2.5 ba · sleeps 4 | $30,384 | $218 | 38% | 3.2★ (5) | 0.6 mi | AirbnbVrbo |
The ONE ! Cozy Private Cabin W/ Prime Location ! Cabin | 2 bd · 3 ba · sleeps 6 | $75,673 | $247 | 84% | 5★ (308) | 0.6 mi | Airbnb |
Bear Point by Bear Camp Cabin | 2 bd · 2 ba · sleeps 6 | $60,113 | $238 | 69% | 4.8★ (53) | 0.6 mi | AirbnbVrboBooking |
Dual Suite Cabin with Hot Tub and Fishing Pond Cabin | 2 bd · 2 ba · sleeps 6 | $50,983 | $219 | 64% | 4.8★ (139) | 0.6 mi | AirbnbVrbo |
Secluded Cabin w/ Hot Tub & Views Cabin | 2 bd · 2.5 ba · sleeps 6 | $44,481 | $293 | 42% | 4.5★ (16) | 0.6 mi | AirbnbVrbo |
Romantic - Hot tub - Cozy - Pet Friendly Cabin | 2 bd · 2 ba · sleeps 6 | $45,921 | $222 | 57% | 5★ (28) | 0.6 mi | AirbnbVrboBooking |
Bird's Eye View*Great Location just off the Spur Cabin | 2 bd · 2 ba · sleeps 6 | $47,282 | $214 | 61% | 4.7★ (10) | 0.7 mi | AirbnbVrbo |
Family Cabin w/ Theater, PS3, Hot Tub, & Game Room Cabin | 2 bd · 2 ba · sleeps 6 | $47,893 | $260 | 50% | 4.8★ (221) | 0.7 mi | AirbnbVrbo |
Charming Bear Pause is close to everything and offers unlimited parking Cabin | 2 bd · 2 ba · sleeps 6 | $35,721 | $180 | 54% | 4.7★ (114) | 0.7 mi | Vrbo |
Mountain Views & Hot Tub | 6 Mi to Dollywood Cabin | 2 bd · 2 ba · sleeps 6 | $33,047 | $264 | 34% | 5★ (15) | 0.7 mi | AirbnbVrbo |
Mountain Views Between Gatlinburg and Pigeon Forge – Dollywood Retreat Cabin | 2 bd · 2 ba · sleeps 8 | $61,943 | $360 | 47% | 5★ (2) | 0.7 mi | Vrbo |
Smoky Mountain Log Cabin POOL VIEWS WIFI LOCATION Cabin | 2 bd · 2 ba · sleeps 6 | $68,062 | $277 | 67% | 4.9★ (290) | 0.7 mi | AirbnbVrbo |
Family Cabin, Hot Tub + Game Room Near Gatlinburg Cabin | 2 bd · 2.5 ba · sleeps 6 | $63,108 | $259 | 67% | 4.8★ (66) | 0.7 mi | AirbnbVrbo |
Brink of Paradise - Secluded, Hot Tub & Pool Table Cabin | 2 bd · 2 ba · sleeps 8 | $53,062 | $255 | 57% | 3.6★ (62) | 0.7 mi | AirbnbVrboBooking |
2BD/2Bath Cabin - Pool Table, Hot Tub, Fireplace Cabin | 2 bd · 2 ba · sleeps 6 | $64,925 | $242 | 74% | 4.9★ (304) | 0.8 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 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 15) + 0.75% investor premium
Est. revenue
$56,711
NOI
$31,916
Cash flow /mo
-$410
Cash needed
$181,500
Cash-on-cash
-2.7%
ROE (yr 1)
8.2%
Cap rate
5.8%
DSCR
0.87
Year-1 write-off
$111,342
Year-1 tax shield @ 32%
$35,630
Year-1 return on equity
- Cash flow (annual)-$4,924
- Principal paydown$3,345
- Appreciation at%$16,500
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)$11,342
- Platform fees (3% of revenue)$1,701
- Maintenance / capex (5% of revenue)$2,836
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,416
- Insurance (STR-rated)$3,300
Cash needed to close
- Down payment (25%)$137,500
- Closing costs (4.0%)$22,000
- Furnishing (bought new)$22,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$35,630
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
$470,000
Short-life (5/15-yr)
$89,000 · 19%
Year-1 deduction
$111,000
Year-1 tax shield @ 32%
$36,000
Land 15% (county tax record, market value split) · building $381,000 over 39 years · new furniture $22,000
Based on: 1,664 sq ft, built 2003, 2 bd / 2 ba, unfurnished, listing features (hot tub, game room, fireplace, stone counters, flooring types, appliance list, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $84,000 in year 1 (13% short-life, $27,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,100
Kitchen cabinetsdefault
$9,400 new × 40% good × 2.67 allocation
- $10,300
Kitchen countertops (stone)listing
$9,700 new × 40% good × 2.67 allocation
- $3,100
Decorative trimdefault
$2,900 new × 40% good × 2.67 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.67 allocation
- $1,000
Shelvingdefault
$900 new × 40% good × 2.67 allocation
- $4,500
Window coverings (17)default
$4,300 new × 40% good × 2.67 allocation
- $3,800
Carpet, vinyl & laminate (33% of floors)listing
$3,600 new × 40% good × 2.67 allocation
- $10,600
Kitchen & laundry equipment plumbingdefault
$7,400 new × 54% good × 2.67 allocation
- $6,400
Kitchen, laundry & data equipment electricaldefault
$4,400 new × 54% good × 2.67 allocation
- $8,200
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.67 allocation
- $9,600
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.67 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $11,300
Paving: driveway & walks (paved)default
$8,500 new × 50% good × 2.67 allocation
- $5,400
Landscaping (minimal)listing
$4,100 new × 50% good × 2.67 allocation
- $2,200
Patiosdefault
$1,600 new × 50% good × 2.67 allocation
- $2,200
Decks & porches (attached)default
$1,600 new × 50% good × 2.67 allocation
- $296,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$180,600 new × 62% good × 2.67 allocation
- $26,900
Building plumbing & fixturesdefault
$18,700 new × 54% good × 2.67 allocation
- $26,400
Building electrical & lightingdefault
$18,400 new × 54% good × 2.67 allocation
- $20,000
HVACdefault
$18,700 new × 40% good × 2.67 allocation
- $7,600
Hardwood & tile floorsdefault
$7,100 new × 40% good × 2.67 allocation
- $2,800
Fireplacelisting
$2,600 new × 40% good × 2.67 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $89,900 | $21,100 | $400 | $111,300 |
| 2 | $0 | $0 | $9,800 | $9,800 |
| 3 | $0 | $0 | $9,800 | $9,800 |
| 4 | $0 | $0 | $9,800 | $9,800 |
| 5 | $0 | $0 | $9,800 | $9,800 |
| 6+ | $0 | $0 | $341,100 | $341,100 |
| Total | $89,900 | $21,100 | $380,600 | $491,500 |
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.