814 Kings Hills Blvd
Pigeon Forge, TN 37863
$899,000
5 bd · 3 ba · 2,784 sqft · Listed 1d ago
View on Realtor.com →Year built
2006
Sqft
2,784
Lot sqft
23,958
HOA / mo
$0
Furnished
No
List date
2026-10-02T13:14:16.000000Z
Revenue
Annual revenue
$67,744
ADR
$320
Occupancy
58%
Cleaning fees (12 mo)
$10,719
Confidence
Med (58.21), 39 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $71,816
Just For Fun by American Patriot Getaways
Vacation home · 5 bd · 4 ba · sleeps 12 · 0.1 mi
Revenue $106,977ADR $493Occ ≈ 59%—
Theater Room, Hot Tub, & Games Await Your Stay!
Cabin · 5 bd · 3 ba · sleeps 16 · 0.2 mi
Revenue $14,878ADR $481Occ ≈ 8%—
Enchanted Memories, Hot Tub, FREE Attraction tickets, Theater Room, WIFI!!!
Chalet · 5 bd · 4 ba · sleeps 12 · 0.3 mi
Revenue $95,093ADR $422Occ ≈ 62%2.2★ (2)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Just For Fun by American Patriot Getaways Vacation home | 5 bd · 4 ba · sleeps 12 | $106,977 | $493 | 59% | — | 0.1 mi | Booking |
Theater Room, Hot Tub, & Games Await Your Stay! Cabin | 5 bd · 3 ba · sleeps 16 | $14,878 | $481 | 8% | — | 0.2 mi | Vrbo |
Game-N-Getaway– 5BR Cabin Near Parkway, Hot Tub Cabin | 5 bd · 4 ba · sleeps 14 | $71,281 | $472 | 41% | 4.2★ (5) | 0.2 mi | AirbnbVrbo |
EZ Access*5BD*EZ Roads*HotTub*1.5m to Pwy & Island Cabin | 5 bd · 4 ba · sleeps 12 | $51,149 | $368 | 38% | 5★ (128) | 0.2 mi | AirbnbVrbo |
SALE! A+Location! Hot Tub, Theater, Grill, EZRoads Cabin | 5 bd · 4 ba · sleeps 13 | $93,307 | $460 | 56% | 4.9★ (238) | 0.3 mi | AirbnbVrbo |
Spacious Pigeon Forge Retreat | 5BR • Hot Tub Cabin | 5 bd · 4 ba · sleeps 14 | $67,805 | $409 | 45% | 4.8★ (182) | 0.3 mi | AirbnbVrboBooking |
Less than a mile to Pigeon Forge! Home Theater! Cabin | 5 bd · 4 ba · sleeps 12 | $83,117 | $398 | 57% | 4★ (16) | 0.3 mi | AirbnbVrbo |
Enchanted Memories, Hot Tub, FREE Attraction tickets, Theater Room, WIFI!!! Chalet | 5 bd · 4 ba · sleeps 12 | $95,093 | $422 | 62% | 2.2★ (2) | 0.3 mi | Booking |
Charming Cabin in Pigeon Forge, For Unforgettable Group Glamping Escapes to Tennessee Cabin | 5 bd · 4 ba · sleeps 14 | $17,473 | $654 | 7% | — | 0.3 mi | VrboBooking |
5 BR 4BA 1 Mi to Parkway Pool Table & Hot Tub Cabin | 5 bd · 4 ba · sleeps 16 | $72,351 | $498 | 40% | 4.2★ (31) | 0.3 mi | AirbnbVrboBooking |
Show 16 more
8 Bears. 4 bedroom house max 16+guests
House · 5 bd · 2.5 ba · sleeps 16 · 0.4 mi
Revenue $51,101ADR $332Occ ≈ 42%5★ (1)
Whispering Winds
Chalet · 5 bd · 3 ba · sleeps 12 · 0.4 mi
Revenue $60,798ADR $282Occ ≈ 59%2.5★ (2)
1 mile to the pkwy, 10min. to Dollywood, 6min. to Ripken park, 8miles to G'burg
Cabin · 5 bd · 3 ba · sleeps 13 · 0.5 mi
Revenue $48,822ADR $353Occ ≈ 38%4.9★ (186)
Charming Rental in Pigeon Forge, For Relaxed Family Getaways in Tennessee
Vacation home · 5 bd · 3 ba · sleeps 14 · 0.6 mi
Revenue $9,745ADR $0Occ ≈ ——
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Pigeon Forge Getaway- close to town, free tickets! Chalet | 5 bd · 3 ba · sleeps 16 | $78,297 | $438 | 49% | 4.7★ (49) | 0.4 mi | AirbnbVrboBooking |
Smoky Mountain Cabin Retreat with Hot Tub Cabin | 5 bd · 3 ba · sleeps 14 | $51,925 | $380 | 37% | 4.2★ (16) | 0.4 mi | AirbnbVrboBooking |
Hot Tub • 10 Beds • Granite Kitchen • 1 Mi to fun Cabin | 5 bd · 3 ba · sleeps 14 | $101,362 | $312 | 89% | 4.9★ (19) | 0.4 mi | AirbnbVrbo |
ER233 a spacious 5bd retreat in Pigeon Forge House | 5 bd · 4 ba · sleeps 14 | $78,026 | $444 | 48% | 5★ (7) | 0.4 mi | AirbnbVrboBooking |
8 Bears. 4 bedroom house max 16+guests House | 5 bd · 2.5 ba · sleeps 16 | $51,101 | $332 | 42% | 5★ (1) | 0.4 mi | Airbnb |
Whispering Winds Chalet | 5 bd · 3 ba · sleeps 12 | $60,798 | $282 | 59% | 2.5★ (2) | 0.4 mi | Booking |
Warm and Cozy Cabin nestled in the Mountains! Cabin | 5 bd · 4 ba · sleeps 12 | $66,365 | $748 | 24% | 4.9★ (8) | 0.4 mi | AirbnbVrbo |
Spacious 5BR Cabin · Hot Tub & Game Room Cabin | 5 bd · 4 ba · sleeps 14 | $73,761 | $442 | 46% | 4.5★ (231) | 0.4 mi | AirbnbVrboBooking |
Smoky Bear Lodge! 1mi to Parkway, Sauna, Game Rm! Cabin | 5 bd · 4 ba · sleeps 12 | $116,748 | $454 | 70% | 4.9★ (67) | 0.4 mi | AirbnbVrbo |
ER92- 5bd Great location! Close to all the action! Cabin | 5 bd · 4 ba · sleeps 14 | $78,774 | $461 | 47% | 3.8★ (32) | 0.4 mi | AirbnbVrboBooking |
Great Location! Close to all the action! Cabin | 5 bd · 4 ba · sleeps 14 | $86,042 | $476 | 50% | 4.7★ (65) | 0.5 mi | AirbnbVrboBooking |
Home, from home. House | 5 bd · 3.5 ba · sleeps 16 | $65,487 | $459 | 39% | 5★ (27) | 0.5 mi | AirbnbBooking |
Two Cabins | 1 Mile to The Island | Fire Pit Chalet | 5 bd · 3.5 ba · sleeps 14 | $48,447 | $819 | 16% | — | 0.5 mi | AirbnbVrbo |
1 mile to the pkwy, 10min. to Dollywood, 6min. to Ripken park, 8miles to G'burg Cabin | 5 bd · 3 ba · sleeps 13 | $48,822 | $353 | 38% | 4.9★ (186) | 0.5 mi | Vrbo |
5BR 4BA 1 MI to Parkway Pool Table - Hot Tub Cabin | 5 bd · 4 ba · sleeps 14 | $92,721 | $453 | 56% | 4.2★ (38) | 0.5 mi | AirbnbVrboBooking |
Charming Rental in Pigeon Forge, For Relaxed Family Getaways in Tennessee Vacation home | 5 bd · 3 ba · sleeps 14 | $9,745 | $0 | — | — | 0.6 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
Est. revenue
$67,744
NOI
$37,829
Cash flow /mo
$3,152
Cash needed
$961,460
Cash-on-cash (all cash)
3.9%
ROE (yr 1)
6.7%
Cap rate
4.2%
DSCR
—
Year-1 write-off
$223,759
Year-1 tax shield @ 32%
$71,603
Year-1 return on equity
- Cash flow (annual)$37,829
- Principal paydown (n/a, cash)$0
- Appreciation at%$26,970
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)$13,549
- Platform fees (3% of revenue)$2,032
- Maintenance / capex (5% of revenue)$3,387
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,353
- Insurance (STR-rated)$5,394
Cash needed to close
- Purchase price (all cash)$899,000
- Closing costs (4.0%)$35,960
- Furnishing (bought new)$26,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$71,603
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
$817,000
Short-life (5/15-yr)
$197,000 · 24%
Year-1 deduction
$224,000
Year-1 tax shield @ 32%
$72,000
Land 9% (county tax record, market value split) · building $620,000 over 39 years · new furniture $27,000
Based on: 2,784 sq ft, built 2006, 5 bd / 3 ba, unfurnished, listing features (pool, patio, fence, fireplace, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $193,000 in year 1 (20% short-life, $62,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $11,400
Kitchen cabinetsdefault
$11,900 new × 40% good × 2.40 allocation
- $9,300
Kitchen countertopsdefault
$9,700 new × 40% good × 2.40 allocation
- $4,700
Decorative trimdefault
$4,900 new × 40% good × 2.40 allocation
- $400
Mirrorsdefault
$500 new × 40% good × 2.40 allocation
- $1,700
Shelvingdefault
$1,800 new × 40% good × 2.40 allocation
- $6,700
Window coverings (28)default
$7,000 new × 40% good × 2.40 allocation
- $4,300
Carpet, vinyl & laminate (25% of floors)listing
$4,500 new × 40% good × 2.40 allocation
- $13,300
Kitchen & laundry equipment plumbingdefault
$9,300 new × 60% good × 2.40 allocation
- $8,100
Kitchen, laundry & data equipment electricaldefault
$5,600 new × 60% good × 2.40 allocation
- $7,400
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.40 allocation
- $26,500
Furniture bought newlisting
$26,500 new × 100% good · bought separately
- $13,100
Paving: driveway & walks (paved)listing
$10,900 new × 50% good × 2.40 allocation
- $12,600
Landscaping (typical)default
$10,500 new × 50% good × 2.40 allocation
- $15,000
Patioslisting
$12,500 new × 50% good × 2.40 allocation
- $3,300
Decks & porches (attached)default
$2,700 new × 50% good × 2.40 allocation
- $78,000
Pool (in-ground)listing
$65,000 new × 50% good × 2.40 allocation
- $7,200
Fencinglisting
$6,000 new × 50% good × 2.40 allocation
- $482,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$301,900 new × 67% good × 2.40 allocation
- $45,200
Building plumbing & fixturesdefault
$31,400 new × 60% good × 2.40 allocation
- $46,900
Building electrical & lightingdefault
$32,600 new × 60% good × 2.40 allocation
- $30,100
HVACdefault
$31,400 new × 40% good × 2.40 allocation
- $12,900
Hardwood & tile floorsdefault
$13,400 new × 40% good × 2.40 allocation
- $2,500
Fireplacelisting
$2,600 new × 40% good × 2.40 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $93,900 | $129,200 | $700 | $223,800 |
| 2 | $0 | $0 | $15,900 | $15,900 |
| 3 | $0 | $0 | $15,900 | $15,900 |
| 4 | $0 | $0 | $15,900 | $15,900 |
| 5 | $0 | $0 | $15,900 | $15,900 |
| 6+ | $0 | $0 | $556,100 | $556,100 |
| Total | $93,900 | $129,200 | $620,400 | $843,500 |
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.