4264 New Pioneer Trl
Pigeon Forge, TN 37863
$449,000
2 bd · 2.5 ba · 1,144 sqft · Listed 4d ago
View on Realtor.com →Year built
1990
Sqft
1,144
Lot sqft
31,799
HOA / mo
None
Furnished
No
List date
2026-11-08T18:19:10.000000Z
Revenue
Annual revenue
$56,621
ADR
$222
Occupancy
70%
Cleaning fees (12 mo)
$11,130
Confidence
Low (47.2), 48 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $56,826
Velden Top, Hot Tub, Arcade Game, Free Attraction Tickets, WIFI
Chalet · 2 bd · 2 ba · sleeps 6 · 62 ft
Revenue $56,826ADR $216Occ ≈ 72%4★ (1)
Arcadian Pass - Free Tickets per paid Day
Cabin · 2 bd · 2.5 ba · sleeps 6 · 226 ft
Revenue $54,804ADR $223Occ ≈ 67%2.6★ (5)
5 Minutes From the Pigeon Forge Parkway w/ Hot Tub
Cabin · 2 bd · 2.5 ba · sleeps 4 · 0.1 mi
Revenue $17,877ADR $1,276Occ ≈ 4%4.6★ (40)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Velden Top, Hot Tub, Free Attraction Tickets, WIFI Cabin
| 2 bd · 2.5 ba · sleeps 6 | $52,732 | $219 | 66% | 4.8★ (10) | 46 ft | AirbnbVrbo |
Velden Top, Hot Tub, Arcade Game, Free Attraction Tickets, WIFI Chalet | 2 bd · 2 ba · sleeps 6 | $56,826 | $216 | 72% | 4★ (1) | 62 ft | Booking |
Firefly Cottage | Hot Tub | Mtn Views | Game Loft Cabin
| 2 bd · 2 ba · sleeps 6 | $102,121 | $302 | 93% | 5★ (110) | 194 ft | AirbnbVrbo |
Arcadian Pass - Free Tickets per paid Day Cabin | 2 bd · 2.5 ba · sleeps 6 | $54,804 | $223 | 67% | 2.6★ (5) | 226 ft | Airbnb |
Moose Tracks-Views-Hot Tub-Fire Pit-2 Kings-Games Cabin
| 2 bd · 2 ba · sleeps 6 | $71,702 | $252 | 78% | 5★ (127) | 358 ft | AirbnbVrbo |
Top Location!Easy Drive-Hot Tub-Fire Pit-Games Cabin
| 2 bd · 2 ba · sleeps 6 | $76,307 | $247 | 85% | 5★ (124) | 453 ft | AirbnbVrbo |
VIEWS | Mins to Dollywood | HotTub | GameRM Cabin
| 2 bd · 2.5 ba · sleeps 8 | $84,448 | $280 | 83% | 5★ (58) | 492 ft | AirbnbVrbo |
American Pie Cabin w/ Hot Tub, 5 min to Parkway Cabin
| 2 bd · 2.5 ba · sleeps 6 | $59,553 | $243 | 67% | 4.7★ (132) | 505 ft | AirbnbVrbo |
5 Minutes From the Pigeon Forge Parkway w/ Hot Tub Cabin | 2 bd · 2.5 ba · sleeps 4 | $17,877 | $1,276 | 4% | 4.6★ (40) | 0.1 mi | Airbnb |
Mountain Ridge-VIEW-Hot Tub-Pigeon Forge-Sleeps 4 Cabin
| 2 bd · 2 ba · sleeps 4 | $15,801 | $250 | 17% | 4★ (2) | 0.1 mi | AirbnbVrboBooking |
Show 37 more
VIEWS | HotTub | Pets | GameRM | Mins to Dollywood
Cabin · 2 bd · 2.5 ba · sleeps 7 · 0.2 mi
Revenue $82,195ADR $926Occ ≈ 24%5★ (13)
Delisted
PERFECT LOCATION, BEAUTIFUL MOUNTAIN VIEW
Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $56,929ADR $167Occ ≈ 93%4.9★ (423)
Premium Cabin retreat with fantastic views of the Great Smoky Mountains
Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $13,515ADR $272Occ ≈ 14%5★ (70)
Delisted
Firefly Forest ~ Stunning Mtn Views • Hot Tub • Sauna • Firepit • 5 Min to Pkwy!
Cabin · 2 bd · 2 ba · sleeps 4 · 0.4 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $8,005ADR $213Occ ≈ 10%5★ (7)
Luxury Log Cabin in Sherwood Forest Resort
Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $53,058ADR $171Occ ≈ 85%4.8★ (309)
Delisted
2Br/2Ba, King Bed, Mtn View, Hot Tub, Pets, Arcade
Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $69,235ADR $224Occ ≈ 85%5★ (560)
Delisted
Ridge & Shadow | Mtn Views- Pool Table- Hot Tub
Cabin · 2 bd · 2 ba · sleeps 8 · 0.4 mi
- Hot tub
- Pool
- A/C
- Free parking
- +6
Revenue $24,297ADR $257Occ ≈ 26%5★ (9)
Resort setting w/ awesome Mtn views! Self checkin, close to Nat’l Park! Sleeps 6
Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi
- Hot tub
- Pool
- A/C
- Free parking
- +6
Revenue $66,746ADR $274Occ ≈ 67%4.9★ (304)
SmokyVistaRomanc:View*Games*HotTub*WiFi*ResortPool
Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $67,015ADR $320Occ ≈ 57%5★ (5)
2Br/2ba, King Bed, Mtn View, Hot Tub, Arcade, Pets
Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $70,412ADR $219Occ ≈ 88%5★ (653)
Delisted
Resort setting w/ awesome Mtn views! Self checkin, close to Nat’l Park! Sleeps 6
Cabin · 2 bd · 2 ba · sleeps 6 · 0.5 mi
- Hot tub
- Pool
- A/C
- Free parking
- +6
Revenue $65,321ADR $274Occ ≈ 65%5★ (294)
Shaconage Rest *Slps 8*Close to Attractions
Cabin · 2 bd · 2 ba · sleeps 8 · 0.5 mi
Revenue $62,541ADR $250Occ ≈ 69%4.8★ (21)
Cabin w/ Free Attraction Tickets, views, private hot tub, & shared, heated pool
Cabin · 2 bd · 2 ba · sleeps 6 · 0.5 mi
Revenue $16,269ADR $241Occ ≈ 18%4.5★ (128)
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
FREE Tickets-Hot Tub-Mtn. View-ClosetoPigeonForge Chalet | 2 bd · 2 ba · sleeps 4 | $8,432 | $252 | 9% | 4.4★ (45) | 0.1 mi | AirbnbBooking |
Pet Friendly! Hot Tub-Mtn View-Near Pigeon Forge Chalet | 2 bd · 2 ba · sleeps 4 | $10,466 | $229 | 13% | 4.1★ (39) | 0.1 mi | AirbnbBooking |
Hillbilly Hilton • Mtn Views • Hot Tub • Dogs OK Cabin
| 2 bd · 2 ba · sleeps 4 | $15,102 | $259 | 16% | 4.3★ (7) | 0.1 mi | AirbnbVrboBooking |
VIEWS | HotTub | Pets | GameRM | Mins to Dollywood Cabin | 2 bd · 2.5 ba · sleeps 7 | $82,195 | $926 | 24% | 5★ (13) | 0.2 mi | Delisted |
Mountain Heaven Cabin in Pigeon Forge Cabin
| 2 bd · 2.5 ba · sleeps 7 | $46,194 | $214 | 59% | 4.9★ (327) | 0.2 mi | AirbnbVrbo |
FAST WIFI | HOT TUB | 2 King Suites | DOGS OK Cabin
| 2 bd · 2.5 ba · sleeps 6 | $70,089 | $274 | 70% | 5★ (320) | 0.2 mi | AirbnbVrbo |
Cozy 2BR cabin with hot tub Cabin
| 2 bd · 2 ba · sleeps 4 | $16,823 | $232 | 20% | — | 0.2 mi | AirbnbVrbo |
PERFECT LOCATION, BEAUTIFUL MOUNTAIN VIEW Cabin | 2 bd · 2 ba · sleeps 6 | $56,929 | $167 | 93% | 4.9★ (423) | 0.2 mi | Airbnb |
Smoky Mtn Getaway | Near Dollywood & National Park Cabin
| 2 bd · 1.5 ba · sleeps 4 | $59,891 | $234 | 70% | 4.9★ (265) | 0.2 mi | AirbnbVrbo |
Cabin•King Beds•Winter Specials•Hot Tub•Pool Table Cabin
| 2 bd · 2 ba · sleeps 6 | $66,526 | $250 | 73% | 4.9★ (262) | 0.3 mi | AirbnbVrbo |
Scenic Log, Sleeps 6, Hot Tub, Balcony, Pool Table Cabin
| 2 bd · 2 ba · sleeps 6 | $87,439 | $314 | 76% | 4.7★ (34) | 0.3 mi | AirbnbVrboBooking |
Sweet Dreams Cabin private hot tub and resort pool Cabin
| 2 bd · 2 ba · sleeps 6 | $50,877 | $226 | 62% | 5★ (51) | 0.3 mi | AirbnbVrbo |
Hilltop Cabin, Sleeps 6, Hot Tub, Games, Views, Po Cabin
| 2 bd · 2 ba · sleeps 6 | $57,077 | $235 | 67% | 4.8★ (30) | 0.3 mi | AirbnbVrboBooking |
Premium Cabin retreat with fantastic views of the Great Smoky Mountains Cabin | 2 bd · 2 ba · sleeps 6 | $13,515 | $272 | 14% | 5★ (70) | 0.3 mi | Delisted |
2BR log cabin with views & Free Attraction Tickets Cabin | 2 bd · 2 ba · sleeps 6 | $21,758 | $266 | 22% | 4.3★ (72) | 0.3 mi | AirbnbBooking |
Above the Pines Cabin
| 2 bd · 2 ba · sleeps 6 | $92,400 | $375 | 68% | 4.8★ (28) | 0.3 mi | AirbnbVrbo |
Luxury 2BR|Private Indoor Pool·Hot Tub | Dollywood Cabin
| 2 bd · 2.5 ba · sleeps 8 | $99,080 | $426 | 64% | 4.9★ (44) | 0.4 mi | AirbnbVrbo |
Altitude Adjustment Indoor Pool Cabin Cabin
| 2 bd · 3 ba · sleeps 8 | $89,865 | $317 | 78% | 4.8★ (182) | 0.4 mi | AirbnbVrbo |
2BR Mountainview | Free Attraction Tickets Cabin | 2 bd · 2 ba · sleeps 6 | $44,531 | $190 | 64% | 4.5★ (182) | 0.4 mi | AirbnbBooking |
Firefly Forest ~ Stunning Mtn Views • Hot Tub • Sauna • Firepit • 5 Min to Pkwy! Cabin
| 2 bd · 2 ba · sleeps 4 | $8,005 | $213 | 10% | 5★ (7) | 0.4 mi | Vrbo |
Elegant 2BR Mountainview | Free Attraction Tickets Cabin | 2 bd · 2 ba · sleeps 6 | $15,957 | $233 | 19% | 4.4★ (167) | 0.4 mi | AirbnbBooking |
Luxury Log Cabin in Sherwood Forest Resort Cabin | 2 bd · 2 ba · sleeps 6 | $53,058 | $171 | 85% | 4.8★ (309) | 0.4 mi | Delisted |
2Br/2Ba, King Bed, Mtn View, Hot Tub, Pets, Arcade Cabin | 2 bd · 2 ba · sleeps 6 | $69,235 | $224 | 85% | 5★ (560) | 0.4 mi | Delisted |
On Mountain Time - Mtn View, Hot Tub, Arcade Cabin
| 2 bd · 2 ba · sleeps 6 | $9,846 | $218 | 12% | 5★ (4) | 0.4 mi | AirbnbVrbo |
Elegant 2 Story Cabin, Sleeps 6, Hot Tub, Pool Tab Cabin
| 2 bd · 2 ba · sleeps 6 | $56,603 | $232 | 67% | 4.5★ (29) | 0.4 mi | AirbnbVrboBooking |
Mountainview 2BR, Hot Tub, Free Attraction Tickets Cabin | 2 bd · 2 ba · sleeps 6 | $17,619 | $269 | 18% | 4.2★ (185) | 0.4 mi | AirbnbBooking |
Ridge & Shadow | Mtn Views- Pool Table- Hot Tub Cabin
| 2 bd · 2 ba · sleeps 8 | $24,297 | $257 | 26% | 5★ (9) | 0.4 mi | Airbnb |
Resort setting w/ awesome Mtn views! Self checkin, close to Nat’l Park! Sleeps 6 Cabin
| 2 bd · 2 ba · sleeps 6 | $66,746 | $274 | 67% | 4.9★ (304) | 0.4 mi | Vrbo |
Smoky Mountain Log Cabin w/ Hot Tub Cabin
| 2 bd · 2 ba · sleeps 6 | $70,194 | $314 | 61% | 4★ (5) | 0.4 mi | AirbnbVrbo |
SmokyVistaRomanc:View*Games*HotTub*WiFi*ResortPool Cabin | 2 bd · 2 ba · sleeps 6 | $67,015 | $320 | 57% | 5★ (5) | 0.4 mi | Airbnb |
2Br/2ba, King Bed, Mtn View, Hot Tub, Arcade, Pets Cabin | 2 bd · 2 ba · sleeps 6 | $70,412 | $219 | 88% | 5★ (653) | 0.4 mi | Delisted |
Charming Log Cabin, Sleeps 6, Hot Tub, Pool Table Cabin
| 2 bd · 2 ba · sleeps 6 | $48,360 | $230 | 58% | 4.8★ (14) | 0.4 mi | AirbnbVrboBooking |
Resort setting w/ awesome Mtn views! Self checkin, close to Nat’l Park! Sleeps 6 Cabin
| 2 bd · 2 ba · sleeps 6 | $65,321 | $274 | 65% | 5★ (294) | 0.5 mi | Vrbo |
Shaconage Rest *Slps 8*Close to Attractions Cabin | 2 bd · 2 ba · sleeps 8 | $62,541 | $250 | 69% | 4.8★ (21) | 0.5 mi | Airbnb |
Family Cabin | Stunning Mountain Views and Hot Tub Cabin
| 2 bd · 2 ba · sleeps 6 | $45,945 | $280 | 45% | 4.8★ (29) | 0.5 mi | AirbnbVrboBooking |
Cabin w/ Free Attraction Tickets, views, private hot tub, & shared, heated pool Cabin | 2 bd · 2 ba · sleeps 6 | $16,269 | $241 | 18% | 4.5★ (128) | 0.5 mi | Delisted |
Solid Ground Lodge with Yard! Cabin
| 2 bd · 2 ba · sleeps 4 | $62,459 | $278 | 62% | 4.8★ (395) | 0.5 mi | AirbnbVrboBooking |
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
$56,621
NOI
$32,841
Cash flow /mo
$2,737
Cash needed
$482,960
Cash-on-cash (all cash)
6.8%
ROE (yr 1)
9.6%
Cap rate
7.3%
DSCR
—
Year-1 write-off
$125,952
Year-1 tax shield @ 32%
$40,305
Year-1 return on equity
- Cash flow (annual)$32,841
- Principal paydown (n/a, cash)$0
- Appreciation at%$13,470
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)$11,324
- Platform fees (3% of revenue)$1,699
- Maintenance / capex (5% of revenue)$2,831
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,032
- Insurance (STR-rated)$2,694
Cash needed to close
- Purchase price (all cash)$449,000
- Closing costs (4.0%)$17,960
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$40,305
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
$356,000
Short-life (5/15-yr)
$110,000 · 31%
Year-1 deduction
$126,000
Year-1 tax shield @ 32%
$40,000
Land 21% (county tax record, market value split) · building $247,000 over 39 years · new furniture $16,000
Based on: 1,144 sq ft, built 1990, 2 bd / 2.5 ba, unfurnished, listing features (hot tub, deck, fireplace, appliance list, septic, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $80,000 in year 1 (18% short-life, $26,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $11,200
Kitchen cabinetsdefault
$8,300 new × 40% good × 3.36 allocation
- $9,100
Kitchen countertopsdefault
$6,800 new × 40% good × 3.36 allocation
- $2,700
Decorative trimdefault
$2,000 new × 40% good × 3.36 allocation
- $400
Mirrorsdefault
$300 new × 40% good × 3.36 allocation
- $1,200
Shelvingdefault
$900 new × 40% good × 3.36 allocation
- $3,700
Window coverings (11)default
$2,800 new × 40% good × 3.36 allocation
- $4,000
Carpet, vinyl & laminate (40% of floors)default
$2,900 new × 40% good × 3.36 allocation
- $8,700
Kitchen & laundry equipment plumbingdefault
$6,500 new × 40% good × 3.36 allocation
- $5,300
Kitchen, laundry & data equipment electricaldefault
$3,900 new × 40% good × 3.36 allocation
- $10,400
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 3.36 allocation
- $12,100
Hot tub (freestanding)listing
$9,000 new × 40% good × 3.36 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $11,800
Paving: driveway & walks (paved)default
$7,000 new × 50% good × 3.36 allocation
- $5,700
Landscaping (minimal)listing
$3,400 new × 50% good × 3.36 allocation
- $1,900
Patiosdefault
$1,100 new × 50% good × 3.36 allocation
- $21,600
Decks & porches (attached)listing
$12,900 new × 50% good × 3.36 allocation
- $166,500
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$123,800 new × 40% good × 3.36 allocation
- $17,200
Building plumbing & fixturesdefault
$12,800 new × 40% good × 3.36 allocation
- $15,800
Building electrical & lightingdefault
$11,800 new × 40% good × 3.36 allocation
- $17,300
HVACdefault
$12,900 new × 40% good × 3.36 allocation
- $5,900
Hardwood & tile floorsdefault
$4,400 new × 40% good × 3.36 allocation
- $3,500
Fireplacelisting
$2,600 new × 40% good × 3.36 allocation
- $20,200
Septic systemlisting
$12,000 new × 50% good × 3.36 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $84,700 | $41,000 | $300 | $126,000 |
| 2 | $0 | $0 | $6,300 | $6,300 |
| 3 | $0 | $0 | $6,300 | $6,300 |
| 4 | $0 | $0 | $6,300 | $6,300 |
| 5 | $0 | $0 | $6,300 | $6,300 |
| 6+ | $0 | $0 | $221,000 | $221,000 |
| Total | $84,700 | $41,000 | $246,600 | $372,300 |
The building's share of the price ($356,000) is 3.4x our depreciated replacement cost of the home ($106,000). 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.