735 Golf View Blvd
Pigeon Forge, TN 37863
$445,000
2 bd · 2.5 ba · 1,728 sqft · Listed 2d ago
View on Realtor.com →Year built
1999
Sqft
1,728
Lot sqft
—
HOA / mo
$674
Furnished
No
List date
2026-11-10T21:21:32.000000Z
Revenue
Annual revenue
$45,020
ADR
$201
Occupancy
61%
Cleaning fees (12 mo)
$10,273
Confidence
Med (58.69), 50 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $36,204
GV 2502 - Resort Near Dollywood w/In-Outdoor Pools
Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 138 ft
- Hot tub
- Pool
- A/C
- Free parking
- +4
Revenue $39,205ADR $155Occ ≈ 69%4.8★ (56)
NEW! Deer Tracks | Hot Tub | Dollywood! | POOL!
Cabin · 2 bd · 2.5 ba · sleeps 6 · 171 ft
- Hot tub
- Pool
- A/C
- Free parking
- +4
Revenue $18,090ADR $227Occ ≈ 22%4.8★ (4)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Reindeer Hideaway Cabin N Pigeon Forge, Sleeps 6 Cabin | 2 bd · 2.5 ba · sleeps 6 | $31,215 | $177 | 48% | 4★ (8) | 13 ft | AirbnbBooking |
Lucky Logs 283 luxury log townhouse in Pigeon Forg House
| 2 bd · 2.5 ba · sleeps 6 | $57,969 | $259 | 61% | 4.2★ (99) | 13 ft | AirbnbVrbo |
Golfing Dreams Cabin
| 2 bd · 2 ba · sleeps 8 | $57,127 | $267 | 59% | 4.5★ (5) | 30 ft | AirbnbBooking |
Whisperwood Lodge | Hot Tub, Arcade, 2 Fireplace! Cabin
| 2 bd · 2.5 ba · sleeps 8 | $48,411 | $235 | 56% | 4.3★ (6) | 33 ft | AirbnbVrbo |
Hot Tub ~ Pool ~ Close to PF ~ Cozy Cabin
| 2 bd · 2.5 ba · sleeps 8 | $50,524 | $199 | 70% | 4.5★ (219) | 36 ft | AirbnbVrbo |
1 Mile off Parkway with Hot Tub, WiFi, Pool Access Cabin
| 2 bd · 2.5 ba · sleeps 8 | $51,125 | $227 | 62% | 4.4★ (47) | 59 ft | AirbnbVrboBooking |
Townhome Cabin, Indoor/Outdoor Swimming Pool & Foo Cabin
| 2 bd · 2.5 ba · sleeps 8 | $33,738 | $237 | 39% | 4.3★ (7) | 102 ft | AirbnbVrboBooking |
GV 2502 - Resort Near Dollywood w/In-Outdoor Pools Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $39,205 | $155 | 69% | 4.8★ (56) | 138 ft | Airbnb |
Luxury 2 BR Condo near Dollywood! Condominium (condo)
| 2 bd · 2 ba · sleeps 4 | $26,071 | $240 | 30% | 5★ (118) | 151 ft | AirbnbVrbo |
NEW! Deer Tracks | Hot Tub | Dollywood! | POOL! Cabin
| 2 bd · 2.5 ba · sleeps 6 | $18,090 | $227 | 22% | 4.8★ (4) | 171 ft | Airbnb |
Show 27 more
Spacious Two-Level Condo! 5 Min to Dollywood~Heart of Pigeon Forge~Sleeps 6!
Condominium (condo) · 2 bd · 2.5 ba · sleeps 6 · 276 ft
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $47,867ADR $178Occ ≈ 74%4.9★ (223)
Free attractions, close to Dollywood, walk to Golf
Cabin · 2 bd · 2.5 ba · sleeps 6 · 285 ft
Revenue $58,851ADR $348Occ ≈ 46%4.7★ (36)
Serenity at Pigeon Forge: Dollywood & Golf Access
House · 2 bd · 2 ba · sleeps 6 · 345 ft
Revenue $25,118ADR $165Occ ≈ 42%4.9★ (21)
PRIME Location⭐️HotTub⛰Pool Access🎡 Dollywood 5 Min
Cabin · 2 bd · 2.5 ba · sleeps 8 · 417 ft
Revenue $30,196ADR $217Occ ≈ 38%4.8★ (184)
Delisted
Minutes to Dollywood & Gatlinburg & Smoky Mtns!
Condominium (condo) · 2 bd · 2 ba · sleeps 8 · 522 ft
Revenue $29,385ADR $203Occ ≈ 40%5★ (100)
Beautiful condo next to Golf course
Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 0.1 mi
- Hot tub
- Pool
- A/C
- Free parking
- +4
Revenue $20,881ADR $171Occ ≈ 33%4.9★ (126)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Cabin in Pigeon Forge - Welcome to Lucky Logs! Cabin
| 2 bd · 2.5 ba · sleeps 8 | $2,240 | $140 | 4% | — | 226 ft | AirbnbVrbo |
Rustic cabin w/ hot tub & Free Attraction Tickets Cabin | 2 bd · 2.5 ba · sleeps 6 | $6,857 | $205 | 9% | 3.8★ (43) | 236 ft | AirbnbBooking |
Spacious Two-Level Condo! 5 Min to Dollywood~Heart of Pigeon Forge~Sleeps 6! Condominium (condo)
| 2 bd · 2.5 ba · sleeps 6 | $47,867 | $178 | 74% | 4.9★ (223) | 276 ft | Vrbo |
Journey's End 3209 | Resort Amenities + Fireplace! Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $37,720 | $239 | 43% | 4.4★ (30) | 282 ft | AirbnbVrboBooking |
Free attractions, close to Dollywood, walk to Golf Cabin | 2 bd · 2.5 ba · sleeps 6 | $58,851 | $348 | 46% | 4.7★ (36) | 285 ft | Airbnb |
1 Mile to PF/ 7miles to Gburg/Pools/Pool Table Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $47,670 | $177 | 74% | 4.9★ (307) | 331 ft | AirbnbVrbo |
Cozy 2BR Resort Condo Near Dollywood・Pools ・Sauna Condominium (condo)
| 2 bd · 2 ba · sleeps 4 | $35,678 | $159 | 61% | 4.7★ (24) | 331 ft | AirbnbVrboBooking |
Family Condo near Dollywood Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $30,872 | $192 | 44% | 5★ (53) | 331 ft | AirbnbVrbo |
"My Mountain Shack" Apartment
| 2 bd · 2 ba · sleeps 6 | $36,204 | $210 | 47% | 5★ (37) | 331 ft | AirbnbVrbo |
Serenity at Pigeon Forge: Dollywood & Golf Access House | 2 bd · 2 ba · sleeps 6 | $25,118 | $165 | 42% | 4.9★ (21) | 345 ft | Airbnb |
Sweet Memories: Stunning Cabin near Dollywood Cabin
| 2 bd · 2 ba · sleeps 6 | $49,461 | $259 | 52% | 4.9★ (162) | 351 ft | AirbnbVrbo |
Smoky Mountain Golf Getaway Walk to Golf Course Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $26,027 | $175 | 41% | 4.7★ (19) | 381 ft | AirbnbVrbo |
PRIME Location⭐️HotTub⛰Pool Access🎡 Dollywood 5 Min Cabin | 2 bd · 2.5 ba · sleeps 8 | $30,196 | $217 | 38% | 4.8★ (184) | 417 ft | Delisted |
Elegant Condo, Sleep 8・Outdoor Pool・Prime location Condominium (condo) | 2 bd · 2 ba · sleeps 8 | $9,589 | $218 | 12% | 2★ (2) | 449 ft | AirbnbBooking |
Minutes to Dollywood • Hot Tub & Pool Cabin
| 2 bd · 2 ba · sleeps 8 | $61,016 | $231 | 72% | 5★ (84) | 476 ft | AirbnbVrboBooking |
Up to Par 3211 | Billiards, Resort Pools + Hot Tub Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $23,035 | $246 | 26% | 4.4★ (7) | 509 ft | AirbnbVrboBooking |
Minutes to Dollywood & Gatlinburg & Smoky Mtns! Condominium (condo) | 2 bd · 2 ba · sleeps 8 | $29,385 | $203 | 40% | 5★ (100) | 522 ft | Airbnb |
Smoky Bear 1103 | Fireplace, Balcony, Pools Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $35,880 | $299 | 33% | 3.8★ (18) | 0.1 mi | AirbnbBooking |
Pet-friendly Family Cabin! Great Location! HOT TUB Cabin
| 2 bd · 2 ba · sleeps 8 | $71,558 | $275 | 71% | 4.8★ (279) | 0.1 mi | AirbnbVrbo |
Ma & Pa's BeeHive Condominium (condo)
| 2 bd · 2 ba · sleeps 4 | $37,559 | $188 | 55% | 5★ (114) | 0.1 mi | AirbnbVrbo |
1 mile to PKWY Near Dollywood | Game Room | HotTub Cabin
| 2 bd · 2 ba · sleeps 8 | $73,591 | $283 | 71% | 4.9★ (216) | 0.1 mi | AirbnbVrboBooking |
Cozy Condo on the Hill Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $40,865 | $216 | 52% | 4.8★ (189) | 0.1 mi | AirbnbVrbo |
A Hole In One House
| 2 bd · 2 ba · sleeps 6 | $19,320 | $204 | 26% | 4.8★ (131) | 0.1 mi | AirbnbVrbo |
NEWER CABIN / HEATED TOILET SEATS/ FAMILY FRIENDLY Cabin
| 2 bd · 2.5 ba · sleeps 8 | $62,320 | $294 | 58% | 5★ (238) | 0.1 mi | AirbnbVrbo |
"Snuggled Inn" 2 Bedroom Cabin House
| 2 bd · 2 ba · sleeps 6 | $42,780 | $385 | 30% | — | 0.1 mi | AirbnbVrbo |
Mountain Time in the Smoky Mtns Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $27,511 | $163 | 46% | 5★ (70) | 0.1 mi | AirbnbVrbo |
Beautiful condo next to Golf course Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $20,881 | $171 | 33% | 4.9★ (126) | 0.1 mi | Vrbo |
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 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium
Est. revenue
$45,020
NOI
$15,586
Cash flow /mo
-$1,134
Cash needed
$151,050
Cash-on-cash
-9.0%
ROE (yr 1)
1.7%
Cap rate
3.5%
DSCR
0.53
Year-1 write-off
$104,636
Year-1 tax shield @ 32%
$33,483
Year-1 return on equity
- Cash flow (annual)-$13,606
- Principal paydown$2,827
- Appreciation at%$13,350
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)$9,004
- Platform fees (3% of revenue)$1,351
- Maintenance / capex (5% of revenue)$2,251
- Utilities & supplies$4,200
- HOA$8,088
- Property tax$1,870
- Insurance (STR-rated)$2,670
Cash needed to close
- Down payment (25%)$111,250
- Closing costs (4.0%)$17,800
- Furnishing (bought new)$22,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$33,483
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
$398,000
Short-life (5/15-yr)
$82,000 · 21%
Year-1 deduction
$105,000
Year-1 tax shield @ 32%
$33,000
Land 11% (county tax record, market value split) · building $316,000 over 39 years · new furniture $22,000
Based on: 1,728 sq ft, built 1999, 2 bd / 2.5 ba, unfurnished, listing features (game room, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $81,000 in year 1 (15% short-life, $26,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,400
Kitchen cabinetsdefault
$9,600 new × 40% good × 2.45 allocation
- $7,700
Kitchen countertopsdefault
$7,800 new × 40% good × 2.45 allocation
- $3,000
Decorative trimdefault
$3,000 new × 40% good × 2.45 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.45 allocation
- $900
Shelvingdefault
$900 new × 40% good × 2.45 allocation
- $4,200
Window coverings (17)default
$4,300 new × 40% good × 2.45 allocation
- $10,900
Carpet, vinyl & laminate (100% of floors)listing
$11,100 new × 40% good × 2.45 allocation
- $8,400
Kitchen & laundry equipment plumbingdefault
$7,500 new × 46% good × 2.45 allocation
- $5,100
Kitchen, laundry & data equipment electricaldefault
$4,500 new × 46% good × 2.45 allocation
- $7,600
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.45 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
- $10,600
Paving: driveway & walks (paved)default
$8,600 new × 50% good × 2.45 allocation
- $10,200
Landscaping (typical)default
$8,300 new × 50% good × 2.45 allocation
- $2,100
Patiosdefault
$1,700 new × 50% good × 2.45 allocation
- $2,100
Decks & porches (attached)default
$1,700 new × 50% good × 2.45 allocation
- $253,100
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$187,600 new × 55% good × 2.45 allocation
- $21,900
Building plumbing & fixturesdefault
$19,400 new × 46% good × 2.45 allocation
- $21,600
Building electrical & lightingdefault
$19,200 new × 46% good × 2.45 allocation
- $19,100
HVACdefault
$19,500 new × 40% good × 2.45 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $79,400 | $24,900 | $300 | $104,600 |
| 2 | $0 | $0 | $8,100 | $8,100 |
| 3 | $0 | $0 | $8,100 | $8,100 |
| 4 | $0 | $0 | $8,100 | $8,100 |
| 5 | $0 | $0 | $8,100 | $8,100 |
| 6+ | $0 | $0 | $283,000 | $283,000 |
| Total | $79,400 | $24,900 | $315,700 | $420,000 |
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.