2969 Veterans Blvd
Pigeon Forge, TN 37863
$1,200,000
2 bd · 2 ba · 2,292 sqft · Listed 1d ago
View on Realtor.com →Year built
1940
Sqft
2,292
Lot sqft
56,628
HOA / mo
None
Furnished
No
List date
2026-10-20T18:16:13.000000Z
Revenue
Annual revenue
$45,318
ADR
$196
Occupancy
63%
Cleaning fees (12 mo)
$8,693
Confidence
Med (52.96), 50 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $40,769
On Dolly Time Slow Down and Stay Awhile
Chalet · 2 bd · 2 ba · sleeps 4 · 0.1 mi
Revenue $25,636ADR $238Occ ≈ 30%5★ (1)
Beary Good Time by American Patriot Getaways
Vacation home · 2 bd · 2 ba · sleeps 4 · 0.2 mi
Revenue $76,335ADR $276Occ ≈ 76%5★ (1)
Cozy Cabin Near Dollywood | Hot Tub + Pet Friendly
Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $11,520ADR $226Occ ≈ 14%4.8★ (8)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Unique & Authentic Train Depot Vacation Experience House | 2 bd · 1 ba · sleeps 4 | $37,492 | $245 | 42% | 4.3★ (24) | 308 ft | AirbnbVrboBooking |
Unique 2BR | Free Attraction Tickets | Firepit Train | 2 bd · 1 ba · sleeps 4 | $20,093 | $257 | 21% | 4.5★ (110) | 410 ft | AirbnbVrboBooking |
On Dolly Time Slow Down and Stay Awhile Chalet | 2 bd · 2 ba · sleeps 4 | $25,636 | $238 | 30% | 5★ (1) | 0.1 mi | Booking |
Dollywood less than 1 mile from this 2 bedroom Cabin | 2 bd · 2 ba · sleeps 4 | $40,654 | $193 | 58% | 4.8★ (96) | 0.2 mi | AirbnbVrboBooking |
On Dolly Time: Slow Down and Stay Awhile Cabin | 2 bd · 2 ba · sleeps 4 | $26,054 | $217 | 33% | 5★ (1) | 0.2 mi | AirbnbVrbo |
Beary Good Time by American Patriot Getaways Vacation home | 2 bd · 2 ba · sleeps 4 | $76,335 | $276 | 76% | 5★ (1) | 0.2 mi | Booking |
Near Dollywood! Easy Access! Tucked Away Cabin | 2 bd · 2 ba · sleeps 4 | $34,647 | $212 | 45% | 4.8★ (103) | 0.2 mi | AirbnbVrboBooking |
Thunder Bear Hideaway: Roar Into Relaxation Cabin | 2 bd · 2.5 ba · sleeps 6 | $58,221 | $305 | 52% | 4.2★ (11) | 0.2 mi | AirbnbVrbo |
Cabin w/ Deck + Fireplace < 3 Mi to Dollywood! House | 2 bd · 2 ba · sleeps 6 | $57,928 | $242 | 66% | 4.8★ (245) | 0.2 mi | AirbnbVrboBooking |
Cozy Cabin Near Dollywood | Hot Tub + Pet Friendly Cabin | 2 bd · 2 ba · sleeps 6 | $11,520 | $226 | 14% | 4.8★ (8) | 0.2 mi | Airbnb |
Show 39 more
TOP OF MOUNTAIN MAGIC, no stairs,Minutes to Dollywood, Natll Park, Shops, Ripkin
Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 0.2 mi
Revenue $27,958ADR $199Occ ≈ 38%4.7★ (17)
2 bedroom condo with amenities in fabulous Pigeon Forge with Sunday check in.
Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $19,614ADR $107Occ ≈ 50%—
Upscale•Arcades•Skeeball•Hottub•2mDollywd•Location
Cabin · 2 bd · 2.5 ba · sleeps 8 · 0.3 mi
Revenue $33,236ADR $269Occ ≈ 34%5★ (33)
Cozy Bear Hill- VERY close to Dollywood! Resort pool!
Vacation home · 2 bd · 2 ba · sleeps 8 · 0.3 mi
Revenue $44,264ADR $202Occ ≈ 60%4.2★ (16)
Quiet condo with wood fireplace, Free Attraction Tickets, covered parking
Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $2,635ADR $202Occ ≈ 4%4.5★
Newly Updated 2BR Family Condo 1 mile to Dollywood
Apartment · 2 bd · 3 ba · sleeps 6 · 0.3 mi
Revenue $7,178ADR $221Occ ≈ 9%3★ (2)
Prime Location・Pet Friendly・Pool・Grill・Sleeps 8
Condominium (condo) · 2 bd · 2.5 ba · sleeps 8 · 0.3 mi
Revenue $39,958ADR $175Occ ≈ 63%3.3★ (10)
Near Dollywood Retreat・Pool・Grill・Pet-Friendly
Condominium (condo) · 2 bd · 2.5 ba · sleeps 8 · 0.3 mi
Revenue $40,769ADR $165Occ ≈ 68%4.1★ (35)
Moonlight Memories
Vacation home · 2 bd · 1 ba · sleeps 4 · 0.3 mi
Revenue $65,835ADR $384Occ ≈ 47%—
Golf Vista Condo, Dollywood Ln. Pigeon Forge, TN
Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $39,234ADR $178Occ ≈ 60%5★ (97)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Pigeon Forge Cabin- close to Dollywood w/ Garage Cabin | 2 bd · 2.5 ba · sleeps 6 | $53,944 | $233 | 63% | 4.9★ (609) | 0.2 mi | AirbnbVrbo |
SmokyMtnTop-Sunrise Serenade-5min Dollywood Condominium (condo) | 2 bd · 2.5 ba · sleeps 6 | $26,647 | $142 | 51% | 4.8★ (214) | 0.2 mi | AirbnbVrbo |
Dream Chaser: Minutes from Dollywood & Downtown Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $29,034 | $204 | 39% | 4.5★ (11) | 0.2 mi | AirbnbVrbo |
Treetop Bungalow: Treetop Views, Dollywood Close Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $33,804 | $229 | 40% | 4.7★ (14) | 0.2 mi | AirbnbVrbo |
TOP OF MOUNTAIN MAGIC, no stairs,Minutes to Dollywood, Natll Park, Shops, Ripkin Condominium (condo) | 2 bd · 2 ba · sleeps 4 | $27,958 | $199 | 38% | 4.7★ (17) | 0.2 mi | Vrbo |
5 min to Dollywood! - Hot Tub - Sunshine - Arcade! Cabin | 2 bd · 2 ba · sleeps 8 | $55,883 | $266 | 58% | 4.9★ (251) | 0.3 mi | AirbnbVrbo |
Wildwood Retreat-Borders Dollywood! Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $41,128 | $172 | 66% | 5★ (226) | 0.3 mi | AirbnbVrbo |
2 bedroom condo with amenities in fabulous Pigeon Forge with Sunday check in. Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $19,614 | $107 | 50% | — | 0.3 mi | Vrbo |
Upscale•Arcades•Skeeball•Hottub•2mDollywd•Location Cabin | 2 bd · 2.5 ba · sleeps 8 | $33,236 | $269 | 34% | 5★ (33) | 0.3 mi | Airbnb |
Cozy Bear Hill- VERY close to Dollywood! Resort pool! Vacation home | 2 bd · 2 ba · sleeps 8 | $44,264 | $202 | 60% | 4.2★ (16) | 0.3 mi | Booking |
Cozy Bear Hill- VERY close to Dollywood! Pool! Condominium (condo) | 2 bd · 2.5 ba · sleeps 8 | $45,587 | $213 | 59% | 4.9★ (9) | 0.3 mi | AirbnbVrbo |
FamilyCabin*2mi Dollywood*1mi Pkwy*Hot tub*Arcades Cabin | 2 bd · 2.5 ba · sleeps 8 | $81,475 | $278 | 80% | 5★ (66) | 0.3 mi | AirbnbVrbo |
Quiet condo with wood fireplace, Free Attraction Tickets, covered parking Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $2,635 | $202 | 4% | 4.5★ | 0.3 mi | Vrbo |
Bearadise Cove - Spectacular Views, King suite Cabin | 2 bd · 2 ba · sleeps 6 | $67,419 | $360 | 51% | 5★ (9) | 0.3 mi | AirbnbVrboBooking |
1 Mile to Dollywood and Pigeon Forge Strip! Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $32,622 | $195 | 46% | 4.8★ (122) | 0.3 mi | AirbnbVrbo |
Cole's Condo: Comfort, Cozy, Convenient Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $42,860 | $216 | 54% | 4.8★ (49) | 0.3 mi | AirbnbVrbo |
Bearadise Cove: Your Cozy Corner of Paradise Cabin | 2 bd · 2.5 ba · sleeps 7 | $48,298 | $270 | 49% | 4.7★ (70) | 0.3 mi | AirbnbVrbo |
Minutes to Dollywood-Pool, Hot Tub, and Kid Closet Cabin | 2 bd · 2 ba · sleeps 8 | $79,189 | $264 | 82% | 5★ (89) | 0.3 mi | AirbnbVrboBooking |
SmokyMtnTop-Sunset Serenade-5min Dollywood-Quiet Condominium (condo) | 2 bd · 2.5 ba · sleeps 4 | $24,689 | $194 | 35% | 5★ (170) | 0.3 mi | AirbnbVrbo |
No Steep Roads! Hot Tub, Arcade, Central PF Cabin | 2 bd · 2 ba · sleeps 8 | $63,110 | $246 | 70% | 5★ (297) | 0.3 mi | AirbnbVrbo |
No Steep Roads! Hot Tub, Arcade, Central Location Cabin | 2 bd · 2 ba · sleeps 8 | $70,621 | $259 | 75% | 5★ (337) | 0.3 mi | AirbnbVrbo |
Pigeon Forge Hideaway ~ Walking distance downtown~ Cabin | 2 bd · 1 ba · sleeps 5 | $14,895 | $159 | 26% | 4.9★ (362) | 0.3 mi | AirbnbVrbo |
Newly Updated 2BR Family Condo 1 mile to Dollywood Apartment | 2 bd · 2.5 ba · sleeps 6 | $12,573 | $202 | 17% | 4.5★ (2) | 0.3 mi | AirbnbVrbo |
Newly Updated 2BR Family Condo 1 mile to Dollywood Apartment | 2 bd · 3 ba · sleeps 6 | $7,178 | $221 | 9% | 3★ (2) | 0.3 mi | Booking |
Charming Mtn Retreat, Sleeps 8, Hot Tub, Grill House | 2 bd · 2 ba · sleeps 8 | $35,262 | $224 | 43% | 4.1★ (8) | 0.3 mi | AirbnbVrboBooking |
2 Mi to DT PIgeon Forge・Serene Stay・Hot Tub・Grill Cabin | 2 bd · 2 ba · sleeps 8 | $38,986 | $239 | 45% | 4.5★ (6) | 0.3 mi | AirbnbVrboBooking |
Prime Location・Pet Friendly・Pool・Grill・Sleeps 8 Condominium (condo) | 2 bd · 2.5 ba · sleeps 8 | $39,958 | $175 | 63% | 3.3★ (10) | 0.3 mi | Vrbo |
Near Dollywood Retreat・Pool・Grill・Pet-Friendly Condominium (condo) | 2 bd · 2.5 ba · sleeps 8 | $40,769 | $165 | 68% | 4.1★ (35) | 0.3 mi | Vrbo |
Moonlight Memories Vacation home | 2 bd · 1 ba · sleeps 4 | $65,835 | $384 | 47% | — | 0.3 mi | Booking |
Golf Vista Condo, Dollywood Ln. Pigeon Forge, TN Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $39,234 | $178 | 60% | 5★ (97) | 0.3 mi | Vrbo |
2BR | Hot Tub | Deck | Free Attraction Tickets House | 2 bd · 2 ba · sleeps 8 | $10,477 | $228 | 13% | 4.4★ (170) | 0.3 mi | AirbnbVrboBooking |
Pet-friendly Family Cabin! Great Location! HOT TUB Cabin | 2 bd · 2 ba · sleeps 8 | $73,073 | $280 | 72% | 4.8★ (273) | 0.3 mi | AirbnbVrbo |
NEWER CABIN / HEATED TOILET SEATS/ FAMILY FRIENDLY Cabin | 2 bd · 2.5 ba · sleeps 8 | $58,804 | $294 | 55% | 5★ (236) | 0.3 mi | AirbnbVrbo |
5 Minutes From Dollywood/In DwTn Pigeon Forge Cabin | 2 bd · 2 ba · sleeps 6 | $57,477 | $184 | 86% | 5★ (208) | 0.3 mi | AirbnbVrbo |
5 Minutes From Dollywood/In DwTn Pigeon Forge Cabin | 2 bd · 2 ba · sleeps 6 | $51,774 | $181 | 78% | 5★ (164) | 0.3 mi | AirbnbVrbo |
5 Minutes From Dollywood/In DwTn Pigeon Forge Cabin | 2 bd · 2 ba · sleeps 6 | $59,156 | $189 | 86% | 5★ (196) | 0.3 mi | AirbnbVrbo |
5 Minutes From Dollywood/In DwTn Pigeon Forge Cabin | 2 bd · 2 ba · sleeps 6 | $55,722 | $189 | 81% | 5★ (194) | 0.3 mi | AirbnbVrbo |
5 Minutes From Dollywood/In DwTn Pigeon Forge Cabin | 2 bd · 2 ba · sleeps 6 | $59,668 | $193 | 85% | 5★ (210) | 0.3 mi | AirbnbVrbo |
5 Minutes From Dollywood/In DwTn Pigeon Forge Cabin | 2 bd · 2 ba · sleeps 6 | $67,026 | $213 | 86% | 5★ (215) | 0.3 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
$45,318
NOI
$20,554
Cash flow /mo
-$4,985
Cash needed
$364,000
Cash-on-cash
-16.4%
ROE (yr 1)
-4.5%
Cap rate
1.7%
DSCR
0.26
Year-1 write-off
$188,390
Year-1 tax shield @ 32%
$60,285
Year-1 return on equity
- Cash flow (annual)-$59,825
- Principal paydown$7,297
- Appreciation at%$36,000
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)$9,064
- Platform fees (3% of revenue)$1,360
- Maintenance / capex (5% of revenue)$2,266
- Utilities & supplies$4,200
- HOA$0
- Property tax$675
- Insurance (STR-rated)$7,200
Cash needed to close
- Down payment (25%)$300,000
- Closing costs (4.0%)$48,000
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$60,285
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
$754,000
Short-life (5/15-yr)
$172,000 · 23%
Year-1 deduction
$188,000
Year-1 tax shield @ 32%
$60,000
Land 37% (county tax record, market value split) · building $583,000 over 39 years · new furniture $16,000
Based on: 2,292 sq ft, built 1940, 2 bd / 2 ba, unfurnished, listing features (deck, fireplace, flooring types, appliance list, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $92,000 in year 1 (10% short-life, $29,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $18,300
Kitchen cabinetsdefault
$10,800 new × 40% good × 4.23 allocation
- $15,000
Kitchen countertopsdefault
$8,900 new × 40% good × 4.23 allocation
- $6,800
Decorative trimdefault
$4,000 new × 40% good × 4.23 allocation
- $500
Mirrorsdefault
$300 new × 40% good × 4.23 allocation
- $1,500
Shelvingdefault
$900 new × 40% good × 4.23 allocation
- $9,700
Window coverings (23)default
$5,800 new × 40% good × 4.23 allocation
- $14,200
Kitchen & laundry equipment plumbingdefault
$8,400 new × 40% good × 4.23 allocation
- $8,600
Kitchen, laundry & data equipment electricaldefault
$5,100 new × 40% good × 4.23 allocation
- $6,800
Appliances (range, refrigerator)listing
$4,000 new × 40% good × 4.23 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $21,000
Paving: driveway & walks (paved)default
$9,900 new × 50% good × 4.23 allocation
- $10,100
Landscaping (minimal)listing
$4,800 new × 50% good × 4.23 allocation
- $4,800
Patiosdefault
$2,300 new × 50% good × 4.23 allocation
- $54,500
Decks & porches (attached)listing
$25,800 new × 50% good × 4.23 allocation
- $421,400
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$249,200 new × 40% good × 4.23 allocation
- $43,600
Building plumbing & fixturesdefault
$25,800 new × 40% good × 4.23 allocation
- $44,500
Building electrical & lightingdefault
$26,300 new × 40% good × 4.23 allocation
- $43,700
HVACdefault
$25,800 new × 40% good × 4.23 allocation
- $24,900
Hardwood & tile floorsdefault
$14,700 new × 40% good × 4.23 allocation
- $4,500
Fireplacelisting
$2,600 new × 40% good × 4.23 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $97,400 | $90,300 | $600 | $188,400 |
| 2 | $0 | $0 | $14,900 | $14,900 |
| 3 | $0 | $0 | $14,900 | $14,900 |
| 4 | $0 | $0 | $14,900 | $14,900 |
| 5 | $0 | $0 | $14,900 | $14,900 |
| 6+ | $0 | $0 | $522,200 | $522,200 |
| Total | $97,400 | $90,300 | $582,600 | $770,400 |
The building's share of the price ($754,000) is 4.2x our depreciated replacement cost of the home ($178,000). 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.