831 Lloyd Huskey Rd
Pigeon Forge, TN 37863
$525,000
2 bd · 2 ba · 1,520 sqft · Listed 5d ago
View on Realtor.com →Year built
1995
Sqft
1,520
Lot sqft
24,394
HOA / mo
None
Furnished
No
List date
2026-09-22T16:26:20Z
Revenue
Annual revenue
$58,620
ADR
$257
Occupancy
62%
Cleaning fees (12 mo)
$12,208
Confidence
Low (44.64), 49 comps
Comp revenue range (p25 / median / p75)
Paradise Ridge Log Cabin... Spectacular Mountain and City View of Pigeon Forge
2 bd · 2 ba · sleeps 4 · 489 ft
Revenue —ADR $273Occ ≈ —4.6★ (124)
Heaven's Door
2 bd · 2 ba · sleeps 6 · 0.1 mi
Revenue —ADR $191Occ ≈ —4.3★ (7)
—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Pet Friendly! Hot Tub | Pool Table | Fire Pit | 2 bd · 2 ba · sleeps 8 | — | $339 | — | 5★ (130) | 62 ft | AirbnbVrbo |
Private Cabin PF Island Hottub Game Room 2 bedroom | 2 bd · 1.5 ba · sleeps 6 | — | $237 | — | 5★ (199) | 407 ft | AirbnbVrbo |
Paradise Ridge Log Cabin... Spectacular Mountain and City View of Pigeon Forge | 2 bd · 2 ba · sleeps 4 | — | $273 | — | 4.6★ (124) | 489 ft | Vrbo |
Heaven's Door | 2 bd · 2 ba · sleeps 6 | — | $191 | — | 4.3★ (7) | 0.1 mi | — |
Heaven's Door | 2 bd · 2 ba · sleeps 6 | — | $269 | — | 5★ (1) | 0.1 mi | Vrbo |
Heaven's Door: Pet Friendly & Free Tickets | 2 bd · 2 ba · sleeps 6 | — | $220 | — | 4.2★ (93) | 0.2 mi | AirbnbVrbo |
*NEW* Pool Table & Hot Tub! Fall Weekend Getaway | 2 bd · 2 ba · sleeps 6 | — | $136 | — | 5★ (1) | 0.2 mi | AirbnbVrbo |
Classic log cabin with firepit- quick drive to PF! | 2 bd · 2 ba · sleeps 6 | — | $327 | — | 4.9★ (11) | 0.2 mi | AirbnbVrbo |
Pool Table & Hot Tub! Sevierville Weekend Getaway | 2 bd · 2 ba · sleeps 5 | — | $208 | — | — | 0.2 mi | AirbnbVrbo |
SEE GSM FROM YOUR WINDOWS ⭐️7 min Parkway⭐️ HOT TUB | 2 bd · 2 ba · sleeps 6 | — | $229 | — | 5★ (289) | 0.2 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 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$58,620
NOI
$33,590
Cash flow /mo
-$30
Cash needed
$168,250
Cash-on-cash
-0.2%
ROE (yr 1)
11.2%
Cap rate
6.4%
DSCR
0.99
Year-1 write-off
$132,066
Year-1 tax shield @ 32%
$42,261
Year-1 return on equity
- Cash flow (annual)-$358
- Principal paydown$3,436
- Appreciation at%$15,750
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$11,724
- Platform fees (3% of revenue)$1,759
- Maintenance / capex (5% of revenue)$2,931
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,266
- Insurance (STR-rated)$3,150
Cash needed to close
- Down payment (25%)$131,250
- Closing costs (4.0%)$21,000
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$42,261
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
$443,000
Short-life (5/15-yr)
$115,000 · 26%
Year-1 deduction
$132,000
Year-1 tax shield @ 32%
$42,000
Land 16% (county tax record, market value split) · building $328,000 over 39 years · new furniture $16,000
Based on: 1,520 sq ft, built 1995, 2 bd / 2 ba, unfurnished, listing features (deck, fireplace).
IRS-guide safe-harbor floor: $79,000 in year 1 (14% short-life, $25,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $11,600
Kitchen cabinetsdefault
$9,100 new × 40% good × 3.17 allocation
- $9,500
Kitchen countertopsdefault
$7,500 new × 40% good × 3.17 allocation
- $3,400
Decorative trimdefault
$2,700 new × 40% good × 3.17 allocation
- $400
Mirrorsdefault
$300 new × 40% good × 3.17 allocation
- $1,100
Shelvingdefault
$900 new × 40% good × 3.17 allocation
- $4,800
Window coverings (15)default
$3,800 new × 40% good × 3.17 allocation
- $5,000
Carpet, vinyl & laminate (40% of floors)default
$3,900 new × 40% good × 3.17 allocation
- $9,000
Kitchen & laundry equipment plumbingdefault
$7,100 new × 40% good × 3.17 allocation
- $5,400
Kitchen, laundry & data equipment electricaldefault
$4,300 new × 40% good × 3.17 allocation
- $10,300
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 3.17 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $12,800
Paving: driveway & walks (paved)default
$8,100 new × 50% good × 3.17 allocation
- $12,300
Landscaping (typical)default
$7,800 new × 50% good × 3.17 allocation
- $2,400
Patiosdefault
$1,500 new × 50% good × 3.17 allocation
- $27,100
Decks & porches (attached)listing
$17,100 new × 50% good × 3.17 allocation
- $252,600
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$164,900 new × 48% good × 3.17 allocation
- $21,700
Building plumbing & fixturesdefault
$17,100 new × 40% good × 3.17 allocation
- $21,000
Building electrical & lightingdefault
$16,500 new × 40% good × 3.17 allocation
- $21,700
HVACdefault
$17,100 new × 40% good × 3.17 allocation
- $7,400
Hardwood & tile floorsdefault
$5,900 new × 40% good × 3.17 allocation
- $3,300
Fireplacelisting
$2,600 new × 40% good × 3.17 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $76,400 | $54,600 | $1,100 | $132,100 |
| 2 | $0 | $0 | $8,400 | $8,400 |
| 3 | $0 | $0 | $8,400 | $8,400 |
| 4 | $0 | $0 | $8,400 | $8,400 |
| 5 | $0 | $0 | $8,400 | $8,400 |
| 6+ | $0 | $0 | $293,100 | $293,100 |
| Total | $76,400 | $54,600 | $327,800 | $458,800 |
The building's share of the price ($443,000) is 3.2x our depreciated replacement cost of the home ($140,000). 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: Georgia disallows 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.