2805 Alexander Pl
Pigeon Forge, TN 37863
$674,999
4 bd · 4 ba · 2,000 sqft · Listed 2d ago
View on Realtor.com →Year built
1995
Sqft
2,000
Lot sqft
13,504
HOA / mo
None
Furnished
No
List date
2026-11-10T20:08:35.000000Z
Revenue
Annual revenue
$76,042
ADR
$347
Occupancy
60%
Cleaning fees (12 mo)
$15,150
Confidence
Med (53.96), 49 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $77,378
Pets? Yes! Four Master Suites | Step-Free Access
Cabin · 4 bd · 4 ba · sleeps 12 · 112 ft
Revenue $66,567ADR $362Occ ≈ 50%4.8★ (149)
*Spacious 4BD Lodge Near TOWN! Hot Tub + Fire Pit*
Cabin · 4 bd · 4 ba · sleeps 12 · 0.1 mi
Revenue $75,722ADR $363Occ ≈ 57%4.8★ (19)
In town!flat roads/close to parkway!hot tub!
Cabin · 4 bd · 4 ba · sleeps 12 · 0.1 mi
Revenue $42,959ADR $463Occ ≈ 25%4.9★ (168)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Pets? Yes! Four Master Suites | Step-free entrance Cabin
| 4 bd · 4 ba · sleeps 12 | $82,487 | $367 | 62% | 4.7★ (129) | 95 ft | AirbnbVrbo |
Pets? Yes! Four Master Suites | Step-Free Access Cabin | 4 bd · 4 ba · sleeps 12 | $66,567 | $362 | 50% | 4.8★ (149) | 112 ft | Booking |
Smoochin' Moose - Cozy up with lush views! Cabin
| 4 bd · 4 ba · sleeps 10 | $40,681 | $335 | 33% | 3.6★ (14) | 174 ft | AirbnbVrbo |
Easy Access Roads - 4 King Suites - WiFi Cabin
| 4 bd · 4 ba · sleeps 12 | $79,034 | $439 | 49% | 4.2★ (5) | 177 ft | AirbnbVrbo |
Smoky Mountain Majesty Cabin
| 4 bd · 5 ba · sleeps 12 | $92,425 | $997 | 25% | 4.8★ (98) | 177 ft | AirbnbVrbo |
4BR 4.5BA 1 MI to Parkway Theatre Room & Hot Tub Cabin
| 4 bd · 4.5 ba · sleeps 12 | $113,970 | $450 | 69% | 4.5★ (47) | 322 ft | AirbnbVrboBooking |
EZ Roads + 5 Mins to PKWY! Hot Tub/Games/Spin Bike Cabin
| 4 bd · 4 ba · sleeps 10 | $65,111 | $322 | 55% | 4.8★ (184) | 525 ft | AirbnbVrbo |
*Spacious 4BD Lodge Near TOWN! Hot Tub + Fire Pit* Cabin | 4 bd · 4 ba · sleeps 12 | $75,722 | $363 | 57% | 4.8★ (19) | 0.1 mi | Airbnb |
Indoor Pool*Week Discount!*Hot Tub*1.5mi to Pkwy Cabin
| 4 bd · 4 ba · sleeps 10 | $110,862 | $432 | 70% | 5★ (212) | 0.1 mi | AirbnbVrbo |
In town!flat roads/close to parkway!hot tub! Cabin | 4 bd · 4 ba · sleeps 12 | $42,959 | $463 | 25% | 4.9★ (168) | 0.1 mi | Airbnb |
Show 26 more
Summer Deals | Modern Cabin Near Pkwy | Hot Tub
Cabin · 4 bd · 3 ba · sleeps 10 · 0.2 mi
Revenue $7,414ADR $343Occ ≈ 6%4.9★ (131)
Lele's Lodge 1 mile off pkwy
Cabin · 4 bd · 3 ba · sleeps 12 · 0.2 mi
Revenue $64,332ADR $401Occ ≈ 44%5★ (1)
Delisted
Close to everything! Hot tub! Mile to PF main stri
Cabin · 4 bd · 3 ba · sleeps 12 · 0.2 mi
Revenue $88,092ADR $311Occ ≈ 78%5★ (98)
Your Family's Smoky Mountain Basecamp: Hot Tub, Game Nights & Room for 12
Cabin · 4 bd · 3 ba · sleeps 12 · 0.2 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +5
Revenue $17,509ADR $303Occ ≈ 16%5★ (1)
"Cuddly Critters"
Cabin · 4 bd · 4 ba · sleeps 12 · 0.3 mi
Revenue $41,377ADR $532Occ ≈ 21%4.7★ (7)
Delisted
Family Cabin for 12 | Hot Tub + 5 Min to Parkway
Cabin · 4 bd · 3 ba · sleeps 12 · 0.3 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $14,053ADR $359Occ ≈ 11%5★ (9)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Hot Tub, Game Room, Sleeps 12 + Free Tickets House
| 4 bd · 4 ba · sleeps 12 | $47,250 | $654 | 20% | — | 0.1 mi | AirbnbVrbo |
Modern 4BR Cabin near Dollywood•Hot Tub•Game Room House
| 4 bd · 3 ba · sleeps 10 | $61,591 | $290 | 58% | 4.8★ (53) | 0.2 mi | AirbnbBooking |
4BR 4BA 1 MI to Parkway Pool Table & Hot Tub! Cabin
| 4 bd · 4 ba · sleeps 12 | $51,748 | $348 | 41% | 4.5★ (25) | 0.2 mi | AirbnbVrboBooking |
Hot Tub, Game Room, King Suites | Creekside Cabin House
| 4 bd · 4 ba · sleeps 12 | $88,656 | $307 | 79% | 4.9★ (49) | 0.2 mi | AirbnbVrbo |
Summer Deals | Modern Cabin Near Pkwy | Hot Tub Cabin | 4 bd · 3 ba · sleeps 10 | $7,414 | $343 | 6% | 4.9★ (131) | 0.2 mi | Airbnb |
Luxe Cabin, Dollywood, 4 min to Pkwy, Pups Welcome Cabin
| 4 bd · 3 ba · sleeps 12 | $102,939 | $479 | 59% | 4.9★ (121) | 0.2 mi | AirbnbVrboBooking |
Epic Private Location*HotTub*FirePit*GameRoom Cabin
| 4 bd · 4 ba · sleeps 12 | $54,632 | $474 | 32% | 5★ (18) | 0.2 mi | AirbnbVrbo |
Private Indoor Pool*Hot Tub*Fireplace*Easy Access Cabin
| 4 bd · 3.5 ba · sleeps 12 | $99,730 | $410 | 67% | 5★ (150) | 0.2 mi | AirbnbVrbo |
Relax at Viv’s View – Hot Tub, Fireplaces & BBQ Cabin
| 4 bd · 4 ba · sleeps 11 | $94,085 | $392 | 66% | 4.3★ (70) | 0.2 mi | AirbnbVrboBooking |
Paws A While - Cozy 4 Bd Cabin Cabin
| 4 bd · 4 ba · sleeps 12 | $70,404 | $398 | 48% | 4.6★ (32) | 0.2 mi | AirbnbVrbo |
Dog Friendly, 3-Decks, Indoor Pool, Hot Tub, Arcad House
| 4 bd · 4.5 ba · sleeps 12 | $101,520 | $431 | 65% | 4.9★ (210) | 0.2 mi | AirbnbVrboBooking |
Saltwater Indoor Pool |Hot Tub| 3 King Beds| Pets Cabin
| 4 bd · 4.5 ba · sleeps 10 | $140,031 | $525 | 73% | 5★ (252) | 0.2 mi | AirbnbVrbo |
Indoor Pool Cabin | Hot Tub | 1.5mi to Parkway Cabin
| 4 bd · 4.5 ba · sleeps 12 | $98,205 | $448 | 60% | 5★ (258) | 0.2 mi | AirbnbVrbo |
Lele's Lodge 1 mile off pkwy Cabin | 4 bd · 3 ba · sleeps 12 | $64,332 | $401 | 44% | 5★ (1) | 0.2 mi | Delisted |
Indoor heated pool & hot tub. 12 mins to Dollywood Cabin
| 4 bd · 4.5 ba · sleeps 10 | $89,673 | $410 | 60% | 4.9★ (188) | 0.2 mi | AirbnbVrbo |
Close to everything! Hot tub! Mile to PF main stri Cabin | 4 bd · 3 ba · sleeps 12 | $88,092 | $311 | 78% | 5★ (98) | 0.2 mi | Airbnb |
Your Family's Smoky Mountain Basecamp: Hot Tub, Game Nights & Room for 12 Cabin
| 4 bd · 3 ba · sleeps 12 | $17,509 | $303 | 16% | 5★ (1) | 0.2 mi | Vrbo |
CHECK OUT OUR GREAT RATES! Cabin
| 4 bd · 3 ba · sleeps 12 | $32,764 | $270 | 33% | 4.9★ (141) | 0.3 mi | AirbnbVrbo |
Great location! Cabin w/Game Room & Hot tub Cabin
| 4 bd · 3 ba · sleeps 10 | $72,784 | $303 | 66% | 5★ (265) | 0.3 mi | AirbnbVrbo |
Indoor Pool | HotTub | 3 King Beds | 3 Decks Cabin
| 4 bd · 4.5 ba · sleeps 10 | $82,124 | $439 | 51% | 5★ (163) | 0.3 mi | AirbnbVrbo |
Cozy Fall Retreat • Game, Hottub, HPool, Location! Cabin
| 4 bd · 3.5 ba · sleeps 10 | $42,274 | $390 | 30% | 5★ (16) | 0.3 mi | AirbnbVrbo |
"Cuddly Critters" Cabin | 4 bd · 4 ba · sleeps 12 | $41,377 | $532 | 21% | 4.7★ (7) | 0.3 mi | Delisted |
Smoky Peak Retreat | Views | Hot Tub | 4m Dwood Cabin
| 4 bd · 4 ba · sleeps 12 | $87,428 | $417 | 57% | 4.8★ (53) | 0.3 mi | AirbnbVrboBooking |
Family Cabin for 12 | Hot Tub + 5 Min to Parkway Cabin
| 4 bd · 3 ba · sleeps 12 | $14,053 | $359 | 11% | 5★ (9) | 0.3 mi | Airbnb |
Indoor Pool,Bunkroom,3min to strip Cabin
| 4 bd · 4.5 ba · sleeps 10 | $91,078 | $416 | 60% | 5★ (222) | 0.3 mi | AirbnbVrbo |
4BR Family Favorite Near Parkway•Hot Tub•Arcade Cabin
| 4 bd · 3 ba · sleeps 10 | $87,361 | $343 | 70% | 5★ (95) | 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 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium
Est. revenue
$76,042
NOI
$44,089
Cash flow /mo
-$16
Cash needed
$224,750
Cash-on-cash
-0.1%
ROE (yr 1)
10.8%
Cap rate
6.5%
DSCR
1.00
Year-1 write-off
$175,509
Year-1 tax shield @ 32%
$56,163
Year-1 return on equity
- Cash flow (annual)-$191
- Principal paydown$4,288
- Appreciation at%$20,250
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)$15,208
- Platform fees (3% of revenue)$2,281
- Maintenance / capex (5% of revenue)$3,802
- Utilities & supplies$4,200
- HOA$0
- Property tax$2,412
- Insurance (STR-rated)$4,050
Cash needed to close
- Down payment (25%)$168,750
- Closing costs (4.0%)$27,000
- Furnishing (bought new)$29,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$56,163
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
$595,000
Short-life (5/15-yr)
$146,000 · 25%
Year-1 deduction
$176,000
Year-1 tax shield @ 32%
$56,000
Land 12% (county tax record, market value split) · building $449,000 over 39 years · new furniture $29,000
Based on: 2,000 sq ft, built 1995, 4 bd / 4 ba, unfurnished, listing features (hot tub, deck, game room, fireplace, stone counters, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $105,000 in year 1 (13% short-life, $34,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $13,200
Kitchen cabinetsdefault
$10,200 new × 40% good × 3.23 allocation
- $13,500
Kitchen countertops (stone)listing
$10,400 new × 40% good × 3.23 allocation
- $4,500
Decorative trimdefault
$3,500 new × 40% good × 3.23 allocation
- $800
Mirrorsdefault
$600 new × 40% good × 3.23 allocation
- $1,900
Shelvingdefault
$1,500 new × 40% good × 3.23 allocation
- $6,500
Window coverings (20)default
$5,000 new × 40% good × 3.23 allocation
- $10,200
Kitchen & laundry equipment plumbingdefault
$7,900 new × 40% good × 3.23 allocation
- $6,200
Kitchen, laundry & data equipment electricaldefault
$4,800 new × 40% good × 3.23 allocation
- $8,700
Appliances (range, microwave, refrigerator, washer, dryer)listing
$6,700 new × 40% good × 3.23 allocation
- $11,600
Hot tub (freestanding)listing
$9,000 new × 40% good × 3.23 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $15,000
Paving: driveway & walks (paved)default
$9,300 new × 50% good × 3.23 allocation
- $14,400
Landscaping (typical)default
$8,900 new × 50% good × 3.23 allocation
- $3,200
Patiosdefault
$2,000 new × 50% good × 3.23 allocation
- $36,400
Decks & porches (attached)listing
$22,500 new × 50% good × 3.23 allocation
- $338,100
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$216,400 new × 48% good × 3.23 allocation
- $29,100
Building plumbing & fixturesdefault
$22,500 new × 40% good × 3.23 allocation
- $29,300
Building electrical & lightingdefault
$22,600 new × 40% good × 3.23 allocation
- $29,100
HVACdefault
$22,500 new × 40% good × 3.23 allocation
- $16,600
Hardwood & tile floorsdefault
$12,900 new × 40% good × 3.23 allocation
- $6,800
Fireplaces (2)listing
$5,300 new × 40% good × 3.23 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $106,100 | $69,000 | $500 | $175,500 |
| 2 | $0 | $0 | $11,500 | $11,500 |
| 3 | $0 | $0 | $11,500 | $11,500 |
| 4 | $0 | $0 | $11,500 | $11,500 |
| 5 | $0 | $0 | $11,500 | $11,500 |
| 6+ | $0 | $0 | $402,500 | $402,500 |
| Total | $106,100 | $69,000 | $449,100 | $624,100 |
The building's share of the price ($595,000) is 3.2x our depreciated replacement cost of the home ($184,000). 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.