460 Big Bear Way
Pigeon Forge, TN 37863
$559,900
2 bd · 2 ba · 1,696 sqft · Listed 1d ago
View on Realtor.com →Year built
2009
Sqft
1,696
Lot sqft
436
HOA / mo
$350
Furnished
No
List date
2026-10-16T17:52:17.000000Z
Revenue
Annual revenue
$49,922
ADR
$200
Occupancy
68%
Cleaning fees (12 mo)
$10,553
Confidence
Med (69.63), 48 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $47,711
Bearadise Dreams
Vacation home · 2 bd · 2 ba · sleeps 6 · 144 ft
Revenue $27,882ADR $682Occ ≈ 11%4.8★ (5)
Log cabin with full resort amenities half-mile from the Parkway
Cabin · 2 bd · 2.5 ba · sleeps 4 · 148 ft
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $30,440ADR $193Occ ≈ 43%4.7★ (146)
Dollywood pigeon forge Cabin, Pools, Game Room, Hot tub, 0.5 mile to Parkway
Cabin · 2 bd · 1.5 ba · sleeps 7 · 148 ft
- Hot tub
- Pool
- A/C
- Free parking
- +4
Revenue $39,352ADR $194Occ ≈ 56%4.6★ (177)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Spacious Cabin, Sleeps 6・Pool Table・Hot tub Cabin
| 2 bd · 2 ba · sleeps 6 | $57,438 | $172 | 91% | 4.8★ (460) | 43 ft | AirbnbVrboBooking |
Smoky Hideaway, Sleeps 6・Pool Table・Hot tub Cabin
| 2 bd · 2 ba · sleeps 6 | $53,039 | $179 | 81% | 4.8★ (447) | 62 ft | AirbnbVrboBooking |
Cozy Retreat N Smoky, Sleeps 6・Hot Tub・Pool Table Cabin
| 2 bd · 2 ba · sleeps 6 | $57,859 | $176 | 90% | 4.8★ (455) | 62 ft | AirbnbVrboBooking |
Family Cozy Hideaway, Sleeps 6・Pool Table Cabin
| 2 bd · 2 ba · sleeps 6 | $51,796 | $168 | 84% | 4.8★ (443) | 89 ft | AirbnbVrboBooking |
Charming Cabin・Sleeps 6・ Hot Tub, Pool Table Cabin
| 2 bd · 2 ba · sleeps 6 | $62,802 | $198 | 87% | 4.8★ (474) | 108 ft | AirbnbVrboBooking |
Pigeon Forge TN Cabin, Close to Parkway Cabin
| 2 bd · 2 ba · sleeps 8 | $39,434 | $235 | 46% | 4.5★ (42) | 138 ft | AirbnbVrboBooking |
Bearadise Dreams Vacation home | 2 bd · 2 ba · sleeps 6 | $27,882 | $682 | 11% | 4.8★ (5) | 144 ft | Booking |
Log cabin with full resort amenities half-mile from the Parkway Cabin
| 2 bd · 2.5 ba · sleeps 4 | $30,440 | $193 | 43% | 4.7★ (146) | 148 ft | Vrbo |
Dollywood pigeon forge Cabin, Pools, Game Room, Hot tub, 0.5 mile to Parkway Cabin
| 2 bd · 1.5 ba · sleeps 7 | $39,352 | $194 | 56% | 4.6★ (177) | 148 ft | Vrbo |
Mama Bear Paw w/ private hot tub, two pools Cabin
| 2 bd · 2 ba · sleeps 8 | $47,880 | $257 | 51% | 4.8★ (23) | 200 ft | AirbnbVrboBooking |
Show 34 more
Great Location! 2br/2ba Beautiful Views Indoor/Outdoor Pools, Game Room 3003
Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 249 ft
- Hot tub
- Pool
- A/C
- Free parking
- +6
Revenue $46,133ADR $192Occ ≈ 66%4.9★ (262)
Stunning Smoky Mountain views! Minutes from Leconte Center and Dollywood
Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 253 ft
- Hot tub
- Pool
- A/C
- Free parking
- +6
Revenue $43,972ADR $211Occ ≈ 57%4.9★ (219)
Bear Elegance in the Heart of Pigeon Forge
Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 256 ft
- Hot tub
- Pool
- A/C
- Free parking
- +6
Revenue $46,484ADR $198Occ ≈ 64%5★ (247)
Condo with breath-taking views ,indoor/outdoor pools ,workout room 5003
Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 272 ft
- Hot tub
- Pool
- A/C
- Free parking
- +6
Revenue $54,626ADR $202Occ ≈ 74%5★ (456)
Poolside cabin with loft and access to community amenities, wifi, & gas grill
Cabin · 2 bd · 2.5 ba · sleeps 6 · 276 ft
Revenue $52,711ADR $222Occ ≈ 65%—
Delisted
Mountain Views, Amazing Sunsets, & Pool/Hot tub
Townhouse · 2 bd · 2 ba · sleeps 6 · 285 ft
Revenue $37,962ADR $198Occ ≈ 53%5★ (149)
Spacious Unit w/Beautiful Sunset Mountain Views Wraparound Balcony 4005
Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 289 ft
- Hot tub
- Pool
- A/C
- Free parking
- +6
Revenue $53,614ADR $194Occ ≈ 76%5★ (277)
Walk to Parkway, 2 Bedroom Cabin in Big Bear Resort, Sleeps 6, Hot Tub / 2 Pools
Cabin · 2 bd · 2.5 ba · sleeps 6 · 367 ft
- Hot tub
- Pool
- A/C
- Free parking
- +6
Revenue $41,726ADR $205Occ ≈ 56%4.7★ (264)
Big Bear 3005
Apartment · 2 bd · 2 ba · sleeps 6 · 512 ft
Revenue $8,985ADR $225Occ ≈ 11%5★ (2)
Best Value Cabin Hot Tub Arcade Close to Strip
Vacation home · 2 bd · 2 ba · sleeps 8 · 0.1 mi
Revenue $48,826ADR $188Occ ≈ 71%4.5★ (20)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Downtown Pigeon Forge | Resort Pool | Pet Friendly Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $39,379 | $190 | 57% | 4.2★ (31) | 200 ft | AirbnbVrboBooking |
Harmony In The Valley Cabin
| 2 bd · 2 ba · sleeps 8 | $83,434 | $378 | 60% | 4.9★ (129) | 207 ft | AirbnbVrbo |
Cabin w/Pool & Spas & Game Room! Cabin
| 2 bd · 3 ba · sleeps 4 | $47,541 | $204 | 64% | 4.8★ (110) | 217 ft | AirbnbVrboBooking |
Peaceful Pigeon Forge Condo w/ Mountain Views Condominium (condo)
| 2 bd · 2 ba · sleeps 8 | $53,617 | $192 | 77% | 4.8★ (89) | 226 ft | AirbnbVrbo |
FREE Dollywood • Big Bear Lodge 5005 • Remodeled Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $51,807 | $202 | 70% | 5★ (88) | 226 ft | AirbnbVrbo |
"Red Bird Cabin" in the great Pigeon Forge. Cabin | 2 bd · 2.5 ba · sleeps 8 | $52,554 | $220 | 65% | 4.8★ (90) | 226 ft | AirbnbVrboBooking |
Above It All Apartment
| 2 bd · 2 ba · sleeps 6 | $26,766 | $209 | 35% | 5★ (29) | 230 ft | AirbnbVrbo |
Mountain View, Pool & Hot Tub, 1 Mile to Parkway Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $60,839 | $200 | 83% | 5★ (196) | 230 ft | AirbnbVrbo |
Amazing views condo Condominium (condo)
| 2 bd · 2 ba · sleeps 5 | $28,815 | $164 | 48% | 5★ (84) | 243 ft | AirbnbVrbo |
Prime Location | Hot Tub • Game Room • Sleeps 8 Cabin
| 2 bd · 2.5 ba · sleeps 8 | $68,404 | $237 | 79% | 4.9★ (100) | 243 ft | AirbnbVrboBooking |
Great Location! 2br/2ba Beautiful Views Indoor/Outdoor Pools, Game Room 3003 Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $46,133 | $192 | 66% | 4.9★ (262) | 249 ft | Vrbo |
Stunning Smoky Mountain views! Minutes from Leconte Center and Dollywood Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $43,972 | $211 | 57% | 4.9★ (219) | 253 ft | Vrbo |
Bear Elegance in the Heart of Pigeon Forge Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $46,484 | $198 | 64% | 5★ (247) | 256 ft | Vrbo |
Pigeon Forge Condo w/ Views & Pool Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $38,296 | $183 | 57% | 4.8★ (144) | 259 ft | AirbnbVrboBooking |
Luxury Mountain Retreat w/ Balcony & Fireplace Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $44,343 | $188 | 65% | 4.8★ (135) | 259 ft | AirbnbVrboBooking |
2 Mi to Attractions: Pigeon Forge Condo Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $39,367 | $195 | 55% | 4.8★ (172) | 259 ft | AirbnbVrboBooking |
Spacious Cabin, Sleeps 6・View・Near Parkway Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $50,071 | $170 | 81% | 4.8★ (435) | 259 ft | AirbnbVrboBooking |
Smokey Mountain High 3001-Mountain Views-Sleeps 6 Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $37,840 | $183 | 57% | 4.8★ (66) | 262 ft | AirbnbVrbo |
Condo with breath-taking views ,indoor/outdoor pools ,workout room 5003 Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $54,626 | $202 | 74% | 5★ (456) | 272 ft | Vrbo |
Near Dtwn Pigeon Forge! Multi-Level Cabin w/ Pool Cabin
| 2 bd · 2.5 ba · sleeps 6 | $42,555 | $217 | 54% | 3.8★ (2) | 272 ft | AirbnbVrboBooking |
Poolside cabin with loft and access to community amenities, wifi, & gas grill Cabin | 2 bd · 2.5 ba · sleeps 6 | $52,711 | $222 | 65% | — | 276 ft | Delisted |
Mountain Views, Amazing Sunsets, & Pool/Hot tub Townhouse | 2 bd · 2 ba · sleeps 6 | $37,962 | $198 | 53% | 5★ (149) | 285 ft | Airbnb |
Spacious Unit w/Beautiful Sunset Mountain Views Wraparound Balcony 4005 Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $53,614 | $194 | 76% | 5★ (277) | 289 ft | Vrbo |
We love Dogs! Hot Tub, Pool Table, Close to Strip Cabin
| 2 bd · 2.5 ba · sleeps 8 | $95,892 | $425 | 62% | 5★ (122) | 348 ft | AirbnbVrbo |
Gorgeous 2BD 2BTH Condo Cozy & Close to Parkway Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $34,814 | $204 | 47% | 4.8★ (166) | 358 ft | AirbnbVrboBooking |
Walk to Parkway, 2 Bedroom Cabin in Big Bear Resort, Sleeps 6, Hot Tub / 2 Pools Cabin
| 2 bd · 2.5 ba · sleeps 6 | $41,726 | $205 | 56% | 4.7★ (264) | 367 ft | Vrbo |
Big Bear Condo Sleeps 6 + Free Tickets Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $30,041 | $208 | 40% | 4.7★ (37) | 381 ft | AirbnbVrboBooking |
Cozy Mountain Retreat w Pools &Free Attraction Tix Cabin
| 2 bd · 2.5 ba · sleeps 6 | $54,630 | $185 | 81% | 4.8★ (284) | 381 ft | AirbnbVrbo |
Autumn in the Smokies, Perfect Location, Amenities Cabin
| 2 bd · 2.5 ba · sleeps 6 | $42,001 | $196 | 59% | 4.8★ (158) | 404 ft | AirbnbVrbo |
1 mile from Pigeon Forge log cabin Townhouse has hot tub with indoor and outdoor pool sleep 8 House
| 2 bd · 3 ba · sleeps 8 | $48,676 | $206 | 65% | 4.4★ (83) | 479 ft | VrboBooking |
Big Bear 3005 Apartment | 2 bd · 2 ba · sleeps 6 | $8,985 | $225 | 11% | 5★ (2) | 512 ft | Booking |
Win A Bear is a new cabin located in Pigeon Forge Cabin
| 2 bd · 2.5 ba · sleeps 8 | $60,071 | $227 | 73% | 4.8★ (119) | 0.1 mi | AirbnbVrboBooking |
Best Value Cabin Hot Tub Arcade Close to Strip Vacation home | 2 bd · 2 ba · sleeps 8 | $48,826 | $188 | 71% | 4.5★ (20) | 0.1 mi | Booking |
Prime Location | Arcade + Pool Table + Hot Tub Cabin
| 2 bd · 2 ba · sleeps 6 | $65,221 | $202 | 88% | 4.9★ (213) | 0.1 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
Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 15) + 0.75% investor premium
Est. revenue
$49,922
NOI
$21,331
Cash flow /mo
-$1,348
Cash needed
$184,371
Cash-on-cash
-8.8%
ROE (yr 1)
2.2%
Cap rate
3.8%
DSCR
0.57
Year-1 write-off
$114,368
Year-1 tax shield @ 32%
$36,598
Year-1 return on equity
- Cash flow (annual)-$16,172
- Principal paydown$3,405
- Appreciation at%$16,797
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)$9,984
- Platform fees (3% of revenue)$1,498
- Maintenance / capex (5% of revenue)$2,496
- Utilities & supplies$4,200
- HOA$4,200
- Property tax$2,853
- Insurance (STR-rated)$3,359
Cash needed to close
- Down payment (25%)$139,975
- Closing costs (4.0%)$22,396
- Furnishing (bought new)$22,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$36,598
No county tax record split for property tax, insurance rate and the land/building split, so those use market defaults — edit the price above; 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
$476,000
Short-life (5/15-yr)
$92,000 · 19%
Year-1 deduction
$114,000
Year-1 tax shield @ 32%
$37,000
Land 15% (market default, no usable tax-record split) · building $384,000 over 39 years · new furniture $22,000
Based on: 1,696 sq ft, built 2009, 2 bd / 2 ba, unfurnished, listing features (hot tub, deck, game room, fireplace, flooring types, appliance list, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $73,000 in year 1 (11% short-life, $24,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,600
Kitchen cabinetsdefault
$9,500 new × 40% good × 2.26 allocation
- $7,000
Kitchen countertopsdefault
$7,800 new × 40% good × 2.26 allocation
- $2,700
Decorative trimdefault
$3,000 new × 40% good × 2.26 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.26 allocation
- $800
Shelvingdefault
$900 new × 40% good × 2.26 allocation
- $3,800
Window coverings (17)default
$4,300 new × 40% good × 2.26 allocation
- $11,000
Kitchen & laundry equipment plumbingdefault
$7,400 new × 66% good × 2.26 allocation
- $6,700
Kitchen, laundry & data equipment electricaldefault
$4,500 new × 66% good × 2.26 allocation
- $5,200
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 40% good × 2.26 allocation
- $8,100
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.26 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
- $9,600
Paving: driveway & walks (paved)default
$8,500 new × 50% good × 2.26 allocation
- $4,600
Landscaping (minimal)listing
$4,100 new × 50% good × 2.26 allocation
- $1,900
Patiosdefault
$1,700 new × 50% good × 2.26 allocation
- $21,500
Decks & porches (attached)listing
$19,100 new × 50% good × 2.26 allocation
- $298,000
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$184,100 new × 72% good × 2.26 allocation
- $28,400
Building plumbing & fixturesdefault
$19,100 new × 66% good × 2.26 allocation
- $28,000
Building electrical & lightingdefault
$18,800 new × 66% good × 2.26 allocation
- $17,300
HVACdefault
$19,100 new × 40% good × 2.26 allocation
- $9,900
Hardwood & tile floorsdefault
$10,900 new × 40% good × 2.26 allocation
- $2,400
Fireplacelisting
$2,600 new × 40% good × 2.26 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $76,200 | $37,700 | $400 | $114,400 |
| 2 | $0 | $0 | $9,800 | $9,800 |
| 3 | $0 | $0 | $9,800 | $9,800 |
| 4 | $0 | $0 | $9,800 | $9,800 |
| 5 | $0 | $0 | $9,800 | $9,800 |
| 6+ | $0 | $0 | $344,200 | $344,200 |
| Total | $76,200 | $37,700 | $384,000 | $497,900 |
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.