2360 Goldrush Rd
Pigeon Forge, TN 37863
$329,900
3 bd · 2 ba · 1,616 sqft · Listed 1d ago
View on Realtor.com →Year built
1975
Sqft
1,616
Lot sqft
26,572
HOA / mo
None
Furnished
No
List date
2026-11-02T18:50:03.000000Z
Revenue
Annual revenue
$35,612
ADR
$238
Occupancy
41%
Cleaning fees (12 mo)
$5,953
Confidence
Low (42.62), 30 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $34,526
Secluded Woodland Getaway in the Heart of Pigeon Forge, Minutes from Dollywood!
House · 3 bd · 2 ba · sleeps 8 · 0.2 mi
Revenue $37,904ADR $183Occ ≈ 57%4.5★ (183)
Delisted
Pigeon Forge 120 - Three Bedroom Villa, Sleeps 10
Villa · 3 bd · 3 ba · sleeps 10 · 0.3 mi
Revenue $4,610ADR $192Occ ≈ 7%—
Delisted
Pigeon Forge Cabin Retreat Right in Downtown!
Condominium (condo) · 3 bd · 2 ba · sleeps 6 · 0.5 mi
Revenue $40,516ADR $503Occ ≈ 22%5★ (1)
NEW! Dolly's Harmony Haven
Cabin · 3 bd · 2.5 ba · sleeps 8 · 0.6 mi
Revenue $8,584ADR $400Occ ≈ 6%—
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Secluded Woodland Getaway in the Heart of Pigeon Forge, Minutes from Dollywood! House | 3 bd · 2 ba · sleeps 8 | $37,904 | $183 | 57% | 4.5★ (183) | 0.2 mi | Delisted |
Pigeon Forge 120 - Three Bedroom Villa, Sleeps 10 Villa | 3 bd · 3 ba · sleeps 10 | $4,610 | $192 | 7% | — | 0.3 mi | Delisted |
Pinnacle View 7A a 3BR unit in Pigeon Forge Condominium (condo) | 3 bd · 3 ba · sleeps 10 | $23,530 | $244 | 26% | 4.5★ (99) | 0.3 mi | AirbnbBooking |
3BR, minutes do Dollywood. Hot tub! Condominium (condo) | 3 bd · 3 ba · sleeps 10 | $25,490 | $245 | 29% | 4.2★ (117) | 0.4 mi | AirbnbBooking |
3BR, Close to Dollywood, sleeps 10, hot tub! Chalet | 3 bd · 3 ba · sleeps 10 | $38,328 | $229 | 46% | 4.5★ (115) | 0.4 mi | AirbnbBooking |
Pigeon Forge Cabin Retreat Right in Downtown! Condominium (condo) | 3 bd · 2 ba · sleeps 6 | $40,516 | $503 | 22% | 5★ (1) | 0.5 mi | Airbnb |
3bd-2ba/Dollywood/GSMNP/Pigeon Forge/Gatlinburg House
| 3 bd · 2 ba · sleeps 6 | $36,117 | $173 | 57% | 5★ (182) | 0.5 mi | AirbnbVrbo |
Dolly's Harmony Haven: Pets OK, close to Dollywood Cabin
| 3 bd · 2.5 ba · sleeps 8 | $32,935 | $371 | 24% | 5★ (16) | 0.6 mi | AirbnbVrboBooking |
NEW! Dolly's Harmony Haven Cabin | 3 bd · 2.5 ba · sleeps 8 | $8,584 | $400 | 6% | — | 0.6 mi | Delisted |
*Walk to Dollywood*5 Min to PF* Hot Tub+Game Room Cabin
| 3 bd · 2 ba · sleeps 8 | $63,431 | $263 | 66% | 5★ (165) | 0.6 mi | AirbnbVrbo |
Show 4 more
Moment By Moment
Cabin · 3 bd · 2 ba · sleeps 8 · 0.7 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $41,325ADR $210Occ ≈ 54%5★ (70)
Pigeon Forge Hideaway By Colonial Properties
Vacation home · 3 bd · 2 ba · sleeps 8 · 0.7 mi
Revenue $48,268ADR $215Occ ≈ 62%5★ (4)
3 Mi to Dollywood Peaceful Cabin with Deck
Vacation home · 3 bd · 1 ba · sleeps 6 · 0.7 mi
Revenue $27,260ADR $188Occ ≈ 40%—
Rock & Roll Cabin, Mins to Dollywood, Sleeps 6
Vacation home · 3 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $16,400ADR $257Occ ≈ 17%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Moment By Moment Cabin
| 3 bd · 2 ba · sleeps 8 | $41,325 | $210 | 54% | 5★ (70) | 0.7 mi | Airbnb |
Pigeon Forge Hideaway By Colonial Properties Vacation home | 3 bd · 2 ba · sleeps 8 | $48,268 | $215 | 62% | 5★ (4) | 0.7 mi | Booking |
3 Mi to Dollywood Peaceful Cabin with Deck Vacation home | 3 bd · 1 ba · sleeps 6 | $27,260 | $188 | 40% | — | 0.7 mi | Booking |
Rock & Roll Cabin, Mins to Dollywood, Sleeps 6 Vacation home | 3 bd · 2 ba · sleeps 6 | $16,400 | $257 | 17% | — | 0.7 mi | Booking |
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
Est. revenue
$35,612
NOI
$18,895
Cash flow /mo
$1,575
Cash needed
$362,596
Cash-on-cash (all cash)
5.2%
ROE (yr 1)
7.9%
Cap rate
5.7%
DSCR
—
Year-1 write-off
$102,724
Year-1 tax shield @ 32%
$32,872
Year-1 return on equity
- Cash flow (annual)$18,895
- Principal paydown (n/a, cash)$0
- Appreciation at%$9,897
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)$7,122
- Platform fees (3% of revenue)$1,068
- Maintenance / capex (5% of revenue)$1,781
- Utilities & supplies$4,200
- HOA$0
- Property tax$566
- Insurance (STR-rated)$1,979
Cash needed to close
- Purchase price (all cash)$329,900
- Closing costs (4.0%)$13,196
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$32,872
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
$296,000
Short-life (5/15-yr)
$83,000 · 28%
Year-1 deduction
$103,000
Year-1 tax shield @ 32%
$33,000
Land 10% (county tax record, market value split) · building $213,000 over 39 years · new furniture $20,000
Based on: 1,616 sq ft, built 1975, 3 bd / 2 ba, unfurnished, listing features (deck, fireplace, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $65,000 in year 1 (15% short-life, $21,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,100
Kitchen cabinetsdefault
$9,300 new × 40% good × 2.16 allocation
- $6,600
Kitchen countertopsdefault
$7,600 new × 40% good × 2.16 allocation
- $2,400
Decorative trimdefault
$2,800 new × 40% good × 2.16 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.16 allocation
- $1,000
Shelvingdefault
$1,200 new × 40% good × 2.16 allocation
- $3,500
Window coverings (16)default
$4,000 new × 40% good × 2.16 allocation
- $9,000
Carpet, vinyl & laminate (100% of floors)listing
$10,400 new × 40% good × 2.16 allocation
- $6,300
Kitchen & laundry equipment plumbingdefault
$7,300 new × 40% good × 2.16 allocation
- $3,800
Kitchen, laundry & data equipment electricaldefault
$4,400 new × 40% good × 2.16 allocation
- $3,000
Appliances (range, microwave, dishwasher)listing
$3,500 new × 40% good × 2.16 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $9,000
Paving: driveway & walks (paved)default
$8,300 new × 50% good × 2.16 allocation
- $8,700
Landscaping (typical)default
$8,000 new × 50% good × 2.16 allocation
- $1,700
Patiosdefault
$1,600 new × 50% good × 2.16 allocation
- $19,600
Decks & porches (attached)listing
$18,200 new × 50% good × 2.16 allocation
- $151,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$175,100 new × 40% good × 2.16 allocation
- $15,700
Building plumbing & fixturesdefault
$18,200 new × 40% good × 2.16 allocation
- $15,300
Building electrical & lightingdefault
$17,800 new × 40% good × 2.16 allocation
- $15,700
HVACdefault
$18,200 new × 40% good × 2.16 allocation
- $2,300
Fireplacelisting
$2,600 new × 40% good × 2.16 allocation
- $13,000
Septic systemlisting
$12,000 new × 50% good × 2.16 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $63,500 | $39,000 | $200 | $102,700 |
| 2 | $0 | $0 | $5,500 | $5,500 |
| 3 | $0 | $0 | $5,500 | $5,500 |
| 4 | $0 | $0 | $5,500 | $5,500 |
| 5 | $0 | $0 | $5,500 | $5,500 |
| 6+ | $0 | $0 | $191,200 | $191,200 |
| Total | $63,500 | $39,000 | $213,300 | $315,800 |
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.