2806 Suncrest Rd Apt 10
Pigeon Forge, TN 37863
$294,900
2 bd · 1.5 ba · 1,236 sqft · Listed 7d ago
View on Realtor.com →Year built
1972
Sqft
1,236
Lot sqft
53,579
HOA / mo
$369
Furnished
No
List date
2026-11-05T22:06:38.000000Z
Revenue
Annual revenue
$24,814
ADR
$170
Occupancy
40%
Cleaning fees (12 mo)
$5,852
Confidence
Low (30.95), 50 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $20,698
Walk to PWKY~Fireplace~Wooded~Ground Floor
Condominium (condo) · 2 bd · 1.5 ba · sleeps 6 · 10 ft
Revenue $20,837ADR $202Occ ≈ 28%4.8★ (35)
Pigeon Forge 2 Bedroom
Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 367 ft
Revenue $1,828ADR $163Occ ≈ 3%—
Delisted
Downtown Cabin, Sleeps 6・Hot Tub・2 Decks・Fireplace
Cabin · 2 bd · 2 ba · sleeps 6 · 0.1 mi
Revenue $31,479ADR $162Occ ≈ 53%4★ (1)
Forrest Creek 5 minutes to The Island
Townhouse · 2 bd · 1.5 ba · sleeps 6 · 0.1 mi
Revenue $7,089ADR $246Occ ≈ 8%4.8★ (5)
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Walk to PWKY~Fireplace~Wooded~Ground Floor Condominium (condo) | 2 bd · 1.5 ba · sleeps 6 | $20,837 | $202 | 28% | 4.8★ (35) | 10 ft | Airbnb |
Close 2 Dollywood~Rustic~Sleeps 6~Family Fun Townhouse
| 2 bd · 1.5 ba · sleeps 6 | $19,249 | $189 | 28% | 4.7★ (70) | 82 ft | AirbnbVrboBooking |
Smokies! Low rates! Townhouse
| 2 bd · 1.5 ba · sleeps 8 | $15,608 | $214 | 20% | 5★ (100) | 269 ft | AirbnbVrbo |
Pigeon Forge 2 Bedroom Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $1,828 | $163 | 3% | — | 367 ft | Delisted |
COZY PIGEON FORGE CONDO! 1/2 MILE WALK TO PARKWAY! Condominium (condo)
| 2 bd · 1.5 ba · sleeps 8 | $29,251 | $174 | 46% | 5★ (189) | 423 ft | AirbnbVrbo |
2BR Retreat - Hot Tub, Near Dollywood & Pkwy! House
| 2 bd · 2 ba · sleeps 6 | $27,400 | $220 | 34% | 4.6★ (9) | 443 ft | AirbnbVrboBooking |
Downtown cabin w/ hot tub, Free Attraction Tickets Cabin | 2 bd · 2 ba · sleeps 6 | $551 | $275 | 1% | 4.2★ (39) | 0.1 mi | AirbnbBooking |
Spring: 2BR Condo |Close to Dollywood| Attractions Apartment
| 2 bd · 1.5 ba · sleeps 6 | $35,530 | $165 | 59% | 4.8★ (125) | 0.1 mi | AirbnbVrbo |
Downtown Cabin, Sleeps 6・Hot Tub・2 Decks・Fireplace Cabin | 2 bd · 2 ba · sleeps 6 | $31,479 | $162 | 53% | 4★ (1) | 0.1 mi | Airbnb |
Forrest Creek 5 minutes to The Island Townhouse | 2 bd · 1.5 ba · sleeps 6 | $7,089 | $246 | 8% | 4.8★ (5) | 0.1 mi | Delisted |
Show 38 more
Happy Hollow
Townhouse · 2 bd · 1.5 ba · sleeps 8 · 0.1 mi
Revenue $7,651ADR $258Occ ≈ 8%5★ (10)
Smoky Mountain Escape w/ Pool & Hot Tub
Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $5,526ADR $212Occ ≈ 7%—
Delisted
2 BR condo w/Wi-Fi, great location - brand new!
Condominium (condo) · 2 bd · 1 ba · sleeps 6 · 0.2 mi
Revenue $4,929ADR $194Occ ≈ 7%5★ (9)
2 Bedrooms
Vacation home · 2 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $58,218ADR $242Occ ≈ 66%4.7★ (4)
Hilltop Haven - 2BR w/Hot Tub Near everything!
Apartment · 2 bd · 1 ba · sleeps 4 · 0.2 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +2
Revenue $18,561ADR $133Occ ≈ 38%5★ (20)
Cozy, Quiet Stay close to Dollywood! Unit #1
Serviced apartment · 2 bd · 1 ba · sleeps 6 · 0.3 mi
Revenue $545ADR $136Occ ≈ 1%4.9★ (145)
Mountain View Escape - 2BR w/Hot Tub Near it all!
Apartment · 2 bd · 1 ba · sleeps 4 · 0.3 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +2
Revenue $14,735ADR $145Occ ≈ 28%5★ (21)
Cozy, Quiet Stay close to Dollywood! Unit #2
Apartment · 2 bd · 1 ba · sleeps 6 · 0.3 mi
Revenue $1,502ADR $124Occ ≈ 3%4.8★ (134)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Happy Hollow Townhouse | 2 bd · 1.5 ba · sleeps 8 | $7,651 | $258 | 8% | 5★ (10) | 0.1 mi | Airbnb |
In Heart of Pigeon Forge | 5 mins to The Island Cabin
| 2 bd · 1 ba · sleeps 6 | $29,442 | $196 | 41% | 4.8★ (60) | 0.1 mi | AirbnbVrbo |
Modern Tiny Home! Walk to Parkway*Hot Tub*Sleeps 6 Cabin
| 2 bd · 1 ba · sleeps 6 | $4,250 | $177 | 7% | 5★ (5) | 0.1 mi | AirbnbVrbo |
Ruby 215: 2BD | Great Location + Shared Amenities! Condominium (condo)
| 2 bd · 1 ba · sleeps 6 | $20,715 | $146 | 39% | 4.9★ (24) | 0.1 mi | AirbnbVrbo |
* Little Creek! Low rates! Townhouse
| 2 bd · 1.5 ba · sleeps 8 | $19,522 | $221 | 24% | 5★ (113) | 0.2 mi | AirbnbVrbo |
Smoky Mountain Escape w/ Pool & Hot Tub Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $5,526 | $212 | 7% | — | 0.2 mi | Delisted |
2 BR condo w/Wi-Fi, great location - brand new! Condominium (condo) | 2 bd · 1 ba · sleeps 6 | $4,929 | $194 | 7% | 5★ (9) | 0.2 mi | Airbnb |
Ruby 314: 2BD | Great Location + Shared Amenities! Condominium (condo)
| 2 bd · 1 ba · sleeps 6 | $20,011 | $146 | 38% | 4.9★ (24) | 0.2 mi | AirbnbVrbo |
Modern Tiny Home in the Heart of Pigeon Forge Tiny house | 2 bd · 1 ba · sleeps 6 | $51,265 | $234 | 60% | 4.8★ (337) | 0.2 mi | AirbnbBooking |
Charming Log Cabin N Bears Creek, Sleeps 4 Cabin
| 2 bd · 2 ba · sleeps 4 | $30,620 | $176 | 48% | 4.5★ (23) | 0.2 mi | AirbnbVrboBooking |
HotTub•FirePit•Walk-to-The Island•Trailer-Parking! Cabin
| 2 bd · 1 ba · sleeps 6 | $50,840 | $216 | 64% | 4.9★ (118) | 0.2 mi | AirbnbVrboBooking |
Cozy 2 bedroom cabin with kids loft and hot tub Cabin
| 2 bd · 2 ba · sleeps 6 | $37,087 | $172 | 59% | 5★ (111) | 0.2 mi | AirbnbVrbo |
Smoky Mountain Escape w/ Pool & Hot Tub Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $7,852 | $355 | 6% | 5★ (3) | 0.2 mi | AirbnbVrbo |
Ruby 301: 2BD | Great Location + Shared Amenities! Condominium (condo)
| 2 bd · 1 ba · sleeps 6 | $20,680 | $152 | 37% | 4.7★ (27) | 0.2 mi | AirbnbVrbo |
Ruby 100: 2BD | Great Location + Shared Amenities! Condominium (condo)
| 2 bd · 1 ba · sleeps 4 | $18,581 | $135 | 38% | 4.7★ (18) | 0.2 mi | AirbnbVrbo |
Charming 2BR w/ Free Attraction Tickets & Deck Cabin | 2 bd · 2 ba · sleeps 4 | $14,793 | $189 | 21% | 4.4★ (91) | 0.2 mi | AirbnbBooking |
Stylish Design, Near Dollywood, Pigeon Forge Views Condominium (condo)
| 2 bd · 1 ba · sleeps 6 | $15,462 | $156 | 27% | 4.8★ (20) | 0.2 mi | AirbnbVrboBooking |
Pigeon Forge Cabin w/ Games, 1 Mi to Parkway! Cabin
| 2 bd · 2.5 ba · sleeps 6 | $45,134 | $246 | 50% | 4.5★ (162) | 0.2 mi | AirbnbVrboBooking |
Cozy Pigeon Forge Cabin| Hot Tub, Firepit, Pets OK Cabin
| 2 bd · 2 ba · sleeps 6 | $49,979 | $221 | 62% | 4.8★ (270) | 0.2 mi | AirbnbVrbo |
2 Bedrooms Vacation home | 2 bd · 2 ba · sleeps 6 | $58,218 | $242 | 66% | 4.7★ (4) | 0.2 mi | Booking |
Snuggle Bear Cabin Cabin
| 2 bd · 2 ba · sleeps 8 | $72,651 | $247 | 81% | 4.8★ (282) | 0.2 mi | AirbnbVrbo |
Hilltop Haven - 2BR w/Hot Tub Near everything! Apartment
| 2 bd · 1 ba · sleeps 4 | $18,561 | $133 | 38% | 5★ (20) | 0.2 mi | Airbnb |
Ruby 115: 2BD | Great Location + Shared Amenities! Condominium (condo)
| 2 bd · 1 ba · sleeps 6 | $22,210 | $152 | 40% | 4.9★ (28) | 0.3 mi | AirbnbVrbo |
Ruby 300: 2BD | Great Location + Shared Amenities! Condominium (condo)
| 2 bd · 1 ba · sleeps 6 | $19,769 | $147 | 37% | 4.8★ (22) | 0.3 mi | AirbnbVrbo |
Cozy, Quiet Stay close to Dollywood! Unit #1 Serviced apartment | 2 bd · 1 ba · sleeps 6 | $545 | $136 | 1% | 4.9★ (145) | 0.3 mi | Airbnb |
Stunning, Newly Renovated Villa! Close to Strip #1 House
| 2 bd · 2 ba · sleeps 6 | $37,028 | $210 | 48% | 5★ (81) | 0.3 mi | AirbnbVrbo |
Stunning, Newly Renovated Villa! Close to Strip #2 House
| 2 bd · 2 ba · sleeps 6 | $31,875 | $219 | 40% | 4.9★ (83) | 0.3 mi | AirbnbVrbo |
Ruby 200: 2BD | Great Location + Shared Amenities! Condominium (condo)
| 2 bd · 1 ba · sleeps 6 | $20,005 | $154 | 36% | 4.8★ (25) | 0.3 mi | AirbnbVrbo |
Newly Built Home! 5 Minutes to Pigeon Forge! Cabin
| 2 bd · 2 ba · sleeps 6 | $59,579 | $227 | 72% | 4.7★ (80) | 0.3 mi | AirbnbVrbo |
Ruby 315: 2BD | Great Location + Shared Amenities! Condominium (condo)
| 2 bd · 1 ba · sleeps 6 | $22,962 | $177 | 36% | 4.8★ (22) | 0.3 mi | AirbnbVrbo |
Ruby 201: 2BD | Great Location + Shared Amenities! Condominium (condo)
| 2 bd · 1 ba · sleeps 8 | $18,824 | $152 | 34% | 4.7★ (23) | 0.3 mi | AirbnbVrbo |
Mountain View Escape - 2BR w/Hot Tub Near it all! Apartment
| 2 bd · 1 ba · sleeps 4 | $14,735 | $145 | 28% | 5★ (21) | 0.3 mi | Airbnb |
Ruby 114: 2BD | Great Location + Shared Amenities! Condominium (condo)
| 2 bd · 1 ba · sleeps 6 | $21,844 | $147 | 41% | 4.8★ (26) | 0.3 mi | AirbnbVrbo |
Cozy, Quiet Stay close to Dollywood! Unit #2 Apartment | 2 bd · 1 ba · sleeps 6 | $1,502 | $124 | 3% | 4.8★ (134) | 0.3 mi | Airbnb |
Fantastic Mr. Fox Cabin, Hot Tub Near Pigeon Forge Cabin
| 2 bd · 2 ba · sleeps 6 | $48,124 | $227 | 58% | 4.8★ (54) | 0.3 mi | AirbnbVrbo |
Creekside Hideaway - Excitement And Tranquility Cabin
| 2 bd · 2 ba · sleeps 6 | $60,040 | $242 | 68% | 5★ (11) | 0.3 mi | AirbnbVrbo |
Authentic 2 Bedroom Cabin w/Outstanding Location Cabin
| 2 bd · 1.5 ba · sleeps 6 | $50,630 | $195 | 71% | 5★ (80) | 0.3 mi | AirbnbVrboBooking |
Ruby 101: 2BD | Great Location + Shared Amenities! Condominium (condo)
| 2 bd · 1 ba · sleeps 6 | $16,811 | $144 | 32% | 4.4★ (20) | 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
$24,814
NOI
$6,778
Cash flow /mo
-$1,047
Cash needed
$101,521
Cash-on-cash
-12.4%
ROE (yr 1)
-1.8%
Cap rate
2.3%
DSCR
0.35
Year-1 write-off
$67,953
Year-1 tax shield @ 32%
$21,745
Year-1 return on equity
- Cash flow (annual)-$12,568
- Principal paydown$1,873
- Appreciation at%$8,847
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)$4,963
- Platform fees (3% of revenue)$744
- Maintenance / capex (5% of revenue)$1,241
- Utilities & supplies$4,200
- HOA$4,428
- Property tax$691
- Insurance (STR-rated)$1,769
Cash needed to close
- Down payment (25%)$73,725
- Closing costs (4.0%)$11,796
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$21,745
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
$239,000
Short-life (5/15-yr)
$52,000 · 22%
Year-1 deduction
$68,000
Year-1 tax shield @ 32%
$22,000
Land 19% (county tax record, market value split) · building $187,000 over 39 years · new furniture $16,000
Based on: 1,236 sq ft, built 1972, 2 bd / 1.5 ba, unfurnished, listing features (flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $48,000 in year 1 (13% short-life, $15,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,100
Kitchen cabinetsdefault
$8,500 new × 40% good × 2.68 allocation
- $7,500
Kitchen countertopsdefault
$7,000 new × 40% good × 2.68 allocation
- $2,300
Decorative trimdefault
$2,200 new × 40% good × 2.68 allocation
- $200
Mirrorsdefault
$200 new × 40% good × 2.68 allocation
- $1,000
Shelvingdefault
$900 new × 40% good × 2.68 allocation
- $3,200
Window coverings (12)default
$3,000 new × 40% good × 2.68 allocation
- $8,500
Carpet, vinyl & laminate (100% of floors)listing
$8,000 new × 40% good × 2.68 allocation
- $7,100
Kitchen & laundry equipment plumbingdefault
$6,600 new × 40% good × 2.68 allocation
- $4,300
Kitchen, laundry & data equipment electricaldefault
$4,000 new × 40% good × 2.68 allocation
- $8,700
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)listing
$8,100 new × 40% good × 2.68 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $143,400
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$134,000 new × 40% good × 2.68 allocation
- $14,800
Building plumbing & fixturesdefault
$13,900 new × 40% good × 2.68 allocation
- $13,800
Building electrical & lightingdefault
$12,900 new × 40% good × 2.68 allocation
- $14,900
HVACdefault
$13,900 new × 40% good × 2.68 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $67,800 | $0 | $200 | $68,000 |
| 2 | $0 | $0 | $4,800 | $4,800 |
| 3 | $0 | $0 | $4,800 | $4,800 |
| 4 | $0 | $0 | $4,800 | $4,800 |
| 5 | $0 | $0 | $4,800 | $4,800 |
| 6+ | $0 | $0 | $167,600 | $167,600 |
| Total | $67,800 | $0 | $187,000 | $254,700 |
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.