4360 Carolina Cove Way

Pigeon Forge, TN 37863

$499,995

2 bd · 3 ba · 1,640 sqft · Listed 1d ago

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Year built

2000

Sqft

1,640

Lot sqft

52,708

HOA / mo

Furnished

List date

2026-10-27T20:40:22.000000Z

Revenue

Annual revenue

$48,684

ADR

$246

Occupancy

54%

Cleaning fees (12 mo)

$9,381

Confidence

Med (54.29), 12 comps

Comp revenue range (p25 / median / p75)

$33,228$43,734$54,194

Median revenue of shown comps: $44,864

Semi-Secluded-Mountain Cabin-Hot Tub-Dog Stay Free
Cabin · 2 bd · 2 ba · sleeps 4 · 0.2 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $53,953ADR $263Occ ≈ 56%4.8★ (141)
Airbnb Vrbo Booking
Huckleberry Ridge | Hot Tub + Game Room!
Cabin · 2 bd · 2 ba · sleeps 8 · 0.2 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +6
Revenue $74,175ADR $381Occ ≈ 53%3.7★ (22)
Airbnb Vrbo Booking
Custom Built Cabin with Gorgeous Views
Cabin · 2 bd · 2 ba · sleeps 8 · 0.3 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +5
Revenue $44,864ADR $250Occ ≈ 49%4.8★ (9)
Airbnb Vrbo
Secluded Hiking and Fishing access close to Pigeon Forge-dog Friendly
Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +3
Revenue $42,604ADR $184Occ ≈ 63%4.3★ (112)
Vrbo
Unique Charm, Pets (2 Max) welcome, Pigeon Forge, 2-4 guests
House · 2 bd · 2 ba · sleeps 5 · 0.3 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $35,265ADR $222Occ ≈ 44%4.9★ (198)
Vrbo
The Summit in Pigeon Forge
Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi
- Free parking
- Wifi
- Kitchen
- Washer
- +1
Revenue $1,963ADR $196Occ ≈ 3%—
Airbnb
Secluded Pigeon Forge Cabin Getaway-Pet Friendly-Fishing access catch release
Cabin · 2 bd · 2 ba · sleeps 4 · 0.3 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +3
Revenue $56,676ADR $211Occ ≈ 74%4.5★ (101)
Vrbo Booking
Private Two Bedroom Pigeon Forge Rental- Stocked Fishing Pond Access
Chalet · 2 bd · 2 ba · sleeps 6 · 0.4 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +3
Revenue $54,916ADR $233Occ ≈ 65%4.3★ (69)
Vrbo
Cabin in Pigeon Forge Tn. “Briarwood”
Cabin · 2 bd · 3 ba · sleeps 6 · 0.6 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +3
Revenue $20,514ADR $200Occ ≈ 28%5★ (34)
Airbnb Vrbo
Secluded Chalet Access to Stocked Fishing Pond-Close to Pigeon Forge-Dog Friendly
Cabin · 2 bd · 2 ba · sleeps 6 · 0.6 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +2
Revenue $52,489ADR $198Occ ≈ 73%4.2★ (61)
Vrbo Booking

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Semi-Secluded-Mountain Cabin-Hot Tub-Dog Stay Free Cabin Hot tub A/C Free parking Pets OK +5	2 bd · 2 ba · sleeps 4	$53,953	$263	56%	4.8★ (141)	0.2 mi	Airbnb Vrbo Booking
Huckleberry Ridge \| Hot Tub + Game Room! Cabin Hot tub A/C Free parking Pets OK +6	2 bd · 2 ba · sleeps 8	$74,175	$381	53%	3.7★ (22)	0.2 mi	Airbnb Vrbo Booking
Custom Built Cabin with Gorgeous Views Cabin Hot tub A/C Free parking Wifi +5	2 bd · 2 ba · sleeps 8	$44,864	$250	49%	4.8★ (9)	0.3 mi	Airbnb Vrbo
Secluded Hiking and Fishing access close to Pigeon Forge-dog Friendly Cabin Hot tub A/C Free parking Pets OK +3	2 bd · 2 ba · sleeps 6	$42,604	$184	63%	4.3★ (112)	0.3 mi	Vrbo
Unique Charm, Pets (2 Max) welcome, Pigeon Forge, 2-4 guests House A/C Free parking Pets OK Wifi +3	2 bd · 2 ba · sleeps 5	$35,265	$222	44%	4.9★ (198)	0.3 mi	Vrbo
The Summit in Pigeon Forge Cabin Free parking Wifi Kitchen Washer +1	2 bd · 2 ba · sleeps 6	$1,963	$196	3%	—	0.3 mi	Airbnb
Secluded Pigeon Forge Cabin Getaway-Pet Friendly-Fishing access catch release Cabin Hot tub A/C Free parking Pets OK +3	2 bd · 2 ba · sleeps 4	$56,676	$211	74%	4.5★ (101)	0.3 mi	Vrbo Booking
Private Two Bedroom Pigeon Forge Rental- Stocked Fishing Pond Access Chalet Hot tub A/C Free parking Pets OK +3	2 bd · 2 ba · sleeps 6	$54,916	$233	65%	4.3★ (69)	0.4 mi	Vrbo
Cabin in Pigeon Forge Tn. “Briarwood” Cabin A/C Free parking Wifi Kitchen +3	2 bd · 3 ba · sleeps 6	$20,514	$200	28%	5★ (34)	0.6 mi	Airbnb Vrbo
Secluded Chalet Access to Stocked Fishing Pond-Close to Pigeon Forge-Dog Friendly Cabin Hot tub A/C Free parking Pets OK +2	2 bd · 2 ba · sleeps 6	$52,489	$198	73%	4.2★ (61)	0.6 mi	Vrbo Booking

Show 1 more

Raccoon Around in the Smokies | Sleeps 6
Cabin · 2 bd · 2.5 ba · sleeps 6 · 0.8 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $37,802ADR $231Occ ≈ 45%4.8★ (105)
Airbnb Vrbo Booking

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Raccoon Around in the Smokies \| Sleeps 6 Cabin Hot tub A/C Free parking Wifi +3	2 bd · 2.5 ba · sleeps 6	$37,802	$231	45%	4.8★ (105)	0.8 mi	Airbnb Vrbo 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

Financing

Management

Purchase priceAlready furnishedTax bracketCount tax savings in returnsOnly if you can use the losses (STR loophole)

Est. revenue

$48,684

NOI

$26,786

Cash flow /mo

$2,232

Cash needed

$541,995

Cash-on-cash (all cash)

4.9%

ROE (yr 1)

7.7%

Cap rate

5.4%

DSCR

—

Year-1 write-off

$101,550

Year-1 tax shield @ 32%

$32,496

Year-1 return on equity

Cash flow (annual)$26,786
Principal paydown (n/a, cash)$0
Appreciation at%$15,000

ROE7.7%

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)$9,737
Platform fees (3% of revenue)$1,461
Maintenance / capex (5% of revenue)$2,434
Utilities & supplies$4,200
HOA$0
Property tax$1,067
Insurance (STR-rated)$3,000

Cash needed to close

Purchase price (all cash)$499,995
Closing costs (4.0%)$20,000
Furnishing (bought new)$22,000

Tax savings if the STR loophole applies

Tax shield @ 32%$32,496

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

$448,000

Short-life (5/15-yr)

$79,000 · 18%

Year-1 deduction

$102,000

Year-1 tax shield @ 32%

$32,000

Land 10% (county tax record, market value split) · building $369,000 over 39 years · new furniture $22,000

Based on: 1,640 sq ft, built 2000, 2 bd / 3 ba, unfurnished, listing features (game room, fireplace, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $76,000 in year 1 (12% short-life, $24,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$81,900

Kitchen cabinetsdefault
$9,400 new × 40% good × 2.78 allocation
$10,400
Kitchen countertopsdefault
$7,700 new × 40% good × 2.78 allocation
$8,500
Decorative trimdefault
$2,900 new × 40% good × 2.78 allocation
$3,200
Mirrorsdefault
$500 new × 40% good × 2.78 allocation
$500
Shelvingdefault
$900 new × 40% good × 2.78 allocation
$1,000
Window coverings (16)default
$4,000 new × 40% good × 2.78 allocation
$4,400
Carpet, vinyl & laminate (100% of floors)listing
$10,600 new × 40% good × 2.78 allocation
$11,700
Kitchen & laundry equipment plumbingdefault
$7,300 new × 48% good × 2.78 allocation
$9,700
Kitchen, laundry & data equipment electricaldefault
$4,400 new × 48% good × 2.78 allocation
$5,900
Appliances (range, refrigerator)listing
$4,000 new × 40% good × 2.78 allocation
$4,400
Furniture bought newlisting
$16,000 new × 100% good · bought separately
$16,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
$6,000

15-year land improvements$19,200

Paving: driveway & walks (gravel)listing
$2,500 new × 50% good × 2.78 allocation
$3,500
Landscaping (typical)default
$8,100 new × 50% good × 2.78 allocation
$11,200
Patiosdefault
$1,600 new × 50% good × 2.78 allocation
$2,200
Decks & porches (attached)default
$1,600 new × 50% good × 2.78 allocation
$2,200

Building, 39-year$368,800

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$177,800 new × 57% good × 2.78 allocation
$280,000
Building plumbing & fixturesdefault
$18,400 new × 48% good × 2.78 allocation
$24,600
Building electrical & lightingdefault
$18,100 new × 48% good × 2.78 allocation
$24,100
HVACdefault
$18,500 new × 40% good × 2.78 allocation
$20,500
Fireplacelisting
$2,600 new × 40% good × 2.78 allocation
$2,900
Septic systemlisting
$12,000 new × 50% good × 2.78 allocation
$16,700

About the property

Sold furnishedGame roomHot tubPoolDeckDrivewayLandscapingFencedIrrigationLong-term rental (27.5-yr)Carpet / vinyl / laminate %Placed in serviceClosing costs $ (adds to basis)Land %Bonus depreciation %

Depreciation schedule: typical cost seg study

Year	5-yr	15-yr	Building	Total
1	$81,900	$19,200	$400	$101,600
2	$0	$0	$9,500	$9,500
3	$0	$0	$9,500	$9,500
4	$0	$0	$9,500	$9,500
5	$0	$0	$9,500	$9,500
6+	$0	$0	$330,600	$330,600
Total	$81,900	$19,200	$368,800	$470,000

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.