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Rate 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium

751 Golf View Blvd

751 Golf View Blvd

Pigeon Forge, TN 37863

$414,900

2 bd · 2.5 ba · 1,152 sqft · Listed 8d ago

View on Realtor.com →
High HOANegative cash flow

Year built

2000

Sqft

1,152

Lot sqft

—

HOA / mo

$595

Furnished

No

List date

2026-11-04T02:59:35.000000Z

Revenue

Annual revenue

$46,695

ADR

$212

Occupancy

60%

Cleaning fees (12 mo)

$10,351

Confidence

Med (60.36), 50 comps

Comp revenue range (p25 / median / p75)

$30,013$39,907$57,728

Median revenue of shown comps: $37,672

  • Reindeer Hideaway Cabin N Pigeon Forge, Sleeps 6

    Cabin · 2 bd · 2.5 ba · sleeps 6 · 13 ft

    Revenue $26,154ADR $177Occ ≈ 40%4★ (8)

    AirbnbBooking

  • Lucky Logs 283 luxury log townhouse in Pigeon Forg

    House · 2 bd · 2.5 ba · sleeps 6 · 13 ft

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +4

    Revenue $58,679ADR $260Occ ≈ 62%4.2★ (99)

    AirbnbVrbo

  • Golfing Dreams

    Cabin · 2 bd · 2 ba · sleeps 8 · 30 ft

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +6

    Revenue $56,942ADR $269Occ ≈ 58%4.5★ (5)

    AirbnbBooking

  • Whisperwood Lodge | Hot Tub, Arcade, 2 Fireplace!

    Cabin · 2 bd · 2.5 ba · sleeps 8 · 33 ft

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +5

    Revenue $41,714ADR $236Occ ≈ 48%4.3★ (6)

    AirbnbVrbo

  • Hot Tub ~ Pool ~ Close to PF ~ Cozy

    Cabin · 2 bd · 2.5 ba · sleeps 8 · 36 ft

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +4

    Revenue $51,513ADR $203Occ ≈ 70%4.5★ (216)

    AirbnbVrbo

  • 1 Mile off Parkway with Hot Tub, WiFi, Pool Access

    Cabin · 2 bd · 2.5 ba · sleeps 8 · 59 ft

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +4

    Revenue $52,367ADR $229Occ ≈ 63%4.4★ (47)

    AirbnbVrboBooking

  • Townhome Cabin, Indoor/Outdoor Swimming Pool & Foo

    Cabin · 2 bd · 2.5 ba · sleeps 8 · 102 ft

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +4

    Revenue $28,991ADR $236Occ ≈ 34%4.3★ (7)

    AirbnbVrboBooking

  • GV 2502 - Resort Near Dollywood w/In-Outdoor Pools

    Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 138 ft

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +4

    Revenue $37,773ADR $154Occ ≈ 67%4.8★ (53)

    Airbnb

  • Luxury 2 BR Condo near Dollywood!

    Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 151 ft

    • Pool
    • A/C
    • Free parking
    • Wifi
    • +4

    Revenue $27,616ADR $239Occ ≈ 32%5★ (116)

    AirbnbVrbo

  • NEW! Deer Tracks | Hot Tub | Dollywood! | POOL!

    Cabin · 2 bd · 2.5 ba · sleeps 6 · 171 ft

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +4

    Revenue $15,015ADR $216Occ ≈ 19%4★ (1)

    Airbnb

Show 30 more

  • Rustic cabin w/ hot tub & Free Attraction Tickets

    Cabin · 2 bd · 2.5 ba · sleeps 6 · 236 ft

    Revenue $12,010ADR $216Occ ≈ 15%3.8★ (43)

    AirbnbBooking

  • Spacious Two-Level Condo! 5 Min to Dollywood~Heart of Pigeon Forge~Sleeps 6!

    Condominium (condo) · 2 bd · 2.5 ba · sleeps 6 · 276 ft

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +5

    Revenue $48,245ADR $188Occ ≈ 70%4.9★ (217)

    Vrbo

  • Free attractions, close to Dollywood, walk to Golf

    Cabin · 2 bd · 2.5 ba · sleeps 6 · 285 ft

    Revenue $58,409ADR $327Occ ≈ 49%4.7★ (36)

    Airbnb

  • Cozy 2BR Resort Condo Near Dollywood・Pools ・Sauna

    Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 331 ft

    • Pool
    • A/C
    • Free parking
    • Wifi
    • +3

    Revenue $30,262ADR $154Occ ≈ 54%4.8★ (19)

    AirbnbVrboBooking

  • Family Condo near Dollywood

    Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 331 ft

    • Pool
    • A/C
    • Free parking
    • Wifi
    • +3

    Revenue $31,013ADR $194Occ ≈ 44%5★ (50)

    AirbnbVrbo

  • "My Mountain Shack"

    Apartment · 2 bd · 2 ba · sleeps 6 · 331 ft

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +5

    Revenue $37,842ADR $214Occ ≈ 48%5★ (35)

    AirbnbVrbo

  • 1 Mile to PF/ 7miles to Gburg/Pools/Pool Table

    Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 331 ft

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +4

    Revenue $47,877ADR $177Occ ≈ 74%4.9★ (300)

    AirbnbVrbo

  • Serenity at Pigeon Forge: Dollywood & Golf Access

    House · 2 bd · 2 ba · sleeps 6 · 345 ft

    Revenue $30,677ADR $180Occ ≈ 47%4.9★ (21)

    Airbnb

  • Sweet Memories: Stunning Cabin near Dollywood

    Cabin · 2 bd · 2 ba · sleeps 6 · 351 ft

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +3

    Revenue $49,119ADR $266Occ ≈ 51%4.9★ (159)

    AirbnbVrbo

  • 3 minutes to Dollywood Entrance. Fall Discounts 2bd 2ba Condo.

    Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 361 ft

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +4

    Revenue $31,702ADR $188Occ ≈ 46%4.8★ (109)

    Vrbo

  • Lazy Bears Den | Indoor Pool & Hot Tub!

    Condominium (condo) · 2 bd · 2 ba · sleeps 8 · 364 ft

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +4

    Revenue $45,681ADR $246Occ ≈ 51%4.5★ (67)

    AirbnbVrboBooking

  • Smoky Mountain Golf Getaway Walk to Golf Course

    Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 381 ft

    • Pool
    • A/C
    • Free parking
    • Wifi
    • +3

    Revenue $26,039ADR $174Occ ≈ 41%4.7★ (17)

    AirbnbVrbo

  • PRIME Location⭐️HotTub⛰Pool Access🎡 Dollywood 5 Min

    Cabin · 2 bd · 2.5 ba · sleeps 8 · 417 ft

    Revenue $29,930ADR $218Occ ≈ 38%4.8★ (184)

    Delisted

  • Elegant Condo, Sleep 8・Outdoor Pool・Prime location

    Condominium (condo) · 2 bd · 2 ba · sleeps 8 · 449 ft

    Revenue $9,589ADR $218Occ ≈ 12%2★ (2)

    AirbnbBooking

  • Cozy 2br 3ba cabin. Next to golf. Comm Hot Tub and Pools.1 mile to Pkwy.

    Cabin · 2 bd · 3 ba · sleeps 4 · 459 ft

    • Pool
    • A/C
    • Free parking
    • Wifi
    • +4

    Revenue $59,140ADR $261Occ ≈ 62%5★ (72)

    Vrbo

  • FUN & RELAXING! 2br/2ba Great Back Porch w/View & Yard, DOLLYWOOD CLOSE BY!

    Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 469 ft

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +5

    Revenue $40,963ADR $166Occ ≈ 68%4.9★ (93)

    Vrbo

  • Minutes to Dollywood • Hot Tub & Pool

    Cabin · 2 bd · 2 ba · sleeps 8 · 476 ft

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +4

    Revenue $58,954ADR $226Occ ≈ 71%5★ (77)

    AirbnbVrboBooking

  • Up to Par 3211 | Billiards, Resort Pools + Hot Tub

    Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 509 ft

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +5

    Revenue $26,335ADR $254Occ ≈ 28%4.4★ (7)

    AirbnbVrboBooking

  • Minutes to Dollywood & Gatlinburg & Smoky Mtns!

    Condominium (condo) · 2 bd · 2 ba · sleeps 8 · 522 ft

    Revenue $30,312ADR $200Occ ≈ 42%5★ (100)

    Airbnb

  • Smoky Bear 1103 | Fireplace, Balcony, Pools

    Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 0.1 mi

    Revenue $35,231ADR $277Occ ≈ 35%3.7★ (19)

    AirbnbBooking

  • Pet-friendly Family Cabin! Great Location! HOT TUB

    Cabin · 2 bd · 2 ba · sleeps 8 · 0.1 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +6

    Revenue $73,073ADR $280Occ ≈ 72%4.8★ (273)

    AirbnbVrbo

  • Ma & Pa's BeeHive

    Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 0.1 mi

    • Pool
    • A/C
    • Free parking
    • Wifi
    • +3

    Revenue $37,571ADR $188Occ ≈ 55%5★ (111)

    AirbnbVrbo

  • 1 mile to PKWY Near Dollywood | Game Room | HotTub

    Cabin · 2 bd · 2 ba · sleeps 8 · 0.1 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +6

    Revenue $74,061ADR $281Occ ≈ 72%4.9★ (211)

    AirbnbVrboBooking

  • Cozy Condo on the Hill

    Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 0.1 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +5

    Revenue $38,851ADR $223Occ ≈ 48%4.8★ (180)

    AirbnbVrbo

  • Wonderful Cabin with Jacuzzi, Game Room and Pool in Tennessee

    Cabin · 2 bd · 2 ba · sleeps 8 · 0.1 mi

    • Pool
    • A/C
    • Wifi
    • Kitchen
    • +3

    Revenue $74,316ADR $294Occ ≈ 69%4.3★ (3)

    VrboBooking

  • A Hole In One

    House · 2 bd · 2 ba · sleeps 6 · 0.1 mi

    • Pool
    • A/C
    • Free parking
    • Wifi
    • +3

    Revenue $20,408ADR $206Occ ≈ 27%4.8★ (128)

    AirbnbVrbo

  • NEWER CABIN / HEATED TOILET SEATS/ FAMILY FRIENDLY

    Cabin · 2 bd · 2.5 ba · sleeps 8 · 0.1 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +5

    Revenue $58,804ADR $294Occ ≈ 55%5★ (236)

    AirbnbVrbo

  • "Snuggled Inn" 2 Bedroom Cabin

    House · 2 bd · 2 ba · sleeps 6 · 0.1 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +5

    Revenue $34,058ADR $412Occ ≈ 23%—

    Airbnb

  • Mountain Time in the Smoky Mtns

    Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 0.1 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +4

    Revenue $27,865ADR $177Occ ≈ 43%5★ (66)

    AirbnbVrbo

  • The Fairway Retreat @ Golf View Resort Pool & Spa

    Apartment · 2 bd · 2 ba · sleeps 4 · 0.1 mi

    • Pool
    • A/C
    • Free parking
    • Wifi
    • +3

    Revenue $15,024ADR $201Occ ≈ 20%4.9★ (12)

    Airbnb

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
Term

Rate 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium

Est. revenue

$46,695

NOI

$18,425

Cash flow /mo

-$733

Cash needed

$136,321

Cash-on-cash

-6.4%

ROE (yr 1)

4.6%

Cap rate

4.4%

DSCR

0.68

Year-1 write-off

$103,311

Year-1 tax shield @ 32%

$33,059

Year-1 return on equity

  • Cash flow (annual)-$8,793
  • Principal paydown$2,636
  • Appreciation at%$12,447
ROE4.6%

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)$9,339
  • Platform fees (3% of revenue)$1,401
  • Maintenance / capex (5% of revenue)$2,335
  • Utilities & supplies$4,200
  • HOA$7,140
  • Property tax$1,366
  • Insurance (STR-rated)$2,489

Cash needed to close

  • Down payment (25%)$103,725
  • Closing costs (4.0%)$16,596
  • Furnishing (bought new)$16,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$33,059

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

$361,000

Short-life (5/15-yr)

$87,000 · 24%

Year-1 deduction

$103,000

Year-1 tax shield @ 32%

$33,000

Land 13% (county tax record, market value split) · building $274,000 over 39 years · new furniture $16,000

Based on: 1,152 sq ft, built 2000, 2 bd / 2.5 ba, unfurnished, listing features (deck, fireplace, flooring types, appliance list).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $63,000 in year 1 (13% short-life, $20,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$61,800

  • Kitchen cabinetsdefault

    $8,300 new × 40% good × 2.95 allocation

    $9,800

  • Kitchen countertopsdefault

    $6,800 new × 40% good × 2.95 allocation

    $8,000

  • Decorative trimdefault

    $2,000 new × 40% good × 2.95 allocation

    $2,400

  • Mirrorsdefault

    $300 new × 40% good × 2.95 allocation

    $400

  • Shelvingdefault

    $900 new × 40% good × 2.95 allocation

    $1,100

  • Window coverings (12)default

    $3,000 new × 40% good × 2.95 allocation

    $3,500

  • Kitchen & laundry equipment plumbingdefault

    $6,500 new × 48% good × 2.95 allocation

    $9,200

  • Kitchen, laundry & data equipment electricaldefault

    $3,900 new × 48% good × 2.95 allocation

    $5,500

  • Appliances (range, dishwasher, refrigerator)listing

    $5,000 new × 40% good × 2.95 allocation

    $5,900

  • Furniture bought newlisting

    $16,000 new × 100% good · bought separately

    $16,000
15-year land improvements$41,200

  • Paving: driveway & walks (paved)listing

    $7,000 new × 50% good × 2.95 allocation

    $10,400

  • Landscaping (typical)default

    $6,800 new × 50% good × 2.95 allocation

    $10,000

  • Patiosdefault

    $1,100 new × 50% good × 2.95 allocation

    $1,700

  • Decks & porches (attached)listing

    $13,000 new × 50% good × 2.95 allocation

    $19,100
Building, 39-year$273,900

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $124,700 new × 57% good × 2.95 allocation

    $208,500

  • Building plumbing & fixturesdefault

    $12,900 new × 48% good × 2.95 allocation

    $18,300

  • Building electrical & lightingdefault

    $11,900 new × 48% good × 2.95 allocation

    $16,800

  • HVACdefault

    $13,000 new × 40% good × 2.95 allocation

    $15,300

  • Hardwood & tile floorsdefault

    $7,400 new × 40% good × 2.95 allocation

    $8,800

  • Fireplaces (2)listing

    $5,300 new × 40% good × 2.95 allocation

    $6,200

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$61,800$41,200$300$103,300
2$0$0$7,000$7,000
3$0$0$7,000$7,000
4$0$0$7,000$7,000
5$0$0$7,000$7,000
6+$0$0$245,500$245,500
Total$61,800$41,200$273,900$376,900

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.