817 Boone Acres Ln
Pigeon Forge, TN 37863
$749,999
3 bd · 3 ba · 3,200 sqft · Listed 1d ago
View on Realtor.com →Year built
2004
Sqft
3,200
Lot sqft
72,310
HOA / mo
$0
Furnished
No
List date
2026-10-01T17:37:24.000000Z
Revenue
Annual revenue
$48,584
ADR
$258
Occupancy
52%
Cleaning fees (12 mo)
$8,788
Confidence
Med (56.97), 30 comps
Comp revenue range (p25 / median / p75)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
 Cozy Smoky Mtn Cabin • Hot Tub • Close to Parkway Cabin | 3 bd · 2 ba · sleeps 8 | $47,435 | $315 | 41% | 4.6★ (201) | 272 ft | AirbnbVrboBooking |
 Calming 3BR | Hot Tub | Free Attraction Tickets Cottage | 3 bd · 2 ba · sleeps 10 | $15,481 | $260 | 16% | 4.5★ (38) | 289 ft | AirbnbVrboBooking |
 Glori's Retreat Cabin | 3 bd · 3.5 ba · sleeps 12 | $60,875 | $383 | 44% | 4.4★ (27) | 302 ft | AirbnbVrboBooking |
 Secluded Hideaway Cabin | 3 bd · 3 ba · sleeps 8 | $56,211 | $295 | 52% | 4.5★ (37) | 354 ft | AirbnbVrbo |
 Woodland Cottage Retreat・Hot Tub・Grill・Fireplace Bungalow | 3 bd · 2 ba · sleeps 10 | $40,386 | $258 | 43% | 4.6★ (33) | 397 ft | AirbnbVrboBooking |
 New Amazing Hot Tub View W/Movie Theater, 2 Kings Cabin | 3 bd · 2.5 ba · sleeps 6 | $45,627 | $309 | 40% | 5★ (113) | 420 ft | AirbnbVrbo |
 Mountain Views*Privacy*Close to Town*Fire Pit Cabin | 3 bd · 2 ba · sleeps 10 | $57,068 | $398 | 39% | 4.8★ (52) | 0.1 mi | AirbnbVrbo |
 Mountain Cabin Retreat: Hot Tub, Near Attractions Cabin | 3 bd · 3 ba · sleeps 12 | $66,223 | $308 | 59% | 4.5★ (235) | 0.2 mi | AirbnbVrboBooking |
 Cozy 3 Bedroom cottage tucked away in the Smokies Cabin | 3 bd · 2 ba · sleeps 8 | $24,371 | $300 | 22% | 4.9★ (119) | 0.5 mi | AirbnbVrbo |
 Woodland 3BR | Hot Tub | Free Attraction Tickets Cabin | 3 bd · 2 ba · sleeps 11 | $52,730 | $249 | 58% | 4.4★ (74) | 0.6 mi | AirbnbVrbo |
Show all 30 comps
PERFECT LOCATION! 1 min from PF Parkway, Pets Welcome and Unlimited Parking.
Cabin · 3 bd · 2 ba · sleeps 6 · 0.6 mi
Revenue $39,615ADR $250Occ ≈ 43%4.9★ (44)
AMAZING LOCATION! 1 minute from Pigeon Forge strip and offers unlimited parking
Cabin · 3 bd · 2 ba · sleeps 7 · 0.6 mi
Revenue $40,233ADR $238Occ ≈ 46%5★ (27)
Sugar Bear Mountain Hideaway
Vacation home · 3 bd · 2 ba · sleeps 8 · 0.6 mi
Revenue $44,744ADR $299Occ ≈ 41%4.5★ (6)
Grin and Bear It
Vacation home · 3 bd · 2 ba · sleeps 11 · 0.6 mi
Revenue $45,378ADR $326Occ ≈ 38%4.3★ (51)
Updated A-Frame Cabin- 3 King Beds, Hot Tub, 5 Min
Cabin · 3 bd · 2 ba · sleeps 9 · 0.7 mi
Revenue $1,267ADR $259Occ ≈ 1%—
Newly renovated 2 BR in convenient location!
Vacation home · 3 bd · 2 ba · sleeps 5 · 0.7 mi
Revenue $22,318ADR $154Occ ≈ 40%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
PERFECT LOCATION! 1 min from PF Parkway, Pets Welcome and Unlimited Parking. Cabin | 3 bd · 2 ba · sleeps 6 | $39,615 | $250 | 43% | 4.9★ (44) | 0.6 mi | Vrbo |
AMAZING LOCATION! 1 minute from Pigeon Forge strip and offers unlimited parking Cabin | 3 bd · 2 ba · sleeps 7 | $40,233 | $238 | 46% | 5★ (27) | 0.6 mi | Vrbo |
Sugar Bear Mountain Hideaway Vacation home | 3 bd · 2 ba · sleeps 8 | $44,744 | $299 | 41% | 4.5★ (6) | 0.6 mi | Booking |
Grin and Bear It Vacation home | 3 bd · 2 ba · sleeps 11 | $45,378 | $326 | 38% | 4.3★ (51) | 0.6 mi | Booking |
Tennessee Breeze, Sleeps 11, Hot Tub, Deck, Pool T Cabin | 3 bd · 2 ba · sleeps 11 | $49,699 | $244 | 56% | 4.3★ (22) | 0.6 mi | AirbnbVrboBooking |
Secluded Hot Tub Cabin • Fire Pit • 5 Min to Pkwy Cabin | 3 bd · 2 ba · sleeps 8 | $48,421 | $268 | 50% | 5★ (34) | 0.6 mi | AirbnbVrboBooking |
Free Dollywood Tix/DogFriendly/2Min2Parkway/Loaded Cabin | 3 bd · 2 ba · sleeps 10 | $70,086 | $325 | 59% | 5★ (123) | 0.6 mi | AirbnbVrbo |
Walkable Cabin - Bunks - Hot Tub House | 3 bd · 2 ba · sleeps 10 | $54,670 | $311 | 48% | 4.9★ (91) | 0.6 mi | AirbnbVrbo |
Hot tub, flat drive, pool table, perfect location! Cabin | 3 bd · 2 ba · sleeps 8 | $67,848 | $420 | 44% | 4.4★ (21) | 0.6 mi | AirbnbVrbo |
Cozy Retreat + Hot Tub +Views + King Bed+ Deck Cabin | 3 bd · 2 ba · sleeps 8 | $20,429 | $376 | 15% | 4.9★ (71) | 0.7 mi | AirbnbVrboBooking |
Heavenly Escape. Family operated great location Cabin | 3 bd · 3 ba · sleeps 11 | $20,178 | $312 | 18% | 4.8★ (129) | 0.7 mi | AirbnbVrbo |
Updated A-Frame Cabin- 3 King Beds, Hot Tub, 5 Min Cabin | 3 bd · 2 ba · sleeps 9 | $1,267 | $259 | 1% | — | 0.7 mi | Airbnb |
Secluded, Gr8 Location, HotTub, KingBeds, GameRoom Cabin | 3 bd · 2 ba · sleeps 9 | $75,100 | $313 | 66% | 4.8★ (199) | 0.7 mi | AirbnbVrbo |
Newly renovated 2 BR in convenient location! Vacation home | 3 bd · 2 ba · sleeps 5 | $22,318 | $154 | 40% | — | 0.7 mi | Booking |
Pet friendly between Gatlinburg & Pigeon Forge Cabin | 3 bd · 3 ba · sleeps 12 | $33,942 | $247 | 38% | 4.8★ (55) | 0.7 mi | AirbnbVrbo |
Amazing Prime Location! Private Luxury cabin! Cabin | 3 bd · 3 ba · sleeps 12 | $42,587 | $306 | 38% | 4.8★ (188) | 0.7 mi | AirbnbVrbo |
Escape to Treetop Tranquility, a cozy 3-bedroom Cabin | 3 bd · 2.5 ba · sleeps 10 | $38,946 | $294 | 36% | 4.7★ (17) | 0.7 mi | AirbnbVrbo |
Amazing Value! 3 King Suites • Hot Tub • Arcade Cabin | 3 bd · 3 ba · sleeps 10 | $55,864 | $291 | 53% | 4.8★ (170) | 0.7 mi | AirbnbVrbo |
Piper's Playground: Where Fun Comes to Stay Cabin | 3 bd · 3 ba · sleeps 12 | $79,366 | $389 | 56% | 4.1★ (22) | 0.7 mi | AirbnbVrbo |
Skinny Dippin: Private Indoor Pool & Theater Cabin | 3 bd · 3.5 ba · sleeps 10 | $92,623 | $607 | 42% | 3.8★ (9) | 0.7 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 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium
Est. revenue
$48,584
NOI
$22,893
Cash flow /mo
-$2,231
Cash needed
$243,000
Cash-on-cash
-11.0%
ROE (yr 1)
0.2%
Cap rate
3.1%
DSCR
0.46
Year-1 write-off
$108,787
Year-1 tax shield @ 32%
$34,812
Year-1 return on equity
- Cash flow (annual)-$26,777
- Principal paydown$4,671
- Appreciation at%$22,500
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)$9,717
- Platform fees (3% of revenue)$1,458
- Maintenance / capex (5% of revenue)$2,429
- Utilities & supplies$4,200
- HOA$0
- Property tax$3,387
- Insurance (STR-rated)$4,500
Cash needed to close
- Down payment (25%)$187,500
- Closing costs (4.0%)$30,000
- Furnishing (bought new)$25,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$34,812
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
$644,000
Short-life (5/15-yr)
$83,000 · 13%
Year-1 deduction
$109,000
Year-1 tax shield @ 32%
$35,000
Land 14% (county tax record, market value split) · building $562,000 over 39 years · new furniture $26,000
Based on: 3,200 sq ft, built 2004, 3 bd / 3 ba, unfurnished, listing features (hot tub, game room, fireplace, flooring types, septic, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $82,000 in year 1 (9% short-life, $26,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,800
Kitchen cabinetsdefault
$12,800 new × 40% good × 1.92 allocation
- $8,100
Kitchen countertopsdefault
$10,500 new × 40% good × 1.92 allocation
- $4,300
Decorative trimdefault
$5,600 new × 40% good × 1.92 allocation
- $300
Mirrorsdefault
$500 new × 40% good × 1.92 allocation
- $900
Shelvingdefault
$1,200 new × 40% good × 1.92 allocation
- $6,100
Window coverings (32)default
$8,000 new × 40% good × 1.92 allocation
- $10,700
Kitchen & laundry equipment plumbingdefault
$10,000 new × 56% good × 1.92 allocation
- $6,500
Kitchen, laundry & data equipment electricaldefault
$6,000 new × 56% good × 1.92 allocation
- $6,200
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 1.92 allocation
- $6,900
Hot tub (freestanding)listing
$9,000 new × 40% good × 1.92 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $11,300
Paving: driveway & walks (paved)default
$11,700 new × 50% good × 1.92 allocation
- $5,400
Landscaping (minimal)listing
$5,600 new × 50% good × 1.92 allocation
- $3,000
Patiosdefault
$3,200 new × 50% good × 1.92 allocation
- $3,000
Decks & porches (attached)default
$3,200 new × 50% good × 1.92 allocation
- $423,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$348,000 new × 63% good × 1.92 allocation
- $38,800
Building plumbing & fixturesdefault
$36,100 new × 56% good × 1.92 allocation
- $40,700
Building electrical & lightingdefault
$37,800 new × 56% good × 1.92 allocation
- $27,700
HVACdefault
$36,100 new × 40% good × 1.92 allocation
- $15,800
Hardwood & tile floorsdefault
$20,600 new × 40% good × 1.92 allocation
- $4,000
Fireplaces (2)listing
$5,300 new × 40% good × 1.92 allocation
- $11,500
Septic systemlisting
$12,000 new × 50% good × 1.92 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $85,400 | $22,700 | $600 | $108,800 |
| 2 | $0 | $0 | $14,400 | $14,400 |
| 3 | $0 | $0 | $14,400 | $14,400 |
| 4 | $0 | $0 | $14,400 | $14,400 |
| 5 | $0 | $0 | $14,400 | $14,400 |
| 6+ | $0 | $0 | $503,600 | $503,600 |
| Total | $85,400 | $22,700 | $561,800 | $670,000 |
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.