3040 Patty View Way
Pigeon Forge, TN 37862
$334,000
2 bd · 2 ba · 850 sqft · Listed 2d ago
View on Realtor.com →Year built
1989
Sqft
850
Lot sqft
61,420
HOA / mo
None
Furnished
No
List date
2026-10-08T16:43:20.000000Z
Revenue
Annual revenue
$48,642
ADR
$193
Occupancy
69%
Cleaning fees (12 mo)
$10,593
Confidence
Med (64.99), 22 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $41,514
Quiet Pet-friendly Cabin Retreat! WIFI + Hot Tub!
Cabin · 2 bd · 2 ba · sleeps 7 · 407 ft
Revenue $58,479ADR $232Occ ≈ 69%4.7★ (283)
Walden's View
Chalet · 2 bd · 2 ba · sleeps 4 · 0.2 mi
Revenue $38,671ADR $235Occ ≈ 45%4.2★ (2)
Great view, hot tub, private!
Cabin · 2 bd · 2.5 ba · sleeps 5 · 0.2 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +6
Revenue $41,256ADR $297Occ ≈ 38%4.8★ (124)
Secluded Log Cabin/Hot tub/Pool/ Ping Pong Table
House · 2 bd · 2 ba · sleeps 6 · 0.5 mi
Revenue $38,068ADR $179Occ ≈ 58%4.7★ (67)
Bear Necessities #71
Vacation home · 2 bd · 1 ba · sleeps 4 · 0.6 mi
Revenue $27,515ADR $0Occ ≈ ——
Community Pool/Arcade/Pool Table/Spacious/HotTub/
Cabin · 2 bd · 2 ba · sleeps 6 · 0.6 mi
Revenue $13,391ADR $0Occ ≈ ——
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Secluded, romantic, one story, arcade, hot tub Cabin
| 2 bd · 2 ba · sleeps 4 | $39,587 | $194 | 56% | 4.8★ (119) | 167 ft | AirbnbVrbo |
Secluded/Amazing Mountain Views/HotTub/Game Room Cabin
| 2 bd · 2 ba · sleeps 6 | $71,374 | $306 | 64% | 4.9★ (270) | 240 ft | AirbnbVrbo |
Quiet Pet-friendly Cabin Retreat! WIFI + Hot Tub! Cabin | 2 bd · 2 ba · sleeps 7 | $58,479 | $232 | 69% | 4.7★ (283) | 407 ft | Airbnb |
Walden's View Chalet | 2 bd · 2 ba · sleeps 4 | $38,671 | $235 | 45% | 4.2★ (2) | 0.2 mi | Booking |
Great view, hot tub, private! Cabin
| 2 bd · 2.5 ba · sleeps 5 | $41,256 | $297 | 38% | 4.8★ (124) | 0.2 mi | Vrbo |
Secluded Log Cabin/Hot tub/Pool/ Ping Pong Table House | 2 bd · 2 ba · sleeps 6 | $38,068 | $179 | 58% | 4.7★ (67) | 0.5 mi | Airbnb |
Rustic Pet Friendly Cabin in Pigeon Forge! Cabin
| 2 bd · 2.5 ba · sleeps 8 | $22,512 | $211 | 29% | 4.7★ (18) | 0.6 mi | AirbnbVrbo |
Bear Necessities #71 Vacation home | 2 bd · 1 ba · sleeps 4 | $27,515 | $0 | — | — | 0.6 mi | Booking |
Community Pool/Arcade/Pool Table/Spacious/HotTub/ Cabin | 2 bd · 2 ba · sleeps 6 | $13,391 | $0 | — | — | 0.6 mi | Delisted |
Free Dollywood Tix/Pool/Arcade/Spacious/HotTub/ Cabin
| 2 bd · 2 ba · sleeps 6 | $65,304 | $226 | 79% | 4.9★ (270) | 0.6 mi | AirbnbVrbo |
Show 12 more
Bear Hug #18 by Venture Smoky Mountains
Vacation home · 2 bd · 1 ba · sleeps 4 · 0.6 mi
Revenue $45,706ADR $223Occ ≈ 56%3.6★ (4)
Peaceful 2BR w/Stream*Hot Tub*Fireplace*Fire Pit
Cabin · 2 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $34,000ADR $336Occ ≈ 28%3.6★ (3)
Hot Tub~Secluded Log Cabin~Pool~Pool Table
Cabin · 2 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $67,351ADR $280Occ ≈ 66%4.8★ (78)
Tranquil Cabin w/ Hot Tub & Pool Table
Cabin · 2 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $61,399ADR $233Occ ≈ 72%—
Delisted
Tranquil Cabin w/ Hot Tub & Pool Table
Cabin · 2 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $57,390ADR $292Occ ≈ 54%—
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Foolin Around in the Smokys Cabin
| 2 bd · 1.5 ba · sleeps 4 | $34,304 | $230 | 41% | 4.7★ (271) | 0.6 mi | AirbnbVrbo |
2 Bedroom Cabin in Pigeon Forge with a Hot Tub and House
| 2 bd · 2 ba · sleeps 6 | $30,080 | $252 | 33% | 4★ (48) | 0.6 mi | AirbnbVrboBooking |
Bear Hug #18 by Venture Smoky Mountains Vacation home | 2 bd · 1 ba · sleeps 4 | $45,706 | $223 | 56% | 3.6★ (4) | 0.6 mi | Booking |
Gated Resort with Hot Tub BBQ Seasonal Resort Pool Cabin
| 2 bd · 1.5 ba · sleeps 6 | $63,608 | $288 | 61% | 4.6★ (176) | 0.7 mi | AirbnbVrboBooking |
Peaceful 2BR w/Stream*Hot Tub*Fireplace*Fire Pit Cabin | 2 bd · 2 ba · sleeps 6 | $34,000 | $336 | 28% | 3.6★ (3) | 0.7 mi | Booking |
Hot Tub~Secluded Log Cabin~Pool~Pool Table Cabin | 2 bd · 2 ba · sleeps 6 | $67,351 | $280 | 66% | 4.8★ (78) | 0.7 mi | Airbnb |
Mountain Oasis Cabin
| 2 bd · 1 ba · sleeps 6 | $33,355 | $223 | 41% | 4.8★ (13) | 0.7 mi | AirbnbVrboBooking |
Tranquil Cabin w/ Hot Tub & Pool Table Cabin | 2 bd · 2 ba · sleeps 6 | $61,399 | $233 | 72% | — | 0.7 mi | Delisted |
Peaceful 2BR w/Stream*Hot Tub*Fireplace*Fire Pit Cabin
| 2 bd · 2 ba · sleeps 6 | $50,222 | $205 | 67% | 4.8★ (31) | 0.7 mi | AirbnbVrboBooking |
2BR Resort Cabin w/Hot Tub + Fireplace + Privacy! Cabin
| 2 bd · 2 ba · sleeps 6 | $52,891 | $210 | 69% | 5★ (146) | 0.7 mi | AirbnbVrbo |
2BR Cabin w/Hot Tub*Fireplace*BBQ*Jacuzzi*Peaceful Cabin
| 2 bd · 2 ba · sleeps 6 | $41,772 | $194 | 59% | 4.8★ (44) | 0.7 mi | AirbnbVrbo |
Tranquil Cabin w/ Hot Tub & Pool Table Cabin | 2 bd · 2 ba · sleeps 6 | $57,390 | $292 | 54% | — | 0.7 mi | Delisted |
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 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium
Est. revenue
$48,642
NOI
$28,334
Cash flow /mo
$497
Cash needed
$112,860
Cash-on-cash
5.3%
ROE (yr 1)
16.0%
Cap rate
8.5%
DSCR
1.27
Year-1 write-off
$98,169
Year-1 tax shield @ 32%
$31,414
Year-1 return on equity
- Cash flow (annual)$5,962
- Principal paydown$2,031
- Appreciation at%$10,020
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)$9,728
- Platform fees (3% of revenue)$1,459
- Maintenance / capex (5% of revenue)$2,432
- Utilities & supplies$4,200
- HOA$0
- Property tax$484
- Insurance (STR-rated)$2,004
Cash needed to close
- Down payment (25%)$83,500
- Closing costs (4.0%)$13,360
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$31,414
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
$252,000
Short-life (5/15-yr)
$82,000 · 33%
Year-1 deduction
$98,000
Year-1 tax shield @ 32%
$31,000
Land 25% (county tax record, market value split) · building $170,000 over 39 years · new furniture $16,000
Based on: 850 sq ft, built 1989, 2 bd / 2 ba, unfurnished, listing features (deck, fireplace, flooring types, appliance list, septic, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $63,000 in year 1 (18% short-life, $20,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,500
Kitchen cabinetsdefault
$7,700 new × 40% good × 3.12 allocation
- $7,800
Kitchen countertopsdefault
$6,300 new × 40% good × 3.12 allocation
- $1,900
Decorative trimdefault
$1,500 new × 40% good × 3.12 allocation
- $400
Mirrorsdefault
$300 new × 40% good × 3.12 allocation
- $1,100
Shelvingdefault
$900 new × 40% good × 3.12 allocation
- $2,800
Window coverings (9)default
$2,300 new × 40% good × 3.12 allocation
- $6,800
Carpet, vinyl & laminate (100% of floors)listing
$5,500 new × 40% good × 3.12 allocation
- $7,400
Kitchen & laundry equipment plumbingdefault
$6,000 new × 40% good × 3.12 allocation
- $4,500
Kitchen, laundry & data equipment electricaldefault
$3,600 new × 40% good × 3.12 allocation
- $9,600
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 3.12 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $9,400
Paving: driveway & walks (paved)default
$6,000 new × 50% good × 3.12 allocation
- $4,500
Landscaping (minimal)listing
$2,900 new × 50% good × 3.12 allocation
- $1,300
Patiosdefault
$800 new × 50% good × 3.12 allocation
- $14,900
Decks & porches (attached)listing
$9,600 new × 50% good × 3.12 allocation
- $114,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$91,700 new × 40% good × 3.12 allocation
- $11,800
Building plumbing & fixturesdefault
$9,500 new × 40% good × 3.12 allocation
- $10,000
Building electrical & lightingdefault
$8,000 new × 40% good × 3.12 allocation
- $11,900
HVACdefault
$9,600 new × 40% good × 3.12 allocation
- $3,300
Fireplacelisting
$2,600 new × 40% good × 3.12 allocation
- $18,700
Septic systemlisting
$12,000 new × 50% good × 3.12 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $67,800 | $30,100 | $200 | $98,200 |
| 2 | $0 | $0 | $4,400 | $4,400 |
| 3 | $0 | $0 | $4,400 | $4,400 |
| 4 | $0 | $0 | $4,400 | $4,400 |
| 5 | $0 | $0 | $4,400 | $4,400 |
| 6+ | $0 | $0 | $152,400 | $152,400 |
| Total | $67,800 | $30,100 | $170,000 | $268,000 |
The building's share of the price ($252,000) is 3.1x our depreciated replacement cost of the home ($81,000). The IRS guide treats a gap this size as a reason to review the land share: if land is worth more than the county ratio says, the basis and the write-off are smaller.
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.