4206 Dellinger Hollow Rd

Pigeon Forge, TN 37863

$380,000

4 bd · 3 ba · 2,235 sqft · Listed 1d ago

View on Realtor.com →

Year built

1970

Sqft

2,235

Lot sqft

21,780

HOA / mo

None

Furnished

List date

2026-10-28T13:25:29.000000Z

Revenue

Annual revenue

$61,853

ADR

$327

Occupancy

52%

Cleaning fees (12 mo)

$11,247

Confidence

Low (51.28), 25 comps

Comp revenue range (p25 / median / p75)

$45,244$65,285$94,917

Median revenue of shown comps: $64,320

Pigeon Forge Mountain Ranch!
House · 4 bd · 2 ba · sleeps 12 · 161 ft
Revenue $25,116ADR $292Occ ≈ 24%5★ (2)
Airbnb Booking
Hidden Ranch
House · 4 bd · 2 ba · sleeps 12 · 0.1 mi
Revenue $13,619ADR $257Occ ≈ 15%4.3★ (13)
Delisted
Secluded|5 Min to Twn|Game Rm|Kid-Friendly Escape
Cabin · 4 bd · 3.5 ba · sleeps 12 · 0.4 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $147,605ADR $480Occ ≈ 84%5★ (238)
Airbnb Vrbo
Mountain View Cabin w/ Hot Tub, Theater & Pool
Cabin · 4 bd · 3 ba · sleeps 11 · 0.4 mi
- Hot tub
- Pool
- A/C
- Free parking
- +6
Revenue $105,048ADR $411Occ ≈ 70%5★ (3)
Vrbo
Views&Location•Boccee Ball•HotTub•FirePit•puttputt
Cabin · 4 bd · 3 ba · sleeps 12 · 0.5 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $115,662ADR $447Occ ≈ 71%4.8★ (143)
Airbnb Vrbo
Mountain View Cabin w/ Hot Tub, Theater & Pool
Cabin · 4 bd · 3 ba · sleeps 11 · 0.5 mi
- Hot tub
- Pool
- A/C
- Free parking
- +6
Revenue $86,374ADR $374Occ ≈ 63%4.9★ (34)
Airbnb Vrbo Booking
Location-Hot tub-Theatre Room-recently updated
Cabin · 4 bd · 3 ba · sleeps 11 · 0.5 mi
Revenue $65,285ADR $453Occ ≈ 39%5★ (2)
Airbnb
SmokyMtnViews • Hot Tub • FirePit • Near Dollywood
Cabin · 4 bd · 2.5 ba · sleeps 10 · 0.6 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +5
Revenue $29,501ADR $372Occ ≈ 22%4.8★ (96)
Airbnb Vrbo
Contentment - Mountain Views, Pool Table, Hot Tub
Chalet · 4 bd · 3 ba · sleeps 10 · 0.6 mi
Revenue $71,260ADR $384Occ ≈ 51%4.5★ (33)
Airbnb
Beavers Mountaintop Retreat - Private Pool, Theater Room, Pool Table, + Outdoor Hot Tub
Vacation home · 4 bd · 3 ba · sleeps 12 · 0.7 mi
Revenue $83,840ADR $385Occ ≈ 60%—
Booking

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Pigeon Forge Mountain Ranch! House	4 bd · 2 ba · sleeps 12	$25,116	$292	24%	5★ (2)	161 ft	Airbnb Booking
Hidden Ranch House	4 bd · 2 ba · sleeps 12	$13,619	$257	15%	4.3★ (13)	0.1 mi	Delisted
Secluded\|5 Min to Twn\|Game Rm\|Kid-Friendly Escape Cabin Hot tub A/C Free parking Wifi +4	4 bd · 3.5 ba · sleeps 12	$147,605	$480	84%	5★ (238)	0.4 mi	Airbnb Vrbo
Mountain View Cabin w/ Hot Tub, Theater & Pool Cabin Hot tub Pool A/C Free parking +6	4 bd · 3 ba · sleeps 11	$105,048	$411	70%	5★ (3)	0.4 mi	Vrbo
Views&Location•Boccee Ball•HotTub•FirePit•puttputt Cabin Hot tub A/C Free parking Wifi +4	4 bd · 3 ba · sleeps 12	$115,662	$447	71%	4.8★ (143)	0.5 mi	Airbnb Vrbo
Mountain View Cabin w/ Hot Tub, Theater & Pool Cabin Hot tub Pool A/C Free parking +6	4 bd · 3 ba · sleeps 11	$86,374	$374	63%	4.9★ (34)	0.5 mi	Airbnb Vrbo Booking
Location-Hot tub-Theatre Room-recently updated Cabin	4 bd · 3 ba · sleeps 11	$65,285	$453	39%	5★ (2)	0.5 mi	Airbnb
SmokyMtnViews • Hot Tub • FirePit • Near Dollywood Cabin Hot tub A/C Free parking Wifi +5	4 bd · 2.5 ba · sleeps 10	$29,501	$372	22%	4.8★ (96)	0.6 mi	Airbnb Vrbo
Contentment - Mountain Views, Pool Table, Hot Tub Chalet	4 bd · 3 ba · sleeps 10	$71,260	$384	51%	4.5★ (33)	0.6 mi	Airbnb
Beavers Mountaintop Retreat - Private Pool, Theater Room, Pool Table, + Outdoor Hot Tub Vacation home	4 bd · 3 ba · sleeps 12	$83,840	$385	60%	—	0.7 mi	Booking

Show 6 more

White Pine Lodge - Peaceful views + a hot tub!
Cabin · 4 bd · 4 ba · sleeps 12 · 0.7 mi
Revenue $80,177ADR $398Occ ≈ 55%3.9★ (13)
Airbnb Booking
Peaceful 4BR Mountainview, Free Attraction Tickets
Cabin · 4 bd · 3 ba · sleeps 12 · 0.7 mi
Revenue $32,334ADR $410Occ ≈ 22%4.5★ (135)
Airbnb Booking
Luxury Smokey Mountain Cabin
Cabin · 4 bd · 3 ba · sleeps 12 · 0.7 mi
- Hot tub
- Pool
- A/C
- Free parking
- +7
Revenue $63,355ADR $269Occ ≈ 65%4.6★ (379)
Vrbo
Peaceful cabin in a gated community & private hot
Cabin · 4 bd · 3 ba · sleeps 12 · 0.7 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $62,169ADR $331Occ ≈ 51%4.3★ (17)
Airbnb Vrbo Booking
New! Mtn. Views | Theater | Fire Pit | 3 Kings
Cabin · 4 bd · 3 ba · sleeps 11 · 0.7 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $45,244ADR $488Occ ≈ 25%5★ (12)
Airbnb
Turkey Knob
Cabin · 4 bd · 3 ba · sleeps 12 · 0.7 mi
Revenue $49,160ADR $550Occ ≈ 24%5★ (24)
Airbnb Booking

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
White Pine Lodge - Peaceful views + a hot tub! Cabin	4 bd · 4 ba · sleeps 12	$80,177	$398	55%	3.9★ (13)	0.7 mi	Airbnb Booking
Peaceful 4BR Mountainview, Free Attraction Tickets Cabin	4 bd · 3 ba · sleeps 12	$32,334	$410	22%	4.5★ (135)	0.7 mi	Airbnb Booking
Luxury Smokey Mountain Cabin Cabin Hot tub Pool A/C Free parking +7	4 bd · 3 ba · sleeps 12	$63,355	$269	65%	4.6★ (379)	0.7 mi	Vrbo
Peaceful cabin in a gated community & private hot Cabin Hot tub Pool A/C Free parking +5	4 bd · 3 ba · sleeps 12	$62,169	$331	51%	4.3★ (17)	0.7 mi	Airbnb Vrbo Booking
New! Mtn. Views \| Theater \| Fire Pit \| 3 Kings Cabin Hot tub Pool A/C Free parking +5	4 bd · 3 ba · sleeps 11	$45,244	$488	25%	5★ (12)	0.7 mi	Airbnb
Turkey Knob Cabin	4 bd · 3 ba · sleeps 12	$49,160	$550	24%	5★ (24)	0.7 mi	Airbnb 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

$61,853

NOI

$37,505

Cash flow /mo

$3,125

Cash needed

$424,200

Cash-on-cash (all cash)

8.8%

ROE (yr 1)

11.5%

Cap rate

9.9%

DSCR

—

Year-1 write-off

$106,144

Year-1 tax shield @ 32%

$33,966

Year-1 return on equity

Cash flow (annual)$37,505
Principal paydown (n/a, cash)$0
Appreciation at%$11,400

ROE11.5%

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)$12,371
Platform fees (3% of revenue)$1,856
Maintenance / capex (5% of revenue)$3,093
Utilities & supplies$4,200
HOA$0
Property tax$549
Insurance (STR-rated)$2,280

Cash needed to close

Purchase price (all cash)$380,000
Closing costs (4.0%)$15,200
Furnishing (bought new)$29,000

Tax savings if the STR loophole applies

Tax shield @ 32%$33,966

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

$309,000

Short-life (5/15-yr)

$77,000 · 25%

Year-1 deduction

$106,000

Year-1 tax shield @ 32%

$34,000

Land 19% (county tax record, market value split) · building $232,000 over 39 years · new furniture $29,000

Based on: 2,235 sq ft, built 1970, 4 bd / 3 ba, unfurnished, listing features (patio, fence, game room, fireplace, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $87,000 in year 1 (19% short-life, $28,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$73,600

Kitchen cabinetsdefault
$10,700 new × 40% good × 1.73 allocation
$7,400
Kitchen countertopsdefault
$8,800 new × 40% good × 1.73 allocation
$6,000
Decorative trimdefault
$3,900 new × 40% good × 1.73 allocation
$2,700
Mirrorsdefault
$500 new × 40% good × 1.73 allocation
$300
Shelvingdefault
$1,500 new × 40% good × 1.73 allocation
$1,000
Window coverings (22)default
$5,500 new × 40% good × 1.73 allocation
$3,800
Carpet, vinyl & laminate (100% of floors)listing
$14,400 new × 40% good × 1.73 allocation
$9,900
Kitchen & laundry equipment plumbingdefault
$8,300 new × 40% good × 1.73 allocation
$5,700
Kitchen, laundry & data equipment electricaldefault
$5,000 new × 40% good × 1.73 allocation
$3,500
Appliances (range, refrigerator, washer, dryer)listing
$6,000 new × 40% good × 1.73 allocation
$4,100
Furniture bought newlisting
$23,000 new × 100% good · bought separately
$23,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
$6,000

15-year land improvements$32,300

Paving: driveway & walks (paved)default
$9,800 new × 50% good × 1.73 allocation
$8,500
Landscaping (typical)default
$9,400 new × 50% good × 1.73 allocation
$8,100
Patioslisting
$10,100 new × 50% good × 1.73 allocation
$8,700
Decks & porches (attached)default
$2,200 new × 50% good × 1.73 allocation
$1,900
Fencinglisting
$6,000 new × 50% good × 1.73 allocation
$5,200

Building, 39-year$231,800

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$242,300 new × 40% good × 1.73 allocation
$167,200
Building plumbing & fixturesdefault
$25,200 new × 40% good × 1.73 allocation
$17,400
Building electrical & lightingdefault
$25,600 new × 40% good × 1.73 allocation
$17,700
HVACdefault
$25,200 new × 40% good × 1.73 allocation
$17,400
Fireplacelisting
$2,600 new × 40% good × 1.73 allocation
$1,800
Septic systemlisting
$12,000 new × 50% good × 1.73 allocation
$10,400

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	$73,600	$32,300	$200	$106,100
2	$0	$0	$5,900	$5,900
3	$0	$0	$5,900	$5,900
4	$0	$0	$5,900	$5,900
5	$0	$0	$5,900	$5,900
6+	$0	$0	$207,800	$207,800
Total	$73,600	$32,300	$231,800	$337,700

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.