2733 Timber Way
Pigeon Forge, TN 37863
$499,999
2 bd · 2 ba · 1,267 sqft · Listed 1d ago
View on Realtor.com →Year built
1995
Sqft
1,267
Lot sqft
436
HOA / mo
$225
Furnished
No
List date
2026-10-25T10:05:20.000000Z
Revenue
Annual revenue
$44,854
ADR
$209
Occupancy
59%
Cleaning fees (12 mo)
$9,069
Confidence
Med (61.17), 50 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $44,695
Close to Pigeon Forge- walking distance to outdoor pool-Outdoor kitchen and tv area and much more
Chalet · 2 bd · 2 ba · sleeps 8 · 115 ft
- Hot tub
- Pool
- A/C
- Free parking
- +4
Revenue $66,200ADR $249Occ ≈ 73%4.8★ (18)
Cockadoodle House Rise & Shine in the Smokies
Chalet · 2 bd · 2 ba · sleeps 4 · 154 ft
Revenue $22,290ADR $166Occ ≈ 37%2.1★ (3)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Save on Attractions and Stay Close to the Action! Cabin
| 2 bd · 2 ba · sleeps 6 | $54,842 | $223 | 67% | 4.7★ (73) | 95 ft | AirbnbVrbo |
Close to Pigeon Forge- walking distance to outdoor pool-Outdoor kitchen and tv area and much more Chalet
| 2 bd · 2 ba · sleeps 8 | $66,200 | $249 | 73% | 4.8★ (18) | 115 ft | Vrbo |
Near Parkway • 2BR/2BA • Jetted Tub • Pool Access Cabin
| 2 bd · 2 ba · sleeps 4 | $26,593 | $208 | 35% | 4★ (28) | 151 ft | AirbnbVrbo |
Cockadoodle House Rise & Shine in the Smokies Chalet | 2 bd · 2 ba · sleeps 4 | $22,290 | $166 | 37% | 2.1★ (3) | 154 ft | Booking |
Magnolia Cottage Cabin
| 2 bd · 2 ba · sleeps 4 | $44,602 | $153 | 80% | 4.9★ (96) | 167 ft | AirbnbVrbo |
1.5 Mi to The Island | Hot Tub & Pool | Sleeps 4 Cabin
| 2 bd · 2 ba · sleeps 4 | $58,036 | $210 | 76% | 4.7★ (97) | 213 ft | AirbnbVrbo |
Picturesque Pigeon Forge Cabin w/ Mountain Views Cabin | 2 bd · 2 ba · sleeps 6 | $37,304 | $200 | 51% | 4.6★ (73) | 259 ft | AirbnbBooking |
Cozy Cabin • Dollywood • Hot Tub • Pets OK • Views Cabin
| 2 bd · 2 ba · sleeps 6 | $66,062 | $245 | 74% | 4.8★ (68) | 289 ft | AirbnbVrbo |
Pigeon Forge Cabin w/ Jetted Tub | Free Tix Cabin
| 2 bd · 2 ba · sleeps 6 | $38,281 | $187 | 56% | 4.8★ (31) | 289 ft | AirbnbVrbo |
Family-Friendly Cabin Near Dollywood - Sleeps 8 Cabin
| 2 bd · 2 ba · sleeps 8 | $37,692 | $259 | 40% | 4.2★ (33) | 295 ft | AirbnbBooking |
Show 32 more
Cozy Pigeon Forge Cabin w/ Hot Tub, Arcade & Resort Pool Near Dollywood
Chalet · 2 bd · 2 ba · sleeps 8 · 341 ft
- Hot tub
- Pool
- A/C
- Free parking
- +4
Revenue $58,250ADR $244Occ ≈ 65%4.3★ (72)
Kellys Cabin by American Patriot Getaways
Vacation home · 2 bd · 2 ba · sleeps 6 · 440 ft
Revenue $34,044ADR $0Occ ≈ ——
Forge Chalet: Hilltop Hideaway
House · 2 bd · 3 ba · sleeps 8 · 463 ft
Revenue $43,134ADR $272Occ ≈ 43%5★ (1)
Delisted
Beautiful 2-Story Mountain Cabin Located 3 Mins From Parkway
Cabin · 2 bd · 2 ba · sleeps 7 · 476 ft
- Hot tub
- A/C
- Free parking
- Kitchen
- +4
Revenue $36,232ADR $181Occ ≈ 55%4.6★ (233)
Cozy log cabin very close to Pigeon Forge Parkway with a hot tub and a jacuzzi tub!
Chalet · 2 bd · 1 ba · sleeps 4 · 522 ft
Revenue $36,682ADR $161Occ ≈ 62%4.5★ (2)
1 Mile From The Main Parkway in Pigeon Forge - Outdoor Pool Access-Free Internet-Hot tub
Chalet · 2 bd · 2 ba · sleeps 6 · 0.1 mi
- Hot tub
- Pool
- A/C
- Free parking
- +3
Revenue $32,149ADR $178Occ ≈ 49%4.2★ (43)
Magnolia Cottage
Cabin · 2 bd · 2 ba · sleeps 4 · 0.1 mi
Revenue $11,784ADR $126Occ ≈ 26%—
Delisted
Kelly's Cabin*2 mi to Pigeon Forge*Studio Layout
Cabin · 2 bd · 1.5 ba · sleeps 6 · 0.1 mi
Revenue $45,776ADR $204Occ ≈ 61%4.7★ (7)
Delisted
Kelly's Cabin*2 mi to Pigeon Forge*Studio Layout
Cabin · 2 bd · 1.5 ba · sleeps 6 · 0.2 mi
Revenue $56,717ADR $276Occ ≈ 56%—
Best Value Cabin Hot Tub Arcade Close to Strip
Vacation home · 2 bd · 2 ba · sleeps 8 · 0.2 mi
Revenue $48,826ADR $188Occ ≈ 71%4.5★ (20)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Mountain Chalet Near Dollywood - Sleeps 8, Hot Tub Chalet
| 2 bd · 2 ba · sleeps 8 | $38,904 | $269 | 40% | 4.8★ (37) | 295 ft | AirbnbVrboBooking |
Cozy Hot Tub Chalet | Minutes to The Island Cabin
| 2 bd · 2 ba · sleeps 6 | $44,788 | $206 | 60% | 5★ (85) | 302 ft | AirbnbVrbo |
Only 3 minutes to the Parkway Great Location! Cabin
| 2 bd · 2 ba · sleeps 6 | $46,616 | $189 | 68% | 5★ (320) | 335 ft | AirbnbVrbo |
2.3 Mi to DT Pigeon Forge・Hot Tub・Arcade・Pool Use Cabin
| 2 bd · 2 ba · sleeps 5 | $20,042 | $236 | 23% | 3.6★ (6) | 335 ft | AirbnbVrboBooking |
Cozy Pigeon Forge Cabin w/ Hot Tub, Arcade & Resort Pool Near Dollywood Chalet
| 2 bd · 2 ba · sleeps 8 | $58,250 | $244 | 65% | 4.3★ (72) | 341 ft | Vrbo |
Goldilocks' Honey Pot: Near Dollywood! Cabin
| 2 bd · 2 ba · sleeps 6 | $53,331 | $212 | 69% | 4.7★ (167) | 341 ft | AirbnbVrboBooking |
Cabin w/ Hot Tub & Resort Pool + Free Tickets House
| 2 bd · 2 ba · sleeps 8 | $19,286 | $250 | 21% | — | 377 ft | AirbnbVrbo |
2 Pools*Hottub*Mins-Pkwy/Dollywood*Arcade*Firepit Chalet
| 2 bd · 2.5 ba · sleeps 6 | $43,806 | $217 | 55% | 5★ (311) | 394 ft | AirbnbVrboBooking |
Pet Friendly 2 Bedroom Convenient Pigeon Forge Parkway Location-Hot Tub-Internet Cabin
| 2 bd · 2.5 ba · sleeps 6 | $29,522 | $173 | 47% | 3.1★ (11) | 404 ft | VrboBooking |
2BR Cabin w/ Free Attraction Tickets & Hot Tub Cabin | 2 bd · 1.5 ba · sleeps 6 | $12,891 | $180 | 20% | 4.5★ (92) | 404 ft | AirbnbBooking |
Forge Chalet | Hilltop Getaway Near Dollywood Chalet
| 2 bd · 2.5 ba · sleeps 8 | $57,375 | $303 | 52% | 4.7★ (31) | 407 ft | AirbnbVrboBooking |
Kellys Cabin by American Patriot Getaways Vacation home | 2 bd · 2 ba · sleeps 6 | $34,044 | $0 | — | — | 440 ft | Booking |
Forge Chalet: Hilltop Hideaway House | 2 bd · 3 ba · sleeps 8 | $43,134 | $272 | 43% | 5★ (1) | 463 ft | Delisted |
Beautiful 2-Story Mountain Cabin Located 3 Mins From Parkway Cabin
| 2 bd · 2 ba · sleeps 7 | $36,232 | $181 | 55% | 4.6★ (233) | 476 ft | Vrbo |
2 King Suites • Near Dollywood • No Steep Roads Cabin
| 2 bd · 2 ba · sleeps 7 | $85,339 | $275 | 85% | 4.9★ (471) | 482 ft | AirbnbVrbo |
2 BR w/ arcade game & Free Attraction Tickets Cabin | 2 bd · 2 ba · sleeps 5 | $8,754 | $243 | 10% | 4.8★ (11) | 482 ft | AirbnbBooking |
Cozy Smoky Mtn Cabin,Hot Tub,Game Room,Near Pkwy Cabin
| 2 bd · 1.5 ba · sleeps 5 | $57,273 | $221 | 71% | 5★ (192) | 482 ft | AirbnbVrbo |
Cozy log cabin very close to Pigeon Forge Parkway with a hot tub and a jacuzzi tub! Chalet | 2 bd · 1 ba · sleeps 4 | $36,682 | $161 | 62% | 4.5★ (2) | 522 ft | Booking |
1 Mile From The Main Parkway in Pigeon Forge - Outdoor Pool Access-Free Internet-Hot tub Chalet
| 2 bd · 2 ba · sleeps 6 | $32,149 | $178 | 49% | 4.2★ (43) | 0.1 mi | Vrbo |
Magnolia Cottage Cabin | 2 bd · 2 ba · sleeps 4 | $11,784 | $126 | 26% | — | 0.1 mi | Delisted |
Gateway to the Smokies: Your Door to the Mountains Cabin
| 2 bd · 2 ba · sleeps 6 | $49,517 | $255 | 53% | 4.8★ (14) | 0.1 mi | AirbnbVrbo |
Pigeon Forge | Cabin | Hot Tub | Mountain View Cabin
| 2 bd · 2 ba · sleeps 8 | $71,051 | $292 | 67% | 4.7★ (99) | 0.1 mi | AirbnbVrboBooking |
Fall Sale • Pigeon Forge Fun • 2 Kings + Bunks Cabin
| 2 bd · 2 ba · sleeps 8 | $35,942 | $258 | 38% | 5★ (32) | 0.1 mi | AirbnbVrbo |
Kelly's Cabin*2 mi to Pigeon Forge*Studio Layout Cabin | 2 bd · 1.5 ba · sleeps 6 | $45,776 | $204 | 61% | 4.7★ (7) | 0.1 mi | Delisted |
The Nut House- very close to Pigeon Forge! Cabin
| 2 bd · 2 ba · sleeps 6 | $61,874 | $258 | 66% | 4.5★ (38) | 0.1 mi | AirbnbVrboBooking |
Casual Cabin, Sleeps 6, Hot Tub, Grill, Fireplace Cabin
| 2 bd · 1.5 ba · sleeps 6 | $33,423 | $196 | 47% | 4.2★ (27) | 0.1 mi | AirbnbVrboBooking |
Saddle Up! Half mile to the Parkway! Cabin
| 2 bd · 2 ba · sleeps 6 | $46,149 | $253 | 50% | 4.4★ (24) | 0.1 mi | AirbnbVrbo |
Kelly's Cabin*2 mi to Pigeon Forge*Studio Layout Cabin | 2 bd · 1.5 ba · sleeps 6 | $56,717 | $276 | 56% | — | 0.2 mi | Airbnb |
Prime Location | Arcade + Pool Table + Hot Tub Cabin
| 2 bd · 2 ba · sleeps 6 | $65,221 | $202 | 88% | 4.9★ (213) | 0.2 mi | AirbnbVrboBooking |
Win A Bear is a new cabin located in Pigeon Forge Cabin
| 2 bd · 2.5 ba · sleeps 8 | $60,071 | $227 | 73% | 4.8★ (119) | 0.2 mi | AirbnbVrboBooking |
Affordable Pigeon Forge Cabin 1 Mile to Strip! Cabin
| 2 bd · 2 ba · sleeps 8 | $55,736 | $211 | 72% | 4.7★ (41) | 0.2 mi | AirbnbVrbo |
Best Value Cabin Hot Tub Arcade Close to Strip Vacation home | 2 bd · 2 ba · sleeps 8 | $48,826 | $188 | 71% | 4.5★ (20) | 0.2 mi | 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
Rate 8.07% = 7.32% Freddie Mac 30-yr avg (Oct 22) + 0.75% investor premium
Est. revenue
$44,854
NOI
$21,156
Cash flow /mo
-$1,007
Cash needed
$161,000
Cash-on-cash
-7.5%
ROE (yr 1)
3.7%
Cap rate
4.2%
DSCR
0.64
Year-1 write-off
$138,621
Year-1 tax shield @ 32%
$44,359
Year-1 return on equity
- Cash flow (annual)-$12,083
- Principal paydown$3,089
- Appreciation at%$15,000
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)$8,971
- Platform fees (3% of revenue)$1,346
- Maintenance / capex (5% of revenue)$2,243
- Utilities & supplies$4,200
- HOA$2,700
- Property tax$1,239
- Insurance (STR-rated)$3,000
Cash needed to close
- Down payment (25%)$125,000
- Closing costs (4.0%)$20,000
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$44,359
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
$420,000
Short-life (5/15-yr)
$122,000 · 29%
Year-1 deduction
$139,000
Year-1 tax shield @ 32%
$44,000
Land 16% (county tax record, market value split) · building $298,000 over 39 years · new furniture $16,000
Based on: 1,267 sq ft, built 1995, 2 bd / 2 ba, unfurnished, listing features (deck, fireplace, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $86,000 in year 1 (17% short-life, $28,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $12,200
Kitchen cabinetsdefault
$8,600 new × 40% good × 3.54 allocation
- $9,900
Kitchen countertopsdefault
$7,000 new × 40% good × 3.54 allocation
- $3,100
Decorative trimdefault
$2,200 new × 40% good × 3.54 allocation
- $400
Mirrorsdefault
$300 new × 40% good × 3.54 allocation
- $1,300
Shelvingdefault
$900 new × 40% good × 3.54 allocation
- $4,600
Window coverings (13)default
$3,300 new × 40% good × 3.54 allocation
- $11,600
Carpet, vinyl & laminate (100% of floors)listing
$8,200 new × 40% good × 3.54 allocation
- $9,500
Kitchen & laundry equipment plumbingdefault
$6,700 new × 40% good × 3.54 allocation
- $5,700
Kitchen, laundry & data equipment electricaldefault
$4,000 new × 40% good × 3.54 allocation
- $10,900
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 3.54 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $13,100
Paving: driveway & walks (paved)default
$7,400 new × 50% good × 3.54 allocation
- $12,600
Landscaping (typical)default
$7,100 new × 50% good × 3.54 allocation
- $2,200
Patiosdefault
$1,300 new × 50% good × 3.54 allocation
- $25,200
Decks & porches (attached)listing
$14,300 new × 50% good × 3.54 allocation
- $235,000
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$137,200 new × 48% good × 3.54 allocation
- $20,100
Building plumbing & fixturesdefault
$14,200 new × 40% good × 3.54 allocation
- $18,900
Building electrical & lightingdefault
$13,300 new × 40% good × 3.54 allocation
- $20,200
HVACdefault
$14,300 new × 40% good × 3.54 allocation
- $3,700
Fireplacelisting
$2,600 new × 40% good × 3.54 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $85,200 | $53,100 | $300 | $138,600 |
| 2 | $0 | $0 | $7,600 | $7,600 |
| 3 | $0 | $0 | $7,600 | $7,600 |
| 4 | $0 | $0 | $7,600 | $7,600 |
| 5 | $0 | $0 | $7,600 | $7,600 |
| 6+ | $0 | $0 | $267,100 | $267,100 |
| Total | $85,200 | $53,100 | $298,000 | $436,300 |
The building's share of the price ($420,000) is 3.5x our depreciated replacement cost of the home ($119,000). 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.