2822 Seth Rd
Pigeon Forge, TN 37863
$864,900
4 bd · 4.5 ba · 2,508 sqft · Listed 1d ago
View on Realtor.com →Year built
2023
Sqft
2,508
Lot sqft
11,761
HOA / mo
$0
Furnished
No
List date
2026-11-02T19:04:50.000000Z
Revenue
Annual revenue
$86,958
ADR
$360
Occupancy
66%
Cleaning fees (12 mo)
$17,367
Confidence
Med (57.18), 50 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $79,492
Pinewood Lodge by Avada Properties
Vacation home · 4 bd · 4 ba · sleeps 10 · 197 ft
Revenue $65,009ADR $292Occ ≈ 61%—
Groundhog Heaven by Avada Properties
Vacation home · 4 bd · 4 ba · sleeps 11 · 223 ft
Revenue $100,846ADR $358Occ ≈ 77%3.8★ (2)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Pinewood Lodge by Avada Properties Vacation home | 4 bd · 4 ba · sleeps 10 | $65,009 | $292 | 61% | — | 197 ft | Booking |
9-Hole Mini Golf +3 King Suites +Amazing Location! Cabin
| 4 bd · 3.5 ba · sleeps 11 | $116,094 | $426 | 75% | 4.8★ (278) | 220 ft | AirbnbVrbo |
Groundhog Heaven by Avada Properties Vacation home | 4 bd · 4 ba · sleeps 11 | $100,846 | $358 | 77% | 3.8★ (2) | 223 ft | Booking |
Family Cabin Kids Swings & Slide | Hot Tub | Pets Cabin
| 4 bd · 4 ba · sleeps 10 | $86,130 | $407 | 58% | 4.9★ (157) | 302 ft | AirbnbVrbo |
2 Master Suites! 9-Hole Putt-Putt! Walk to Parkway Cabin | 4 bd · 3.5 ba · sleeps 12 | $105,425 | $404 | 71% | 4.9★ (271) | 338 ft | AirbnbBooking |
Family Cabin - 3 King Suites + Putt Putt Fun House
| 4 bd · 4 ba · sleeps 12 | $33,133 | $443 | 20% | 4.5★ (7) | 345 ft | AirbnbVrboBooking |
Smoky Peak Retreat | Views | Hot Tub | 4m Dwood Cabin
| 4 bd · 4 ba · sleeps 12 | $85,082 | $465 | 50% | 4.8★ (52) | 381 ft | AirbnbVrboBooking |
*Stunning 4BD Near TOWN! Theater Room + HOT TUB! Cabin
| 4 bd · 4.5 ba · sleeps 12 | $103,588 | $390 | 73% | 4.9★ (144) | 0.2 mi | AirbnbVrbo |
EZ Drive/Pool Table/Hot Tub/Dog/Pool/Theatre/Pkg Cabin
| 4 bd · 4.5 ba · sleeps 12 | $130,298 | $457 | 78% | 5★ (181) | 0.3 mi | AirbnbVrbo |
Smoochin' Moose - Cozy up with lush views! Cabin | 4 bd · 4 ba · sleeps 10 | $40,854 | $346 | 32% | 3.5★ (13) | 0.3 mi | AirbnbVrbo |
Show 30 more
Secluded 4BR/4.5BA Cabin w/ Game Room, HotTub, Charcoal Grill – Perfect Getaway!
Cabin · 4 bd · 4.5 ba · sleeps 12 · 0.4 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $88,179ADR $630Occ ≈ 38%4.8★ (79)
"Cuddly Critters"
Cabin · 4 bd · 4 ba · sleeps 12 · 0.4 mi
Revenue $51,406ADR $536Occ ≈ 26%4.7★ (7)
Spacious Cabin Retreat with Hot Tub & Games near Dollywood in Pigeon Forge, TN
Cabin · 4 bd · 4 ba · sleeps 12 · 0.4 mi
Revenue $3,766ADR $470Occ ≈ 2%—
Private hot tub | Three king suites | Wooded views
House · 4 bd · 5 ba · sleeps 12 · 0.5 mi
Revenue $101ADR $101Occ ≈ 0%—
2 Cabins, 1 Property w/easy walk to The Island
Cabin · 4 bd · 3.5 ba · sleeps 12 · 0.6 mi
Revenue $141,350ADR $496Occ ≈ 78%5★ (5)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Pets? Yes! Four Master Suites | Step-Free Access Cabin | 4 bd · 4 ba · sleeps 12 | $76,176 | $366 | 57% | 4.8★ (149) | 0.3 mi | AirbnbBooking |
Pets? Yes! Four Master Suites | Step-free entrance Cabin | 4 bd · 4 ba · sleeps 12 | $77,993 | $385 | 56% | 4.7★ (122) | 0.3 mi | AirbnbVrbo |
4BR 4.5BA 1 MI to Parkway Theatre Room & Hot Tub Cabin | 4 bd · 4.5 ba · sleeps 12 | $113,430 | $450 | 69% | 4.5★ (46) | 0.3 mi | AirbnbVrboBooking |
Smoky Mountain Majesty Cabin | 4 bd · 5 ba · sleeps 12 | $108,932 | $901 | 33% | 4.9★ (95) | 0.4 mi | AirbnbVrbo |
Indoor Pool*Week Discount!*Hot Tub*1.5mi to Pkwy Cabin | 4 bd · 4 ba · sleeps 10 | $106,963 | $429 | 68% | 5★ (204) | 0.4 mi | AirbnbVrbo |
Paws A While - Cozy 4 Bd Cabin Cabin | 4 bd · 4 ba · sleeps 12 | $74,434 | $407 | 50% | 4.6★ (31) | 0.4 mi | AirbnbVrbo |
Easy Access Roads - 4 King Suites - WiFi Cabin | 4 bd · 4 ba · sleeps 12 | $78,570 | $443 | 49% | 4★ (4) | 0.4 mi | AirbnbVrbo |
Sleeps 12 Hot Tub GameRoom & Resort Pool House | 4 bd · 4 ba · sleeps 12 | $37,982 | $706 | 15% | — | 0.4 mi | AirbnbVrbo |
Private Indoor Pool*Hot Tub*Fireplace*Easy Access Cabin | 4 bd · 3.5 ba · sleeps 12 | $96,446 | $402 | 66% | 5★ (146) | 0.4 mi | AirbnbVrbo |
Secluded 4BR/4.5BA Cabin w/ Game Room, HotTub, Charcoal Grill – Perfect Getaway! Cabin
| 4 bd · 4.5 ba · sleeps 12 | $88,179 | $630 | 38% | 4.8★ (79) | 0.4 mi | Vrbo |
Secluded 4BR/4.5BA Cabin w/ Game Room, HotTub, Cha Cabin
| 4 bd · 4.5 ba · sleeps 12 | $66,424 | $459 | 40% | 4.9★ (37) | 0.4 mi | AirbnbVrboBooking |
*Spacious 4BD Lodge Near TOWN! Hot Tub + Fire Pit* Cabin | 4 bd · 4 ba · sleeps 12 | $74,334 | $382 | 53% | 4.8★ (19) | 0.4 mi | AirbnbVrbo |
Epic Private Location*HotTub*FirePit*GameRoom Cabin | 4 bd · 4 ba · sleeps 12 | $45,879 | $457 | 28% | 5★ (15) | 0.4 mi | AirbnbVrbo |
Indoor Pool Cabin | Hot Tub | 1.5mi to Parkway Cabin | 4 bd · 4.5 ba · sleeps 12 | $98,116 | $454 | 59% | 5★ (254) | 0.4 mi | AirbnbVrbo |
Saltwater Indoor Pool |Hot Tub| 3 King Beds| Pets Cabin | 4 bd · 4.5 ba · sleeps 10 | $134,774 | $513 | 72% | 5★ (244) | 0.4 mi | AirbnbVrbo |
Mountain Escape: Book Now! Cabin | 4 bd · 4 ba · sleeps 12 | $60,133 | $335 | 49% | 4.9★ (34) | 0.4 mi | AirbnbVrbo |
EZ Roads + 5 Mins to PKWY! Hot Tub/Games/Spin Bike Cabin | 4 bd · 4 ba · sleeps 10 | $64,582 | $311 | 57% | 4.8★ (180) | 0.4 mi | AirbnbVrbo |
"Cuddly Critters" Cabin | 4 bd · 4 ba · sleeps 12 | $51,406 | $536 | 26% | 4.7★ (7) | 0.4 mi | Airbnb |
Spacious Cabin Retreat with Hot Tub & Games near Dollywood in Pigeon Forge, TN Cabin | 4 bd · 4 ba · sleeps 12 | $3,766 | $470 | 2% | — | 0.4 mi | Vrbo |
Dog Friendly, 3-Decks, Indoor Pool, Hot Tub, Arcad House | 4 bd · 4.5 ba · sleeps 12 | $101,061 | $429 | 65% | 4.9★ (207) | 0.5 mi | AirbnbVrboBooking |
Indoor Pool | HotTub | 3 King Beds | 3 Decks Cabin | 4 bd · 4.5 ba · sleeps 10 | $80,413 | $449 | 49% | 5★ (159) | 0.5 mi | AirbnbVrbo |
Private hot tub | Three king suites | Wooded views House | 4 bd · 5 ba · sleeps 12 | $101 | $101 | 0% | — | 0.5 mi | Vrbo |
Indoor heated pool & hot tub. 12 mins to Dollywood Cabin | 4 bd · 4.5 ba · sleeps 10 | $90,844 | $406 | 61% | 4.9★ (185) | 0.5 mi | AirbnbVrbo |
In town!flat roads/close to parkway!hot tub! Cabin | 4 bd · 4 ba · sleeps 12 | $55,816 | $423 | 36% | 4.9★ (168) | 0.5 mi | AirbnbVrbo |
4BR 4BA 1 MI to Parkway Pool Table & Hot Tub! Cabin | 4 bd · 4 ba · sleeps 12 | $53,496 | $356 | 41% | 4.7★ (24) | 0.5 mi | AirbnbVrboBooking |
4bed/3bath Cabin 5 min from Pigeon Forge w Hot Tub Cabin | 4 bd · 4 ba · sleeps 12 | $65,724 | $309 | 58% | 4.8★ (25) | 0.5 mi | AirbnbVrbo |
Hot Tub, Game Room, King Suites | Creekside Cabin House | 4 bd · 4 ba · sleeps 12 | $88,047 | $366 | 66% | 4.9★ (43) | 0.5 mi | AirbnbVrbo |
CountryOaks Retreat > Game, Hottub, Pool, Location Cabin | 4 bd · 3.5 ba · sleeps 10 | $31,400 | $377 | 23% | 4.9★ (12) | 0.5 mi | AirbnbVrbo |
4BR Mtn Home w/ Indoor Pool, Hot Tub & Game Room Cabin | 4 bd · 5.5 ba · sleeps 12 | $100,992 | $436 | 63% | 4.6★ (44) | 0.5 mi | AirbnbVrboBooking |
2 Cabins, 1 Property w/easy walk to The Island Cabin | 4 bd · 3.5 ba · sleeps 12 | $141,350 | $496 | 78% | 5★ (5) | 0.6 mi | Vrbo |
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 7.99% = 7.24% Freddie Mac 30-yr avg (Oct 29) + 0.75% investor premium
Est. revenue
$86,958
NOI
$48,405
Cash flow /mo
-$721
Cash needed
$273,821
Cash-on-cash
-3.2%
ROE (yr 1)
8.3%
Cap rate
5.6%
DSCR
0.85
Year-1 write-off
$207,681
Year-1 tax shield @ 32%
$66,458
Year-1 return on equity
- Cash flow (annual)-$8,657
- Principal paydown$5,430
- Appreciation at%$25,947
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)$17,392
- Platform fees (3% of revenue)$2,609
- Maintenance / capex (5% of revenue)$4,348
- Utilities & supplies$4,200
- HOA$0
- Property tax$4,815
- Insurance (STR-rated)$5,189
Cash needed to close
- Down payment (25%)$216,225
- Closing costs (4.0%)$34,596
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$66,458
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
$806,000
Short-life (5/15-yr)
$184,000 · 23%
Year-1 deduction
$208,000
Year-1 tax shield @ 32%
$66,000
Land 7% (county tax record, market value split) · building $622,000 over 39 years · new furniture $23,000
Based on: 2,508 sq ft, built 2023, 4 bd / 4.5 ba, unfurnished, listing features (hot tub, deck, fireplace, stone counters).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $120,000 in year 1 (12% short-life, $39,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $17,500
Kitchen cabinetsdefault
$11,300 new × 88% good × 1.76 allocation
- $17,900
Kitchen countertops (stone)listing
$11,600 new × 88% good × 1.76 allocation
- $6,800
Decorative trimdefault
$4,400 new × 88% good × 1.76 allocation
- $800
Mirrorsdefault
$600 new × 75% good × 1.76 allocation
- $2,300
Shelvingdefault
$1,500 new × 88% good × 1.76 allocation
- $7,700
Window coverings (25)default
$6,300 new × 70% good × 1.76 allocation
- $8,500
Carpet, vinyl & laminate (40% of floors)default
$6,500 new × 75% good × 1.76 allocation
- $14,500
Kitchen & laundry equipment plumbingdefault
$8,800 new × 94% good × 1.76 allocation
- $8,800
Kitchen, laundry & data equipment electricaldefault
$5,300 new × 94% good × 1.76 allocation
- $10,700
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 75% good × 1.76 allocation
- $11,100
Hot tub (freestanding)listing
$9,000 new × 70% good × 1.76 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $16,100
Paving: driveway & walks (paved)default
$10,400 new × 88% good × 1.76 allocation
- $15,500
Landscaping (typical)default
$10,000 new × 88% good × 1.76 allocation
- $3,800
Patiosdefault
$2,500 new × 88% good × 1.76 allocation
- $42,200
Decks & porches (attached)listing
$28,200 new × 85% good × 1.76 allocation
- $454,100
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$271,900 new × 95% good × 1.76 allocation
- $46,700
Building plumbing & fixturesdefault
$28,300 new × 94% good × 1.76 allocation
- $48,000
Building electrical & lightingdefault
$29,100 new × 94% good × 1.76 allocation
- $42,200
HVACdefault
$28,300 new × 85% good × 1.76 allocation
- $15,000
Hardwood & tile floorsdefault
$9,700 new × 88% good × 1.76 allocation
- $16,300
Fireplaces (4)listing
$10,500 new × 88% good × 1.76 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $129,500 | $77,500 | $700 | $207,700 |
| 2 | $0 | $0 | $16,000 | $16,000 |
| 3 | $0 | $0 | $16,000 | $16,000 |
| 4 | $0 | $0 | $16,000 | $16,000 |
| 5 | $0 | $0 | $16,000 | $16,000 |
| 6+ | $0 | $0 | $557,900 | $557,900 |
| Total | $129,500 | $77,500 | $622,300 | $829,400 |
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.