531 Blackberry Ridge Way
Pigeon Forge, TN 37863
$675,000
3 bd · 3 ba · 2,184 sqft · Listed 1d ago
View on Realtor.com →Year built
2019
Sqft
2,184
Lot sqft
4,356
HOA / mo
$75
Furnished
No
List date
2026-10-22T15:28:58.000000Z
Revenue
Annual revenue
$59,726
ADR
$280
Occupancy
58%
Cleaning fees (12 mo)
$9,824
Confidence
Med (58.02), 48 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $55,384
Near It All Too Close to All the Fun
Chalet · 3 bd · 2 ba · sleeps 6 · 82 ft
Revenue $41,953ADR $263Occ ≈ 44%—
Sweet Serenity Mountain Serenity, Sweetly Yours
Chalet · 3 bd · 3 ba · sleeps 6 · 98 ft
Revenue $60,733ADR $323Occ ≈ 52%5★ (1)
Among the Oaks Tucked Away, Close to Town
Chalet · 3 bd · 2 ba · sleeps 6 · 197 ft
Revenue $52,159ADR $256Occ ≈ 56%—
The lodge: egg chair, king beds
Cabin · 3 bd · 2 ba · sleeps 8 · 233 ft
Revenue $75,710ADR $252Occ ≈ 82%5★ (49)
Bear Ridge Stay on the Wild Side
Chalet · 3 bd · 2 ba · sleeps 6 · 256 ft
Revenue $46,876ADR $227Occ ≈ 57%3.5★ (2)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Near It All Too Close to All the Fun Chalet | 3 bd · 2 ba · sleeps 6 | $41,953 | $263 | 44% | — | 82 ft | Booking |
Sweet Serenity Mountain: Serenity, Sweetly Yours Cabin | 3 bd · 3 ba · sleeps 6 | $60,150 | $345 | 48% | 4.5★ (12) | 95 ft | AirbnbVrbo |
Sweet Serenity Mountain Serenity, Sweetly Yours Chalet | 3 bd · 3 ba · sleeps 6 | $60,733 | $323 | 52% | 5★ (1) | 98 ft | Booking |
Centrally located|2 Kings|Hot tub|Bunk bed|Arcade Cabin | 3 bd · 2 ba · sleeps 8 | $69,438 | $309 | 62% | 4.9★ (158) | 115 ft | AirbnbVrbo |
Papa Wolf's Cabin - POOL Community Cabin | 3 bd · 3 ba · sleeps 10 | $97,674 | $308 | 87% | 4.8★ (307) | 125 ft | AirbnbVrboBooking |
Pigeon Forge Resort Cabin with Pool Table, Foosbal House | 3 bd · 3 ba · sleeps 6 | $68,319 | $298 | 63% | 4.5★ (93) | 148 ft | AirbnbVrbo |
Black Bear Plunge! Brand New with indoor pool! Cabin | 3 bd · 3.5 ba · sleeps 9 | $69,188 | $411 | 46% | 4.9★ (25) | 174 ft | AirbnbVrboBooking |
Among the Oaks Tucked Away, Close to Town Chalet | 3 bd · 2 ba · sleeps 6 | $52,159 | $256 | 56% | — | 197 ft | Booking |
The lodge: egg chair, king beds Cabin | 3 bd · 2 ba · sleeps 8 | $75,710 | $252 | 82% | 5★ (49) | 233 ft | Airbnb |
Bear Ridge Stay on the Wild Side Chalet | 3 bd · 2 ba · sleeps 6 | $46,876 | $227 | 57% | 3.5★ (2) | 256 ft | Booking |
Show 32 more
Hidden Treasure X Marks Your Mountain Escape
Chalet · 3 bd · 2 ba · sleeps 6 · 384 ft
Revenue $41,908ADR $279Occ ≈ 41%—
Bigfoot Inn by American Patriot Getaways
Vacation home · 3 bd · 2 ba · sleeps 6 · 0.1 mi
Revenue $58,193ADR $262Occ ≈ 61%—
Bear Necessities By Colonial Properties
Vacation home · 3 bd · 2 ba · sleeps 6 · 0.1 mi
Revenue $37,238ADR $133Occ ≈ 77%2★ (1)
Appalachian Dream Where Mountain Dreams Come True
Chalet · 3 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $60,776ADR $242Occ ≈ 69%5★ (1)
REMAINING DATES DISCOUNTED IN JUNE AND JULY!! CHECK US OUT!
Cabin · 3 bd · 2 ba · sleeps 8 · 0.2 mi
Revenue $22,956ADR $232Occ ≈ 27%4.6★ (71)
ADELA’S NEST Clean and sanitized
House · 3 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $30,511ADR $210Occ ≈ 40%5★ (325)
Cozy Cul De Sac
House · 3 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $31,623ADR $156Occ ≈ 56%5★ (177)
A Bearz Haven cabin
Vacation home · 3 bd · 3 ba · sleeps 8 · 0.4 mi
Revenue $35,077ADR $269Occ ≈ 36%5★ (1)
HEAVENLY VIEW MOUNTAIN CABIN - Amazing view of Mt. LeConte!
Cabin · 3 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $69,774ADR $255Occ ≈ 75%5★ (208)
Pigeon Forge 66 - Three Bedroom Villa, Sleeps 8
House · 3 bd · 3 ba · sleeps 8 · 0.5 mi
Revenue $56,223ADR $351Occ ≈ 44%—
Amazing Sunsets
Vacation home · 3 bd · 3 ba · sleeps 10 · 0.5 mi
Revenue $31,705ADR $973Occ ≈ 9%4★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
The lodge - King beds, egg chair Cabin | 3 bd · 2 ba · sleeps 8 | $57,934 | $321 | 49% | 4.8★ (50) | 341 ft | AirbnbVrbo |
Hidden Treasure X Marks Your Mountain Escape Chalet | 3 bd · 2 ba · sleeps 6 | $41,908 | $279 | 41% | — | 384 ft | Booking |
Amazing Grace - 3 BR - 1.6 miles from The Island Cabin | 3 bd · 3.5 ba · sleeps 10 | $70,744 | $277 | 70% | 4.8★ (43) | 459 ft | AirbnbVrboBooking |
You Are My Sunshine - 3 BR Cabin in Pigeon Forge! Cabin | 3 bd · 3.5 ba · sleeps 10 | $69,478 | $300 | 63% | 4.7★ (37) | 0.1 mi | AirbnbVrboBooking |
Bigfoot Inn by American Patriot Getaways Vacation home | 3 bd · 2 ba · sleeps 6 | $58,193 | $262 | 61% | — | 0.1 mi | Booking |
Bear Necessities By Colonial Properties Vacation home | 3 bd · 2 ba · sleeps 6 | $37,238 | $133 | 77% | 2★ (1) | 0.1 mi | Booking |
Appalachian Dream Where Mountain Dreams Come True Chalet | 3 bd · 2 ba · sleeps 6 | $60,776 | $242 | 69% | 5★ (1) | 0.2 mi | Booking |
REMAINING DATES DISCOUNTED IN JUNE AND JULY!! CHECK US OUT! Cabin | 3 bd · 2 ba · sleeps 8 | $22,956 | $232 | 27% | 4.6★ (71) | 0.2 mi | Vrbo |
Treat Mom to a Smoky Mountain Getaway – Save 20% Cabin | 3 bd · 3.5 ba · sleeps 10 | $64,925 | $494 | 36% | 4.8★ (12) | 0.2 mi | AirbnbVrboBooking |
ADELA’S NEST Clean and sanitized House | 3 bd · 2 ba · sleeps 6 | $30,511 | $210 | 40% | 5★ (325) | 0.2 mi | Airbnb |
*Gorgeous 3BD POOL Cabin w/ Hot Tub + Fireplace* Cabin | 3 bd · 3 ba · sleeps 10 | $27,922 | $352 | 22% | 3.8★ (8) | 0.2 mi | AirbnbVrbo |
Smokey Blues Cabin • Cozy Stay + Indoor Pool Cabin | 3 bd · 3 ba · sleeps 10 | $66,230 | $437 | 42% | 4.7★ (186) | 0.2 mi | AirbnbVrboBooking |
Charming&Cozy-HotTub & GameRoom-1.8 mi to Parkway House | 3 bd · 2 ba · sleeps 6 | $38,528 | $200 | 53% | 5★ (32) | 0.3 mi | AirbnbVrbo |
Cozy Cul De Sac House | 3 bd · 2 ba · sleeps 6 | $31,623 | $156 | 56% | 5★ (177) | 0.3 mi | Airbnb |
Beautiful 3BD Home Near TOWN | Hot Tub + Fire Pit! Cabin | 3 bd · 3 ba · sleeps 10 | $22,743 | $245 | 25% | 4.8★ (12) | 0.3 mi | AirbnbVrbo |
Vacation Station Cottage | 3 bd · 2 ba · sleeps 6 | $39,859 | $207 | 53% | 5★ (195) | 0.4 mi | AirbnbVrbo |
A Bearz Haven cabin Vacation home | 3 bd · 3 ba · sleeps 8 | $35,077 | $269 | 36% | 5★ (1) | 0.4 mi | Booking |
Steps from Pkwy! Hot Tub~Pool Access~Fast WiFi Cabin | 3 bd · 3 ba · sleeps 8 | $73,714 | $325 | 62% | 4.8★ (330) | 0.4 mi | AirbnbVrboBooking |
Relax in a Forest Hot Tub & Cozy Cabin Escape Cabin | 3 bd · 2 ba · sleeps 9 | $81,010 | $302 | 73% | 4.7★ (78) | 0.4 mi | AirbnbVrbo |
Modern 3BR/2BA Home w/ Hot Tub off PF Pkwy House | 3 bd · 2 ba · sleeps 6 | $50,105 | $226 | 61% | 5★ (166) | 0.4 mi | AirbnbVrbo |
HEAVENLY VIEW MOUNTAIN CABIN - Amazing view of Mt. LeConte! Cabin | 3 bd · 2 ba · sleeps 6 | $69,774 | $255 | 75% | 5★ (208) | 0.4 mi | Vrbo |
New Immaculate 3 Bedroom Getaway House | 3 bd · 2.5 ba · sleeps 8 | $41,071 | $271 | 42% | 5★ (15) | 0.5 mi | AirbnbVrbo |
Awesome Mountain View-No Steps-Close to Everything Cabin | 3 bd · 2 ba · sleeps 8 | $54,544 | $280 | 53% | 5★ (313) | 0.5 mi | AirbnbVrbo |
All Snuggled INN Cabin | 3 bd · 3 ba · sleeps 10 | $65,038 | $359 | 50% | 5★ (340) | 0.5 mi | AirbnbVrbo |
Newly-built cabin; 3 minutes away from PF Island. Cabin | 3 bd · 3 ba · sleeps 10 | $69,579 | $342 | 56% | 4.8★ (197) | 0.5 mi | AirbnbVrbo |
Pigeon Forge 66 - Three Bedroom Villa, Sleeps 8 House | 3 bd · 3 ba · sleeps 8 | $56,223 | $351 | 44% | — | 0.5 mi | Vrbo |
Vantara Smoky Views - Feels like home House | 3 bd · 2 ba · sleeps 6 | $1,153 | $244 | 1% | 5★ (2) | 0.5 mi | AirbnbVrboBooking |
Cedar Peaks | Sunset Goals + 5-Star Location Cabin | 3 bd · 3 ba · sleeps 10 | $56,389 | $393 | 39% | 5★ (53) | 0.5 mi | AirbnbVrbo |
Amazing Sunsets Vacation home | 3 bd · 3 ba · sleeps 10 | $31,705 | $973 | 9% | 4★ (1) | 0.5 mi | Booking |
High Valley Hideaway House | 3 bd · 2.5 ba · sleeps 10 | $36,986 | $284 | 36% | 5★ (32) | 0.5 mi | AirbnbVrbo |
Daffodil House | 3 bd · 2 ba · sleeps 6 | $37,519 | $162 | 63% | 5★ (25) | 0.5 mi | Airbnb |
Convenient 3BD w/ Hot Tub | Huge Yard + Near TOWN! House | 3 bd · 2 ba · sleeps 6 | $12,664 | $214 | 16% | 3.9★ (10) | 0.5 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 8.07% = 7.32% Freddie Mac 30-yr avg (Oct 22) + 0.75% investor premium
Est. revenue
$59,726
NOI
$31,246
Cash flow /mo
-$1,136
Cash needed
$221,250
Cash-on-cash
-6.2%
ROE (yr 1)
4.9%
Cap rate
4.6%
DSCR
0.70
Year-1 write-off
$143,449
Year-1 tax shield @ 32%
$45,904
Year-1 return on equity
- Cash flow (annual)-$13,627
- Principal paydown$4,171
- Appreciation at%$20,250
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)$11,945
- Platform fees (3% of revenue)$1,792
- Maintenance / capex (5% of revenue)$2,986
- Utilities & supplies$4,200
- HOA$900
- Property tax$2,607
- Insurance (STR-rated)$4,050
Cash needed to close
- Down payment (25%)$168,750
- Closing costs (4.0%)$27,000
- Furnishing (bought new)$25,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$45,904
No county tax record split for property tax, insurance rate and the land/building split, so those use market defaults — edit the price above; 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
$574,000
Short-life (5/15-yr)
$117,000 · 20%
Year-1 deduction
$143,000
Year-1 tax shield @ 32%
$46,000
Land 15% (market default, no usable tax-record split) · building $456,000 over 39 years · new furniture $26,000
Based on: 2,184 sq ft, built 2019, 3 bd / 3 ba, unfurnished, listing features (hot tub, deck, game room, fireplace, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $88,000 in year 1 (11% short-life, $28,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $12,600
Kitchen cabinetsdefault
$10,600 new × 72% good × 1.65 allocation
- $10,300
Kitchen countertopsdefault
$8,700 new × 72% good × 1.65 allocation
- $4,500
Decorative trimdefault
$3,800 new × 72% good × 1.65 allocation
- $300
Mirrorsdefault
$500 new × 42% good × 1.65 allocation
- $1,400
Shelvingdefault
$1,200 new × 72% good × 1.65 allocation
- $3,600
Window coverings (22)default
$5,500 new × 40% good × 1.65 allocation
- $3,200
Carpet, vinyl & laminate (33% of floors)listing
$4,700 new × 42% good × 1.65 allocation
- $11,700
Kitchen & laundry equipment plumbingdefault
$8,200 new × 86% good × 1.65 allocation
- $7,100
Kitchen, laundry & data equipment electricaldefault
$5,000 new × 86% good × 1.65 allocation
- $5,300
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 42% good × 1.65 allocation
- $5,900
Hot tub (freestanding)listing
$9,000 new × 40% good × 1.65 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
- $11,500
Paving: driveway & walks (paved)default
$9,700 new × 72% good × 1.65 allocation
- $11,100
Landscaping (typical)default
$9,300 new × 72% good × 1.65 allocation
- $2,600
Patiosdefault
$2,200 new × 72% good × 1.65 allocation
- $26,300
Decks & porches (attached)listing
$24,600 new × 65% good × 1.65 allocation
- $345,400
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$237,000 new × 88% good × 1.65 allocation
- $34,900
Building plumbing & fixturesdefault
$24,600 new × 86% good × 1.65 allocation
- $35,400
Building electrical & lightingdefault
$25,000 new × 86% good × 1.65 allocation
- $26,400
HVACdefault
$24,600 new × 65% good × 1.65 allocation
- $11,100
Hardwood & tile floorsdefault
$9,400 new × 72% good × 1.65 allocation
- $3,100
Fireplacelisting
$2,600 new × 72% good × 1.65 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $91,500 | $51,500 | $500 | $143,400 |
| 2 | $0 | $0 | $11,700 | $11,700 |
| 3 | $0 | $0 | $11,700 | $11,700 |
| 4 | $0 | $0 | $11,700 | $11,700 |
| 5 | $0 | $0 | $11,700 | $11,700 |
| 6+ | $0 | $0 | $409,000 | $409,000 |
| Total | $91,500 | $51,500 | $456,300 | $599,200 |
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.