516 Golf Rd
Pigeon Forge, TN 37863
$749,000
2 bd · 2.5 ba · 1,327 sqft · Listed 6d ago
View on Realtor.com →Year built
2026
Sqft
1,327
Lot sqft
436
HOA / mo
$0
Furnished
No
List date
2026-11-06T15:39:43.000000Z
Revenue
Annual revenue
$45,382
ADR
$179
Occupancy
69%
Cleaning fees (12 mo)
$9,335
Confidence
Low (42.56), 50 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $37,559
Firepit-Hot Tub-3 mi 2 Dllywd-Up 2 4 adlts/2 cldrn
Cabin · 2 bd · 2 ba · sleeps 6 · 151 ft
Revenue $34,782ADR $239Occ ≈ 40%5★ (219)
Moosetrac Cabin-4 mins to downtown/Island/smokies.
Cabin · 2 bd · 2 ba · sleeps 7 · 197 ft
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $31,190ADR $189Occ ≈ 45%4.8★ (130)
3 mi to Dollywood-Sleeps 8-Firepit-Hot Tub-GSMNP
Cabin · 2 bd · 2 ba · sleeps 8 · 266 ft
Revenue $67,862ADR $288Occ ≈ 65%5★ (266)
3 mi to Dollywood FirePit/Sleeps 8/Close to GSMNP
Cabin · 2 bd · 2 ba · sleeps 8 · 318 ft
Revenue $72,997ADR $235Occ ≈ 85%5★ (119)
Mountain-view Hot Tub Free Tickets
House · 2 bd · 2 ba · sleeps 6 · 492 ft
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $38,572ADR $327Occ ≈ 32%5★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Cozy Cabin Retreat with Hot Tub & Fire Pit Cabin
| 2 bd · 2 ba · sleeps 4 | $62,446 | $219 | 78% | 4.9★ (257) | 128 ft | AirbnbVrboBooking |
Firepit-Hot Tub-3 mi 2 Dllywd-Up 2 4 adlts/2 cldrn Cabin | 2 bd · 2 ba · sleeps 6 | $34,782 | $239 | 40% | 5★ (219) | 151 ft | Airbnb |
Smoky Mountain Hideaway with Hot Tub & Firepit! House
| 2 bd · 2 ba · sleeps 6 | $58,285 | $181 | 88% | 5★ (74) | 184 ft | AirbnbVrbo |
Moosetrac Cabin-4 mins to downtown/Island/smokies. Cabin
| 2 bd · 2 ba · sleeps 7 | $31,190 | $189 | 45% | 4.8★ (130) | 197 ft | Airbnb |
Family Friendly Escape, Near Downtown, Grill, Hot Cabin
| 2 bd · 2 ba · sleeps 8 | $43,569 | $241 | 50% | 4.8★ (45) | 253 ft | AirbnbVrboBooking |
3 mi to Dollywood-Sleeps 8-Firepit-Hot Tub-GSMNP Cabin | 2 bd · 2 ba · sleeps 8 | $67,862 | $288 | 65% | 5★ (266) | 266 ft | Airbnb |
3 mi to Dollywood FirePit/Sleeps 8/Close to GSMNP Cabin | 2 bd · 2 ba · sleeps 8 | $72,997 | $235 | 85% | 5★ (119) | 318 ft | Airbnb |
Firefly Valley • Spa & Sauna • Firepit • 1 Mi Pkwy Cabin
| 2 bd · 2 ba · sleeps 6 | $71,730 | $287 | 68% | 5★ (46) | 361 ft | AirbnbVrbo |
Best Private P. Forge Location Mins to Dollywood Cabin
| 2 bd · 2 ba · sleeps 6 | $66,202 | $219 | 83% | 5★ (403) | 404 ft | AirbnbVrbo |
Mountain-view Hot Tub Free Tickets House
| 2 bd · 2 ba · sleeps 6 | $38,572 | $327 | 32% | 5★ (1) | 492 ft | Airbnb |
Show 29 more
Pigeon Forge 2 Bedroom Mountain Condo - Unit 312
Apartment · 2 bd · 2 ba · sleeps 4 · 0.1 mi
Revenue $16,396ADR $218Occ ≈ 21%4.5★ (4)
Pigeon Forge 2 BDRM Condo - Unit 322
Apartment · 2 bd · 2 ba · sleeps 4 · 0.1 mi
Revenue $14,857ADR $197Occ ≈ 21%5★ (1)
Comfy Cabin with Hot-Tub Perfect for Family Vacation in Pigeon Forge, Tennessee
Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $21,373ADR $398Occ ≈ 15%—
Pigeon Forge's Favorite Family Getaway Log Cabin
Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +5
Revenue $33,980ADR $182Occ ≈ 51%4.7★ (69)
Decorated Country Christmas 2 BR 2BA + Bunk Beds Wifi High Chair and Porta Crib
Cabin · 2 bd · 2 ba · sleeps 8 · 0.2 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +5
Revenue $39,469ADR $205Occ ≈ 53%4.8★ (345)
Pigeon Forge - The Bear Crossing - 2 Bedrooms - Sleeps 8
Cabin · 2 bd · 2 ba · sleeps 8 · 0.2 mi
Revenue $2,374ADR $376Occ ≈ 2%—
Delisted
Delightful 2BR 2nd-Floor | Free Attraction Tickets
Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 0.3 mi
Revenue $10,222ADR $137Occ ≈ 20%4.7★ (70)
10% Off 4 Night Stays - Explore Pigeon Forge
Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $15,602ADR $177Occ ≈ 24%4.5★ (58)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Paws in the Air - Fire pit and cozy hot tub! Cabin
| 2 bd · 2 ba · sleeps 6 | $55,107 | $250 | 60% | 4.8★ (73) | 0.1 mi | AirbnbVrbo |
Bear Clubhouse - Bright spaces and a hot tub! Cabin
| 2 bd · 2 ba · sleeps 7 | $41,218 | $268 | 42% | 4.5★ (81) | 0.1 mi | AirbnbVrboBooking |
Dragonfly Grove • Spa & Sauna • Cinema • 1 Mi Pkwy Cabin
| 2 bd · 2 ba · sleeps 6 | $85,288 | $303 | 77% | 5★ (49) | 0.1 mi | AirbnbVrbo |
2BD/2BA 1MI to parkway Hot Tub! Cabin
| 2 bd · 2 ba · sleeps 6 | $32,900 | $236 | 38% | 4.2★ (47) | 0.1 mi | AirbnbVrboBooking |
Serenity Ridge 312 - 1 Level/King Beds/Pool Access Apartment
| 2 bd · 2 ba · sleeps 4 | $31,572 | $193 | 45% | 4.9★ (28) | 0.1 mi | AirbnbVrboBooking |
Serenity Ridge 322 - Pool Table/Patio/Pool Access Apartment
| 2 bd · 2 ba · sleeps 4 | $30,681 | $195 | 43% | 4.8★ (33) | 0.1 mi | AirbnbVrboBooking |
Pigeon Forge 2 Bedroom Mountain Condo - Unit 312 Apartment | 2 bd · 2 ba · sleeps 4 | $16,396 | $218 | 21% | 4.5★ (4) | 0.1 mi | Vrbo |
Pigeon Forge 2 BDRM Condo - Unit 322 Apartment | 2 bd · 2 ba · sleeps 4 | $14,857 | $197 | 21% | 5★ (1) | 0.1 mi | Airbnb |
Cozy Cabin w/ Fire Pit & Hot Tub Cabin
| 2 bd · 2 ba · sleeps 6 | $55,007 | $281 | 54% | 4.5★ (2) | 0.2 mi | AirbnbVrbo |
Pigeon Forge Cabin: Hot Tub, Games, EV Charger Cabin
| 2 bd · 2 ba · sleeps 8 | $90,359 | $309 | 80% | 5★ (193) | 0.2 mi | AirbnbVrboBooking |
Comfy Cabin with Hot-Tub Perfect for Family Vacation in Pigeon Forge, Tennessee Cabin | 2 bd · 2 ba · sleeps 6 | $21,373 | $398 | 15% | — | 0.2 mi | Booking |
Pigeon Forge's Favorite Family Getaway Log Cabin Cabin
| 2 bd · 2 ba · sleeps 6 | $33,980 | $182 | 51% | 4.7★ (69) | 0.2 mi | Vrbo |
The Bear Crossing Cabin | 2 bd · 2 ba · sleeps 8 | $72,906 | $321 | 62% | — | 0.2 mi | Airbnb |
Decorated Country Christmas 2 BR 2BA + Bunk Beds Wifi High Chair and Porta Crib Cabin
| 2 bd · 2 ba · sleeps 8 | $39,469 | $205 | 53% | 4.8★ (345) | 0.2 mi | Vrbo |
Pigeon Forge - The Bear Crossing - 2 Bedrooms - Sleeps 8 Cabin | 2 bd · 2 ba · sleeps 8 | $2,374 | $376 | 2% | — | 0.2 mi | Delisted |
Hidden Treasure heart of Pigeon Forge Cabin
| 2 bd · 2 ba · sleeps 8 | $72,143 | $447 | 44% | 5★ (203) | 0.2 mi | AirbnbVrbo |
Delightful 2BR 2nd-Floor | Free Attraction Tickets Condominium (condo) | 2 bd · 2 ba · sleeps 4 | $10,222 | $137 | 20% | 4.7★ (70) | 0.3 mi | Airbnb |
A'Dreamin is in the heart of Pigeon Forge Cabin
| 2 bd · 2.5 ba · sleeps 8 | $57,931 | $255 | 62% | 4.8★ (142) | 0.3 mi | AirbnbVrboBooking |
Smoky Bear Suite-Near Dollywood , Golf Course & Family Fun! Apartment
| 2 bd · 2.5 ba · sleeps 7 | $26,388 | $188 | 38% | 5★ (63) | 0.3 mi | AirbnbVrbo |
Dollywood Lane Getaway- 5 min to DW, pools Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $25,083 | $198 | 35% | 5★ (39) | 0.3 mi | AirbnbVrbo |
Pop's Place - King Bed, Indoor Pool Access Condominium (condo)
| 2 bd · 2.5 ba · sleeps 8 | $32,916 | $226 | 40% | 4.5★ (39) | 0.3 mi | AirbnbVrboBooking |
10% Off 4 Night Stays - Explore Pigeon Forge Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $15,602 | $177 | 24% | 4.5★ (58) | 0.3 mi | Airbnb |
Prime 2BR Condo | Free Attraction Tickets | Pool Condominium (condo) | 2 bd · 2 ba · sleeps 8 | $1,141 | $216 | 1% | 4.5★ (100) | 0.3 mi | AirbnbBooking |
GV 2503 - Golf View Resort w/Indoor-Outdoor Pool Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $47,564 | $152 | 86% | 4.8★ (76) | 0.3 mi | AirbnbVrbo |
A Hole In One House
| 2 bd · 2 ba · sleeps 6 | $19,320 | $204 | 26% | 4.8★ (131) | 0.3 mi | AirbnbVrbo |
Cozy Condo • Pools • Sauna • Golf • Seasonal Hot Tub Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $51,678 | $179 | 79% | 5★ (53) | 0.3 mi | AirbnbVrboBooking |
Smoky Bear 1103 | Fireplace, Balcony, Pools Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $35,880 | $299 | 33% | 3.8★ (18) | 0.3 mi | AirbnbBooking |
Ma & Pa's BeeHive Condominium (condo)
| 2 bd · 2 ba · sleeps 4 | $37,559 | $188 | 55% | 5★ (114) | 0.3 mi | AirbnbVrbo |
Up to Par 3211 | Billiards, Resort Pools + Hot Tub Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $23,035 | $246 | 26% | 4.4★ (7) | 0.3 mi | AirbnbVrboBooking |
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 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium
Est. revenue
$45,382
NOI
$23,601
Cash flow /mo
-$2,128
Cash needed
$239,210
Cash-on-cash
-10.7%
ROE (yr 1)
0.7%
Cap rate
3.2%
DSCR
0.48
Year-1 write-off
$227,310
Year-1 tax shield @ 32%
$72,739
Year-1 return on equity
- Cash flow (annual)-$25,533
- Principal paydown$4,758
- Appreciation at%$22,470
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)$9,076
- Platform fees (3% of revenue)$1,361
- Maintenance / capex (5% of revenue)$2,269
- Utilities & supplies$4,200
- HOA$0
- Property tax$380
- Insurance (STR-rated)$4,494
Cash needed to close
- Down payment (25%)$187,250
- Closing costs (4.0%)$29,960
- Furnishing (bought new)$22,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$72,739
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
$637,000
Short-life (5/15-yr)
$205,000 · 32%
Year-1 deduction
$227,000
Year-1 tax shield @ 32%
$73,000
Land 15% (market default, no usable tax-record split) · building $432,000 over 39 years · new furniture $22,000
Based on: 1,327 sq ft, built 2026, 2 bd / 2.5 ba, unfurnished, listing features (hot tub, deck, game room, fireplace, stone counters, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $147,000 in year 1 (20% short-life, $47,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $19,500
Kitchen cabinetsdefault
$8,700 new × 100% good × 2.24 allocation
- $19,900
Kitchen countertops (stone)listing
$8,900 new × 100% good × 2.24 allocation
- $5,200
Decorative trimdefault
$2,300 new × 100% good × 2.24 allocation
- $700
Mirrorsdefault
$300 new × 100% good × 2.24 allocation
- $2,000
Shelvingdefault
$900 new × 100% good × 2.24 allocation
- $7,300
Window coverings (13)default
$3,300 new × 100% good × 2.24 allocation
- $19,100
Carpet, vinyl & laminate (100% of floors)listing
$8,500 new × 100% good × 2.24 allocation
- $15,200
Kitchen & laundry equipment plumbingdefault
$6,800 new × 100% good × 2.24 allocation
- $9,200
Kitchen, laundry & data equipment electricaldefault
$4,100 new × 100% good × 2.24 allocation
- $17,200
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 100% good × 2.24 allocation
- $20,100
Hot tub (freestanding)listing
$9,000 new × 100% good × 2.24 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $16,900
Paving: driveway & walks (paved)default
$7,600 new × 100% good × 2.24 allocation
- $16,300
Landscaping (typical)default
$7,300 new × 100% good × 2.24 allocation
- $2,900
Patiosdefault
$1,300 new × 100% good × 2.24 allocation
- $33,400
Decks & porches (attached)listing
$14,900 new × 100% good × 2.24 allocation
- $321,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$143,800 new × 100% good × 2.24 allocation
- $33,300
Building plumbing & fixturesdefault
$14,900 new × 100% good × 2.24 allocation
- $31,500
Building electrical & lightingdefault
$14,100 new × 100% good × 2.24 allocation
- $33,400
HVACdefault
$14,900 new × 100% good × 2.24 allocation
- $11,800
Fireplaces (2)listing
$5,300 new × 100% good × 2.24 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $157,400 | $69,500 | $500 | $227,300 |
| 2 | $0 | $0 | $11,100 | $11,100 |
| 3 | $0 | $0 | $11,100 | $11,100 |
| 4 | $0 | $0 | $11,100 | $11,100 |
| 5 | $0 | $0 | $11,100 | $11,100 |
| 6+ | $0 | $0 | $387,100 | $387,100 |
| Total | $157,400 | $69,500 | $431,800 | $658,700 |
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.