1140 Pinyon Cir
Pigeon Forge, TN 37863
$549,000
2 bd · 2 ba · 936 sqft · Listed 1d ago
View on Realtor.com →Year built
2020
Sqft
936
Lot sqft
22,216
HOA / mo
None
Furnished
No
List date
2026-10-12T15:09:58.000000Z
Revenue
Annual revenue
$45,222
ADR
$205
Occupancy
60%
Cleaning fees (12 mo)
$8,270
Confidence
Low (35.84), 48 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $37,492
Cozy Bear Den: Free Attraction Ticket, Hot Tub, Arcade Games & Fire Pit
Cabin · 2 bd · 2 ba · sleeps 4 · 141 ft
Revenue $24,715ADR $200Occ ≈ 34%5★ (65)
Fox's Den
Vacation home · 2 bd · 2 ba · sleeps 7 · 305 ft
Revenue $21,949ADR $912Occ ≈ 7%5★ (2)
Foxes' Den Cabin with Private Hot Tub and Arcade Game
Cabin · 2 bd · 2 ba · sleeps 7 · 308 ft
Revenue $37,483ADR $270Occ ≈ 38%5★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Dolly themed cabin, 1/2 mile to Dollywood, hot tub Cabin | 2 bd · 2 ba · sleeps 7 | $20,092 | $206 | 27% | 5★ (21) | 89 ft | AirbnbVrbo |
Cozy Bear Den | Hot Tub, Games, Grill & MORE! Cabin | 2 bd · 2 ba · sleeps 4 | $15,925 | $195 | 22% | 4.8★ (15) | 125 ft | AirbnbVrboBooking |
Cozy Bear Den: Free Attraction Ticket, Hot Tub, Arcade Games & Fire Pit Cabin | 2 bd · 2 ba · sleeps 4 | $24,715 | $200 | 34% | 5★ (65) | 141 ft | Vrbo |
A Bearadise Cabin | 2 bd · 2 ba · sleeps 6 | $55,549 | $242 | 63% | 4.9★ (23) | 171 ft | AirbnbVrboBooking |
.5 mi 2 Dollywood-Elf movie theme-See Fireworks Cabin | 2 bd · 2 ba · sleeps 7 | $61,057 | $252 | 66% | 5★ (328) | 184 ft | AirbnbVrbo |
1/2 mile to Dollywood-Arcade-GSMNP-Hot Tub-Dogs OK Cabin | 2 bd · 2 ba · sleeps 7 | $66,284 | $265 | 69% | 5★ (318) | 217 ft | AirbnbVrbo |
New Cabin One Story 2 Bedroom 2 Bath Close to Pigeon Forge and Dollywood-Fire pit and more Cabin | 2 bd · 2 ba · sleeps 6 | $48,766 | $217 | 62% | 4.9★ (73) | 233 ft | VrboBooking |
Fox's Den Vacation home | 2 bd · 2 ba · sleeps 7 | $21,949 | $912 | 7% | 5★ (2) | 305 ft | Booking |
Lovely Forest Cabin with Spa and Beautiful Outdoor Area in Pigeon Forge, Tennessee Cabin | 2 bd · 2 ba · sleeps 7 | $27,966 | $596 | 13% | — | 308 ft | VrboBooking |
Foxes' Den Cabin with Private Hot Tub and Arcade Game Cabin | 2 bd · 2 ba · sleeps 7 | $37,483 | $270 | 38% | 5★ (1) | 308 ft | Vrbo |
Show 31 more
Cozy Bear Den
Vacation home · 2 bd · 2 ba · sleeps 4 · 354 ft
Revenue $22,315ADR $860Occ ≈ 7%3.5★ (1)
Whispering Pines at Dollywood
House · 2 bd · 1.5 ba · sleeps 5 · 0.1 mi
Revenue $72,811ADR $211Occ ≈ 95%5★ (121)
Green Gables Getaway-Across from Dollywood 2BR2BA Cabin Hot Tub Fireworks Views
Chalet · 2 bd · 2 ba · sleeps 5 · 0.2 mi
Revenue $60,186ADR $275Occ ≈ 60%—
New 2BR cabin across from Dollywood with hot tub, one-step entry, and free attraction tickets
Chalet · 2 bd · 2 ba · sleeps 5 · 0.2 mi
Revenue $51,226ADR $229Occ ≈ 61%—
Cottontail Cottage 2BR Cabin Flat Entry Hot Tub across from Dollywood w fireworks views
Chalet · 2 bd · 2 ba · sleeps 5 · 0.2 mi
Revenue $51,102ADR $234Occ ≈ 60%5★ (2)
Walk to Dollywood firework view new private Spa
House · 2 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $1,104ADR $220Occ ≈ 1%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Cozy Bear Den Vacation home | 2 bd · 2 ba · sleeps 4 | $22,315 | $860 | 7% | 3.5★ (1) | 354 ft | Booking |
Dollywood Escape | Hot Tub • Fire Pit • Arcade Cabin | 2 bd · 2 ba · sleeps 7 | $16,904 | $247 | 19% | 5★ (8) | 384 ft | AirbnbVrbo |
Dollywood Delights by Ghosal Luxury Lodging Cabin | 2 bd · 3 ba · sleeps 7 | $76,464 | $347 | 60% | 4.6★ (41) | 492 ft | AirbnbVrboBooking |
Pigeon Forge Cabin w/ Private Hot Tub & Gas Grill Cabin | 2 bd · 2 ba · sleeps 7 | $42,016 | $197 | 58% | 4.9★ (136) | 0.1 mi | AirbnbVrboBooking |
Whispering Pines at Dollywood House | 2 bd · 1.5 ba · sleeps 5 | $72,811 | $211 | 95% | 5★ (121) | 0.1 mi | Airbnb |
Dolly's Cabin: Walk to Dollywood Private Spa View Cabin | 2 bd · 2 ba · sleeps 6 | $1,308 | $654 | 1% | — | 0.1 mi | AirbnbBooking |
10% Off 4 Night Stays - Explore Pigeon Forge Cabin | 2 bd · 1 ba · sleeps 4 | $23,412 | $155 | 41% | 4.8★ (29) | 0.1 mi | AirbnbVrbo |
Location, Location - 1 Mile to Dollywood! Cabin | 2 bd · 2 ba · sleeps 6 | $45,598 | $365 | 34% | 5★ (27) | 0.1 mi | AirbnbVrbo |
Dollywood Cutie•3 Beds•New Construction Cabin | 2 bd · 2 ba · sleeps 5 | $60,143 | $281 | 59% | 5★ (53) | 0.2 mi | AirbnbVrboBooking |
Under 1 mile to Dollywd, 5 mins Pkwy - 2 Kings/2 B Cabin | 2 bd · 2 ba · sleeps 4 | $62,619 | $245 | 70% | 5★ (67) | 0.2 mi | AirbnbVrbo |
Dolly's Cabin 1010|New| One level|2 Kings |Hot Tub Cabin | 2 bd · 2 ba · sleeps 6 | $29,862 | $257 | 32% | 5★ (3) | 0.2 mi | AirbnbBooking |
Luxury Treehouse w/Swings, Net Loft, Dollywood 1 Mi Cabin | 2 bd · 2 ba · sleeps 6 | $68,860 | $360 | 52% | 5★ (30) | 0.2 mi | AirbnbVrboBooking |
Green Gables Getaway-Across from Dollywood 2BR2BA Cabin Hot Tub Fireworks Views Chalet | 2 bd · 2 ba · sleeps 5 | $60,186 | $275 | 60% | — | 0.2 mi | Booking |
Walk 2 Dollywood | Firework Views | Private Spa Cabin | 2 bd · 2 ba · sleeps 6 | $6,613 | $329 | 6% | — | 0.2 mi | AirbnbVrboBooking |
2 King BR Across from Dollywood • Free tickets Cabin | 2 bd · 2 ba · sleeps 5 | $52,594 | $237 | 61% | 5★ (15) | 0.2 mi | AirbnbVrbo |
2 BD Across from Dollywood | Includes 1 Free Tkt Cabin | 2 bd · 2 ba · sleeps 6 | $24,019 | $252 | 26% | 5★ (6) | 0.2 mi | AirbnbVrboBooking |
Free ticket +! 2 BR/1BA across from Dollywood! Cottage | 2 bd · 1 ba · sleeps 5 | $37,492 | $206 | 50% | 4.8★ (295) | 0.2 mi | AirbnbVrboBooking |
Walk 2 Dollywood | Firework Views | Private Spa Cabin | 2 bd · 2 ba · sleeps 6 | $8,189 | $545 | 4% | — | 0.2 mi | AirbnbVrboBooking |
Brambly Burrow*NEW* fun across from Dollywood! Cabin | 2 bd · 2 ba · sleeps 5 | $53,635 | $263 | 56% | 5★ (26) | 0.2 mi | AirbnbVrbo |
Walk to Dollywood fireworks views brand new cabin House | 2 bd · 2 ba · sleeps 6 | $10,015 | $0 | — | — | 0.2 mi | AirbnbVrbo |
Gateway to Dollywood! Cozy Smoky Mtn Cabin Cabin | 2 bd · 2 ba · sleeps 6 | $46,074 | $349 | 36% | — | 0.2 mi | AirbnbVrbo |
New 2BR cabin across from Dollywood with hot tub, one-step entry, and free attraction tickets Chalet | 2 bd · 2 ba · sleeps 5 | $51,226 | $229 | 61% | — | 0.2 mi | Booking |
Cottontail Cottage 2BR Cabin Flat Entry Hot Tub across from Dollywood w fireworks views Chalet | 2 bd · 2 ba · sleeps 5 | $51,102 | $234 | 60% | 5★ (2) | 0.2 mi | Booking |
Walk to Dollywood firework view new private Spa House | 2 bd · 2 ba · sleeps 6 | $1,104 | $220 | 1% | — | 0.2 mi | Airbnb |
Cottontail Cottage 2 king BR-Steps from Dollywood! Cabin | 2 bd · 2 ba · sleeps 5 | $56,576 | $259 | 60% | 4.8★ (12) | 0.2 mi | AirbnbVrbo |
Walk 2 Dollywood | Firework Views | Private Spa Cabin | 2 bd · 2 ba · sleeps 6 | $8,181 | $516 | 4% | — | 0.2 mi | AirbnbVrboBooking |
Hot Tub, Pool Table, Sleeps 8. Two miles to Dollywood! Cabin | 2 bd · 2 ba · sleeps 8 | $13,115 | $216 | 17% | 5★ (4) | 0.2 mi | VrboBooking |
Pigeon Forge Hideaway | By Colonial Properties Cabin | 2 bd · 2 ba · sleeps 8 | $23,179 | $278 | 23% | 4.7★ (25) | 0.2 mi | AirbnbVrbo |
NuWay Treehouse Cabin 5 minutes to Dollywood Cabin | 2 bd · 2 ba · sleeps 6 | $46,992 | $243 | 53% | 5★ (45) | 0.3 mi | AirbnbVrbo |
Cabin Fever? Cure It Here | 2-Story Near Dollywood Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $1,003 | $200 | 1% | 5★ (1) | 0.3 mi | AirbnbVrbo |
New Treehouse-1 mile from Dollywood & the Parkway Cabin | 2 bd · 2 ba · sleeps 6 | $37,818 | $220 | 47% | 5★ (31) | 0.3 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 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium
Est. revenue
$45,222
NOI
$23,396
Cash flow /mo
-$1,115
Cash needed
$175,210
Cash-on-cash
-7.6%
ROE (yr 1)
3.7%
Cap rate
4.3%
DSCR
0.64
Year-1 write-off
$151,877
Year-1 tax shield @ 32%
$48,600
Year-1 return on equity
- Cash flow (annual)-$13,377
- Principal paydown$3,339
- Appreciation at%$16,470
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)$9,044
- Platform fees (3% of revenue)$1,357
- Maintenance / capex (5% of revenue)$2,261
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,670
- Insurance (STR-rated)$3,294
Cash needed to close
- Down payment (25%)$137,250
- Closing costs (4.0%)$21,960
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$48,600
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
$467,000
Short-life (5/15-yr)
$136,000 · 29%
Year-1 deduction
$152,000
Year-1 tax shield @ 32%
$49,000
Land 15% (market default, no usable tax-record split) · building $331,000 over 39 years · new furniture $16,000
Based on: 936 sq ft, built 2020, 2 bd / 2 ba, unfurnished, listing features (hot tub, deck, fireplace, flooring types, appliance list, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $95,000 in year 1 (17% short-life, $30,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $16,800
Kitchen cabinetsdefault
$7,900 new × 76% good × 2.82 allocation
- $13,700
Kitchen countertopsdefault
$6,400 new × 76% good × 2.82 allocation
- $3,500
Decorative trimdefault
$1,600 new × 76% good × 2.82 allocation
- $400
Mirrorsdefault
$300 new × 50% good × 2.82 allocation
- $1,900
Shelvingdefault
$900 new × 76% good × 2.82 allocation
- $2,500
Window coverings (9)default
$2,300 new × 40% good × 2.82 allocation
- $8,500
Carpet, vinyl & laminate (100% of floors)listing
$6,000 new × 50% good × 2.82 allocation
- $15,100
Kitchen & laundry equipment plumbingdefault
$6,100 new × 88% good × 2.82 allocation
- $9,200
Kitchen, laundry & data equipment electricaldefault
$3,700 new × 88% good × 2.82 allocation
- $10,800
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 50% good × 2.82 allocation
- $10,100
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.82 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $13,600
Paving: driveway & walks (paved)default
$6,300 new × 76% good × 2.82 allocation
- $6,500
Landscaping (minimal)listing
$3,100 new × 76% good × 2.82 allocation
- $2,000
Patiosdefault
$900 new × 76% good × 2.82 allocation
- $20,800
Decks & porches (attached)listing
$10,500 new × 70% good × 2.82 allocation
- $256,100
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$101,100 new × 90% good × 2.82 allocation
- $25,900
Building plumbing & fixturesdefault
$10,500 new × 88% good × 2.82 allocation
- $22,600
Building electrical & lightingdefault
$9,100 new × 88% good × 2.82 allocation
- $20,800
HVACdefault
$10,500 new × 70% good × 2.82 allocation
- $5,600
Fireplacelisting
$2,600 new × 76% good × 2.82 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $108,700 | $42,800 | $400 | $151,900 |
| 2 | $0 | $0 | $8,500 | $8,500 |
| 3 | $0 | $0 | $8,500 | $8,500 |
| 4 | $0 | $0 | $8,500 | $8,500 |
| 5 | $0 | $0 | $8,500 | $8,500 |
| 6+ | $0 | $0 | $296,800 | $296,800 |
| Total | $108,700 | $42,800 | $331,100 | $482,600 |
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.