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1140 Pinyon Cir

1140 Pinyon Cir

Pigeon Forge, TN 37863

$549,000

2 bd · 2 ba · 936 sqft · Listed 1d ago

View on Realtor.com →
Low confidenceEst. land %

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)

$17,701$31,071$53,375

Median revenue of shown comps: $37,492

  • Dolly themed cabin, 1/2 mile to Dollywood, hot tub

    Cabin · 2 bd · 2 ba · sleeps 7 · 89 ft

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +4

    Revenue $20,092ADR $206Occ ≈ 27%5★ (21)

    AirbnbVrbo

  • Cozy Bear Den | Hot Tub, Games, Grill & MORE!

    Cabin · 2 bd · 2 ba · sleeps 4 · 125 ft

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +4

    Revenue $15,925ADR $195Occ ≈ 22%4.8★ (15)

    AirbnbVrboBooking

  • 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)

    Delisted

  • A Bearadise

    Cabin · 2 bd · 2 ba · sleeps 6 · 171 ft

    • Hot tub
    • A/C
    • Wifi
    • Kitchen
    • +4

    Revenue $55,549ADR $242Occ ≈ 63%4.9★ (23)

    AirbnbVrboBooking

  • .5 mi 2 Dollywood-Elf movie theme-See Fireworks

    Cabin · 2 bd · 2 ba · sleeps 7 · 184 ft

    Revenue $61,057ADR $252Occ ≈ 66%5★ (328)

    Airbnb

  • 1/2 mile to Dollywood-Arcade-GSMNP-Hot Tub-Dogs OK

    Cabin · 2 bd · 2 ba · sleeps 7 · 217 ft

    Revenue $66,284ADR $265Occ ≈ 69%5★ (318)

    Airbnb

  • 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 · 233 ft

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +2

    Revenue $48,766ADR $217Occ ≈ 62%4.9★ (73)

    VrboBooking

  • Fox's Den

    Vacation home · 2 bd · 2 ba · sleeps 7 · 305 ft

    Revenue $21,949ADR $912Occ ≈ 7%5★ (2)

    Booking

  • Lovely Forest Cabin with Spa and Beautiful Outdoor Area in Pigeon Forge, Tennessee

    Cabin · 2 bd · 2 ba · sleeps 7 · 308 ft

    Revenue $27,966ADR $596Occ ≈ 13%—

    Booking

  • 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)

    Delisted

Show 31 more

  • Cozy Bear Den

    Vacation home · 2 bd · 2 ba · sleeps 4 · 354 ft

    Revenue $22,315ADR $860Occ ≈ 7%3.5★ (1)

    Booking

  • Dollywood Escape | Hot Tub • Fire Pit • Arcade

    Cabin · 2 bd · 2 ba · sleeps 7 · 384 ft

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +4

    Revenue $16,904ADR $247Occ ≈ 19%5★ (8)

    AirbnbVrbo

  • Dollywood Delights by Ghosal Luxury Lodging

    Cabin · 2 bd · 3 ba · sleeps 7 · 492 ft

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +7

    Revenue $76,464ADR $347Occ ≈ 60%4.6★ (41)

    AirbnbVrboBooking

  • Pigeon Forge Cabin w/ Private Hot Tub & Gas Grill

    Cabin · 2 bd · 2 ba · sleeps 7 · 0.1 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +3

    Revenue $42,016ADR $197Occ ≈ 58%4.9★ (136)

    AirbnbVrboBooking

  • Whispering Pines at Dollywood

    House · 2 bd · 1.5 ba · sleeps 5 · 0.1 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +4

    Revenue $72,811ADR $211Occ ≈ 95%5★ (121)

    Airbnb

  • Dolly's Cabin: Walk to Dollywood Private Spa View

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.1 mi

    Revenue $1,308ADR $654Occ ≈ 1%—

    Booking

  • 10% Off 4 Night Stays - Explore Pigeon Forge

    Cabin · 2 bd · 1 ba · sleeps 4 · 0.1 mi

    Revenue $23,412ADR $155Occ ≈ 41%4.8★ (29)

    Airbnb

  • Location, Location - 1 Mile to Dollywood!

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.1 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +3

    Revenue $45,598ADR $365Occ ≈ 34%5★ (27)

    AirbnbVrbo

  • Dollywood Cutie•3 Beds•New Construction

    Cabin · 2 bd · 2 ba · sleeps 5 · 0.2 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +5

    Revenue $60,143ADR $281Occ ≈ 59%5★ (53)

    AirbnbVrboBooking

  • Under 1 mile to Dollywd, 5 mins Pkwy - 2 Kings/2 B

    Cabin · 2 bd · 2 ba · sleeps 4 · 0.2 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +3

    Revenue $62,619ADR $245Occ ≈ 70%5★ (67)

    AirbnbVrbo

  • Dolly's Cabin 1010|New| One level|2 Kings |Hot Tub

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi

    Revenue $29,862ADR $257Occ ≈ 32%5★ (3)

    Booking

  • Luxury Treehouse w/Swings, Net Loft, Dollywood 1 Mi

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +2

    Revenue $68,860ADR $360Occ ≈ 52%5★ (30)

    AirbnbVrboBooking

  • 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%—

    Booking

  • Walk 2 Dollywood | Firework Views | Private Spa

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +3

    Revenue $6,613ADR $329Occ ≈ 6%—

    AirbnbVrboBooking

  • 2 King BR Across from Dollywood • Free tickets

    Cabin · 2 bd · 2 ba · sleeps 5 · 0.2 mi

    Revenue $52,594ADR $237Occ ≈ 61%5★ (15)

    Airbnb

  • 2 BD Across from Dollywood | Includes 1 Free Tkt

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi

    Revenue $24,019ADR $252Occ ≈ 26%5★ (6)

    AirbnbBooking

  • Free ticket +! 2 BR/1BA across from Dollywood!

    Cottage · 2 bd · 1 ba · sleeps 5 · 0.2 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +5

    Revenue $37,492ADR $206Occ ≈ 50%4.8★ (295)

    AirbnbVrboBooking

  • Walk 2 Dollywood | Firework Views | Private Spa

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +3

    Revenue $8,189ADR $545Occ ≈ 4%—

    AirbnbVrboBooking

  • Brambly Burrow*NEW* fun across from Dollywood!

    Cabin · 2 bd · 2 ba · sleeps 5 · 0.2 mi

    Revenue $53,635ADR $263Occ ≈ 56%5★ (26)

    Airbnb

  • Walk to Dollywood fireworks views brand new cabin

    House · 2 bd · 2 ba · sleeps 6 · 0.2 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +5

    Revenue $10,015ADR $0Occ ≈ ——

    AirbnbVrbo

  • Gateway to Dollywood! Cozy Smoky Mtn Cabin

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi

    Revenue $46,074ADR $349Occ ≈ 36%—

    Airbnb

  • 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%—

    Booking

  • 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)

    Booking

  • Walk to Dollywood firework view new private Spa

    House · 2 bd · 2 ba · sleeps 6 · 0.2 mi

    Revenue $1,104ADR $220Occ ≈ 1%—

    Delisted

  • Cottontail Cottage 2 king BR-Steps from Dollywood!

    Cabin · 2 bd · 2 ba · sleeps 5 · 0.2 mi

    Revenue $56,576ADR $259Occ ≈ 60%4.8★ (12)

    Airbnb

  • Walk 2 Dollywood | Firework Views | Private Spa

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi

    • Hot tub
    • A/C
    • Free parking
    • Fireplace

    Revenue $8,181ADR $516Occ ≈ 4%—

    AirbnbVrboBooking

  • Hot Tub, Pool Table, Sleeps 8. Two miles to Dollywood!

    Cabin · 2 bd · 2 ba · sleeps 8 · 0.2 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +4

    Revenue $13,115ADR $216Occ ≈ 17%5★ (4)

    VrboBooking

  • Pigeon Forge Hideaway | By Colonial Properties

    Cabin · 2 bd · 2 ba · sleeps 8 · 0.2 mi

    Revenue $23,179ADR $278Occ ≈ 23%4.7★ (25)

    Airbnb

  • NuWay Treehouse Cabin 5 minutes to Dollywood

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +4

    Revenue $46,992ADR $243Occ ≈ 53%5★ (45)

    AirbnbVrbo

  • Cabin Fever? Cure It Here | 2-Story Near Dollywood

    Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 0.3 mi

    Revenue $1,003ADR $200Occ ≈ 1%5★ (1)

    Airbnb

  • New Treehouse-1 mile from Dollywood & the Parkway

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +3

    Revenue $37,818ADR $220Occ ≈ 47%5★ (31)

    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

Financing
Management

Est. revenue

$45,222

NOI

$23,396

Cash flow /mo

$1,950

Cash needed

$586,960

Cash-on-cash (all cash)

4.0%

ROE (yr 1)

6.8%

Cap rate

4.3%

DSCR

—

Year-1 write-off

$151,877

Year-1 tax shield @ 32%

$48,600

Year-1 return on equity

  • Cash flow (annual)$23,396
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$16,470
ROE6.8%

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

  • Purchase price (all cash)$549,000
  • 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.

5-year property$108,700

  • Kitchen cabinetsdefault

    $7,900 new × 76% good × 2.82 allocation

    $16,800

  • Kitchen countertopsdefault

    $6,400 new × 76% good × 2.82 allocation

    $13,700

  • Decorative trimdefault

    $1,600 new × 76% good × 2.82 allocation

    $3,500

  • Mirrorsdefault

    $300 new × 50% good × 2.82 allocation

    $400

  • Shelvingdefault

    $900 new × 76% good × 2.82 allocation

    $1,900

  • Window coverings (9)default

    $2,300 new × 40% good × 2.82 allocation

    $2,500

  • Carpet, vinyl & laminate (100% of floors)listing

    $6,000 new × 50% good × 2.82 allocation

    $8,500

  • Kitchen & laundry equipment plumbingdefault

    $6,100 new × 88% good × 2.82 allocation

    $15,100

  • Kitchen, laundry & data equipment electricaldefault

    $3,700 new × 88% good × 2.82 allocation

    $9,200

  • Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing

    $7,700 new × 50% good × 2.82 allocation

    $10,800

  • Hot tub (freestanding)listing

    $9,000 new × 40% good × 2.82 allocation

    $10,100

  • Furniture bought newlisting

    $16,000 new × 100% good · bought separately

    $16,000
15-year land improvements$42,800

  • Paving: driveway & walks (paved)default

    $6,300 new × 76% good × 2.82 allocation

    $13,600

  • Landscaping (minimal)listing

    $3,100 new × 76% good × 2.82 allocation

    $6,500

  • Patiosdefault

    $900 new × 76% good × 2.82 allocation

    $2,000

  • Decks & porches (attached)listing

    $10,500 new × 70% good × 2.82 allocation

    $20,800
Building, 39-year$331,100

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $101,100 new × 90% good × 2.82 allocation

    $256,100

  • Building plumbing & fixturesdefault

    $10,500 new × 88% good × 2.82 allocation

    $25,900

  • Building electrical & lightingdefault

    $9,100 new × 88% good × 2.82 allocation

    $22,600

  • HVACdefault

    $10,500 new × 70% good × 2.82 allocation

    $20,800

  • Fireplacelisting

    $2,600 new × 76% good × 2.82 allocation

    $5,600

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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.