820 Golf View Blvd Unit 2103
Pigeon Forge, TN 37863
$375,000
2 bd · 2 ba · 1,104 sqft · Listed 1d ago
View on Realtor.com →Year built
1999
Sqft
1,104
Lot sqft
436
HOA / mo
$442
Furnished
No
List date
2026-10-02T20:46:36.000000Z
Revenue
Annual revenue
$35,626
ADR
$174
Occupancy
56%
Cleaning fees (12 mo)
$6,980
Confidence
Med (59.37), 50 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $34,173
Spacious Condo Top Floor w/Views, 5min~Dollywood
Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 62 ft
Revenue $37,921ADR $0Occ ≈ —4.8★ (216)
2BDR/2BA Cozy Condo Dollywood/Island/Indoor Pool
Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 66 ft
Revenue $37,576ADR $0Occ ≈ —5★ (49)
Cozy 2br 3ba cabin. Next to golf. Comm Hot Tub and Pools.1 mile to Pkwy.
Cabin · 2 bd · 3 ba · sleeps 4 · 118 ft
Revenue $62,180ADR $263Occ ≈ 65%5★ (72)
2 Mi to Dollywood! Golfview Resort Condo w/ Pools
Vacation home · 2 bd · 1 ba · sleeps 4 · 125 ft
Revenue $12,039ADR $141Occ ≈ 23%3.6★ (4)
The Fairway Retreat @ Golf View Resort Pool & Spa
Apartment · 2 bd · 2 ba · sleeps 4 · 135 ft
Revenue $13,118ADR $215Occ ≈ 17%4.9★ (11)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Elegant Condo, Sleep 8・Outdoor Pool・Prime location Condominium (condo) | 2 bd · 2 ba · sleeps 8 | $9,589 | $218 | 12% | 2★ (2) | 7 ft | AirbnbVrboBooking |
Spacious Condo Top Floor w/Views, 5min~Dollywood Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $37,921 | $0 | — | 4.8★ (216) | 62 ft | Airbnb |
Minutes to Dollywood & Gatlinburg & Smoky Mtns! Condominium (condo) | 2 bd · 2 ba · sleeps 8 | $32,752 | $191 | 47% | 5★ (100) | 66 ft | AirbnbVrbo |
2BDR/2BA Cozy Condo Dollywood/Island/Indoor Pool Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $37,576 | $0 | — | 5★ (49) | 66 ft | Airbnb |
Cozy 2br 3ba cabin. Next to golf. Comm Hot Tub and Pools.1 mile to Pkwy. Cabin | 2 bd · 3 ba · sleeps 4 | $62,180 | $263 | 65% | 5★ (72) | 118 ft | Vrbo |
Cozy Condo on the Hill Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $33,997 | $224 | 42% | 4.8★ (179) | 121 ft | AirbnbVrbo |
2 Mi to Dollywood! Golfview Resort Condo w/ Pools Vacation home | 2 bd · 1 ba · sleeps 4 | $12,039 | $141 | 23% | 3.6★ (4) | 125 ft | Booking |
Mountain Time in the Smoky Mtns Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $25,397 | $165 | 42% | 5★ (64) | 135 ft | AirbnbVrbo |
The Fairway Retreat @ Golf View Resort Pool & Spa Apartment | 2 bd · 2 ba · sleeps 4 | $13,118 | $215 | 17% | 4.9★ (11) | 135 ft | Airbnb |
Blissful Escape - Perfect Location near Dollywood Condominium (condo) | 2 bd · 2 ba · sleeps 7 | $31,151 | $190 | 45% | 4.8★ (279) | 135 ft | AirbnbVrbo |
Show 31 more
Spacious Two-Level Condo! 5 Min to Dollywood~Heart of Pigeon Forge~Sleeps 6!
Condominium (condo) · 2 bd · 2.5 ba · sleeps 6 · 187 ft
Revenue $47,714ADR $188Occ ≈ 70%4.9★ (215)
FUN & RELAXING! 2br/2ba Great Back Porch w/View & Yard, DOLLYWOOD CLOSE BY!
Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 259 ft
Revenue $39,725ADR $167Occ ≈ 65%4.9★ (91)
GV 2502 - Resort Near Dollywood w/In-Outdoor Pools
Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 315 ft
Revenue $34,173ADR $155Occ ≈ 60%4.8★ (47)
Game Changer | 2 Kings, Game Room, Near Dollywood
Cabin · 2 bd · 2 ba · sleeps 8 · 348 ft
Revenue $60,512ADR $219Occ ≈ 76%4.9★ (436)
Entire condo in the heart of Pigeon Forge!
Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 443 ft
Revenue $38,746ADR $154Occ ≈ 69%4.8★ (304)
Fall Discounts 2bd 2 ba Condo close to Everything
Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 0.1 mi
Revenue $33,358ADR $187Occ ≈ 49%4.8★ (107)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
2mils Dollywood, Resort Pool, King Bed, SL6 Cabin | 2 bd · 2.5 ba · sleeps 6 | $44,833 | $238 | 52% | 4.7★ (142) | 171 ft | AirbnbVrboBooking |
Spacious Two-Level Condo! 5 Min to Dollywood~Heart of Pigeon Forge~Sleeps 6! Condominium (condo) | 2 bd · 2.5 ba · sleeps 6 | $47,714 | $188 | 70% | 4.9★ (215) | 187 ft | Vrbo |
Serenity at Pigeon Forge: Dollywood & Golf Access House | 2 bd · 2 ba · sleeps 6 | $34,471 | $175 | 54% | 4.9★ (21) | 213 ft | AirbnbVrbo |
1 Mile to PF/ 7miles to Gburg/Pools/Pool Table Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $48,101 | $178 | 74% | 4.9★ (295) | 217 ft | AirbnbVrbo |
Family Condo near Dollywood Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $30,094 | $195 | 42% | 5★ (48) | 217 ft | AirbnbVrbo |
Cozy 2BR Resort Condo Near Dollywood・Pools ・Sauna Condominium (condo) | 2 bd · 2 ba · sleeps 4 | $27,820 | $153 | 50% | 4.8★ (18) | 217 ft | AirbnbVrboBooking |
"My Mountain Shack" Apartment | 2 bd · 2 ba · sleeps 6 | $35,393 | $207 | 47% | 5★ (34) | 217 ft | AirbnbVrbo |
Up to Par 3211 | Billiards, Resort Pools + Hot Tub Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $25,948 | $258 | 28% | 4.4★ (7) | 243 ft | AirbnbVrboBooking |
FUN & RELAXING! 2br/2ba Great Back Porch w/View & Yard, DOLLYWOOD CLOSE BY! Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $39,725 | $167 | 65% | 4.9★ (91) | 259 ft | Vrbo |
Ma & Pa's BeeHive Condominium (condo) | 2 bd · 2 ba · sleeps 4 | $38,181 | $189 | 55% | 5★ (111) | 272 ft | AirbnbVrbo |
Rustic cabin w/ hot tub & Free Attraction Tickets Cabin | 2 bd · 2.5 ba · sleeps 6 | $13,570 | $216 | 17% | 3.8★ (43) | 276 ft | AirbnbVrboBooking |
Luxury 2 BR Condo near Dollywood! Condominium (condo) | 2 bd · 2 ba · sleeps 4 | $27,460 | $239 | 31% | 5★ (116) | 302 ft | AirbnbVrbo |
Smoky Mountain Golf Getaway Walk to Golf Course Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $22,907 | $176 | 36% | 4.7★ (17) | 312 ft | AirbnbVrbo |
GV 2502 - Resort Near Dollywood w/In-Outdoor Pools Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $34,173 | $155 | 60% | 4.8★ (47) | 315 ft | Airbnb |
Game Changer | 2 Kings, Game Room, Near Dollywood Cabin | 2 bd · 2 ba · sleeps 8 | $60,512 | $219 | 76% | 4.9★ (436) | 348 ft | Airbnb |
Cozy Condo • Pools • Sauna • Golf • Seasonal Hot Tub Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $41,721 | $178 | 64% | 5★ (42) | 417 ft | AirbnbVrboBooking |
1 Mile off Parkway with Hot Tub, WiFi, Pool Access Cabin | 2 bd · 2.5 ba · sleeps 8 | $51,634 | $232 | 61% | 4.4★ (47) | 427 ft | AirbnbVrboBooking |
10% Off 4 Night Stays - Explore Pigeon Forge Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $21,940 | $181 | 33% | 4.5★ (58) | 430 ft | AirbnbVrbo |
GV 2503 - Golf View Resort w/Indoor-Outdoor Pool Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $36,279 | $153 | 65% | 4.8★ (64) | 430 ft | AirbnbVrbo |
Prime 2BR Condo | Free Attraction Tickets | Pool Condominium (condo) | 2 bd · 2 ba · sleeps 8 | $5,814 | $242 | 7% | 4.5★ (100) | 443 ft | AirbnbVrboBooking |
Entire condo in the heart of Pigeon Forge! Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $38,746 | $154 | 69% | 4.8★ (304) | 443 ft | Airbnb |
Golfing Dreams Cabin | 2 bd · 2 ba · sleeps 8 | $50,495 | $267 | 52% | 4.5★ (5) | 446 ft | AirbnbBooking |
Hot Tub ~ Pool ~ Close to PF ~ Cozy Cabin | 2 bd · 2.5 ba · sleeps 8 | $52,470 | $203 | 71% | 4.5★ (213) | 463 ft | AirbnbVrbo |
Lucky Logs 283 luxury log townhouse in Pigeon Forg House | 2 bd · 2.5 ba · sleeps 6 | $59,136 | $259 | 63% | 4.2★ (99) | 466 ft | AirbnbVrbo |
Reindeer Hideaway Cabin N Pigeon Forge, Sleeps 6 Cabin | 2 bd · 2.5 ba · sleeps 6 | $23,906 | $177 | 37% | 4★ (8) | 466 ft | AirbnbVrboBooking |
Dollywood Lane Getaway- 5 min to DW, pools Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $24,371 | $199 | 34% | 5★ (32) | 469 ft | AirbnbVrbo |
Whisperwood Lodge | Hot Tub, Arcade, 2 Fireplace! Cabin | 2 bd · 2.5 ba · sleeps 8 | $37,020 | $238 | 43% | 4.3★ (6) | 489 ft | AirbnbVrbo |
A Hole In One House | 2 bd · 2 ba · sleeps 6 | $19,123 | $204 | 26% | 4.8★ (126) | 509 ft | AirbnbVrbo |
Fall Discounts 2bd 2 ba Condo close to Everything Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $33,358 | $187 | 49% | 4.8★ (107) | 0.1 mi | Vrbo |
Townhome Cabin, Indoor/Outdoor Swimming Pool & Foo Cabin | 2 bd · 2.5 ba · sleeps 8 | $26,642 | $237 | 31% | 4.2★ (6) | 0.1 mi | AirbnbVrboBooking |
Minutes to Dollywood • Hot Tub & Pool Cabin | 2 bd · 2 ba · sleeps 8 | $57,604 | $225 | 70% | 5★ (71) | 0.1 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 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium
Est. revenue
$35,626
NOI
$12,635
Cash flow /mo
-$1,017
Cash needed
$124,750
Cash-on-cash
-9.8%
ROE (yr 1)
1.1%
Cap rate
3.4%
DSCR
0.51
Year-1 write-off
$80,389
Year-1 tax shield @ 32%
$25,725
Year-1 return on equity
- Cash flow (annual)-$12,200
- Principal paydown$2,336
- Appreciation at%$11,250
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)$7,125
- Platform fees (3% of revenue)$1,069
- Maintenance / capex (5% of revenue)$1,781
- Utilities & supplies$4,200
- HOA$5,304
- Property tax$1,262
- Insurance (STR-rated)$2,250
Cash needed to close
- Down payment (25%)$93,750
- Closing costs (4.0%)$15,000
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$25,725
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
$319,000
Short-life (5/15-yr)
$64,000 · 20%
Year-1 deduction
$80,000
Year-1 tax shield @ 32%
$26,000
Land 15% (market default, no usable tax-record split) · building $255,000 over 39 years · new furniture $16,000
Based on: 1,104 sq ft, built 1999, 2 bd / 2 ba, unfurnished, listing features (hot tub, fireplace, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $58,000 in year 1 (13% short-life, $19,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,000
Kitchen cabinetsdefault
$8,200 new × 40% good × 3.03 allocation
- $8,200
Kitchen countertopsdefault
$6,700 new × 40% good × 3.03 allocation
- $2,300
Decorative trimdefault
$1,900 new × 40% good × 3.03 allocation
- $400
Mirrorsdefault
$300 new × 40% good × 3.03 allocation
- $1,100
Shelvingdefault
$900 new × 40% good × 3.03 allocation
- $3,300
Window coverings (11)default
$2,800 new × 40% good × 3.03 allocation
- $4,300
Carpet, vinyl & laminate (50% of floors)listing
$3,600 new × 40% good × 3.03 allocation
- $8,900
Kitchen & laundry equipment plumbingdefault
$6,400 new × 46% good × 3.03 allocation
- $5,400
Kitchen, laundry & data equipment electricaldefault
$3,900 new × 46% good × 3.03 allocation
- $9,300
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 3.03 allocation
- $10,900
Hot tub (freestanding)listing
$9,000 new × 40% good × 3.03 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $199,100
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$119,400 new × 55% good × 3.03 allocation
- $17,200
Building plumbing & fixturesdefault
$12,400 new × 46% good × 3.03 allocation
- $15,700
Building electrical & lightingdefault
$11,300 new × 46% good × 3.03 allocation
- $15,100
HVACdefault
$12,400 new × 40% good × 3.03 allocation
- $4,300
Hardwood & tile floorsdefault
$3,600 new × 40% good × 3.03 allocation
- $3,200
Fireplacelisting
$2,600 new × 40% good × 3.03 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $80,100 | $0 | $300 | $80,400 |
| 2 | $0 | $0 | $6,500 | $6,500 |
| 3 | $0 | $0 | $6,500 | $6,500 |
| 4 | $0 | $0 | $6,500 | $6,500 |
| 5 | $0 | $0 | $6,500 | $6,500 |
| 6+ | $0 | $0 | $228,200 | $228,200 |
| Total | $80,100 | $0 | $254,600 | $334,700 |
The building's share of the price ($319,000) is 3.0x our depreciated replacement cost of the home ($105,000). The IRS guide treats a gap this size as a reason to review the land share: if land is worth more than the county ratio says, the basis and the write-off are smaller.
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.