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820 Golf View Blvd Unit 2103

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 →
Est. land %

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)

$26,847$37,298$49,897

Median revenue of shown comps: $34,173

  • Elegant Condo, Sleep 8・Outdoor Pool・Prime location

    Condominium (condo) · 2 bd · 2 ba · sleeps 8 · 7 ft

    Revenue $9,589ADR $218Occ ≈ 12%2★ (2)

    AirbnbVrboBooking

  • 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)

    Airbnb

  • Minutes to Dollywood & Gatlinburg & Smoky Mtns!

    Condominium (condo) · 2 bd · 2 ba · sleeps 8 · 66 ft

    Revenue $32,752ADR $191Occ ≈ 47%5★ (100)

    AirbnbVrbo

  • 2BDR/2BA Cozy Condo Dollywood/Island/Indoor Pool

    Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 66 ft

    Revenue $37,576ADR $0Occ ≈ —5★ (49)

    Airbnb

  • 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)

    Vrbo

  • Cozy Condo on the Hill

    Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 121 ft

    Revenue $33,997ADR $224Occ ≈ 42%4.8★ (179)

    AirbnbVrbo

  • 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)

    Booking

  • Mountain Time in the Smoky Mtns

    Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 135 ft

    Revenue $25,397ADR $165Occ ≈ 42%5★ (64)

    AirbnbVrbo

  • 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)

    Airbnb

  • Blissful Escape - Perfect Location near Dollywood

    Condominium (condo) · 2 bd · 2 ba · sleeps 7 · 135 ft

    Revenue $31,151ADR $190Occ ≈ 45%4.8★ (279)

    AirbnbVrbo

Show 31 more

  • 2mils Dollywood, Resort Pool, King Bed, SL6

    Cabin · 2 bd · 2.5 ba · sleeps 6 · 171 ft

    Revenue $44,833ADR $238Occ ≈ 52%4.7★ (142)

    AirbnbVrboBooking

  • 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)

    Vrbo

  • Serenity at Pigeon Forge: Dollywood & Golf Access

    House · 2 bd · 2 ba · sleeps 6 · 213 ft

    Revenue $34,471ADR $175Occ ≈ 54%4.9★ (21)

    AirbnbVrbo

  • 1 Mile to PF/ 7miles to Gburg/Pools/Pool Table

    Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 217 ft

    Revenue $48,101ADR $178Occ ≈ 74%4.9★ (295)

    AirbnbVrbo

  • Family Condo near Dollywood

    Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 217 ft

    Revenue $30,094ADR $195Occ ≈ 42%5★ (48)

    AirbnbVrbo

  • Cozy 2BR Resort Condo Near Dollywood・Pools ・Sauna

    Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 217 ft

    Revenue $27,820ADR $153Occ ≈ 50%4.8★ (18)

    AirbnbVrboBooking

  • "My Mountain Shack"

    Apartment · 2 bd · 2 ba · sleeps 6 · 217 ft

    Revenue $35,393ADR $207Occ ≈ 47%5★ (34)

    AirbnbVrbo

  • Up to Par 3211 | Billiards, Resort Pools + Hot Tub

    Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 243 ft

    Revenue $25,948ADR $258Occ ≈ 28%4.4★ (7)

    AirbnbVrboBooking

  • 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)

    Vrbo

  • Ma & Pa's BeeHive

    Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 272 ft

    Revenue $38,181ADR $189Occ ≈ 55%5★ (111)

    AirbnbVrbo

  • Rustic cabin w/ hot tub & Free Attraction Tickets

    Cabin · 2 bd · 2.5 ba · sleeps 6 · 276 ft

    Revenue $13,570ADR $216Occ ≈ 17%3.8★ (43)

    AirbnbVrboBooking

  • Luxury 2 BR Condo near Dollywood!

    Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 302 ft

    Revenue $27,460ADR $239Occ ≈ 31%5★ (116)

    AirbnbVrbo

  • Smoky Mountain Golf Getaway Walk to Golf Course

    Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 312 ft

    Revenue $22,907ADR $176Occ ≈ 36%4.7★ (17)

    AirbnbVrbo

  • 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)

    Airbnb

  • 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)

    Airbnb

  • Cozy Condo • Pools • Sauna • Golf • Seasonal Hot Tub

    Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 417 ft

    Revenue $41,721ADR $178Occ ≈ 64%5★ (42)

    AirbnbVrboBooking

  • 1 Mile off Parkway with Hot Tub, WiFi, Pool Access

    Cabin · 2 bd · 2.5 ba · sleeps 8 · 427 ft

    Revenue $51,634ADR $232Occ ≈ 61%4.4★ (47)

    AirbnbVrboBooking

  • 10% Off 4 Night Stays - Explore Pigeon Forge

    Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 430 ft

    Revenue $21,940ADR $181Occ ≈ 33%4.5★ (58)

    AirbnbVrbo

  • GV 2503 - Golf View Resort w/Indoor-Outdoor Pool

    Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 430 ft

    Revenue $36,279ADR $153Occ ≈ 65%4.8★ (64)

    AirbnbVrbo

  • Prime 2BR Condo | Free Attraction Tickets | Pool

    Condominium (condo) · 2 bd · 2 ba · sleeps 8 · 443 ft

    Revenue $5,814ADR $242Occ ≈ 7%4.5★ (100)

    AirbnbVrboBooking

  • 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)

    Airbnb

  • Golfing Dreams

    Cabin · 2 bd · 2 ba · sleeps 8 · 446 ft

    Revenue $50,495ADR $267Occ ≈ 52%4.5★ (5)

    AirbnbBooking

  • Hot Tub ~ Pool ~ Close to PF ~ Cozy

    Cabin · 2 bd · 2.5 ba · sleeps 8 · 463 ft

    Revenue $52,470ADR $203Occ ≈ 71%4.5★ (213)

    AirbnbVrbo

  • Lucky Logs 283 luxury log townhouse in Pigeon Forg

    House · 2 bd · 2.5 ba · sleeps 6 · 466 ft

    Revenue $59,136ADR $259Occ ≈ 63%4.2★ (99)

    AirbnbVrbo

  • Reindeer Hideaway Cabin N Pigeon Forge, Sleeps 6

    Cabin · 2 bd · 2.5 ba · sleeps 6 · 466 ft

    Revenue $23,906ADR $177Occ ≈ 37%4★ (8)

    AirbnbVrboBooking

  • Dollywood Lane Getaway- 5 min to DW, pools

    Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 469 ft

    Revenue $24,371ADR $199Occ ≈ 34%5★ (32)

    AirbnbVrbo

  • Whisperwood Lodge | Hot Tub, Arcade, 2 Fireplace!

    Cabin · 2 bd · 2.5 ba · sleeps 8 · 489 ft

    Revenue $37,020ADR $238Occ ≈ 43%4.3★ (6)

    AirbnbVrbo

  • A Hole In One

    House · 2 bd · 2 ba · sleeps 6 · 509 ft

    Revenue $19,123ADR $204Occ ≈ 26%4.8★ (126)

    AirbnbVrbo

  • 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)

    Vrbo

  • Townhome Cabin, Indoor/Outdoor Swimming Pool & Foo

    Cabin · 2 bd · 2.5 ba · sleeps 8 · 0.1 mi

    Revenue $26,642ADR $237Occ ≈ 31%4.2★ (6)

    AirbnbVrboBooking

  • Minutes to Dollywood • Hot Tub & Pool

    Cabin · 2 bd · 2 ba · sleeps 8 · 0.1 mi

    Revenue $57,604ADR $225Occ ≈ 70%5★ (71)

    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

Financing
Management

Est. revenue

$35,626

NOI

$12,635

Cash flow /mo

$1,053

Cash needed

$406,000

Cash-on-cash (all cash)

3.1%

ROE (yr 1)

5.9%

Cap rate

3.4%

DSCR

—

Year-1 write-off

$80,389

Year-1 tax shield @ 32%

$25,725

Year-1 return on equity

  • Cash flow (annual)$12,635
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$11,250
ROE5.9%

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

  • Purchase price (all cash)$375,000
  • 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.

5-year property$80,100

  • Kitchen cabinetsdefault

    $8,200 new × 40% good × 3.03 allocation

    $10,000

  • Kitchen countertopsdefault

    $6,700 new × 40% good × 3.03 allocation

    $8,200

  • Decorative trimdefault

    $1,900 new × 40% good × 3.03 allocation

    $2,300

  • Mirrorsdefault

    $300 new × 40% good × 3.03 allocation

    $400

  • Shelvingdefault

    $900 new × 40% good × 3.03 allocation

    $1,100

  • Window coverings (11)default

    $2,800 new × 40% good × 3.03 allocation

    $3,300

  • Carpet, vinyl & laminate (50% of floors)listing

    $3,600 new × 40% good × 3.03 allocation

    $4,300

  • Kitchen & laundry equipment plumbingdefault

    $6,400 new × 46% good × 3.03 allocation

    $8,900

  • Kitchen, laundry & data equipment electricaldefault

    $3,900 new × 46% good × 3.03 allocation

    $5,400

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

    $7,700 new × 40% good × 3.03 allocation

    $9,300

  • Hot tub (freestanding)listing

    $9,000 new × 40% good × 3.03 allocation

    $10,900

  • Furniture bought newlisting

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

    $16,000
Building, 39-year$254,600

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

    $119,400 new × 55% good × 3.03 allocation

    $199,100

  • Building plumbing & fixturesdefault

    $12,400 new × 46% good × 3.03 allocation

    $17,200

  • Building electrical & lightingdefault

    $11,300 new × 46% good × 3.03 allocation

    $15,700

  • HVACdefault

    $12,400 new × 40% good × 3.03 allocation

    $15,100

  • Hardwood & tile floorsdefault

    $3,600 new × 40% good × 3.03 allocation

    $4,300

  • Fireplacelisting

    $2,600 new × 40% good × 3.03 allocation

    $3,200

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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.

820 Golf View Blvd Unit 2103: $375K Airbnb Analysis