3809 Twilight Way
Pigeon Forge, TN 37863
$1,125,000
4 bd · 4 ba · 2,400 sqft · Listed 1d ago
View on Realtor.com →Year built
2023
Sqft
2,400
Lot sqft
7,841
HOA / mo
$150
Furnished
No
List date
2026-11-02T22:31:46.000000Z
Revenue
Annual revenue
$108,160
ADR
$470
Occupancy
63%
Cleaning fees (12 mo)
$22,136
Confidence
Med (56.92), 50 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $106,442
84° Indoor Pool, 75 TV, Hot Tub, Air Hockey, WIFI
Cabin · 4 bd · 4 ba · sleeps 12 · 10 ft
- Hot tub
- Pool
- A/C
- Free parking
- +6
Revenue $2,612ADR $326Occ ≈ 2%5★ (2)
Parkway Retreat: Indoor pool and 3 min to action!
Cabin · 4 bd · 4 ba · sleeps 12 · 23 ft
Revenue $48,398ADR $493Occ ≈ 27%2★ (1)
Delisted
85° Private Pool | Game Room | Hot Tub | Views
Cabin · 4 bd · 4 ba · sleeps 12 · 85 ft
Revenue $106,336ADR $492Occ ≈ 59%5★ (93)
Private Indoor Pool · Hot Tub · 4BR Near Dollywood
Cabin · 4 bd · 4 ba · sleeps 10 · 164 ft
Revenue $98,880ADR $480Occ ≈ 56%5★ (147)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
84° Indoor Pool, 75 TV, Hot Tub, Air Hockey, WIFI Cabin
| 4 bd · 4 ba · sleeps 12 | $2,612 | $326 | 2% | 5★ (2) | 10 ft | Airbnb |
Indoor Pool Cabin • 1 Min to Parkway • Sleeps 12 House
| 4 bd · 4 ba · sleeps 12 | $60,415 | $772 | 21% | 5★ (14) | 23 ft | AirbnbVrbo |
Parkway Retreat: Indoor pool and 3 min to action! Cabin | 4 bd · 4 ba · sleeps 12 | $48,398 | $493 | 27% | 2★ (1) | 23 ft | Delisted |
Views/Private pool/Hot Tub/Arcade/PS5/Parkway Cabin
| 4 bd · 4 ba · sleeps 12 | $118,720 | $545 | 60% | 4.8★ (74) | 33 ft | AirbnbBooking |
85° Private Pool | Game Room | Hot Tub | Views Cabin | 4 bd · 4 ba · sleeps 12 | $106,336 | $492 | 59% | 5★ (93) | 85 ft | Airbnb |
Coaster Theme-Indoor Pool-Arcade-Hot Tub-Theatre Cabin
| 4 bd · 4 ba · sleeps 12 | $129,605 | $556 | 64% | 5★ (38) | 118 ft | AirbnbVrbo |
Pet-Friendly. Lux • Pool • Hot Tub • Family Games Cabin
| 4 bd · 4 ba · sleeps 12 | $126,031 | $530 | 65% | 4.9★ (70) | 121 ft | AirbnbVrboBooking |
Lux • Heated Pool • Hot Tub • Games • Pet Friendly Cabin
| 4 bd · 4 ba · sleeps 12 | $122,026 | $524 | 64% | 5★ (101) | 138 ft | AirbnbVrboBooking |
Private Indoor Pool · Hot Tub · 4BR Near Dollywood Cabin | 4 bd · 4 ba · sleeps 10 | $98,880 | $480 | 56% | 5★ (147) | 164 ft | Airbnb |
70” TV, 84° Indoor Pool, Hot Tub, Air Hockey, WIFI Cabin
| 4 bd · 4 ba · sleeps 12 | $106,442 | $489 | 60% | 5★ (43) | 190 ft | AirbnbVrbo |
Show 27 more
Views! Pvt Pool! Hot tub! Pets! Parkway!Arcade PS5
Cabin · 4 bd · 4 ba · sleeps 12 · 197 ft
Revenue $103,768ADR $553Occ ≈ 51%5★ (31)
Best Location in PF! Christmas Themed Year Round
Cabin · 4 bd · 4 ba · sleeps 12 · 220 ft
Revenue $40,430ADR $366Occ ≈ 30%5★ (70)
July 4th Special! • Pool • King Beds • Hot Tub
Cabin · 4 bd · 4 ba · sleeps 12 · 236 ft
Revenue $84,382ADR $590Occ ≈ 39%4.8★ (31)
Christmas Themed All Year! Best Location in PF
Cabin · 4 bd · 4 ba · sleeps 12 · 249 ft
Revenue $23,505ADR $392Occ ≈ 16%4.9★ (75)
Indoor Pool 85°, Private Hot Tub, Game Room, King Suites & Steps to Parkway
Cabin · 4 bd · 4 ba · sleeps 10 · 433 ft
Revenue $126,093ADR $498Occ ≈ 69%5★ (7)
Delisted
Timber Pine Lodge Indoor Pool Hot Tub
Vacation home · 4 bd · 4 ba · sleeps 9 · 466 ft
Revenue $106,874ADR $418Occ ≈ 70%—
Family Cabin with Indoor Pool, Hot-Tub and Pool Table in Tennessee
Cabin · 4 bd · 4 ba · sleeps 12 · 505 ft
Revenue $105,012ADR $551Occ ≈ 52%—
Heated Indoor Pool Hot Tub Game Room Near Parkway
Chalet · 4 bd · 4 ba · sleeps 12 · 0.1 mi
Revenue $9,488ADR $506Occ ≈ 5%—
Private Indoor Heated pool•Near Dollywood•4bd/4bth
Cabin · 4 bd · 4 ba · sleeps 10 · 0.1 mi
Revenue $26,333ADR $570Occ ≈ 13%5★ (3)
Delisted
Indoor Pool, Mtn Views, Arcade, Hot Tub, Location!
Cabin · 4 bd · 4 ba · sleeps 12 · 0.1 mi
Revenue $126,193ADR $641Occ ≈ 54%5★ (26)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Views! Pvt Pool! Hot tub! Pets! Parkway!Arcade PS5 Cabin | 4 bd · 4 ba · sleeps 12 | $103,768 | $553 | 51% | 5★ (31) | 197 ft | Booking |
Best Location in PF! Christmas Themed Year Round Cabin | 4 bd · 4 ba · sleeps 12 | $40,430 | $366 | 30% | 5★ (70) | 220 ft | Airbnb |
July 4th Special! • Pool • King Beds • Hot Tub Cabin | 4 bd · 4 ba · sleeps 12 | $84,382 | $590 | 39% | 4.8★ (31) | 236 ft | Airbnb |
Christmas Themed All Year! Best Location in PF Cabin | 4 bd · 4 ba · sleeps 12 | $23,505 | $392 | 16% | 4.9★ (75) | 249 ft | Airbnb |
Dollywood• Private 85° Pool• Hot tub. Near Parkway Cabin
| 4 bd · 4 ba · sleeps 12 | $103,863 | $475 | 60% | 4.9★ (124) | 354 ft | AirbnbVrbo |
New log cabin ,private indoor heated pool, Pet Friendly, close to town Cabin
| 4 bd · 4 ba · sleeps 12 | $116,665 | $527 | 61% | 4.8★ (22) | 364 ft | VrboBooking |
Indoor Pool & Hot Tub| Off the Parkway | Sleeps 12 Cabin | 4 bd · 4 ba · sleeps 12 | $117,767 | $498 | 65% | 5★ (84) | 387 ft | AirbnbBooking |
86” TV, 85° Private Pool, Hot Tub, Theater, Arcade Cabin
| 4 bd · 4 ba · sleeps 12 | $149,859 | $483 | 85% | 5★ (203) | 394 ft | AirbnbVrbo |
City Views, 85° Indoor Pool, Hot Tub, Arcade, WIFI Cabin
| 4 bd · 4 ba · sleeps 11 | $145,127 | $467 | 85% | 5★ (148) | 400 ft | AirbnbVrbo |
Indoor Pool, Hot Tub, Game Room + Free Tickets House
| 4 bd · 4 ba · sleeps 12 | $63,331 | $589 | 29% | 5★ (1) | 420 ft | AirbnbVrbo |
Private Pool/Hot tub/Dollywood/Games/PS5/Pets Cabin
| 4 bd · 4 ba · sleeps 12 | $148,067 | $638 | 64% | 4.8★ (97) | 423 ft | AirbnbVrboBooking |
Midnight Magic 4BR Cabin | Heated Indoor Pool Cabin
| 4 bd · 4 ba · sleeps 10 | $130,112 | $452 | 79% | 5★ (94) | 423 ft | AirbnbVrbo |
Walk To Parkway | Indoor Pool | Amazing Treehouse Cabin
| 4 bd · 4 ba · sleeps 12 | $158,888 | $650 | 67% | 5★ (93) | 423 ft | AirbnbVrboBooking |
Indoor Pool 85°, Private Hot Tub, Game Room, King Suites & Steps to Parkway Cabin | 4 bd · 4 ba · sleeps 10 | $126,093 | $498 | 69% | 5★ (7) | 433 ft | Delisted |
Timber Pine Lodge Indoor Pool Hot Tub Vacation home | 4 bd · 4 ba · sleeps 9 | $106,874 | $418 | 70% | — | 466 ft | Booking |
Swimming Bears 1! Amazing Pool Cabin near Parkway! Cabin
| 4 bd · 4 ba · sleeps 10 | $54,325 | $486 | 31% | 4.8★ (37) | 476 ft | AirbnbBooking |
Family Cabin with Indoor Pool, Hot-Tub and Pool Table in Tennessee Cabin | 4 bd · 4 ba · sleeps 12 | $105,012 | $551 | 52% | — | 505 ft | Booking |
Prime Loc | Priv Indoor Pool | Game Loft |Hot Tub Cabin | 4 bd · 4 ba · sleeps 12 | $121,274 | $514 | 65% | 5★ (119) | 0.1 mi | AirbnbBooking |
Heated 84°F Pool + Views + Game Room + Hot Tub Cabin
| 4 bd · 4 ba · sleeps 12 | $14,627 | $516 | 8% | 5★ (2) | 0.1 mi | AirbnbVrboBooking |
85° Private Pool | Views | Game Room | Hot Tub Cabin
| 4 bd · 4 ba · sleeps 12 | $136,830 | $543 | 69% | 5★ (165) | 0.1 mi | AirbnbVrbo |
Heated Indoor Pool • Hot Tub • Game Room Cabin
| 4 bd · 4 ba · sleeps 12 | $9,568 | $368 | 7% | 5★ (5) | 0.1 mi | AirbnbVrbo |
Heated Indoor Pool Hot Tub Game Room Near Parkway Chalet | 4 bd · 4 ba · sleeps 12 | $9,488 | $506 | 5% | — | 0.1 mi | Booking |
Location Location - 4BR/4BA Cabin w/ Private Pool Cabin
| 4 bd · 4 ba · sleeps 10 | $88,252 | $444 | 54% | 4.8★ (100) | 0.1 mi | AirbnbVrbo |
Fall Foliage|4BR|Hot Tub|Pool|Dog-Friendly Cabin
| 4 bd · 4 ba · sleeps 11 | $120,288 | $489 | 67% | 5★ (158) | 0.1 mi | AirbnbVrbo |
Private Indoor Heated pool•Near Dollywood•4bd/4bth Cabin | 4 bd · 4 ba · sleeps 10 | $26,333 | $570 | 13% | 5★ (3) | 0.1 mi | Delisted |
Indoor Pool, Mtn Views, Arcade, Hot Tub, Location! Cabin | 4 bd · 4 ba · sleeps 12 | $126,193 | $641 | 54% | 5★ (26) | 0.1 mi | Booking |
Top 10%, Pvt Pool, Mtn Views, Arcades, A+ Location Cabin
| 4 bd · 4 ba · sleeps 12 | $132,622 | $603 | 60% | 4.9★ (67) | 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
Est. revenue
$108,160
NOI
$60,765
Cash flow /mo
$5,064
Cash needed
$1,199,000
Cash-on-cash (all cash)
5.1%
ROE (yr 1)
7.9%
Cap rate
5.4%
DSCR
—
Year-1 write-off
$370,025
Year-1 tax shield @ 32%
$118,408
Year-1 return on equity
- Cash flow (annual)$60,765
- Principal paydown (n/a, cash)$0
- Appreciation at%$33,750
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)$21,632
- Platform fees (3% of revenue)$3,245
- Maintenance / capex (5% of revenue)$5,408
- Utilities & supplies$4,200
- HOA$1,800
- Property tax$4,360
- Insurance (STR-rated)$6,750
Cash needed to close
- Purchase price (all cash)$1,125,000
- Closing costs (4.0%)$45,000
- Furnishing (bought new)$29,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$118,408
Property tax, insurance rate and the land/building split come from this listing's county tax record; 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
$1,019,000
Short-life (5/15-yr)
$340,000 · 33%
Year-1 deduction
$370,000
Year-1 tax shield @ 32%
$118,000
Land 9% (county tax record, market value split) · building $679,000 over 39 years · new furniture $29,000
Based on: 2,400 sq ft, built 2023, 4 bd / 4 ba, unfurnished, listing features (hot tub, pool, deck, game room, fireplace, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $274,000 in year 1 (24% short-life, $88,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $20,400
Kitchen cabinetsdefault
$11,100 new × 88% good × 2.10 allocation
- $16,700
Kitchen countertopsdefault
$9,000 new × 88% good × 2.10 allocation
- $7,700
Decorative trimdefault
$4,200 new × 88% good × 2.10 allocation
- $900
Mirrorsdefault
$600 new × 75% good × 2.10 allocation
- $2,800
Shelvingdefault
$1,500 new × 88% good × 2.10 allocation
- $8,800
Window coverings (24)default
$6,000 new × 70% good × 2.10 allocation
- $24,300
Carpet, vinyl & laminate (100% of floors)listing
$15,400 new × 75% good × 2.10 allocation
- $16,900
Kitchen & laundry equipment plumbingdefault
$8,600 new × 94% good × 2.10 allocation
- $10,200
Kitchen, laundry & data equipment electricaldefault
$5,200 new × 94% good × 2.10 allocation
- $9,300
Appliances (microwave, dishwasher, refrigerator, washer, dryer)listing
$5,900 new × 75% good × 2.10 allocation
- $13,200
Hot tub (freestanding)listing
$9,000 new × 70% good × 2.10 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $18,700
Paving: driveway & walks (paved)default
$10,200 new × 88% good × 2.10 allocation
- $18,000
Landscaping (typical)default
$9,800 new × 88% good × 2.10 allocation
- $4,400
Patiosdefault
$2,400 new × 88% good × 2.10 allocation
- $48,100
Decks & porches (attached)listing
$27,000 new × 85% good × 2.10 allocation
- $119,800
Pool (in-ground)listing
$65,000 new × 88% good × 2.10 allocation
- $517,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$260,100 new × 95% good × 2.10 allocation
- $53,200
Building plumbing & fixturesdefault
$27,000 new × 94% good × 2.10 allocation
- $54,500
Building electrical & lightingdefault
$27,700 new × 94% good × 2.10 allocation
- $48,200
HVACdefault
$27,000 new × 85% good × 2.10 allocation
- $4,900
Fireplacelisting
$2,600 new × 88% good × 2.10 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $160,300 | $209,000 | $700 | $370,000 |
| 2 | $0 | $0 | $17,400 | $17,400 |
| 3 | $0 | $0 | $17,400 | $17,400 |
| 4 | $0 | $0 | $17,400 | $17,400 |
| 5 | $0 | $0 | $17,400 | $17,400 |
| 6+ | $0 | $0 | $608,200 | $608,200 |
| Total | $160,300 | $209,000 | $678,600 | $1,047,900 |
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.