2385 Forge Hideaway Loop Unit 6A
Pigeon Forge, TN 37863
$549,900
2 bd · 2 ba · 1,143 sqft · Listed 7d ago
View on Realtor.com →Year built
2025
Sqft
1,143
Lot sqft
436
HOA / mo
$125
Furnished
No
List date
2026-11-05T00:25:20.000000Z
Revenue
Annual revenue
$52,491
ADR
$244
Occupancy
59%
Cleaning fees (12 mo)
$9,255
Confidence
Low (35.54), 48 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $30,055
10% Off 4 Night Stays - Explore Pigeon Forge
Cabin · 2 bd · 1 ba · sleeps 4 · 151 ft
Revenue $23,412ADR $155Occ ≈ 41%4.8★ (29)
Pigeon Forge Hideaway | By Colonial Properties
Cabin · 2 bd · 2 ba · sleeps 8 · 502 ft
Revenue $23,179ADR $278Occ ≈ 23%4.7★ (25)
Cozy Bear Den
Vacation home · 2 bd · 2 ba · sleeps 4 · 0.1 mi
Revenue $22,315ADR $860Occ ≈ 7%3.5★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Dollywood Cutie•3 Beds•New Construction Cabin
| 2 bd · 2 ba · sleeps 5 | $60,143 | $281 | 59% | 5★ (53) | 3 ft | 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) | 39 ft | AirbnbVrbo |
10% Off 4 Night Stays - Explore Pigeon Forge Cabin | 2 bd · 1 ba · sleeps 4 | $23,412 | $155 | 41% | 4.8★ (29) | 151 ft | Airbnb |
Luxury Treehouse w/Swings, Net Loft, Dollywood 1 Mi Cabin
| 2 bd · 2 ba · sleeps 6 | $68,860 | $360 | 52% | 5★ (30) | 226 ft | AirbnbVrboBooking |
Location, Location - 1 Mile to Dollywood! Cabin
| 2 bd · 2 ba · sleeps 6 | $45,598 | $365 | 34% | 5★ (27) | 367 ft | AirbnbVrbo |
Hot Tub, Pool Table, Sleeps 8. Two miles to Dollywood! Cabin
| 2 bd · 2 ba · sleeps 8 | $13,115 | $216 | 17% | 5★ (4) | 433 ft | VrboBooking |
Pigeon Forge Hideaway | By Colonial Properties Cabin | 2 bd · 2 ba · sleeps 8 | $23,179 | $278 | 23% | 4.7★ (25) | 502 ft | Airbnb |
NuWay Treehouse Cabin 5 minutes to Dollywood Cabin
| 2 bd · 2 ba · sleeps 6 | $46,992 | $243 | 53% | 5★ (45) | 515 ft | AirbnbVrbo |
New Treehouse-1 mile from Dollywood & the Parkway Cabin
| 2 bd · 2 ba · sleeps 6 | $37,818 | $220 | 47% | 5★ (31) | 0.1 mi | AirbnbVrbo |
Cozy Bear Den Vacation home | 2 bd · 2 ba · sleeps 4 | $22,315 | $860 | 7% | 3.5★ (1) | 0.1 mi | Booking |
Show 35 more
.5 mi 2 Dollywood-Elf movie theme-See Fireworks
Cabin · 2 bd · 2 ba · sleeps 7 · 0.2 mi
Revenue $61,057ADR $252Occ ≈ 66%5★ (328)
1/2 mile to Dollywood-Arcade-GSMNP-Hot Tub-Dogs OK
Cabin · 2 bd · 2 ba · sleeps 7 · 0.2 mi
Revenue $66,284ADR $265Occ ≈ 69%5★ (318)
Fox's Den
Vacation home · 2 bd · 2 ba · sleeps 7 · 0.2 mi
Revenue $21,949ADR $912Occ ≈ 7%5★ (2)
Foxes' Den Cabin with Private Hot Tub and Arcade Game
Cabin · 2 bd · 2 ba · sleeps 7 · 0.2 mi
Revenue $37,483ADR $270Occ ≈ 38%5★ (1)
Delisted
Lovely Forest Cabin with Spa and Beautiful Outdoor Area in Pigeon Forge, Tennessee
Cabin · 2 bd · 2 ba · sleeps 7 · 0.2 mi
Revenue $27,966ADR $596Occ ≈ 13%—
Cozy Bear Den: Free Attraction Ticket, Hot Tub, Arcade Games & Fire Pit
Cabin · 2 bd · 2 ba · sleeps 4 · 0.2 mi
Revenue $24,715ADR $200Occ ≈ 34%5★ (65)
Delisted
Whispering Pines at Dollywood
House · 2 bd · 1.5 ba · sleeps 5 · 0.3 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $72,811ADR $211Occ ≈ 95%5★ (121)
Dolly's Cabin: Walk to Dollywood Private Spa View
Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $1,308ADR $654Occ ≈ 1%—
Dolly's Cabin 1010|New| One level|2 Kings |Hot Tub
Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $29,862ADR $257Occ ≈ 32%5★ (3)
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)
Green Gables Getaway-Across from Dollywood 2BR2BA Cabin Hot Tub Fireworks Views
Chalet · 2 bd · 2 ba · sleeps 5 · 0.3 mi
Revenue $60,186ADR $275Occ ≈ 60%—
2 King BR Across from Dollywood • Free tickets
Cabin · 2 bd · 2 ba · sleeps 5 · 0.3 mi
Revenue $52,594ADR $237Occ ≈ 61%5★ (15)
Gateway to Dollywood! Cozy Smoky Mtn Cabin
Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $46,074ADR $349Occ ≈ 36%—
Brambly Burrow*NEW* fun across from Dollywood!
Cabin · 2 bd · 2 ba · sleeps 5 · 0.3 mi
Revenue $53,635ADR $263Occ ≈ 56%5★ (26)
New 2BR cabin across from Dollywood with hot tub, one-step entry, and free attraction tickets
Chalet · 2 bd · 2 ba · sleeps 5 · 0.3 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 · 0.3 mi
Revenue $51,102ADR $234Occ ≈ 60%5★ (2)
Cottontail Cottage 2 king BR-Steps from Dollywood!
Cabin · 2 bd · 2 ba · sleeps 5 · 0.3 mi
Revenue $56,576ADR $259Occ ≈ 60%4.8★ (12)
Downtown Pigeon Forge, Two Bedroom Suite!
Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $30,055ADR $410Occ ≈ 20%5★ (1)
Convenient 2BR Cottage Near Dollywood & Dining
Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $834ADR $206Occ ≈ 1%—
Delisted
Dollywood Adventures Start at This Spacious 2BR Retreat
Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $1,288ADR $170Occ ≈ 2%—
Delisted
Sunrise Ridge Two Bedroom Townhome
Townhouse · 2 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $11,597ADR $423Occ ≈ 8%4.3★ (4)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
.5 mi 2 Dollywood-Elf movie theme-See Fireworks Cabin | 2 bd · 2 ba · sleeps 7 | $61,057 | $252 | 66% | 5★ (328) | 0.2 mi | Airbnb |
Dollywood Escape | Hot Tub • Fire Pit • Arcade Cabin
| 2 bd · 2 ba · sleeps 7 | $16,904 | $247 | 19% | 5★ (8) | 0.2 mi | 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) | 0.2 mi | Airbnb |
Cozy Bear Den | Hot Tub, Games, Grill & MORE! Cabin
| 2 bd · 2 ba · sleeps 4 | $15,925 | $195 | 22% | 4.8★ (15) | 0.2 mi | AirbnbVrboBooking |
A Bearadise Cabin
| 2 bd · 2 ba · sleeps 6 | $55,549 | $242 | 63% | 4.9★ (23) | 0.2 mi | AirbnbVrboBooking |
Fox's Den Vacation home | 2 bd · 2 ba · sleeps 7 | $21,949 | $912 | 7% | 5★ (2) | 0.2 mi | Booking |
Foxes' Den Cabin with Private Hot Tub and Arcade Game Cabin | 2 bd · 2 ba · sleeps 7 | $37,483 | $270 | 38% | 5★ (1) | 0.2 mi | Delisted |
Lovely Forest Cabin with Spa and Beautiful Outdoor Area in Pigeon Forge, Tennessee Cabin | 2 bd · 2 ba · sleeps 7 | $27,966 | $596 | 13% | — | 0.2 mi | Booking |
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) | 0.2 mi | Delisted |
Dolly themed cabin, 1/2 mile to Dollywood, hot tub Cabin
| 2 bd · 2 ba · sleeps 7 | $20,092 | $206 | 27% | 5★ (21) | 0.2 mi | 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) | 0.2 mi | VrboBooking |
Dollywood Delights by Ghosal Luxury Lodging Cabin
| 2 bd · 3 ba · sleeps 7 | $76,464 | $347 | 60% | 4.6★ (41) | 0.2 mi | AirbnbVrboBooking |
Pigeon Forge Cabin w/ Private Hot Tub & Gas Grill Cabin
| 2 bd · 2 ba · sleeps 7 | $42,016 | $197 | 58% | 4.9★ (136) | 0.2 mi | AirbnbVrboBooking |
Whispering Pines at Dollywood House
| 2 bd · 1.5 ba · sleeps 5 | $72,811 | $211 | 95% | 5★ (121) | 0.3 mi | Airbnb |
Dolly's Cabin: Walk to Dollywood Private Spa View Cabin | 2 bd · 2 ba · sleeps 6 | $1,308 | $654 | 1% | — | 0.3 mi | Booking |
Dolly's Cabin 1010|New| One level|2 Kings |Hot Tub Cabin | 2 bd · 2 ba · sleeps 6 | $29,862 | $257 | 32% | 5★ (3) | 0.3 mi | Booking |
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 | Airbnb |
Green Gables Getaway-Across from Dollywood 2BR2BA Cabin Hot Tub Fireworks Views Chalet | 2 bd · 2 ba · sleeps 5 | $60,186 | $275 | 60% | — | 0.3 mi | Booking |
Walk 2 Dollywood | Firework Views | Private Spa Cabin
| 2 bd · 2 ba · sleeps 6 | $6,613 | $329 | 6% | — | 0.3 mi | AirbnbVrboBooking |
2 King BR Across from Dollywood • Free tickets Cabin | 2 bd · 2 ba · sleeps 5 | $52,594 | $237 | 61% | 5★ (15) | 0.3 mi | Airbnb |
2 BD Across from Dollywood | Includes 1 Free Tkt Cabin | 2 bd · 2 ba · sleeps 6 | $24,019 | $252 | 26% | 5★ (6) | 0.3 mi | AirbnbBooking |
Gateway to Dollywood! Cozy Smoky Mtn Cabin Cabin | 2 bd · 2 ba · sleeps 6 | $46,074 | $349 | 36% | — | 0.3 mi | Airbnb |
Walk 2 Dollywood | Firework Views | Private Spa Cabin
| 2 bd · 2 ba · sleeps 6 | $8,189 | $545 | 4% | — | 0.3 mi | AirbnbVrboBooking |
Brambly Burrow*NEW* fun across from Dollywood! Cabin | 2 bd · 2 ba · sleeps 5 | $53,635 | $263 | 56% | 5★ (26) | 0.3 mi | Airbnb |
Walk to Dollywood fireworks views brand new cabin House
| 2 bd · 2 ba · sleeps 6 | $10,015 | $0 | — | — | 0.3 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% | — | 0.3 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) | 0.3 mi | Booking |
Cottontail Cottage 2 king BR-Steps from Dollywood! Cabin | 2 bd · 2 ba · sleeps 5 | $56,576 | $259 | 60% | 4.8★ (12) | 0.3 mi | Airbnb |
Free ticket +! 2 BR/1BA across from Dollywood! Cottage
| 2 bd · 1 ba · sleeps 5 | $37,492 | $206 | 50% | 4.8★ (295) | 0.3 mi | AirbnbVrboBooking |
Come Home to the Mountains | Spacious 2BR Retreat Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $997 | $166 | 2% | 4.9★ (9) | 0.4 mi | AirbnbVrbo |
Downtown Pigeon Forge, Two Bedroom Suite! Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $30,055 | $410 | 20% | 5★ (1) | 0.4 mi | Airbnb |
Convenient 2BR Cottage Near Dollywood & Dining Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $834 | $206 | 1% | — | 0.4 mi | Delisted |
Dollywood Adventures Start at This Spacious 2BR Retreat Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $1,288 | $170 | 2% | — | 0.4 mi | Delisted |
Sunrise Ridge Two Bedroom Townhome Townhouse | 2 bd · 2 ba · sleeps 6 | $11,597 | $423 | 8% | 4.3★ (4) | 0.4 mi | Airbnb |
2-Bedroom l Cottage | Standalone Retreat Condominium (condo)
| 2 bd · 2 ba · sleeps 6 | $1,426 | $178 | 2% | 4.7★ (3) | 0.4 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 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium
Est. revenue
$52,491
NOI
$27,028
Cash flow /mo
-$754
Cash needed
$175,471
Cash-on-cash
-5.2%
ROE (yr 1)
6.2%
Cap rate
4.9%
DSCR
0.75
Year-1 write-off
$145,047
Year-1 tax shield @ 32%
$46,415
Year-1 return on equity
- Cash flow (annual)-$9,045
- Principal paydown$3,493
- Appreciation at%$16,497
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)$10,498
- Platform fees (3% of revenue)$1,575
- Maintenance / capex (5% of revenue)$2,625
- Utilities & supplies$4,200
- HOA$1,500
- Property tax$1,766
- Insurance (STR-rated)$3,299
Cash needed to close
- Down payment (25%)$137,475
- Closing costs (4.0%)$21,996
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$46,415
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)
$129,000 · 28%
Year-1 deduction
$145,000
Year-1 tax shield @ 32%
$46,000
Land 15% (market default, no usable tax-record split) · building $339,000 over 39 years · new furniture $16,000
Based on: 1,143 sq ft, built 2025, 2 bd / 2 ba, unfurnished, listing features (deck, fireplace, appliance list, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $84,000 in year 1 (14% short-life, $27,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $16,400
Kitchen cabinetsdefault
$8,300 new × 96% good × 2.06 allocation
- $13,400
Kitchen countertopsdefault
$6,800 new × 96% good × 2.06 allocation
- $3,900
Decorative trimdefault
$2,000 new × 96% good × 2.06 allocation
- $600
Mirrorsdefault
$300 new × 92% good × 2.06 allocation
- $1,800
Shelvingdefault
$900 new × 96% good × 2.06 allocation
- $5,100
Window coverings (11)default
$2,800 new × 90% good × 2.06 allocation
- $5,500
Carpet, vinyl & laminate (40% of floors)default
$2,900 new × 92% good × 2.06 allocation
- $13,000
Kitchen & laundry equipment plumbingdefault
$6,500 new × 98% good × 2.06 allocation
- $7,900
Kitchen, laundry & data equipment electricaldefault
$3,900 new × 98% good × 2.06 allocation
- $13,200
Appliances (range, dishwasher, refrigerator, washer, dryer)listing
$7,000 new × 92% good × 2.06 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $13,800
Paving: driveway & walks (paved)default
$7,000 new × 96% good × 2.06 allocation
- $6,700
Landscaping (minimal)listing
$3,400 new × 96% good × 2.06 allocation
- $2,200
Patiosdefault
$1,100 new × 96% good × 2.06 allocation
- $25,100
Decks & porches (attached)listing
$12,900 new × 95% good × 2.06 allocation
- $250,100
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$123,700 new × 98% good × 2.06 allocation
- $25,800
Building plumbing & fixturesdefault
$12,800 new × 98% good × 2.06 allocation
- $23,700
Building electrical & lightingdefault
$11,800 new × 98% good × 2.06 allocation
- $25,200
HVACdefault
$12,900 new × 95% good × 2.06 allocation
- $8,700
Hardwood & tile floorsdefault
$4,400 new × 96% good × 2.06 allocation
- $5,200
Fireplacelisting
$2,600 new × 96% good × 2.06 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $96,800 | $47,800 | $400 | $145,000 |
| 2 | $0 | $0 | $8,700 | $8,700 |
| 3 | $0 | $0 | $8,700 | $8,700 |
| 4 | $0 | $0 | $8,700 | $8,700 |
| 5 | $0 | $0 | $8,700 | $8,700 |
| 6+ | $0 | $0 | $303,600 | $303,600 |
| Total | $96,800 | $47,800 | $338,700 | $483,400 |
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.