2114 Rabbit Point Way · Pigeon Forge, TN 37876

$460,000

3 bd · 2.0 ba · 1,300 sqft · SingleFamily public records · 155 Days on market

Built 1991 1.10 ac lot $354/sqft · 24% below area Est $605k · 24% under

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +4.8/30.0
• Livability +3.6/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Discover your perfect Smoky Mountain retreat in this charming three-bedroom cabin, ideally located just minutes from Dollywood, Pigeon Forge, and Gatlinburg. Whether you're looking for a relaxing escape or a strong short-term rental opportunity, this cabin offers the best of both worlds. The spacious main level features two inviting bedrooms with beautiful queen cedar log beds, along with a queen sleeper sofa for additional guests. A cozy wood-burning fireplace creates the perfect atmosphere on cool mountain evenings, while ceiling fans throughout and central heat and air provide year-round comfort. The large eat-in kitchen is ideal for preparing meals and gathering with family and friends. Upstairs, the expansive primary suite offers a private retreat complete with its own deck—perfect for morning coffee or evening stargazing. The adjoining whirlpool tub provides a relaxing place to unwind after a day exploring the Smokies or enjoying nearby attractions. Step outside and soak in the oversized 8x8 outdoor hot tub, surrounded by the peaceful sounds of nature. Abundant flat parking adds exceptional convenience, a rare and valuable feature in the mountains. The durable 35-year metal roof, installed in 2019, offers long-term peace of mind. Located just minutes from the Parkway, The Island, the Pigeon Forge Convention Center, and Dollywood, this cabin is perfectly positioned for personal enjoyment or rental success. Don't miss this opportunity—schedule your showing today.

Key facts

• Large eat-in kitchen
• Whirlpool tub
• Private retreat

Tags

• SMOKY MOUNTAIN RETREAT
• SHORT-TERM RENTAL OPPORTUNITY
• WOOD-BURNING FIREPLACE
• LARGE EAT-IN KITCHEN
• PRIVATE RETREAT
• WHIRLPOOL TUB

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $460k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $260k (43.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (56.8% below list).
• Recommended offer: $199k (56.8% below list) — sets the bar for 1% rule.
• Cap rate 3.3% vs local median 1.1% in Pigeon Forge — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#36 in TN) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, schools F, crime F.
• Sevier County (rural): math 31% / reading 28% proficiency, ranked #62 of 139 in TN (top 45%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents soft (-2.6%/yr); 1127 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,594 units permitted in Sevier County in 2024 (456 in 5+ unit buildings).
• This rent runs 41% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $49k of equity ($3k loan paydown + $46k appreciation (10.0% local appreciation)).
• Sevier County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$79k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($405k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $65k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $240k; list at $460k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,751 (56.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 57% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.43% ✗
• Cap rate: 3.33%
• Cash-on-cash: -10.56%
• DSCR: 0.53
• GRM: 19.3

CMA / ARV

• ARV (median comp): $604,664
• List price: $460,000
• Delta: -23.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2105 Rabbit Point Way	0.04mi	3/2.0	1,334 (+3%)	2mo	$475,000	$356	92
2124 Windy Ln	0.12mi	3/2.0	1,362 (+5%)	9mo	$519,000	$381	79
1503 Turkey Trot Way	0.38mi	3/2.0	1,248 (-4%)	2mo	$513,000	$411	74
2108 Redmond Way	0.37mi	2/2.0 (-1)	1,248 (-4%)	8mo	$355,000	$284	65
2029 Lones Branch Ln	0.20mi	3/2.0	1,120 (-14%)	4mo	$575,000	$513	64
1611 Bear Claw Way	0.32mi	3/2.0	1,165 (-10%)	6mo	$350,000	$300	63
2042 Starr Crest Dr	0.34mi	3/3.5	1,456 (+12%)	1mo	$650,000	$446	57
1862 Blue Tick Way	0.41mi	2/2.0 (-1)	1,200 (-8%)	10mo	$615,000	$513	55
1823 Walker Trl	0.61mi	2/2.0 (-1)	1,229 (-6%)	15mo	$573,000	$466	45
1825 Blue Tick Way	0.56mi	2/2.0 (-1)	1,456 (+12%)	10mo	$650,000	$446	40
1725 Mountain View Ct	0.62mi	2/2.0 (-1)	1,459 (+12%)	9mo	$440,000	$302	38
1753 Walker Trl	0.68mi	2/2.0 (-1)	1,117 (-14%)	3mo	$420,000	$376	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 16.4%
• Equity multiple: 2.34×
• Total profit: $172,223
• Equity at exit: $414,404

10-year hold

• IRR: 15.3%
• Equity multiple: 5.29×
• Total profit: $553,010
• Equity at exit: $893,679

Cash invested: $128,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Tennessee: 87 Strongly Landlord-Friendly · R+13
• County: — inherits STATE
• City: — inherits STATE

14-day notice (URLTA); generally landlord-favorable; Nashville court paced moderate.

Methodology + full state rankings →

ZIP-level market 37876

• Home prices YoY: 2.4%
• Rents YoY: -2.6%
• Active inventory: 1127
• Price-to-rent: 19.3×

Monthly cashflow live

• Estimated rent: $1,988 medium
• Mortgage (P&I): −$2,412
• Tax from tax record: −$100 /mo · $1,201/yr
• Insurance: −$192
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $-1,134

Break-even live

Break-even rent $3,423

Max offer price $259,690

Occupancy floor —

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $115,000
• Closing costs: $13,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1748 Paulas Huskey Cir Sevierville, TN	3.0	2.5	1276	$4,200	$3.29	44d	1	1.36mi

Listing history 21 events

1. 2026-06-19
   days on market $460,000 Active 155 DOM
2. 2026-06-18
   days on market $460,000 Active 154 DOM
3. 2026-06-17
   days on market $460,000 Active 153 DOM
4. 2026-06-16
   days on market $460,000 Active 152 DOM
5. 2026-06-15
   price $460,000 Active 151 DOM
6. 2026-06-15
   days on market $499,000 Active 151 DOM
7. 2026-06-14
   days on market $499,000 Active 149 DOM
8. 2026-06-13
   days on market $499,000 Active 148 DOM
9. 2026-06-10
   days on market $499,000 Active 146 DOM
10. 2026-06-09
    days on market $499,000 Active 145 DOM
11. 2026-06-08
    days on market $499,000 Active 144 DOM
12. 2026-06-07
    days on market $499,000 Active 143 DOM
13. 2026-06-02
    days on market $499,000 Active 138 DOM
14. 2026-06-01
    days on market $499,000 Active 137 DOM
15. 2026-05-31
    days on market $499,000 Active 136 DOM
16. 2026-05-30
    days on market $499,000 Active 135 DOM
17. 2026-04-27
    price $499,000 1503-char remark

    Show marketing remark (1503 chars)

    Discover your perfect Smoky Mountain retreat in this charming three-bedroom cabin, ideally located just minutes from Dollywood, Pigeon Forge, and Gatlinburg. Whether you're looking for a relaxing escape or a strong short-term rental opportunity, this cabin offers the best of both worlds. The spacious main level features two inviting bedrooms with beautiful queen cedar log beds, along with a queen sleeper sofa for additional guests. A cozy wood-burning fireplace creates the perfect atmosphere on cool mountain evenings, while ceiling fans throughout and central heat and air provide year-round comfort. The large eat-in kitchen is ideal for preparing meals and gathering with family and friends. Upstairs, the expansive primary suite offers a private retreat complete with its own deck—perfect for morning coffee or evening stargazing. The adjoining whirlpool tub provides a relaxing place to unwind after a day exploring the Smokies or enjoying nearby attractions. Step outside and soak in the oversized 8x8 outdoor hot tub, surrounded by the peaceful sounds of nature. Abundant flat parking adds exceptional convenience, a rare and valuable feature in the mountains. The durable 35-year metal roof, installed in 2019, offers long-term peace of mind. Located just minutes from the Parkway, The Island, the Pigeon Forge Convention Center, and Dollywood, this cabin is perfectly positioned for personal enjoyment or rental success. Don't miss this opportunity—schedule your showing today.

18. 2026-01-14
    listed $525,000 Active 1503-char remark

    Show marketing remark (1503 chars)

    Discover your perfect Smoky Mountain retreat in this charming three-bedroom cabin, ideally located just minutes from Dollywood, Pigeon Forge, and Gatlinburg. Whether you're looking for a relaxing escape or a strong short-term rental opportunity, this cabin offers the best of both worlds. The spacious main level features two inviting bedrooms with beautiful queen cedar log beds, along with a queen sleeper sofa for additional guests. A cozy wood-burning fireplace creates the perfect atmosphere on cool mountain evenings, while ceiling fans throughout and central heat and air provide year-round comfort. The large eat-in kitchen is ideal for preparing meals and gathering with family and friends. Upstairs, the expansive primary suite offers a private retreat complete with its own deck—perfect for morning coffee or evening stargazing. The adjoining whirlpool tub provides a relaxing place to unwind after a day exploring the Smokies or enjoying nearby attractions. Step outside and soak in the oversized 8x8 outdoor hot tub, surrounded by the peaceful sounds of nature. Abundant flat parking adds exceptional convenience, a rare and valuable feature in the mountains. The durable 35-year metal roof, installed in 2019, offers long-term peace of mind. Located just minutes from the Parkway, The Island, the Pigeon Forge Convention Center, and Dollywood, this cabin is perfectly positioned for personal enjoyment or rental success. Don't miss this opportunity—schedule your showing today.

19. 2025-06-24
    listed $549,900 Active
20. 2019-05-31
    soldstatus $240,000
21. 2004-08-24
    soldstatus $98,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TN · Resets to sale price

• Current annual tax: $1,201 · $100/mo
• Projected year-2 tax: $3,266 · $272/mo
• Expected delta: +$2,065/yr (+$172/mo · 171.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 4/10 Moderate 6 d/yr ≥101°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,850
• − Mortgage interest: −$25,767
• − Property taxes: −$1,201
• − Insurance: −$2,300
• − Repairs & maintenance: −$1,908
• − Management: −$1,908
• − Depreciation: −$13,382
• Taxable loss: −$22,616
• Est. tax savings @ 24.0%: +$5,428
• After-tax cash flow: $-8,179/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Sevier County
• NCES district ID: 4703780
• Math proficiency: 31% ▼ -6.00%
• Reading proficiency: 28% ▼ -4.00%
• Median HH income: $42,730
• Composite: 25.12/100
• National rank: #7527
• State rank: #62 of 139 in TN

Livability — Pigeon Forge

• Score: 72/100
• State rank: #36
• US rank: #6327

Category grades

Amenities B- Commute A+ Cost of living A+ Crime F Employment C- Housing A+ Health & safety B- User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Sevier County · 80,402 people
• City population: 21,767
• Metro: Sevierville, TN
• Population (ZIP): 33,561
• Household income: $58,277
• Rent vs Own: 23.4% rent · 76.6% own
• Severe rent burden: 611.0

Population outlook (Sevier County) Hauer SSP2

• Today (2025): 107,903 people
• By 2030: 113,633 · +5.3%
• By 2040: 123,969 · +14.9%
• By 2050: 132,123 · +22.4%
• By 2075: 148,524 · +37.6%
• By 2100: 153,436 · +42.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 5% Two or more races 5% Black 1%
• Common ancestry: Slovak 5% Serbian 4% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Russian/Polish/Slavic 1%

Political lean MEDSL · Sevier

• 2024 margin: Solid R (+61.1) · D 18.9% · R 80.1% · Other 1.0%
• 2008→2024 swing: -13.1pp toward R · 2008: -48.1pp · 2024: -61.1pp
• All cycles: 2024: R+61.1 2020: R+57.6 2016: R+61.7 2012: R+54.8 2008: R+48.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.06%
• Current HPI: 477.19
• Rent YoY: ▼ -2.57%
• Metro: Sevierville, TN
• State GDP YoY: ▲ 2.78%
• F500 in state: 22

Industry mix (Fortune 500 HQ in TN)

Industry	F500 HQs	Revenue
▸Healthcare	3	$91B
▸Retail	3	$72B
▸Transportation / Logistics	1	$88B
▸Paper / Packaging	1	$19B
▸Insurance	1	$13B
▸Energy	1	$12B

Price history

+409.2% since first listed

5 events — show timeline

• 2026-04-27 Price Changed $499,000 GSMAR
• 2026-01-14 Listed $525,000 GSMAR
• 2025-06-24 Listed $549,900 GSMAR
• 2019-05-31 Sold (Public Records) $240,000 Public Records
• 2004-08-24 Sold (Public Records) $98,000 Public Records

Property tax history

+10.0%/yr

Latest (2025): $1,201 · +0.0% YoY. Source: county tax records.