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Property profile & analytics
OFF-MARKET
Estimated value
$5,520,000
Hotels
149 Comm Ctr Dry Pigeon Forge, TN 37863
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US80-3175883
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
2001
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
70,064 SF
Lot
1.5 ac (65,340 SF)
Zoning code
M-1
APN
078083 03000
UPID
US80-3175883
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.50M
CAP Approach
CAP
$5.35M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.52M
Owner & transaction history
Smoky Mountain Resort Partners · 4 yrs held
Smoky Mountain Resort Partners
since 2022
Last sale
$5.6M
7 recorded transactions
Zoning & alternative use
M-1 · Pigeon Forge, TN
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Pigeon Forge submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pigeon Forge submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$5,540,000
ML approach
$6,495,000
CAP Approach
CAP Return
Estimation
6%
$5,790,000
6.5%
$5,345,000
7%
$4,965,000
Alternative Use
Use
Estimation
HOTEL/MOTEL
$8,260,000
Current use
AUTO REPAIR, GARAGE
$7,460,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$5.52M
Range $4.97M – $6.07M · ±10% · vs last sale $5.60M (May 5 2022)
Last sale anchor
$5.60M
May 5 2022
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$79 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2021Property tax & assessments
Tax year 2021
Tax billed
$44,128
Tax year 2021
Assessed value
$2,682,200
Assessed 2023
Previous assessed
$2,682,200
+0.0% YoY
Effective rate
1.65%
On assessed value
Assessed land
$367,840
Assessed improvement
$2,314,360
Land market value
$919,600
Improvement market value
$5,785,900
Total market value
$6,705,500
Applied tax rate
78.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Hotels
Use group
HOTEL
Status
Off-Market
Year built
2001
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
NONE
Stories
1
Units
1
Bathrooms
106
Total area
70,064 SF
Lot
1.5 ac (65,340 SF)
Zoning code
M-1
APN
078083 03000
UPID
US80-3175883
Jurisdiction
SEVIER
Zoning & alternative use
M-1 · Pigeon Forge, TN
Zoning M-1 · permitted uses
M-1 · Pigeon Forge, TN
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Pigeon Forge. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOTEL/MOTEL Current
Est. value
$8.3M
AUTO REPAIR, GARAGE
Est. value
$7.5M
HOTEL/MOTEL Current
AUTO REPAIR, GARAGE
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
2001
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
Yes
Stories
1
Units
1
Bathrooms
106
Lot
1.5 ac
Current owner
From public records · entity-resolved
Smoky Mountain Resort Partners
Entity
Mailing address
525 KINGS HLS BLVD, PIGEON FORGE, TN 37863-5207
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 5, 2022
$5,600,000
Smoky Mountain Resort Partners
Larry Mcnutt
Warranty Deed
—
Nov 15, 2019
—
Park Grove Inn INC
—
Deed
related
$3,500,000 · Tennessee State Bank
May 3, 2019
—
Park Grove Inn INC
—
Deed
related
$2,000,000 · Smartbank
Feb 11, 2008
$6,500,000
Park Grove Inn INC
Cole,lynn & Peggy
Warranty Deed
$5,500,000 · Smartbank
Aug 16, 2005
—
Lynn Cole
—
Trustees Deed
related
$200,000 · Mountain National Bank
—
—
Park Grove Inn INC
—
Deed Of Trust
related
$2,000,000 · Smartbank
—
—
Lynn Cole
—
Deed Of Trust
related
$645,457 · Mountain National Bank
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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