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Property profile & analytics
OFF-MARKET
Estimated value
$4,220,000
Motels
3035 Pkwy Parkway Pigeon Forge, TN 37863-3311
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US80-2069733
Property profile
Verified
Property type
Motels
Use group
MOTEL
Year built
1991
Construction
CONCRETE
Total area
28,351 SF
Lot
133 ac (5,793,480 SF)
Zoning code
C-2
APN
078083N A 02001
UPID
US80-2069733
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
$4.61M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.54M
Blend (final)
Blend
$4.22M
Owner & transaction history
Willow Brook Properties · 3 yrs held
Willow Brook Properties
since 2022
Last sale
$4.0M
1 recorded transaction
Zoning & alternative use
C-2 · Pigeon Forge, TN
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$6.4M
+91.5%
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
$3,960,000
ML approach
$4,610,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$3,340,000
Current use
RETAIL STORES
$6,400,000
Change: +92% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,020,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$4.22M
Range $3.80M – $4.64M · ±10% · vs last sale $4.00M (Aug 1 2022)
Last sale anchor
$4.00M
Aug 1 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
$149 / 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
$24,072
Tax year 2021
Assessed value
$1,463,200
Assessed 2023
Previous assessed
$1,463,200
+0.0% YoY
Effective rate
1.65%
On assessed value
Assessed land
$571,280
Assessed improvement
$891,920
Land market value
$1,428,200
Improvement market value
$2,229,800
Total market value
$3,658,000
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
Motels
Use group
MOTEL
Status
Off-Market
Year built
1991
Construction
CONCRETE
Heating
NONE
Cooling
NONE
Buildings
3
Stories
1
Units
1
Bathrooms
81
Total area
28,351 SF
Lot
133 ac (5,793,480 SF)
Zoning code
C-2
APN
078083N A 02001
UPID
US80-2069733
Jurisdiction
SEVIER
Zoning & alternative use
C-2 · Pigeon Forge, TN
Zoning C-2 · permitted uses
C-2 · 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
$3.3M
RETAIL STORES
Est. value
$6.4M
AUTO REPAIR, GARAGE
Est. value
$3.0M
HOTEL/MOTEL Current
RETAIL STORES
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
1991
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Buildings
3
Units
1
Bathrooms
81
Lot
133 ac
Current owner
From public records · entity-resolved
Willow Brook Properties
Entity
Mailing address
3035 PKWY PARKWAY, PIGEON FORGE, TN 37863-3311
Mailing matches property
Yes
Owner-occupied
Yes
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 1, 2022
$4,000,000
Willow Brook Properties
Gregory M Nichols
Warranty Deed
$4,017,538 · The Irrevocable Trust
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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