EAM Deal Pipeline — July 18, 2026

✅ Corrections & Resolutions This Cycle

123 Main Ave, Ocean Grove (T3-28) — price confirmed FIRM at $1,300,000, resolving a 2-cycle bounce with $1,225,000.
150 Lake Ave, Ocean Grove (T4) — MLS conflict resolved: 22612117 is the current active listing (22533340 was a stale prior cycle).
68 Mt Tabor Way, Ocean Grove (T4) — correct current MLS confirmed as 22613887; price unchanged $1,179,000.
125 Parkside Cir, CSB (T4) — MLS/price conflict resolved: $515,000, MLS 319901, confirmed via 3 independent brokerage sources.

Four long-running data-quality flags cleared in one cycle — the highest resolution count in the pipeline's history.

🚨 Urgent Actions

🆕 1611 River Rd, Belmar — reopened, do NOT treat as permanently closed. Removed 7/16 as a bad add (only confirmed MLS was a closed $745K sale), but this cycle's sweep found a plausible active $1,590,000 listing at this exact address via an agent's own site + a Zillow luxury-search snapshot. Call Sackman Realty / Eric Magliacane directly to resolve once and for all.
🌟 712 Octagon Drive, Gatlinburg (NEW T2-23) — $659,900, $87,568 (2025 documented), 13.27% yield. DSCR 1.216 just under the floor — call TN Smoky Mtn Realty for a 2024 comparison year. If ≥$80K, fast-track to T1.
🚨 162 Cape Dunes Dr, CSB (T2-16) — still unconfirmable on Cape San Blas Realty's own feed for a 2nd straight cycle. Do not chase the "$200,000+ gross 2025" claim without documented actuals from whichever brokerage actually holds this listing.
⇄ 500 Park Place Ave, Bradley Beach — went PENDING (moderate confidence, not independently confirmed via a direct brokerage fetch — recommend one more check).

🔄 Changes This Refresh (July 16 → July 18 · on schedule, 2-day)

🌟 712 Octagon Drive (NEW T2-23, high-bar Smokies find) ⇄ 500 Park Place Ave → PENDING 🆕 1611 River Rd reopened as a live question ✅ 4 data-quality conflicts resolved (123 Main Ave, 150 Lake Ave, 68 Mt Tabor Way, 125 Parkside Cir) ⬇️ 1716 Ridgecrest Dr + 2350 Kerr Rd cut ⬆️ 827 13th Ave Belmar up again to $1,699,000 🆕 +6 new NJ/LBI T4s

Additive cycle, both Tier 1 unchanged. No #deal-flow replies were pending action this cycle. The best find is 712 Octagon Drive in Gatlinburg — a genuinely new documented-yield Smokies deal clearing the 13% bar, the first in several cycles. NJ Shore had an unusually productive cycle for data-quality cleanup, resolving four separate MLS/price conflicts that had been open for multiple refreshes — but it also reopened 1611 River Rd, which was confidently removed as a bad add just two cycles ago. Six new NJ/LBI multi-family finds were added to Tier 4, all over the size threshold and without income data, so they're awareness-tier only. Total 137 → 143.

🏆 Tier 1 — Immediate Action (2 tracked · both ✓ ACTIVE, unchanged)

Tier 1Active

307 Caney Creek Rd, Pigeon Forge TN

$1,425,000

8BR/8BA · 3,828 sqft · creekside · MLS 311169
$220,000+ gross (2024) · Yield 15.4% · DSCR 1.42 ✓

Re-verified ACTIVE this cycle, price unchanged. No 2025/2026 figure surfaced despite a direct search — still only the 2024 figure. The income phrasing ("grossed over $X... with AvantStay") remains PM-reported marketing language, not literally labeled "documented" — worth keeping in mind on confidence.

TN Smoky Mtn Realty MLS#311169 →

Tier 1Active

3710 Tilda Hilltop Way, Sevierville TN

$1,389,900

6BR/7BA · 4,830 sqft · 2021 · indoor pool · MLS 311326 (dual 1340483)
$160K (2025 DOC), "on track" 170K+ 2026 · Yield 14.3% @ $200K est · DSCR 1.31 ✓ @ $200K

Re-confirmed ACTIVE, price unchanged. The "$162,794 Jan-Aug 2026 booked" figure flagged in prior cycles STILL could not be found anywhere in current listing copy — treat as stale/unconfirmed, not a real number. Only the general "on track for $170K+" projection language exists.

Annie Maloney MLS#311326 →

🌟 New High-Bar Find — 712 Octagon Drive, Gatlinburg (NEW T2-23)

NewTier 2Active

712 Octagon Drive, Gatlinburg TN

$659,900

2BD/3BA · MLS 1347381 · 4.85★ Airbnb
$87,568 gross rental revenue (2025, DOCUMENTED) · Yield 13.27% · DSCR 1.216 (just under 1.25 floor)

Meets the T1 alt-criterion (verified income >$80K at <$700K) but DSCR sits just under the floor and the figure is single-year documented — same profile as T2-17 (2644 Overholt Trail). Capped T2 pending a 2024 comparison year.

TN Smoky Mtn Realty MLS#1347381 →

🆕 New Adds This Refresh (July 18 · 6, all Tier 4, NJ/LBI)

✕ Removed This Refresh (July 18 · 1)

🔧 Price Changes & Data-Quality Flags — Verify Before Use

👁 Tier 4 — Watch List (69 · full detail in deal-pipeline.md)

Property	Market	Price	Note
1102 Ocean Ave (MLS 2561862M)	Belmar NJ	$2,750,000	Grandfathered oceanfront 2-family (not a legal duplex), 8BD/4BA, 2,827 sqft. No income data. Massively over the size threshold — awareness only.
101 W 17th St (MLS NJOC2043604)	Long Beach Twp NJ (LBI)	$1,575,000	4BD, 1,632 sqft, "bay block rebuild opportunity." No income data. At the size threshold ceiling.
268 N 14th St (MLS NJOC2040170)	Surf City NJ (LBI)	$1,750,000	Bayside duplex, 1,800 sqft ($972/sqft). Unit config not independently confirmed. No income data. Over the size threshold.
109 E 28th St (MLS NJOC2041156)	Long Beach Twp NJ (Spray Beach)	$1,850,000	6BD/4BA, 3BR per floor over 2 floors, marketed as a "multi-unit investment opportunity." No income figures. Over the size threshold.
14 E 24th St (MLS NJOC2040844)	Barnegat Light NJ (LBI)	$2,649,000	Off-beach 3BR-per-floor duplex, parking for 8 cars. "Consistent, substantial rental income" referenced but no dollar figure documented. Over the size threshold.
326 S 2nd St ⚠️ price conflict	Surf City NJ (LBI)	$1,999,000–$2,100,000	Raised duplex, 6BD, each unit 3BD/2BA with bay-view decks. Price unresolved between sources. No income data. Over the size threshold.

Property	Market	Price	Reason
500 Park Place Ave (was T4)	Bradley Beach NJ	$1,725,000	Multiple sources show PENDING this cycle — moderate confidence, not independently confirmed via a direct brokerage-page fetch. Recommend one more check before treating as certain.

Property	Tier	Price	Note
1716 Ridgecrest Drive, Sevierville	T2-12	$390,000 ⬇	Cut from $400,000 (-2.5%). DSCR improves to 1.434, passes strong.
2350 Kerr Road, Sevierville	T2-14	$684,900 ⬇	Minor cut from $689,900 (-0.7%).
827 13th Ave, Belmar	T4	$1,699,000 ⬆	Up again from $1,649,000, continuing the rise pattern — further over the size threshold.
5004 S Long Beach Blvd, Holgate (LBI)	T4	$2,549,000 (tracked) — aggregators show $2.45-2.5M	Possible further cut, not source-confirmed (Redfin/Coldwell Banker 403'd) — keeping tracked price pending a cleaner read.
66 Main Ave, Ocean Grove	T4	$799K/$899K/$999K (unresolved)	Price conflict persists across platforms for a 2nd+ cycle — still not resolved.
54 Olin St, Ocean Grove	T4	$999,999	A second MLS# (22534904) surfaced, suggesting the original listing was withdrawn and relisted — DOM likely reset.
290 Boardwalk Ave, CSB	T4	$999,999	Possible off-market signal, unconfirmed — conflicting/cross-listed snippets, no working source URL either way.
6138 CR 30-A, Port St. Joe	T4	$849,000	Possible increase to $899,900 surfaced but likely stale (~Sept 2025) cached content — not treated as confirmed.

Tier 4 watch-list properties tracked in deal-pipeline.md — 6 new this cycle, all NJ/LBI multi-family, all over the size threshold. All other Tier 4 inventory retained at last-verified per the blocked-fetch rule where direct fetches 403'd this cycle (Redfin, Zillow, buytheforgottencoast.net).

🗺 Market Context

Pigeon Forge / Smokies

Both Tier 1 re-confirmed ACTIVE, unchanged (Tilda Hilltop's 2026 pace figures still unconfirmed). New T2-23 (712 Octagon Drive, $659,900, $87,568/2025 doc, 13.27% yield) is the best documented-yield find in several cycles. Two Tier 2 cuts (1716 Ridgecrest, 2350 Kerr Rd) both strengthen already-passing DSCRs. Kerr Rd cluster (2079/2083/2087) hit a URL-pattern breakage on primary sources — status only aggregator-confirmed this cycle.

NJ Shore (Belmar / OG / Bradley Beach)

An unusually productive data-cleanup cycle: 123 Main Ave price firmed, 150 Lake Ave + 68 Mt Tabor Way MLS conflicts resolved. But 1611 River Rd — confidently removed 7/16 as a bad add — is now back in question after new evidence surfaced. 500 Park Place Ave went pending. 827 13th Ave continues rising. All 3 OG duplex plays held ACTIVE with no material change.

Cape San Blas / Gulf FL

125 Parkside Cir MLS/price conflict resolved ($515,000, MLS 319901). 138 Cape Dunes + 654 Seacliff both re-confirmed unchanged. 162 Cape Dunes Dr remains unconfirmable on Cape San Blas Realty's own feed for a 2nd straight cycle — stays capped, do not chase without documented actuals. Two low-confidence signals (290 Boardwalk Ave, 6138 CR 30-A) need a live check next cycle.

LBI

20 W 87th St held at $1,149,000, no further cut yet — still the highest-leverage LBI watch item. 4505-4507 Ocean Blvd gained a new documented income data point ($177K avg 2022-24). Six new NJ/LBI multi-family T4s added, all over the size threshold with no income data. "North Surf City $204K income" lead remains unpinned.