EAM Deal Pipeline — July 10, 2026

✅ Two of Three Tier 1 Rock-Solid This Cycle

307 Caney Creek (T1-1, $1,425K) — ✓ ACTIVE, 14th consecutive confirmation. Re-verified on the Annie Maloney Pigeon Forge roster, "grossed over $220,000 in 2024" intact, 8BR/8BA, MLS 311169.
3710 Tilda Hilltop (T1-3, $1,389,900) — ✓ ACTIVE. Re-verified on the Annie Maloney Sevierville roster, "$160K Gross in 2025 | Indoor Pool" intact, 6BR/7BA, MLS 311326. (The recurring "$1.3M Tilda" read is the separate 3704 Tilda Hilltop, MLS 312441 — not a cut on 3710.)

🚨 Urgent Actions

✕ 2313 Fox Berry Way, Sevierville ($675K, ex-T1-2) — REMOVED this cycle (status resolved to off-market / likely sold). Second consecutive clean-render cycle absent from BOTH working broker sources (Annie Maloney Sevierville roster + TN Smoky Mtn income-cabins index — both rendered cleanly, so this is confirmed roster absence, not a 403). Every aggregator (Zillow / Redfin / Weichert / Trulia / Compass) uniformly reads "not currently listed / sold or expired" citing the OLD MLS (1287957 / 3116820 / 125273007), and now shows the address as a modest 2BR/2BA record — inconsistent with the "top-performing STR" framing. The 7/8 note set the explicit "remove if unconfirmed next cycle" trigger; that deadline has arrived → moved to Removed. Optional human close-out: Cody may phone-pin Kelly White (865) 280-2569 for a definitive ACTIVE-vs-SOLD answer; if genuinely still live at $675K it re-enters T1 (14.6% yield, DSCR 1.29, $168,750 down) — but it no longer belongs in the active grid on the current evidence.
🌟 2644 Overholt Trail, Sevierville ($589,900, T2 / T1 candidate) — STILL OPEN, VERIFY & MOVE. "$80K+ gross in 2025" documented → 13.6% yield, DSCR 1.24 at the floor. Call TN Smoky Mtn Realty — confirm the EXACT 2025 figure + 2024 trend; if 2025 ≥ $82K documented, promote to T1 and fast-track Phase 1 Go/No-Go.
654 Seacliff Dr #4, CSB (T3-4) — $754,000, highest-leverage seller in the pipeline. ~525 DOM, -$30K total since March. Aggressive offer in the $620–640K range warranted (seller paid $410K in 2021). Not on the CSBR homepage featured list this cycle → retained at last-verified, no removal signal.
93 Heck Ave, Ocean Grove — CONFIRM ACTIVE vs PENDING (Cowork/Chrome). Removed as PENDING 6/26; may be re-listed active under new MLS 22614209 (~$899K, Jack Green). WebFetch 403'd. If active, re-add as T3 (renovated OG two-family in the PRIMARY EAM market).
110 Boardwalk Ave, CSB — RESOLVE ADDRESS/PRICE (Cowork/Chrome). The $599K on file is stale; the address maps to 3 conflicting listings. Pin the exact unit/MLS via a driven browser, else drop next cycle.

🔄 Changes This Refresh (July 8 → July 10 · on schedule, 2-day)

✓ Caney Creek + Tilda ACTIVE ✕ Fox Berry REMOVED (2nd clean cycle unconfirmed) 🆕 +3 new (1 T2 + 1 T3 + 1 T4) 1 confirmed removal

Removal cycle. Two of three Tier 1 hold ACTIVE (307 Caney Creek 14th straight, "$220K 2024" intact; 3710 Tilda Hilltop "$160K 2025" re-confirmed on 2 clean sources). ✕ The story of the cycle: 2313 Fox Berry (ex-T1-2) REMOVED — second consecutive clean-render cycle absent from BOTH the Annie Maloney Sevierville roster AND the TN Smoky Mtn income-cabins index (not 403s), while every aggregator reads "sold or expired." The 7/8 removal trigger fired. Phone-pin (865) 280-2569 only if Cody wants a definitive human close-out. 3 new adds: 🌟 T2 838 Bear Run Way, Sevierville ($799,900, "$114K gross 2024" DOC → 14.25% yield, DSCR 1.31 — T1 candidate on a 2025-figure + standalone confirmation); T3 848 String Run Way, PF ($1,095,000, "~$125K" → 11.4%, DSCR 1.05); T4 Big Bear Resort, PF ($499,900, "$45,150/2024; $47,370/2025" 2-yr DOC, 9.5% yield, cheap). CSB: 138 Cape Dunes ✓ ACTIVE $799K (MLS 328033); 654 Seacliff retained $754K. NJ: no new pinnable income listings; Ocean Grove softening −9% YoY (motivated-seller watch). Awareness (over gate / projected-only): 2629 Jerusalem $1.65M ($192K doc), 1153 Woodland Trek $2.8M ($398K/$411K doc), 2215 Sawmill Cove $1.85M (projected). Fetch: Zillow/Redfin/Homes.com/Weichert/Compass 403'd or aggregator-only across NJ+Smokies; Annie Maloney + TN Smoky Mtn + Cape San Blas Realty clean; NJ tracked inventory retained at last-verified. Total 126 → 128 (−1 Fox Berry, +3 new).

🏆 Tier 1 — Immediate Action (2 tracked · 2 ✓ ACTIVE · Fox Berry removed this cycle)

Tier 1Active

307 Caney Creek Rd, Pigeon Forge TN

$1,425,000

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

Re-verified ACTIVE via Annie Maloney PF roster ("grossed over $220,000 in 2024"). Down ~$356K (within gate). Aggregators show a stale $1.5M — $1,425K is current. Request 2025 actuals; capital recycling (BRRRR/refi) critical at this price.

Annie Maloney 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) + $162,794 (2026 YTD Jan–Aug) · Yield 14.4% @ $200K est · DSCR 1.31 ✓

✅ PRICE-READ CONFLICT RESOLVED — ACTIVE at $1,389,900–$1,399,000 ("$160K Gross 2025 | Indoor Pool"). The $1.3M last cycle was the separate 3704 Tilda Hilltop (MLS 312441), not a cut on 3710. Benign dual-MLS quirk (311326 vs 1340483, same listing). Down ~$347K — plan the refi/capital-recycling path before offering. Get 2024 income + confirm YTD = paid vs booked.

Annie Maloney · Smoky Mtn Ridge Resort →

🆕 New Adds This Refresh (July 10 · 3 · Smokies)

🆕 New · HeadlineTier 2T1 candidate

838 Bear Run Way, Sevierville TN ⭐

$799,900

8BR/8BA · Annie Maloney Sevierville roster
"GROSS INCOME OF $114K FOR 2024" DOCUMENTED · Yield 14.25% · DSCR 1.31 ✓ · Cap req $199,975

Best new add of the cycle. Documented $114K/2024 puts gross yield over the 14% Tier 1 line; napkin DSCR 1.31 clears the floor and the down payment fits our target range. Capped T2 pending (a) a 2025 documented figure — only 2024 is shown — and (b) confirmation it's a standalone STR, not a bunk-heavy condo / HOA-shared unit (8BR/8BA at $799,900 is an unusual price point). Promote to T1 if 2025 ≥ $110K documented + standalone. Action: Annie Maloney / The Maloney Team — 2025 gross, HOA/rental restrictions, STR permit.

Annie Maloney · Sevierville 6BR roster →

🆕 NewTier 3Active

848 String Run Way, Pigeon Forge TN

$1,095,000

5BR/5BA · MLS 1346823
"~$125,000" (year unspecified) · Yield 11.4% · DSCR 1.05 · Cap req $273,750

5BR footprint with a solid stated gross, but the income label lacks a year and documented-vs-projected basis → T3 until confirmed. Distinct from the tracked 826 String Run Way ($988K). Action: TN Smoky Mtn Realty — confirm documented year-by-year gross, 2026 YTD, HOA, STR permit before any Go/No-Go.

TN Smoky Mtn Realty · MLS 1346823 →

🆕 NewTier 4Active

Big Bear Resort, Pigeon Forge TN

$499,900

2BR/2BA · MLS 312335
"$45,150 (2024); $47,370 (2025)" 2-YR DOC + GROWING · Yield 9.5% · below 10% gate

Clean 2-year documented income with a slight uptrend, but the small 2BR scale keeps yield just under the 10% cash-flow gate → T4 watch. Cheap entry (~$124,975 down). Promote on a price cut toward ~$450K or a documented step-up. Action: TN Smoky Mtn Realty — HOA/resort fees, STR permit, 2026 YTD.

TN Smoky Mtn Realty · MLS 312335 →

✕ Removed This Refresh (July 10 · 1)

🟡 Awareness — Not Added (data-quality & size screen)

✓ Tracked Re-Confirmations & Reconciles (no status change)

👁 Tier 4 — Watch List (58 · full detail in deal-pipeline.md)

Property	Market	Price	Note
2313 Fox Berry Way (ex-T1-2, MLS 1287957/3116820)	Sevierville TN	$675,000	Status resolved → off-market / likely sold. Second consecutive clean-render cycle absent from BOTH working broker sources (Annie Maloney Sevierville + TN Smoky Mtn income-cabins) while every aggregator reads "not currently listed / sold or expired" on the old MLS. The 7/8 "remove if unconfirmed next cycle" trigger fired. Optional human close-out: phone-pin Kelly White (865) 280-2569; re-enters T1 (14.6% yield, $168,750 down) only if confirmed genuinely active.
No other tracked property confirmed pending/sold this cycle. 93 Heck Ave, OG (removed as PENDING 6/26) may still be back active under new MLS 22614209 (~$899K, Jack Green) — held OUT pending a Cowork/Chrome verification (Redfin/Zillow 403'd). Re-add as T3 if confirmed active.

Property	Market	Price	Reason not added
1964 Blackthorn Trail (MLS 307876)	Sevierville TN	$2,035,000	12BR/12BA. 4-year documented income ($286,682 / $269,565 / $295,721 / $284,912 for 2024/2023/2022/2021 = 14.1% yield) — genuinely strong, but $508,750 down exceeds our screening threshold. Awareness only; revisit under a partnership/refi structure.
3342 Twin City Way (MLS 310413 / 1314597)	Pigeon Forge TN	$540K / $659K*	The prior T1-2 (went PENDING) is reappearing on the Annie Maloney roster at conflicting prices, "$86,908 2024 doc". Possible re-list — confirm live status with Annie Maloney before any re-add (roster-lag risk).
2116 Double Oaks Way (MLS 308038)	Sevierville TN	$780,000	Resurfaced as a "13.7% documented" broker-roster find, but our records confirm it CLOSED 12/18/2025 at $780,000. Roster lag → DO NOT add.
156 Louisiana Ln · 107 Barbados Dr	Cape San Blas FL	$1.399M · $1.599M	Both have working URLs but NO documented income → awareness only. Sold comps this cycle: 124 Reef Dr $1.0M (5/2/25), 3993 Cape San Blas Rd $1.5M (1/24/25).
110 Boardwalk Ave	Cape San Blas FL	$599K?	Status-unverified — the $599K on file is stale; the address now maps to 3 conflicting listings ($515K / $1.349M / $2.095M). Needs a manual Cowork/Chrome pin, else drop next cycle.

Property	Tier	Price	Status / Note
654 Seacliff Dr #4, Cape San Blas (MLS 769468)	T3-4	$754,000 ⬇	⬇ Fresh $5K cut 7/1/2026 (verified Coldwell Banker). ~525 DOM, -$30K total since March = highest-leverage seller in pipeline.
68 Mt Tabor Way, Ocean Grove (MLS 22529528)	T4	$1,289,000 ↺	↺ Reconciled from stale $1,179K — current C21/Coastal snippets consistently show $1,289K, 3-family.
147 Webb Ave, Ocean Grove (MLS 22611144 / 22533113)	T2-4	$739,000*	✓ Retained ACTIVE (last-verified) — *price/MLS conflict persists (snippets show $779,900 / MLS 22533113). NJ direct fetch 403'd. Confirm with Shire Realty / James Whalen.
123 Main Ave, Ocean Grove (MLS 22607072)	T3	$1,300,000	✓ ACTIVE — reclassified 2-family → legal 3-family. Price unchanged.
18 W 7th St, Barnegat Light (MLS NJOC2042894)	T4	$1,599,000	✓ ACTIVE — corrected MLS (was tracked NJOC2042864). Grandfathered duplex + in-ground pool; verify duplex legality survives sale.
138 Cape Dunes · 162 Cape Dunes, CSB	T3 / T2-verify	$799K · $640K	✓ Both ACTIVE, no change. 162 still markets "over $200,000 gross 2025" (unverified — verify before action). 138 verified on CB.
20 Webb Ave · 150 Lake Ave · 20 W 87th St · 605½ Fletcher Lake (F+R)	T3/T4/T3-5	—	✓ All confirmed ACTIVE, none sold. Minor aggregator price variances noted (20 W 87th $1,199K vs $1,249K; Fletcher front $859K vs $889K) — retain last-verified pending agent confirmation.
Smokies tracked — 307 Caney Creek, 4519 Forest Vista, 4648 Nottingham Heights, 2012 Slippery Rock, 3227 White Falcon, 336 Big Bear, 644 Gatlinburg Falls, 832 Resort Way, +others	T1–T4	—	✓ All re-confirmed ACTIVE on TN Smoky Mtn / Annie Maloney rosters at tracked prices. Note: 4519 & 4648 show softening 2025 vs 2023; 2012 Slippery Rock declining ($63K→$55K).

Tier 4 watch-list properties tracked in deal-pipeline.md — including this cycle's new Big Bear Resort, PF ($499,900, 2-yr doc $45K→$47K), plus 1455 Honey Oaks, 2513 Look Afar View, 5004 S Long Beach Blvd (LBI beachfront duplex), 1820 Beach Front Dr, 917 Wood Smoke Way (Gatlinburg, $1.2M, $102.7K doc but 8.6% yield), 3661 Buckeye Knob, 3738 Heritage Hills (indoor pool), 1429 Mountain Ash (indoor pool), 3227 White Falcon (high-income indoor pool), 1440 Eagle Cloud, 18 W 7th St (LBI duplex), 150 Lake Ave (OG 3-family), 68 Mt Tabor Way, plus the CSB tracked inventory (654 Seacliff, 138/162 Cape Dunes, Port Realty roster). All retained at last-verified per the blocked-fetch rule where direct fetches 403'd.

🗺 Market Context

Pigeon Forge / Smokies

Most active hunting ground — home to both surviving Tier 1 (Caney Creek 14th straight, Tilda Hilltop), and the source of all 3 adds this cycle, led by 🌟 838 Bear Run ($799,900, "$114K 2024 doc" → 14.25%, DSCR 1.31) — a T1 candidate held back only pending a 2025 figure + standalone confirmation. The Fox Berry saga closed this cycle: removed after 2 clean-render cycles of zero broker confirmation. Documented-income Sevierville inventory remains the richest vein; Gatlinburg income inventory is thinner. TN broker rosters (Annie Maloney, TN Smoky Mtn Realty) reliable, no 403s.

NJ Shore (Belmar / OG / Bradley Beach)

Primary market thin but no losses — all tracked OG/Bradley inventory retained ACTIVE; no new pinnable income listings this cycle. Ocean Grove is softening — Homes.com median $799K, −9% YoY (May 2026) = a motivated-seller watch signal worth working. 147 Webb Ave ($739K) remains the key OG duplex play (price conflict vs $779,900 — confirm ask). 123 Main Ave reclassified 3-family; 68 Mt Tabor reconciled to $1,289K. 93 Heck may be back active (unverified). Zillow/Redfin 403'd again — a Cowork-driven portal sweep would surface the fuller new-listing set.

Cape San Blas / Gulf FL

Light movement, as usual. 654 Seacliff #4 cut $5K to $754K (7/1) — ~525 DOM, highest-leverage seller in the pipeline. 138 & 162 Cape Dunes unchanged. 110 Boardwalk needs a manual pin (stale $599K, address maps to multiple listings). No clean new adds — 156 Louisiana / 107 Barbados have URLs but no documented income. Redfin/Port Realty 403 walls persist; Coldwell Banker is the reliable CSB source.

LBI

Breakthrough: 5004 S Long Beach Blvd ($2.45M beachfront duplex, "$150K+ 2026 income") is the first pinnable LBI income duplex after cycles of un-pinnable awareness notes — added T4 (over size screen). 20 W 87th St ($1,199K) + 18 W 7th St Barnegat Light ($1,599K, corrected MLS) retained. Appreciation-overlay market (5%+). Portal detail pages 403 — a Cowork sweep would surface the full multi-family set.