643 Villa Grove Ave
Big Bear City, CA 92314
$399,900
2 bd · 2 ba · 956 sqft · Listed 1d ago
View on Realtor.com →Year built
1957
Sqft
956
Lot sqft
7,200
HOA / mo
None
Furnished
Yes
List date
2026-09-29T16:44:58.000000Z
Revenue
Annual revenue
$27,655
ADR
$219
Occupancy
35%
Cleaning fees (12 mo)
$5,541
Confidence
Low (41.94), 50 comps
Comp revenue range (p25 / median / p75)
Dogs stay free | 6-ft fenced yard, off leash
House · 2 bd · 1 ba · sleeps 5 · 125 ft
Revenue $11,805ADR $223Occ ≈ 15%4.8★ (9)
Close to Skiing-Updated & Spotless-Airbnb Favorite
Cabin · 2 bd · 2 ba · sleeps 5 · 325 ft
Revenue $20,886ADR $200Occ ≈ 29%5★ (118)
Stunning Views of Bear Mountain Ski Slopes/Summit
Cabin · 2 bd · 1 ba · sleeps 5 · 0.1 mi
Revenue $55,248ADR $208Occ ≈ 73%4.8★ (251)
Moonridge Treehouse #2570
Vacation home · 2 bd · 2 ba · sleeps 6 · 0.1 mi
Revenue $57,942ADR $413Occ ≈ 38%4.5★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Dogs stay free | 6-ft fenced yard, off leash House | 2 bd · 1 ba · sleeps 5 | $11,805 | $223 | 15% | 4.8★ (9) | 125 ft | Airbnb |
The White Haus Cabin | 2 bd · 1 ba · sleeps 6 | $11,861 | $225 | 14% | 5★ (31) | 213 ft | Airbnb |
Lunar Crest Cabin | 2 bd · 1 ba · sleeps 4 | $28,551 | $203 | 39% | 4.8★ (20) | 233 ft | AirbnbVrboBooking |
Close to Skiing-Updated & Spotless-Airbnb Favorite Cabin | 2 bd · 2 ba · sleeps 5 | $20,886 | $200 | 29% | 5★ (118) | 325 ft | Airbnb |
Right At Home: Covered Deck! Yard! Cute & Cozy! House | 2 bd · 1.5 ba · sleeps 5 | $14,393 | $195 | 20% | 4.7★ (35) | 338 ft | AirbnbVrbo |
Stunning Views of Bear Mountain Ski Slopes/Summit Cabin | 2 bd · 1 ba · sleeps 5 | $55,248 | $208 | 73% | 4.8★ (251) | 0.1 mi | Airbnb |
Hygge Frosk Breathtaking Summer Views, SPA & Deck Cabin | 2 bd · 2 ba · sleeps 5 | $37,053 | $242 | 42% | 4.9★ (59) | 0.1 mi | AirbnbVrboBooking |
Moonridge Villa | BBQ | Spa | Wood Fireplace House | 2 bd · 1.5 ba · sleeps 7 | $36,271 | $249 | 40% | 4.8★ (44) | 0.1 mi | AirbnbVrbo |
Snow Haven Cabin - Moonridge Cabin | 2 bd · 2 ba · sleeps 6 | $23,961 | $249 | 26% | 4.8★ (96) | 0.1 mi | AirbnbVrbo |
Moonridge Treehouse #2570 Vacation home | 2 bd · 2 ba · sleeps 6 | $57,942 | $413 | 38% | 4.5★ (1) | 0.1 mi | Booking |
Show all 50 comps
Moonridge Treehouse - Relaxing Lofty Big Bear Hillside Retreat- Great Deck Views- Central
Vacation home · 2 bd · 2 ba · sleeps 6 · 0.1 mi
Revenue $75,866ADR $438Occ ≈ 47%—
La Osita A-Frame
Vacation home · 2 bd · 2 ba · sleeps 6 · 0.1 mi
Revenue $54,355ADR $451Occ ≈ 33%—
Lux Mod A-Frame w Stunning Floor to Ceiling Views!
Cabin · 2 bd · 2 ba · sleeps 7 · 0.1 mi
Revenue $28,149ADR $405Occ ≈ 19%5★ (9)
Bi-level Vintage Chalet-Style Cabin w/Slope Views
Cabin · 2 bd · 2 ba · sleeps 7 · 0.1 mi
Revenue $7,008ADR $382Occ ≈ 5%5★ (2)
Rustic A-Frame Cabin with Spa, Near Golf Course!
Cabin · 2 bd · 1 ba · sleeps 4 · 0.1 mi
Revenue $52,789ADR $207Occ ≈ 70%4.9★ (830)
Mystical Forest A-Frame w/Vintage Vibes
Cabin · 2 bd · 2 ba · sleeps 4 · 0.2 mi
Revenue $36,369ADR $314Occ ≈ 32%4.8★ (86)
5 STAR Happy Bear Cabin. Close to town/ski resort
Cabin · 2 bd · 1.5 ba · sleeps 6 · 0.2 mi
Revenue $22,523ADR $198Occ ≈ 31%4.8★ (446)
Pet-friendly home with wraparound deck, mountain views, hot tub, near slopes!
House · 2 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $8,608ADR $357Occ ≈ 7%—
Moonridge Hideaway
Cabin · 2 bd · 1 ba · sleeps 6 · 0.3 mi
Revenue $23,281ADR $210Occ ≈ 30%4.9★ (305)
"Colusa Pines" Vacation Cabin in Big Bear Lake, CA
Cabin · 2 bd · 1 ba · sleeps 6 · 0.3 mi
Revenue $12,783ADR $249Occ ≈ 14%4.9★ (137)
Cozy Cabin near Zoo and Bear Mountain
Cabin · 2 bd · 2 ba · sleeps 4 · 0.3 mi
Revenue $16,973ADR $196Occ ≈ 24%4.9★ (10)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Moonridge Treehouse - Relaxing Lofty Big Bear Hillside Retreat- Great Deck Views- Central Vacation home | 2 bd · 2 ba · sleeps 6 | $75,866 | $438 | 47% | — | 0.1 mi | Booking |
Panoramic Views + Hot Tub in Moonridge House | 2 bd · 2 ba · sleeps 6 | $30,579 | $259 | 32% | 4.5★ (14) | 0.1 mi | AirbnbVrboBooking |
Moonridge Treehouse - Relaxing Lofty Big Bear Hill Cabin | 2 bd · 2 ba · sleeps 6 | $52,892 | $386 | 38% | 4.5★ (10) | 0.1 mi | AirbnbVrbo |
La Osita A-Frame Vacation home | 2 bd · 2 ba · sleeps 6 | $54,355 | $451 | 33% | — | 0.1 mi | Booking |
Lux Mod A-Frame w Stunning Floor to Ceiling Views! Cabin | 2 bd · 2 ba · sleeps 7 | $28,149 | $405 | 19% | 5★ (9) | 0.1 mi | Airbnb |
King Bear Cabin | 2 bd · 2 ba · sleeps 5 | $20,006 | $210 | 26% | 4.7★ (82) | 0.1 mi | Airbnb |
AC, Spa, bbq, great views, close to slopes & shops Cabin | 2 bd · 2 ba · sleeps 6 | $20,138 | $378 | 15% | 4.9★ (114) | 0.1 mi | AirbnbVrbo |
Bi-level Vintage Chalet-Style Cabin w/Slope Views Cabin | 2 bd · 2 ba · sleeps 7 | $7,008 | $382 | 5% | 5★ (2) | 0.1 mi | Airbnb |
Your Quiet Cabin/1 Queen/2 Full/1 Bathroom/Loft Cabin | 2 bd · 1 ba · sleeps 6 | $45,245 | $199 | 62% | 4.8★ (267) | 0.1 mi | AirbnbVrboBooking |
Rustic A-Frame Cabin with Spa, Near Golf Course! Cabin | 2 bd · 1 ba · sleeps 4 | $52,789 | $207 | 70% | 4.9★ (830) | 0.1 mi | Airbnb |
Close to Bear Mtn, Golf & Zoo! Foosball!Fireplace! House | 2 bd · 1.5 ba · sleeps 6 | $14,890 | $257 | 16% | 4.8★ (13) | 0.1 mi | AirbnbVrbo |
Moonstone Chalet House | 2 bd · 1 ba · sleeps 4 | $35,514 | $312 | 31% | 4.6★ (12) | 0.2 mi | AirbnbVrbo |
Sky Ridge Retreat: Amazing Ski Slope Views! House | 2 bd · 2.5 ba · sleeps 4 | $24,726 | $230 | 29% | 4.8★ (72) | 0.2 mi | AirbnbVrbo |
5-Star! Ski Run Resort Views! Close to Lake/Slopes Cabin | 2 bd · 1 ba · sleeps 3 | $7,243 | $364 | 5% | 4.8★ (30) | 0.2 mi | AirbnbVrboBooking |
Whiskey Ridge · Dwell Featured A-Frame Cabin Cabin | 2 bd · 1 ba · sleeps 4 | $30,007 | $382 | 22% | 4.8★ (256) | 0.2 mi | AirbnbVrbo |
Quiet Mountain Treehouse w/ Luxury Touch with AC Cabin | 2 bd · 1 ba · sleeps 4 | $41,662 | $358 | 32% | 5★ (24) | 0.2 mi | AirbnbVrboBooking |
Luna Lodge Ski Slope with Outdoor dining\Hot tub Cabin | 2 bd · 1.5 ba · sleeps 7 | $7,679 | $243 | 9% | 5★ (24) | 0.2 mi | AirbnbBooking |
A Peace of Heaven near slopes w/large deck Cabin | 2 bd · 1 ba · sleeps 4 | $32,363 | $223 | 40% | 5★ (3) | 0.2 mi | AirbnbVrbo |
Lux A-Frame Slope Views, AC, Game Room & Hot Tub Cabin | 2 bd · 2 ba · sleeps 7 | $40,979 | $441 | 25% | 4.7★ (10) | 0.2 mi | AirbnbVrbo |
Clouds Rest Cabin: Near Hiking Trails! Foosball! House | 2 bd · 2 ba · sleeps 6 | $19,125 | $216 | 24% | 4.8★ (63) | 0.2 mi | AirbnbVrbo |
Pine & Peak, Mountain Views and Stargazing Cabin | 2 bd · 3 ba · sleeps 5 | $11,222 | $334 | 9% | 5★ (35) | 0.2 mi | AirbnbVrbo |
Mystical Forest A-Frame w/Vintage Vibes Cabin | 2 bd · 2 ba · sleeps 4 | $36,369 | $314 | 32% | 4.8★ (86) | 0.2 mi | Airbnb |
5 STAR Happy Bear Cabin. Close to town/ski resort Cabin | 2 bd · 1.5 ba · sleeps 6 | $22,523 | $198 | 31% | 4.8★ (446) | 0.2 mi | Airbnb |
Big Bear Moonridge cabin close to Ski resorts. Cabin | 2 bd · 1.5 ba · sleeps 6 | $9,308 | $298 | 9% | 5★ (40) | 0.2 mi | AirbnbVrbo |
Torii Alpine Home! Big Bear Lake - Hot tub & Yard! House | 2 bd · 2 ba · sleeps 6 | $42,464 | $338 | 34% | 4.8★ (153) | 0.2 mi | AirbnbVrbo |
Pet friendly Luna Lodge. House | 2 bd · 1.5 ba · sleeps 6 | $36,359 | $247 | 40% | 5★ (129) | 0.2 mi | AirbnbBooking |
Moonridge Cabin w/ HOT TUB blks to ski/golf/zoo Cabin | 2 bd · 1 ba · sleeps 4 | $11,545 | $282 | 11% | 4.7★ (64) | 0.2 mi | AirbnbVrbo |
Moonridge Cabin with Panoramic Views Cabin | 2 bd · 2 ba · sleeps 6 | $24,781 | $287 | 24% | 4.5★ (33) | 0.2 mi | AirbnbVrboBooking |
072 - Gourmet Getaway House | 2 bd · 2 ba · sleeps 6 | $29,434 | $342 | 24% | 3.3★ (5) | 0.2 mi | AirbnbVrboBooking |
Peaceful Sunshine Chalet w/ Hottub-Serene Cabin Cabin | 2 bd · 2 ba · sleeps 4 | $31,568 | $227 | 38% | 4.2★ (42) | 0.2 mi | AirbnbVrboBooking |
072 - Gourmet Getaway House | 2 bd · 2 ba · sleeps 6 | $13,698 | $327 | 11% | — | 0.2 mi | VrboBooking |
Pet-friendly home with wraparound deck, mountain views, hot tub, near slopes! House | 2 bd · 2 ba · sleeps 6 | $8,608 | $357 | 7% | — | 0.2 mi | Vrbo |
Cheerful 2- bedroom 1 bath Cabin. Ready to Relax Cabin | 2 bd · 1 ba · sleeps 7 | $7,979 | $189 | 12% | 4.6★ (82) | 0.2 mi | AirbnbVrbo |
Moonridge Hideaway Cabin | 2 bd · 1 ba · sleeps 6 | $23,281 | $210 | 30% | 4.9★ (305) | 0.3 mi | Airbnb |
Sheephorn Getaway-jacuzzi+firepit+mins to slopes Cabin | 2 bd · 1 ba · sleeps 4 | $56,412 | $231 | 67% | 4.9★ (193) | 0.3 mi | AirbnbVrbo |
"Colusa Pines" Vacation Cabin in Big Bear Lake, CA Cabin | 2 bd · 1 ba · sleeps 6 | $12,783 | $249 | 14% | 4.9★ (137) | 0.3 mi | Airbnb |
Stylish Cabin Hideaway•EVCharger•Igloo Lounge•Spa Cabin | 2 bd · 1 ba · sleeps 6 | $32,068 | $250 | 35% | 4.9★ (41) | 0.3 mi | AirbnbVrboBooking |
Cozy Cabin near Zoo and Bear Mountain Cabin | 2 bd · 2 ba · sleeps 4 | $16,973 | $196 | 24% | 4.9★ (10) | 0.3 mi | Airbnb |
Big Bear Cabin Retreat*View*Deck*BBQ*Fireplace Cabin | 2 bd · 1.5 ba · sleeps 6 | $15,685 | $195 | 22% | 4.7★ (15) | 0.3 mi | AirbnbVrbo |
Altitude Lodge Cabin | 2 bd · 2 ba · sleeps 6 | $17,417 | $248 | 19% | 4.9★ (10) | 0.3 mi | AirbnbVrbo |
Revenue and nightly rate (ADR) are trailing-12-month figures per listing. Occupancy is estimated as revenue ÷ ADR ÷ 365 and can read high when revenue includes cleaning fees.
Cash flow calculator
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$27,655
NOI
$9,273
Cash flow /mo
-$1,382
Cash needed
$115,971
Cash-on-cash
-14.3%
ROE (yr 1)
-1.7%
Cap rate
2.3%
DSCR
0.36
Year-1 write-off
$102,821
Year-1 tax shield @ 32%
$32,903
Year-1 return on equity
- Cash flow (annual)-$16,586
- Principal paydown$2,617
- Appreciation at%$11,997
Tax savings aren't counted. Turn on “Count tax savings in returns” above if you can use the losses.
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$5,531
- Platform fees (3% of revenue)$830
- Maintenance / capex (5% of revenue)$1,383
- Utilities & supplies$4,200
- HOA$0
- Property tax$4,999
- Insurance (STR-rated)$2,039
Cash needed to close
- Down payment (25%)$99,975
- Closing costs (4.0%)$15,996
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$32,903
Property tax, insurance rate and the land/building split come from this listing's county tax record; other assumptions match the daily feed (see tasks/plan.md).
The write-off comes from the cost segregation estimate below. Not tax advice.
Cost segregation estimate
An estimate from the listing: every part of the home is priced from national construction costs, less wear for age, and the price (less land) is spread over the parts in proportion. The headline is what a typical cost seg study would claim for this property. The answers below are optional refinements.
Depreciable basis
$321,000
Short-life (5/15-yr)
$102,000 · 32%
Year-1 deduction
$103,000
Year-1 tax shield @ 32%
$33,000
Land 20% (county tax record, assessed value split) · building $219,000 over 39 years
Based on: 956 sq ft, built 1957, 2 bd / 2 ba, furnished, listing features (deck, fireplace, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $56,000 in year 1 (17% short-life, $18,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $12,100
Kitchen cabinetsdefault
$7,900 new × 40% good × 3.83 allocation
- $9,900
Kitchen countertopsdefault
$6,500 new × 40% good × 3.83 allocation
- $2,600
Decorative trimdefault
$1,700 new × 40% good × 3.83 allocation
- $500
Mirrorsdefault
$300 new × 40% good × 3.83 allocation
- $1,400
Shelvingdefault
$900 new × 40% good × 3.83 allocation
- $3,800
Window coverings (10)default
$2,500 new × 40% good × 3.83 allocation
- $9,400
Kitchen & laundry equipment plumbingdefault
$6,100 new × 40% good × 3.83 allocation
- $5,700
Kitchen, laundry & data equipment electricaldefault
$3,700 new × 40% good × 3.83 allocation
- $3,800
Appliances (range, microwave)listing
$2,500 new × 40% good × 3.83 allocation
- $6,400
Furniture conveyed with the sale (used)listing
$16,000 new × 40% good · out of the price
- $12,300
Paving: driveway & walks (paved)default
$6,400 new × 50% good × 3.83 allocation
- $11,800
Landscaping (typical)default
$6,200 new × 50% good × 3.83 allocation
- $1,800
Patiosdefault
$900 new × 50% good × 3.83 allocation
- $20,600
Decks & porches (attached)listing
$10,800 new × 50% good × 3.83 allocation
- $158,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$103,300 new × 40% good × 3.83 allocation
- $16,400
Building plumbing & fixturesdefault
$10,700 new × 40% good × 3.83 allocation
- $14,400
Building electrical & lightingdefault
$9,400 new × 40% good × 3.83 allocation
- $16,500
HVACdefault
$10,800 new × 40% good × 3.83 allocation
- $9,400
Hardwood & tile floorsdefault
$6,200 new × 40% good × 3.83 allocation
- $4,000
Fireplacelisting
$2,600 new × 40% good × 3.83 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $55,600 | $46,500 | $700 | $102,800 |
| 2 | $0 | $0 | $5,600 | $5,600 |
| 3 | $0 | $0 | $5,600 | $5,600 |
| 4 | $0 | $0 | $5,600 | $5,600 |
| 5 | $0 | $0 | $5,600 | $5,600 |
| 6+ | $0 | $0 | $195,900 | $195,900 |
| Total | $55,600 | $46,500 | $219,100 | $321,200 |
The building's share of the price ($315,000) is 3.8x our depreciated replacement cost of the home ($82,000). The IRS guide treats a gap this size as a reason to review the land share: if land is worth more than the county ratio says, the basis and the write-off are smaller.
Model-based estimate, not an engineered cost segregation study. The IRS doesn’t approve studies; get a professional study before filing. Using these losses against W-2 income needs the short-term rental exception (average stay ≤7 days + material participation). The 39-year building life applies because stays average under 30 days, a separate test (27.5 years for a long-term rental). Federal only: California and Georgia disallow bonus depreciation, Ohio adds back 5/6 of it, and Tennessee has no personal income tax. Not tax advice.
Market note
Big Bear Lake (city) and unincorporated county areas both allow permitted short-term rentals, and we found no numeric permit cap in either. Permits/licenses generally do NOT transfer on sale — a buyer must apply for their own, so confirm permit status with the city or San Bernardino County before closing. City: vacation rental license, up to 3 per owner. County: 1 permit per parcel under 2 acres, 2 max per owner. Lodging tax ~13% in the city, ~7% county. Rules change; verify before you buy.