1193 S Sheephorn Rd
Big Bear City, CA 92314
$875,000
4 bd · 3 ba · Listed 31d ago
View on Realtor.com →Year built
1964
Sqft
—
Lot sqft
9,384
HOA / mo
None
Furnished
Yes
List date
2026-08-29T04:30:59.000000Z
Revenue
Annual revenue
$51,699
ADR
$380
Occupancy
37%
Cleaning fees (12 mo)
$10,561
Confidence
Med (52.72), 49 comps
Comp revenue range (p25 / median / p75)
New! Bearadise ~ Chic Mountain Retreat
Cabin · 4 bd · 3 ba · sleeps 10 · 305 ft
Revenue $59,669ADR $0Occ ≈ —4.8★ (6)
Moonridge Retreat | Hot Tub+A/C+Fire Pit+Near Lake
Cabin · 4 bd · 2.5 ba · sleeps 10 · 453 ft
Revenue $88,700ADR $324Occ ≈ 75%4.9★ (105)
A-frame, Hot Tub, Game Room, Fireplace, Deck, View
Cabin · 4 bd · 3 ba · sleeps 8 · 0.1 mi
Revenue $79,717ADR $486Occ ≈ 45%5★ (141)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Rustic Bear Mountain Retreat • Large Deck • Spa Cabin | 4 bd · 2.5 ba · sleeps 10 | $40,733 | $387 | 29% | 4.8★ (30) | 141 ft | AirbnbVrbo |
New! Bearadise ~ Chic Mountain Retreat Cabin | 4 bd · 3 ba · sleeps 10 | $59,669 | $0 | — | 4.8★ (6) | 305 ft | Airbnb |
Central AC | Firepit | PoolTable | Airhockey | Spa Cabin | 4 bd · 3 ba · sleeps 10 | $93,190 | $447 | 57% | 4.9★ (198) | 430 ft | AirbnbVrbo |
Moonridge Retreat | Hot Tub+A/C+Fire Pit+Near Lake Cabin | 4 bd · 2.5 ba · sleeps 10 | $88,700 | $324 | 75% | 4.9★ (105) | 453 ft | Airbnb |
A-frame, Hot Tub, Game Room, Fireplace, Deck, View Cabin | 4 bd · 3 ba · sleeps 8 | $79,717 | $486 | 45% | 5★ (141) | 0.1 mi | Airbnb |
Moonlit Chalet: Hot Tub, Huge Deck w/ Fire Pit. Cabin | 4 bd · 2.5 ba · sleeps 10 | $62,078 | $777 | 22% | 5★ (13) | 0.1 mi | AirbnbVrbo |
Beautiful Views! Hot Tub! Game Room! Piano! House | 4 bd · 4 ba · sleeps 10 | $46,413 | $369 | 34% | 4.8★ (94) | 0.1 mi | AirbnbVrbo |
Close to Ski Resorts! Game Room! Pet Friendly! House | 4 bd · 2 ba · sleeps 9 | $34,189 | $295 | 32% | 4.6★ (47) | 0.2 mi | AirbnbVrbo |
Slope Views! Near Bear Mountain! Pool Table! BBQ! House | 4 bd · 3 ba · sleeps 10 | $42,137 | $716 | 16% | 4.5★ (15) | 0.2 mi | AirbnbVrbo |
Halfpipe Lodge - 4 bd/4 bth (8 beds) w/spa. Cabin | 4 bd · 4 ba · sleeps 11 | $52,094 | $496 | 29% | 5★ (72) | 0.2 mi | AirbnbVrbo |
Show all 50 comps
Le Vonde Chalet - Luxury log-style, Hot Tub, Game Room, Fire Pit, Walk to Slopes
Vacation home · 4 bd · 3 ba · sleeps 11 · 0.2 mi
Revenue $38,056ADR $835Occ ≈ 12%—
Hasselhof Mountain Cabin
Chalet · 4 bd · 3 ba · sleeps 8 · 0.2 mi
Revenue $39,329ADR $566Occ ≈ 19%5★ (9)
Big Bear hideaway cabin
Cabin · 4 bd · 3 ba · sleeps 12 · 0.3 mi
Revenue $13,368ADR $326Occ ≈ 11%4.8★ (5)
Grand Mountain Views, Fenced Dog Yard, Hot Tub, AC
Cabin · 4 bd · 2 ba · sleeps 7 · 0.3 mi
Revenue $38,330ADR $448Occ ≈ 23%5★ (73)
Moonlight Memories Jacuzzi, Theatre, Dogs Okay!
Vacation home · 4 bd · 2 ba · sleeps 8 · 0.3 mi
Revenue $15,475ADR $342Occ ≈ 12%—
The Mountain House - Game Room, Arcade Games, Foosball, Deck, BBQ
Vacation home · 4 bd · 3 ba · sleeps 10 · 0.3 mi
Revenue $40,925ADR $576Occ ≈ 19%—
LOWER Moonridge HOT TUB GAME ROOM SKI Slopes CLOSE
Vacation home · 4 bd · 3 ba · sleeps 8 · 0.3 mi
Revenue $75,429ADR $571Occ ≈ 36%—
Chipmunk Treehouse #1983
Vacation home · 4 bd · 2 ba · sleeps 8 · 0.3 mi
Revenue $63,357ADR $1,508Occ ≈ 12%—
Hillside Hideaway Big Bear House
House · 4 bd · 3 ba · sleeps 8 · 0.3 mi
Revenue $35,890ADR $557Occ ≈ 18%4.8★ (9)
Dog-friendly cabin, picnic table, BBQ, game room, two kitchens and more!
Cabin · 4 bd · 4 ba · sleeps 10 · 0.3 mi
Revenue $6,131ADR $437Occ ≈ 4%—
Dog-friendly cabin, picnic table, BBQ, game room, two kitchens and more!
Cabin · 4 bd · 4 ba · sleeps 10 · 0.3 mi
Revenue $2,864ADR $473Occ ≈ 2%3.4★ (3)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Fenced Yard! Dog Friendly! Gametable! House | 4 bd · 2.5 ba · sleeps 8 | $41,168 | $307 | 37% | 4.8★ (139) | 0.2 mi | AirbnbVrbo |
Stunning Modern Mountain Gem w/Game Room & Wet Bar House | 4 bd · 3.5 ba · sleeps 10 | $27,473 | $1,278 | 6% | 5★ (3) | 0.2 mi | AirbnbVrboBooking |
Le Vonde Chalet - Luxury log-style, Hot Tub, Game Room, Fire Pit, Walk to Slopes Vacation home | 4 bd · 3 ba · sleeps 11 | $38,056 | $835 | 12% | — | 0.2 mi | Booking |
Big Bear Lake Cabin w/ Hot Tub < 1 Mi to Skiing! House | 4 bd · 3 ba · sleeps 12 | $70,210 | $487 | 39% | 4.8★ (126) | 0.2 mi | AirbnbVrboBooking |
Pine & Paw | Hot Tub, Sauna, EV, Media Room House | 4 bd · 3 ba · sleeps 12 | $15,918 | $1,041 | 4% | 5★ (3) | 0.2 mi | AirbnbVrboBooking |
Hasselhof Mountain Cabin Chalet | 4 bd · 3 ba · sleeps 8 | $39,329 | $566 | 19% | 5★ (9) | 0.2 mi | Airbnb |
Game Room!HOT TUB!Pet Friendly!Reverse Floor Plan! House | 4 bd · 2 ba · sleeps 8 | $62,712 | $433 | 40% | 4.8★ (90) | 0.2 mi | AirbnbVrbo |
Fireplace + Game Room w/ Pool Table + Near Slopes House | 4 bd · 4 ba · sleeps 8 | $35,787 | $358 | 27% | 4.7★ (3) | 0.2 mi | AirbnbVrboBooking |
New! Bearadise ~ Charming Cabin Getaway Cabin | 4 bd · 3 ba · sleeps 10 | $4,623 | $269 | 5% | 3.5★ (4) | 0.2 mi | AirbnbVrbo |
Walk to ski resort: Indoor Jacuzzi, Sauna, games. Cabin | 4 bd · 3 ba · sleeps 16 | $38,196 | $556 | 19% | 4.8★ (183) | 0.2 mi | AirbnbVrbo |
Luxe Moonridge Log Cabin | Hot Tub + Games + AC! Cabin | 4 bd · 3 ba · sleeps 12 | $10,206 | $456 | 6% | 5★ (3) | 0.2 mi | AirbnbVrbo |
NEW A-Frame 4BR | Hot Tub, Mtn Views, Game Loft House | 4 bd · 2 ba · sleeps 10 | $70,929 | $416 | 47% | 5★ (24) | 0.2 mi | AirbnbVrbo |
Pet Friendly! Views of Bear Mtn! Fenced Yard! House | 4 bd · 2 ba · sleeps 11 | $43,462 | $354 | 34% | 4.6★ (66) | 0.3 mi | AirbnbVrbo |
Luxury Log Cabin | Hot Tub, Game Room Cabin | 4 bd · 3 ba · sleeps 12 | $55,460 | $879 | 17% | 5★ (4) | 0.3 mi | AirbnbVrbo |
Big Bear hideaway cabin Cabin | 4 bd · 3 ba · sleeps 12 | $13,368 | $326 | 11% | 4.8★ (5) | 0.3 mi | Airbnb |
Family Cabin with Arcade Game Room Cabin | 4 bd · 3 ba · sleeps 10 | $35,669 | $564 | 17% | 5★ (2) | 0.3 mi | AirbnbVrbo |
Grand Mountain Views, Fenced Dog Yard, Hot Tub, AC Cabin | 4 bd · 2 ba · sleeps 7 | $38,330 | $448 | 23% | 5★ (73) | 0.3 mi | Airbnb |
Ski Slope Views - 2 Decks, Fire Pit, Mini Arcade Cabin | 4 bd · 2 ba · sleeps 8 | $29,638 | $337 | 24% | 4.8★ (186) | 0.3 mi | AirbnbBooking |
Moonridge Chateau • Hot Tub + Game Room • Escape House | 4 bd · 2 ba · sleeps 9 | $55,686 | $508 | 30% | 4.8★ (24) | 0.3 mi | AirbnbVrbo |
Spacious - New Spa W/ Pool Table Cabin | 4 bd · 2 ba · sleeps 9 | $21,873 | $466 | 13% | 4.9★ (47) | 0.3 mi | AirbnbVrboBooking |
Moonridge Ski&Zoo Chalet HotTub/4BB/BBQ/Fr Pit/AC* Chalet | 4 bd · 4 ba · sleeps 12 | $77,383 | $529 | 40% | 5★ (58) | 0.3 mi | AirbnbVrboBooking |
Bear Mountain Chalet w/ views, Hot Tub, and Games! Cabin | 4 bd · 4 ba · sleeps 12 | $55,770 | $790 | 19% | 5★ (7) | 0.3 mi | AirbnbVrboBooking |
The Drey-Gorgeous Big Bear Mountain Views House | 4 bd · 3 ba · sleeps 10 | $55,632 | $514 | 30% | 4.7★ (80) | 0.3 mi | AirbnbVrboBooking |
Wildwood Designer Glamp w Hot Tub & Game Room Cabin | 4 bd · 3 ba · sleeps 15 | $50,852 | $684 | 20% | 4.7★ (17) | 0.3 mi | AirbnbVrbo |
The Great Escape: Hot Tub! Air Hockey Table! House | 4 bd · 2 ba · sleeps 10 | $28,355 | $240 | 32% | 4.4★ (109) | 0.3 mi | AirbnbVrbo |
Top of the Grove: Spa! Arcade Game! Pet Friendly! House | 4 bd · 3 ba · sleeps 10 | $44,909 | $426 | 29% | 4.8★ (60) | 0.3 mi | AirbnbVrbo |
Moonlight Memories Jacuzzi, Theatre, Dogs Okay! Vacation home | 4 bd · 2 ba · sleeps 8 | $15,475 | $342 | 12% | — | 0.3 mi | Booking |
Hot Tub & Game Room: Spacious Big Bear Lake Cabin Cabin | 4 bd · 4 ba · sleeps 13 | $75,590 | $550 | 38% | 4.2★ (17) | 0.3 mi | AirbnbVrboBooking |
The Mountain House - Game Room, Arcade Games, Foosball, Deck, BBQ Vacation home | 4 bd · 3 ba · sleeps 10 | $40,925 | $576 | 19% | — | 0.3 mi | Booking |
Ozzy's Retreat, Hot Tub, 4 Bdr, Sleeps 8 House | 4 bd · 3 ba · sleeps 8 | $48,474 | $274 | 48% | 4.8★ (96) | 0.3 mi | AirbnbVrbo |
LOWER Moonridge HOT TUB GAME ROOM SKI Slopes CLOSE Vacation home | 4 bd · 3 ba · sleeps 8 | $75,429 | $571 | 36% | — | 0.3 mi | Booking |
Chipmunk Treehouse #1983 Vacation home | 4 bd · 2 ba · sleeps 8 | $63,357 | $1,508 | 12% | — | 0.3 mi | Booking |
Chipmunk Treehouse Resort Chalet at Big Bear Cabin | 4 bd · 2 ba · sleeps 8 | $45,038 | $512 | 24% | 3.7★ (7) | 0.3 mi | AirbnbVrboBooking |
Hillside Hideaway Big Bear House House | 4 bd · 3 ba · sleeps 8 | $35,890 | $557 | 18% | 4.8★ (9) | 0.3 mi | Airbnb |
Dog-friendly cabin, picnic table, BBQ, game room, two kitchens and more! Cabin | 4 bd · 4 ba · sleeps 10 | $6,131 | $437 | 4% | — | 0.3 mi | Vrbo |
Dog-friendly cabin, picnic table, BBQ, game room, two kitchens and more! Cabin | 4 bd · 4 ba · sleeps 10 | $2,864 | $473 | 2% | 3.4★ (3) | 0.3 mi | Vrbo |
Log Cabin w/ Game Room & AC Near Bear Mountain -BI House | 4 bd · 4 ba · sleeps 10 | $40,958 | $1,774 | 6% | 5★ (1) | 0.3 mi | AirbnbVrbo |
Hilltop Haven: Lake & Mtn Views! Hot Tub! Games! House | 4 bd · 3.5 ba · sleeps 8 | $56,259 | $414 | 37% | 4.8★ (197) | 0.3 mi | AirbnbVrbo |
1 Mi to Slopes: Big Bear Lake 'Alpen Haus' w/ Spa Cabin | 4 bd · 3 ba · sleeps 11 | $43,340 | $498 | 24% | 4.8★ (57) | 0.3 mi | AirbnbVrboBooking |
Villa Cozy Grove-Hot Tub, Views, Game Room Cabin | 4 bd · 3 ba · sleeps 11 | $47,566 | $394 | 33% | 4.5★ (83) | 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
$51,699
NOI
$18,936
Cash flow /mo
-$3,137
Cash needed
$253,750
Cash-on-cash
-14.8%
ROE (yr 1)
-2.2%
Cap rate
2.2%
DSCR
0.33
Year-1 write-off
$208,940
Year-1 tax shield @ 32%
$66,861
Year-1 return on equity
- Cash flow (annual)-$37,645
- Principal paydown$5,726
- Appreciation at%$26,250
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$10,340
- Platform fees (3% of revenue)$1,551
- Maintenance / capex (5% of revenue)$2,585
- Utilities & supplies$4,200
- HOA$0
- Property tax$10,938
- Insurance (STR-rated)$4,463
Cash needed to close
- Down payment (25%)$218,750
- Closing costs (4.0%)$35,000
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$66,861
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
$702,000
Short-life (5/15-yr)
$206,000 · 29%
Year-1 deduction
$209,000
Year-1 tax shield @ 32%
$67,000
Land 20% (county tax record, assessed value split) · building $496,000 over 39 years
Based on: ~2,400 sq ft (from beds), built 1964, 4 bd / 3 ba, furnished, listing features (deck, patio, fence, game room, fireplace, flooring types, appliance list).
IRS-guide safe-harbor floor: $126,000 in year 1 (17% short-life, $40,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $15,500
Kitchen cabinetsdefault
$11,100 new × 40% good × 3.49 allocation
- $12,600
Kitchen countertopsdefault
$9,000 new × 40% good × 3.49 allocation
- $5,900
Decorative trimdefault
$4,200 new × 40% good × 3.49 allocation
- $600
Mirrorsdefault
$500 new × 40% good × 3.49 allocation
- $2,100
Shelvingdefault
$1,500 new × 40% good × 3.49 allocation
- $8,400
Window coverings (24)default
$6,000 new × 40% good × 3.49 allocation
- $10,800
Carpet, vinyl & laminate (50% of floors)listing
$7,700 new × 40% good × 3.49 allocation
- $12,000
Kitchen & laundry equipment plumbingdefault
$8,600 new × 40% good × 3.49 allocation
- $7,300
Kitchen, laundry & data equipment electricaldefault
$5,200 new × 40% good × 3.49 allocation
- $8,200
Appliances (range, microwave, dishwasher, disposal, washer, dryer)listing
$5,900 new × 40% good × 3.49 allocation
- $9,200
Furniture conveyed with the sale (used)listing
$23,000 new × 40% good · out of the price
- $2,400
Game-room equipment (used)listing
$6,000 new × 40% good · out of the price
- $17,700
Paving: driveway & walks (paved)default
$10,200 new × 50% good × 3.49 allocation
- $17,100
Landscaping (typical)default
$9,800 new × 50% good × 3.49 allocation
- $18,900
Patioslisting
$10,800 new × 50% good × 3.49 allocation
- $47,200
Decks & porches (attached)listing
$27,000 new × 50% good × 3.49 allocation
- $10,500
Fencinglisting
$6,000 new × 50% good × 3.49 allocation
- $363,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$260,300 new × 40% good × 3.49 allocation
- $37,800
Building plumbing & fixturesdefault
$27,000 new × 40% good × 3.49 allocation
- $38,700
Building electrical & lightingdefault
$27,700 new × 40% good × 3.49 allocation
- $37,800
HVACdefault
$27,000 new × 40% good × 3.49 allocation
- $10,800
Hardwood & tile floorsdefault
$7,700 new × 40% good × 3.49 allocation
- $7,400
Fireplaces (2)listing
$5,300 new × 40% good × 3.49 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $95,000 | $111,300 | $2,700 | $208,900 |
| 2 | $0 | $0 | $12,700 | $12,700 |
| 3 | $0 | $0 | $12,700 | $12,700 |
| 4 | $0 | $0 | $12,700 | $12,700 |
| 5 | $0 | $0 | $12,700 | $12,700 |
| 6+ | $0 | $0 | $442,500 | $442,500 |
| Total | $95,000 | $111,300 | $496,000 | $702,300 |
The building's share of the price ($691,000) is 3.5x our depreciated replacement cost of the home ($198,000). 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.