473 Villa Grove Ave
Big Bear City, CA 92314
$725,000
4 bd · 3.5 ba · Listed 9d ago
View on Realtor.com →Year built
2003
Sqft
—
Lot sqft
8,584
HOA / mo
None
Furnished
Yes
List date
2026-09-20T16:41:29.000000Z
Revenue
Annual revenue
$50,710
ADR
$534
Occupancy
26%
Cleaning fees (12 mo)
$8,690
Confidence
Low (39.94), 49 comps
Comp revenue range (p25 / median / p75)
Beautiful/Spacious Cabin! Hot Tub, Pool Table, Bar, Dartboard. Tesla charger
Cabin · 4 bd · 4 ba · sleeps 14 · 305 ft
Revenue $22,005ADR $831Occ ≈ 7%5★ (100)
Moonridge Heaven - Fun Packed Central Family Retreat w/ Hot Tub + Games
Vacation home · 4 bd · 3 ba · sleeps 10 · 469 ft
Revenue $55,018ADR $1,595Occ ≈ 9%—
Grand Forest Lodge Retreat- Hot Tub- Games-
Vacation home · 4 bd · 4 ba · sleeps 8 · 0.1 mi
Revenue $66,690ADR $1,394Occ ≈ 13%1.5★ (3)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Grizzly Bear Lodge: Hot Tub!Air Hockey!Fenced Yard House | 4 bd · 3.5 ba · sleeps 10 | $55,709 | $439 | 35% | 4.7★ (108) | 236 ft | AirbnbVrbo |
4 Bdrm! Pet Friendly!Fully Fenced Yard! Foosball! House | 4 bd · 3 ba · sleeps 10 | $37,203 | $349 | 29% | 4.8★ (36) | 292 ft | AirbnbVrbo |
Beautiful/Spacious Cabin! Hot Tub, Pool Table, Bar, Dartboard. Tesla charger Cabin | 4 bd · 4 ba · sleeps 14 | $22,005 | $831 | 7% | 5★ (100) | 305 ft | Vrbo |
Moonridge Heaven Family Retreat- Hot Tub + Games Cabin | 4 bd · 3 ba · sleeps 10 | $25,652 | $824 | 9% | 5★ (4) | 463 ft | AirbnbVrboBooking |
Moonridge Heaven - Fun Packed Central Family Retreat w/ Hot Tub + Games Vacation home | 4 bd · 3 ba · sleeps 10 | $55,018 | $1,595 | 9% | — | 469 ft | Booking |
Large, luxury retreat with National Forest views House | 4 bd · 3 ba · sleeps 10 | $48,800 | $485 | 28% | 5★ (126) | 515 ft | AirbnbVrbo |
Modern Lodge Near Lake, Village, & Snow Summit House | 4 bd · 3.5 ba · sleeps 10 | $109,299 | $763 | 39% | 5★ (31) | 0.1 mi | AirbnbVrboBooking |
Grand Forest Lodge Retreat- Hot Tub- Games- Cabin | 4 bd · 4 ba · sleeps 8 | $68,786 | $1,082 | 17% | 4.6★ (27) | 0.1 mi | AirbnbVrboBooking |
Grand Forest Lodge Retreat- Hot Tub- Games- Vacation home | 4 bd · 4 ba · sleeps 8 | $66,690 | $1,394 | 13% | 1.5★ (3) | 0.1 mi | Booking |
Million Dollar View Cabin! House | 4 bd · 3.5 ba · sleeps 15 | $52,343 | $864 | 17% | 5★ (60) | 0.1 mi | AirbnbVrbo |
Show all 49 comps
Cozy Bear Chateau -Beautiful Moonridge home nestled in the pines and birches
Vacation home · 4 bd · 3 ba · sleeps 11 · 0.2 mi
Revenue $85,987ADR $558Occ ≈ 42%—
Lux Custom Home Ski Slope & Lake Views Moonridge.
Chalet · 4 bd · 4.5 ba · sleeps 16 · 0.3 mi
Revenue $105,657ADR $848Occ ≈ 34%4.9★ (48)
Views nr Zoo/Golf! Pool Table, Fire Pit, SUP/Kayak
Cabin · 4 bd · 3 ba · sleeps 12 · 0.4 mi
Revenue $78,643ADR $565Occ ≈ 38%5★ (51)
Private Hot Tub * Spacious * Slope Views * Wet bar
Cabin · 4 bd · 2.5 ba · sleeps 10 · 0.4 mi
Revenue $8,364ADR $487Occ ≈ 5%—
Fully Remodeled * Spacious * Slope Views * Wet bar
Chalet · 4 bd · 2.5 ba · sleeps 12 · 0.4 mi
Revenue $39,847ADR $642Occ ≈ 17%4.5★ (7)
SPA & SKI SLOPE VIEWS! DUAL MASTER & 2 KING BEDS, WET BAR, EV CHARGER, REMODELED
House · 4 bd · 3 ba · sleeps 12 · 0.4 mi
Revenue $33,839ADR $627Occ ≈ 15%4.3★ (9)
'Chalet Chocolate', Near Slopes Family-friendly Has Spa, Pool Table
Cabin · 4 bd · 3.5 ba · sleeps 10 · 0.5 mi
Revenue $2,078ADR $1,039Occ ≈ 1%4.8★ (27)
Canyon Crest ski view
Vacation home · 4 bd · 4 ba · sleeps 10 · 0.5 mi
Revenue $18,413ADR $497Occ ≈ 10%—
Canyon Crest Ski View Chalet#2654
Vacation home · 4 bd · 4 ba · sleeps 7 · 0.5 mi
Revenue $16,460ADR $709Occ ≈ 6%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Top of the Grove: Spa! Arcade Game! Pet Friendly! House | 4 bd · 3 ba · sleeps 10 | $44,909 | $426 | 29% | 4.8★ (60) | 0.2 mi | AirbnbVrbo |
Game Room, Hot Tub, Views, Jetted bathtub. BBQ. House | 4 bd · 3 ba · sleeps 10 | $76,379 | $499 | 42% | 4.9★ (251) | 0.2 mi | AirbnbVrbo |
Modern Big Bear Cabin • Epic Views • Game Loft • P House | 4 bd · 2.5 ba · sleeps 10 | $24,690 | $500 | 14% | 4.2★ (45) | 0.2 mi | AirbnbVrboBooking |
Cozy Bear Chateau -Beautiful Moonridge home nestled in the pines and birches Vacation home | 4 bd · 3 ba · sleeps 11 | $85,987 | $558 | 42% | — | 0.2 mi | Booking |
Huge Big Bear Cabin | Hot Tub | Views | Game Room Cabin | 4 bd · 4.5 ba · sleeps 15 | $16,660 | $494 | 9% | 5★ (1) | 0.2 mi | AirbnbVrbo |
New! Bearadise ~ Charming Cabin Getaway Cabin | 4 bd · 3 ba · sleeps 10 | $4,623 | $269 | 5% | 3.5★ (4) | 0.2 mi | AirbnbVrbo |
Big Bear Large 4bd-Hot Tub-Pool table-Pets-views House | 4 bd · 3 ba · sleeps 10 | $40,285 | $430 | 26% | 4.8★ (291) | 0.2 mi | AirbnbVrbo |
Pine & Paw | Hot Tub, Sauna, EV, Media Room House | 4 bd · 3 ba · sleeps 12 | $15,918 | $1,041 | 4% | 5★ (3) | 0.3 mi | AirbnbVrboBooking |
Majestic Views - Game room. Views. House | 4 bd · 3 ba · sleeps 14 | $52,675 | $714 | 20% | 4.9★ (73) | 0.3 mi | AirbnbVrbo |
Large 4 Bedroom-Family Gatherings-Log Cabin House | 4 bd · 3 ba · sleeps 10 | $30,679 | $423 | 20% | 4.8★ (224) | 0.3 mi | AirbnbVrbo |
Spacious Cabin | AC, Pool Table, Arcade Cabin | 4 bd · 3 ba · sleeps 11 | $35,080 | $690 | 14% | 4.8★ (15) | 0.3 mi | AirbnbVrbo |
Klamath Escape-4bd Hot Tub-Movie Room-Fire Pit Cabin | 4 bd · 3 ba · sleeps 10 | $20,044 | $636 | 9% | 5★ (1) | 0.3 mi | AirbnbVrbo |
Lux Custom Home Ski Slope & Lake Views Moonridge. Chalet | 4 bd · 4.5 ba · sleeps 16 | $105,657 | $848 | 34% | 4.9★ (48) | 0.3 mi | Airbnb |
Stunning Modern Mountain Gem w/Game Room & Wet Bar House | 4 bd · 3.5 ba · sleeps 10 | $27,473 | $1,278 | 6% | 5★ (3) | 0.3 mi | AirbnbVrboBooking |
Fireplace + Game Room w/ Pool Table + Near Slopes House | 4 bd · 4 ba · sleeps 8 | $35,787 | $358 | 27% | 4.7★ (3) | 0.3 mi | AirbnbVrboBooking |
Slope Views! Near Bear Mountain! Pool Table! BBQ! House | 4 bd · 3 ba · sleeps 10 | $42,137 | $716 | 16% | 4.5★ (15) | 0.3 mi | AirbnbVrbo |
Beautiful Views! Hot Tub! Game Room! Piano! House | 4 bd · 4 ba · sleeps 10 | $46,413 | $369 | 34% | 4.8★ (94) | 0.3 mi | AirbnbVrbo |
Mountain View Lodge: Pool Table!Foosball!Hot Tub! House | 4 bd · 3 ba · sleeps 14 | $16,091 | $0 | — | 4.3★ (49) | 0.3 mi | AirbnbVrbo |
A-Frame Point | Game Room, Movie Theater & Sauna Cabin | 4 bd · 3.5 ba · sleeps 10 | $78,647 | $656 | 33% | 5★ (8) | 0.3 mi | AirbnbVrbo |
Moonlit Chalet: Hot Tub, Huge Deck w/ Fire Pit. Cabin | 4 bd · 2.5 ba · sleeps 10 | $62,078 | $777 | 22% | 5★ (13) | 0.3 mi | AirbnbVrbo |
Rocky Top Retreat:Near Bear Mtn!HotTub!Pool Table! House | 4 bd · 3 ba · sleeps 11 | $61,739 | $498 | 34% | 4.5★ (70) | 0.4 mi | AirbnbVrbo |
Big Bear Ski Chalet - Walk to Slopes & Hot Tub House | 4 bd · 3 ba · sleeps 11 | $641 | $320 | 1% | — | 0.4 mi | AirbnbVrbo |
Views nr Zoo/Golf! Pool Table, Fire Pit, SUP/Kayak Cabin | 4 bd · 3 ba · sleeps 12 | $78,643 | $565 | 38% | 5★ (51) | 0.4 mi | Airbnb |
Private Hot Tub * Spacious * Slope Views * Wet bar Cabin | 4 bd · 2.5 ba · sleeps 10 | $8,364 | $487 | 5% | — | 0.4 mi | Airbnb |
Cozy cabin by Bear Mountain w/ hot tub House | 4 bd · 2.5 ba · sleeps 10 | $10,774 | $482 | 6% | 5★ (12) | 0.4 mi | AirbnbVrboBooking |
Fully Remodeled * Spacious * Slope Views * Wet bar Chalet | 4 bd · 2.5 ba · sleeps 12 | $39,847 | $642 | 17% | 4.5★ (7) | 0.4 mi | Airbnb |
Cozy Cabin w/ Views - 1 Mi to Bear Mountain! Cabin | 4 bd · 3 ba · sleeps 12 | $17,097 | $551 | 9% | 4.1★ (25) | 0.4 mi | AirbnbBooking |
SPA & SKI SLOPE VIEWS! DUAL MASTER & 2 KING BEDS, WET BAR, EV CHARGER, REMODELED House | 4 bd · 3 ba · sleeps 12 | $33,839 | $627 | 15% | 4.3★ (9) | 0.4 mi | Vrbo |
Luxury 5-Star home! Hot Tub Fire Pit Game Room SKY House | 4 bd · 4 ba · sleeps 10 | $86,776 | $956 | 25% | 5★ (10) | 0.4 mi | AirbnbVrbo |
Updated Home w/ Views, Spa, Sauna, Billiards+more House | 4 bd · 3.5 ba · sleeps 10 | $58,420 | $733 | 22% | 5★ (123) | 0.4 mi | AirbnbVrbo |
1 Mile from Bear Mtn! Hot Tub! Pet Friendly! House | 4 bd · 3 ba · sleeps 10 | $59,980 | $381 | 43% | 5★ (36) | 0.4 mi | AirbnbVrbo |
HAPPY BEAR COTTAGE House | 4 bd · 3 ba · sleeps 12 | $46,860 | $498 | 26% | 4.3★ (14) | 0.4 mi | AirbnbVrbo |
Stunning Views! Gameroom! WalktoBearMtn! House | 4 bd · 4 ba · sleeps 15 | $80,113 | $533 | 41% | 5★ (9) | 0.4 mi | AirbnbVrbo |
Near Bear Mtn! A/C! Spa! Ski Slope Views! House | 4 bd · 3 ba · sleeps 10 | $56,916 | $380 | 41% | 4.8★ (70) | 0.4 mi | AirbnbVrbo |
Sugarpines Big Bear | Panoramic Ski Slope Views Cabin | 4 bd · 3.5 ba · sleeps 10 | $85,368 | $1,991 | 12% | — | 0.5 mi | AirbnbVrbo |
Dawson Summit-Modern Elegant Cabin w/Hot Tub+VIEWS Cabin | 4 bd · 2.5 ba · sleeps 11 | $68,979 | $683 | 28% | 5★ (84) | 0.5 mi | AirbnbVrbo |
'Chalet Chocolate', Near Slopes Family-friendly Has Spa, Pool Table Cabin | 4 bd · 3.5 ba · sleeps 10 | $2,078 | $1,039 | 1% | 4.8★ (27) | 0.5 mi | Vrbo |
Canyon Crest ski view Vacation home | 4 bd · 4 ba · sleeps 10 | $18,413 | $497 | 10% | — | 0.5 mi | Booking |
Canyon Crest Ski View Chalet#2654 Vacation home | 4 bd · 4 ba · sleeps 7 | $16,460 | $709 | 6% | — | 0.5 mi | Booking |
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
$50,710
NOI
$20,639
Cash flow /mo
-$2,187
Cash needed
$210,250
Cash-on-cash
-12.5%
ROE (yr 1)
0.1%
Cap rate
2.8%
DSCR
0.44
Year-1 write-off
$137,768
Year-1 tax shield @ 32%
$44,086
Year-1 return on equity
- Cash flow (annual)-$26,243
- Principal paydown$4,744
- Appreciation at%$21,750
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$10,142
- Platform fees (3% of revenue)$1,521
- Maintenance / capex (5% of revenue)$2,536
- Utilities & supplies$4,200
- HOA$0
- Property tax$9,063
- Insurance (STR-rated)$3,698
Cash needed to close
- Down payment (25%)$181,250
- Closing costs (4.0%)$29,000
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$44,086
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
$608,000
Short-life (5/15-yr)
$136,000 · 22%
Year-1 deduction
$138,000
Year-1 tax shield @ 32%
$44,000
Land 16% (county tax record, assessed value split) · building $471,000 over 39 years
Based on: ~2,400 sq ft (from beds), built 2003, 4 bd / 3.5 ba, furnished, listing features (deck, fireplace, flooring types, appliance list).
IRS-guide safe-harbor floor: $82,000 in year 1 (13% short-life, $26,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,300
Kitchen cabinetsdefault
$11,100 new × 40% good × 2.33 allocation
- $8,500
Kitchen countertopsdefault
$9,000 new × 40% good × 2.33 allocation
- $3,900
Decorative trimdefault
$4,200 new × 40% good × 2.33 allocation
- $400
Mirrorsdefault
$500 new × 40% good × 2.33 allocation
- $1,400
Shelvingdefault
$1,500 new × 40% good × 2.33 allocation
- $5,600
Window coverings (24)default
$6,000 new × 40% good × 2.33 allocation
- $14,400
Carpet, vinyl & laminate (100% of floors)listing
$15,400 new × 40% good × 2.33 allocation
- $10,800
Kitchen & laundry equipment plumbingdefault
$8,600 new × 54% good × 2.33 allocation
- $6,600
Kitchen, laundry & data equipment electricaldefault
$5,200 new × 54% good × 2.33 allocation
- $7,600
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)listing
$8,100 new × 40% good × 2.33 allocation
- $9,200
Furniture conveyed with the sale (used)listing
$23,000 new × 40% good · out of the price
- $11,900
Paving: driveway & walks (paved)default
$10,200 new × 50% good × 2.33 allocation
- $11,400
Landscaping (typical)default
$9,800 new × 50% good × 2.33 allocation
- $2,800
Patiosdefault
$2,400 new × 50% good × 2.33 allocation
- $31,500
Decks & porches (attached)listing
$27,000 new × 50% good × 2.33 allocation
- $374,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$260,300 new × 62% good × 2.33 allocation
- $34,100
Building plumbing & fixturesdefault
$27,000 new × 54% good × 2.33 allocation
- $34,900
Building electrical & lightingdefault
$27,700 new × 54% good × 2.33 allocation
- $25,200
HVACdefault
$27,000 new × 40% good × 2.33 allocation
- $2,500
Fireplacelisting
$2,600 new × 40% good × 2.33 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $78,700 | $57,500 | $1,500 | $137,800 |
| 2 | $0 | $0 | $12,100 | $12,100 |
| 3 | $0 | $0 | $12,100 | $12,100 |
| 4 | $0 | $0 | $12,100 | $12,100 |
| 5 | $0 | $0 | $12,100 | $12,100 |
| 6+ | $0 | $0 | $421,500 | $421,500 |
| Total | $78,700 | $57,500 | $471,400 | $607,700 |
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.