764 Panamint Mountain Dr
Big Bear City, CA 92314
$472,500
4 bd · 2.5 ba · 1,636 sqft · Listed 18d ago
View on Realtor.com →Year built
1977
Sqft
1,636
Lot sqft
7,701
HOA / mo
$0
Furnished
No
List date
2026-09-11T16:07:05.000000Z
Revenue
Annual revenue
$44,543
ADR
$412
Occupancy
30%
Cleaning fees (12 mo)
$9,401
Confidence
Med (53.8), 29 comps
Comp revenue range (p25 / median / p75)
Lakeside •PlaneSpotting• Sauna• EV• by Octoberfest
Cabin · 4 bd · 3 ba · sleeps 10 · 341 ft
Revenue $14,207ADR $333Occ ≈ 12%5★ (5)
Cabin in Bearadise
House · 4 bd · 3 ba · sleeps 8 · 417 ft
Revenue $17,441ADR $445Occ ≈ 11%4.5★ (33)
Navigate Stays Best Location Pet Friendly Games
Vacation home · 4 bd · 2 ba · sleeps 12 · 0.2 mi
Revenue $37,813ADR $331Occ ≈ 31%—
Winter Cabin!+Pets OK+ Pool Table+4bd/2bths!
Cabin · 4 bd · 2 ba · sleeps 8 · 0.3 mi
Revenue $42,237ADR $289Occ ≈ 40%4.8★ (14)
✧ Game Room, Spa, Firepit, Pet/ Child Friendly! ✧
House · 4 bd · 2 ba · sleeps 10 · 0.3 mi
Revenue $51,305ADR $616Occ ≈ 23%4.9★ (120)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Whispering Bear Lodge: Pool Table!Foosball! Views! House | 4 bd · 2 ba · sleeps 10 | $33,419 | $338 | 27% | 4.7★ (66) | 272 ft | AirbnbVrbo |
Lakeside •PlaneSpotting• Sauna• EV• by Octoberfest Cabin | 4 bd · 3 ba · sleeps 10 | $14,207 | $333 | 12% | 5★ (5) | 341 ft | Airbnb |
Cabin in Bearadise House | 4 bd · 3 ba · sleeps 8 | $17,441 | $445 | 11% | 4.5★ (33) | 417 ft | Airbnb |
✧ GORGEOUS Remodel, Dog/Kid Friendly, Gameroom! ✧ House | 4 bd · 3.5 ba · sleeps 10 | $93,848 | $671 | 38% | 5★ (181) | 0.1 mi | AirbnbVrbo |
Master Suite! 2 Game Rooms! HOT TUB! Propane BBQ! House | 4 bd · 2.5 ba · sleeps 10 | $46,704 | $396 | 32% | 4.5★ (166) | 0.1 mi | AirbnbVrbo |
Navigate Stays Best Location Pet Friendly Games House | 4 bd · 2 ba · sleeps 12 | $64,894 | $395 | 45% | 4.5★ (21) | 0.2 mi | AirbnbVrbo |
Navigate Stays Best Location Pet Friendly Games Vacation home | 4 bd · 2 ba · sleeps 12 | $37,813 | $331 | 31% | — | 0.2 mi | Booking |
Winter Haus: Near National Forest!Ski Slope Views! House | 4 bd · 3 ba · sleeps 10 | $25,890 | $467 | 15% | 5★ (43) | 0.3 mi | AirbnbVrbo |
Winter Cabin!+Pets OK+ Pool Table+4bd/2bths! Cabin | 4 bd · 2 ba · sleeps 8 | $42,237 | $289 | 40% | 4.8★ (14) | 0.3 mi | Airbnb |
✧ Game Room, Spa, Firepit, Pet/ Child Friendly! ✧ House | 4 bd · 2 ba · sleeps 10 | $51,305 | $616 | 23% | 4.9★ (120) | 0.3 mi | Airbnb |
Show all 29 comps
Getaway and play!
House · 4 bd · 2 ba · sleeps 10 · 0.4 mi
Revenue $39,446ADR $356Occ ≈ 30%4.8★ (102)
Misty Tree Top Chalet
Vacation home · 4 bd · 3 ba · sleeps 8 · 0.6 mi
Revenue $58,624ADR $441Occ ≈ 36%5★ (2)
Grand Bear Chalet
Chalet · 4 bd · 2 ba · sleeps 10 · 0.7 mi
Revenue $14,704ADR $452Occ ≈ 9%5★ (2)
2500SQF Family & Friends Big Bear Vacation Home!
Cottage · 4 bd · 3.5 ba · sleeps 10 · 0.7 mi
Revenue $56,425ADR $213Occ ≈ 73%4.5★ (145)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Chimney Peak Big Bear Chalet w/ Hot Tub + Games Cabin | 4 bd · 2 ba · sleeps 10 | $81,815 | $627 | 36% | 4.8★ (18) | 0.3 mi | AirbnbVrboBooking |
New! Bearadise ~ Hunting Cabin with Game Room Cabin | 4 bd · 3 ba · sleeps 10 | $41,918 | $199 | 58% | 4.9★ (47) | 0.3 mi | AirbnbVrbo |
The Octagon at Big Bear- Hot Tub + Pool Table Cabin | 4 bd · 3.5 ba · sleeps 10 | $65,056 | $1,946 | 9% | 4.5★ (10) | 0.4 mi | AirbnbVrboBooking |
Getaway and play! House | 4 bd · 2 ba · sleeps 10 | $39,446 | $356 | 30% | 4.8★ (102) | 0.4 mi | Airbnb |
Hot Tub • Spacious Cabin with Rustic Details • BBQ Cabin | 4 bd · 2 ba · sleeps 10 | $26,973 | $312 | 24% | 5★ (56) | 0.4 mi | AirbnbVrbo |
Upgraded Cabin w/ Locally Inspired Themed Rooms Cabin | 4 bd · 2 ba · sleeps 10 | $12,360 | $485 | 7% | 4.4★ (10) | 0.4 mi | AirbnbVrboBooking |
Moonlight Ridge | Solar, Spa, EV Chrg, Lx Game Rm! Cabin | 4 bd · 2.5 ba · sleeps 10 | $59,014 | $402 | 40% | 5★ (40) | 0.4 mi | AirbnbVrboBooking |
Juniper Lodge: Spa! Fenced! Pet Friendly! Games! House | 4 bd · 2.5 ba · sleeps 8 | $46,899 | $439 | 29% | 5★ (55) | 0.5 mi | AirbnbVrbo |
Large 4 bedroom cabin with Hot Tub Cabin | 4 bd · 2.5 ba · sleeps 8 | $49,529 | $321 | 42% | 4.8★ (384) | 0.5 mi | AirbnbVrbo |
Hot Tub! Pool Table! PetFriendly!Multi-Fireplaces! House | 4 bd · 3 ba · sleeps 10 | $53,756 | $440 | 33% | 4.5★ (156) | 0.5 mi | AirbnbVrbo |
Families love! Close to Slopes, Lake, Trails & All Cabin | 4 bd · 3 ba · sleeps 10 | $16,683 | $472 | 10% | 4.8★ (98) | 0.6 mi | AirbnbVrboBooking |
Misty Tree Top Chalet Vacation home | 4 bd · 3 ba · sleeps 8 | $58,624 | $441 | 36% | 5★ (2) | 0.6 mi | Booking |
Big Bear Cabin | 4BR | Pet-Friendly | Lake & Ski Cabin | 4 bd · 3 ba · sleeps 10 | $38,804 | $447 | 24% | 4.8★ (147) | 0.6 mi | AirbnbBooking |
4BR Cabin Near Big Bear Lake, Ski, Hike EV Charger House | 4 bd · 3 ba · sleeps 10 | $43,691 | $399 | 30% | 4.8★ (47) | 0.6 mi | AirbnbVrboBooking |
Four Seasons 4 BR Cabin, Views, Games & Hot Tub House | 4 bd · 3 ba · sleeps 8 | $50,682 | $401 | 35% | 5★ (100) | 0.6 mi | AirbnbVrbo |
Grand Bear Chalet Chalet | 4 bd · 2 ba · sleeps 10 | $14,704 | $452 | 9% | 5★ (2) | 0.7 mi | Airbnb |
Mountain Retreat | Firepit/BBQ | Games House | 4 bd · 2 ba · sleeps 9 | $24,842 | $422 | 16% | 5★ (18) | 0.7 mi | AirbnbVrboBooking |
2500SQF Family & Friends Big Bear Vacation Home! Cottage | 4 bd · 3.5 ba · sleeps 10 | $56,425 | $213 | 73% | 4.5★ (145) | 0.7 mi | Airbnb |
A charming large Group Retreat or family home House | 4 bd · 2.5 ba · sleeps 8 | $37,152 | $740 | 14% | 5★ (23) | 0.7 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
$44,543
NOI
$20,264
Cash flow /mo
-$857
Cash needed
$160,025
Cash-on-cash
-6.4%
ROE (yr 1)
4.4%
Cap rate
4.3%
DSCR
0.66
Year-1 write-off
$138,197
Year-1 tax shield @ 32%
$44,223
Year-1 return on equity
- Cash flow (annual)-$10,290
- Principal paydown$3,092
- Appreciation at%$14,175
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$8,909
- Platform fees (3% of revenue)$1,336
- Maintenance / capex (5% of revenue)$2,227
- Utilities & supplies$4,200
- HOA$0
- Property tax$6,450
- Insurance (STR-rated)$2,410
Cash needed to close
- Down payment (25%)$118,125
- Closing costs (4.0%)$18,900
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$44,223
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
$378,000
Short-life (5/15-yr)
$114,000 · 30%
Year-1 deduction
$138,000
Year-1 tax shield @ 32%
$44,000
Land 20% (county tax record, assessed value split) · building $264,000 over 39 years · new furniture $23,000
Based on: 1,636 sq ft, built 1977, 4 bd / 2.5 ba, unfurnished, listing features (deck, fireplace, flooring types).
IRS-guide safe-harbor floor: $88,000 in year 1 (17% short-life, $28,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,600
Kitchen cabinetsdefault
$9,400 new × 40% good × 2.81 allocation
- $8,600
Kitchen countertopsdefault
$7,700 new × 40% good × 2.81 allocation
- $3,200
Decorative trimdefault
$2,900 new × 40% good × 2.81 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.81 allocation
- $1,700
Shelvingdefault
$1,500 new × 40% good × 2.81 allocation
- $4,500
Window coverings (16)default
$4,000 new × 40% good × 2.81 allocation
- $11,800
Carpet, vinyl & laminate (100% of floors)listing
$10,500 new × 40% good × 2.81 allocation
- $8,200
Kitchen & laundry equipment plumbingdefault
$7,300 new × 40% good × 2.81 allocation
- $5,000
Kitchen, laundry & data equipment electricaldefault
$4,400 new × 40% good × 2.81 allocation
- $9,100
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.81 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $11,800
Paving: driveway & walks (paved)default
$8,400 new × 50% good × 2.81 allocation
- $11,300
Landscaping (typical)default
$8,100 new × 50% good × 2.81 allocation
- $2,300
Patiosdefault
$1,600 new × 50% good × 2.81 allocation
- $25,900
Decks & porches (attached)listing
$18,400 new × 50% good × 2.81 allocation
- $199,000
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$177,000 new × 40% good × 2.81 allocation
- $20,700
Building plumbing & fixturesdefault
$18,400 new × 40% good × 2.81 allocation
- $20,300
Building electrical & lightingdefault
$18,000 new × 40% good × 2.81 allocation
- $20,700
HVACdefault
$18,400 new × 40% good × 2.81 allocation
- $3,000
Fireplacelisting
$2,600 new × 40% good × 2.81 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $86,100 | $51,300 | $800 | $138,200 |
| 2 | $0 | $0 | $6,800 | $6,800 |
| 3 | $0 | $0 | $6,800 | $6,800 |
| 4 | $0 | $0 | $6,800 | $6,800 |
| 5 | $0 | $0 | $6,800 | $6,800 |
| 6+ | $0 | $0 | $235,800 | $235,800 |
| Total | $86,100 | $51,300 | $263,700 | $401,000 |
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.