1985 Golden Rod Ave
Big Bear City, CA 92314
$949,000
5 bd · 4.5 ba · 5,003 sqft · Listed 26d ago
View on Realtor.com →Year built
2006
Sqft
5,003
Lot sqft
29,063
HOA / mo
None
Furnished
No
List date
2026-09-03T16:49:13Z
Revenue
Annual revenue
$80,572
ADR
$858
Occupancy
26%
Cleaning fees (12 mo)
$11,019
Confidence
Low (22.24), 7 comps
Comp revenue range (p25 / median / p75)
Steel Pine Lodge A Rustic Mountain Retreat Views
Vacation home · 5 bd · 5 ba · sleeps 12 · 0.9 mi
Revenue $138,933ADR $1,358Occ ≈ 28%—
VIEWS! Hot Tub! Game Room! Close to Slopes/Lake WB
Cabin · 5 bd · 4 ba · sleeps 12 · 1.8 mi
Revenue $5,700ADR $0Occ ≈ —4.5★ (54)
Central AC & Heat • Hot Tub • Pool Table & Arcade
House · 5 bd · 4 ba · sleeps 12 · 2.0 mi
Revenue $52,011ADR $672Occ ≈ 21%5★ (14)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Steel Pine As Seen On TV * Immaculate Views & SPA Cabin | 5 bd · 5 ba · sleeps 12 | $141,066 | $1,323 | 29% | 5★ (55) | 0.8 mi | AirbnbVrbo |
Steel Pine Lodge A Rustic Mountain Retreat Views Vacation home | 5 bd · 5 ba · sleeps 12 | $138,933 | $1,358 | 28% | — | 0.9 mi | Booking |
VIEWS! Hot Tub! Game Room! Close to Slopes/Lake WB Cabin | 5 bd · 4 ba · sleeps 12 | $5,700 | $0 | — | 4.5★ (54) | 1.8 mi | Airbnb |
VIEW! Hot Tub! Game Room! 3000 sq ft! 3 Floors BSP Cabin | 5 bd · 3.5 ba · sleeps 12 | $42,120 | $749 | 15% | 4.5★ (50) | 2.0 mi | AirbnbVrboBooking |
Central AC & Heat • Hot Tub • Pool Table & Arcade House | 5 bd · 4 ba · sleeps 12 | $52,011 | $672 | 21% | 5★ (14) | 2.0 mi | Airbnb |
Hot Tub • Central AC & Heat • Pool Table & Arcade Cabin | 5 bd · 4 ba · sleeps 12 | $50,499 | $612 | 23% | 5★ (51) | 2.1 mi | AirbnbVrbo |
Hot Tub! Game Room! Close to Slopes! Epic Views WB House | 5 bd · 4 ba · sleeps 12 | $39,055 | $693 | 15% | 4.3★ (72) | 2.1 mi | AirbnbVrboBooking |
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
$80,572
NOI
$38,533
Cash flow /mo
-$1,903
Cash needed
$307,710
Cash-on-cash
-7.4%
ROE (yr 1)
3.9%
Cap rate
4.1%
DSCR
0.63
Year-1 write-off
$130,226
Year-1 tax shield @ 32%
$41,672
Year-1 return on equity
- Cash flow (annual)-$22,833
- Principal paydown$6,210
- Appreciation at%$28,470
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$16,114
- Platform fees (3% of revenue)$2,417
- Maintenance / capex (5% of revenue)$4,029
- Utilities & supplies$4,200
- HOA$0
- Property tax$11,863
- Insurance (STR-rated)$4,840
Cash needed to close
- Down payment (25%)$237,250
- Closing costs (4.0%)$37,960
- Furnishing (bought new)$32,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$41,672
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
$892,000
Short-life (5/15-yr)
$95,000 · 11%
Year-1 deduction
$130,000
Year-1 tax shield @ 32%
$42,000
Land 6% (county tax record, assessed value split) · building $797,000 over 39 years · new furniture $33,000
Based on: 5,003 sq ft, built 2006, 5 bd / 4.5 ba, unfurnished, listing features (game room, fireplace, flooring types, septic).
IRS-guide safe-harbor floor: $98,000 in year 1 (7% short-life, $31,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $11,200
Kitchen cabinetsdefault
$16,800 new × 40% good × 1.68 allocation
- $9,200
Kitchen countertopsdefault
$13,700 new × 40% good × 1.68 allocation
- $5,900
Decorative trimdefault
$8,800 new × 40% good × 1.68 allocation
- $400
Mirrorsdefault
$600 new × 40% good × 1.68 allocation
- $1,200
Shelvingdefault
$1,800 new × 40% good × 1.68 allocation
- $8,400
Window coverings (50)default
$12,500 new × 40% good × 1.68 allocation
- $13,100
Kitchen & laundry equipment plumbingdefault
$13,000 new × 60% good × 1.68 allocation
- $7,900
Kitchen, laundry & data equipment electricaldefault
$7,900 new × 60% good × 1.68 allocation
- $5,400
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 1.68 allocation
- $26,500
Furniture bought newlisting
$26,500 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $12,300
Paving: driveway & walks (paved)default
$14,700 new × 50% good × 1.68 allocation
- $11,800
Landscaping (typical)default
$14,100 new × 50% good × 1.68 allocation
- $4,100
Patiosdefault
$4,900 new × 50% good × 1.68 allocation
- $4,100
Decks & porches (attached)default
$4,900 new × 50% good × 1.68 allocation
- $608,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$544,300 new × 67% good × 1.68 allocation
- $56,800
Building plumbing & fixturesdefault
$56,500 new × 60% good × 1.68 allocation
- $61,000
Building electrical & lightingdefault
$60,700 new × 60% good × 1.68 allocation
- $37,800
HVACdefault
$56,400 new × 40% good × 1.68 allocation
- $21,600
Hardwood & tile floorsdefault
$32,200 new × 40% good × 1.68 allocation
- $1,800
Fireplacelisting
$2,600 new × 40% good × 1.68 allocation
- $10,100
Septic systemlisting
$12,000 new × 50% good × 1.68 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $95,300 | $32,400 | $2,600 | $130,200 |
| 2 | $0 | $0 | $20,400 | $20,400 |
| 3 | $0 | $0 | $20,400 | $20,400 |
| 4 | $0 | $0 | $20,400 | $20,400 |
| 5 | $0 | $0 | $20,400 | $20,400 |
| 6+ | $0 | $0 | $712,900 | $712,900 |
| Total | $95,300 | $32,400 | $797,200 | $924,900 |
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.