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 →

Low confidence

Year built

2006

Sqft

5,003

Lot sqft

29,063

HOA / mo

None

Furnished

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)

$40,588$50,499$95,472

Steel Pine As Seen On TV * Immaculate Views & SPA
Cabin · 5 bd · 5 ba · sleeps 12 · 0.8 mi
Revenue $141,066ADR $1,323Occ ≈ 29%5★ (55)
Airbnb Vrbo
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%—
Booking
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)
Airbnb
VIEW! Hot Tub! Game Room! 3000 sq ft! 3 Floors BSP
Cabin · 5 bd · 3.5 ba · sleeps 12 · 2.0 mi
Revenue $42,120ADR $749Occ ≈ 15%4.5★ (50)
Airbnb Vrbo Booking
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)
Airbnb
Hot Tub • Central AC & Heat • Pool Table & Arcade
Cabin · 5 bd · 4 ba · sleeps 12 · 2.1 mi
Revenue $50,499ADR $612Occ ≈ 23%5★ (51)
Airbnb Vrbo
Hot Tub! Game Room! Close to Slopes! Epic Views WB
House · 5 bd · 4 ba · sleeps 12 · 2.1 mi
Revenue $39,055ADR $693Occ ≈ 15%4.3★ (72)
Airbnb Vrbo Booking

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	Airbnb Vrbo
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	Airbnb Vrbo Booking
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	Airbnb Vrbo
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	Airbnb Vrbo 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

Financing

Purchase priceAlready furnishedTax bracket

Est. revenue

$80,572

NOI

$38,533

Cash flow /mo

$3,211

Cash needed

$1,019,460

Cash-on-cash (all cash)

3.8%

ROE (yr 1)

6.6%

Cap rate

4.1%

DSCR

—

Year-1 write-off

$130,226

Year-1 tax shield @ 32%

$41,672

Year-1 return on equity

Cash flow (annual)$38,533
Principal paydown (n/a, cash)$0
Appreciation at%$28,470

ROE6.6%

ROE incl. year-1 tax savings (32% bracket, STR loophole)10.7%

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

Purchase price (all cash)$949,000
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.

5-year property$95,300

Kitchen cabinetsdefault
$16,800 new × 40% good × 1.68 allocation
$11,200
Kitchen countertopsdefault
$13,700 new × 40% good × 1.68 allocation
$9,200
Decorative trimdefault
$8,800 new × 40% good × 1.68 allocation
$5,900
Mirrorsdefault
$600 new × 40% good × 1.68 allocation
$400
Shelvingdefault
$1,800 new × 40% good × 1.68 allocation
$1,200
Window coverings (50)default
$12,500 new × 40% good × 1.68 allocation
$8,400
Kitchen & laundry equipment plumbingdefault
$13,000 new × 60% good × 1.68 allocation
$13,100
Kitchen, laundry & data equipment electricaldefault
$7,900 new × 60% good × 1.68 allocation
$7,900
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 1.68 allocation
$5,400
Furniture bought newlisting
$26,500 new × 100% good · bought separately
$26,500
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
$6,000

15-year land improvements$32,400

Paving: driveway & walks (paved)default
$14,700 new × 50% good × 1.68 allocation
$12,300
Landscaping (typical)default
$14,100 new × 50% good × 1.68 allocation
$11,800
Patiosdefault
$4,900 new × 50% good × 1.68 allocation
$4,100
Decks & porches (attached)default
$4,900 new × 50% good × 1.68 allocation
$4,100

Building, 39-year$797,200

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$544,300 new × 67% good × 1.68 allocation
$608,200
Building plumbing & fixturesdefault
$56,500 new × 60% good × 1.68 allocation
$56,800
Building electrical & lightingdefault
$60,700 new × 60% good × 1.68 allocation
$61,000
HVACdefault
$56,400 new × 40% good × 1.68 allocation
$37,800
Hardwood & tile floorsdefault
$32,200 new × 40% good × 1.68 allocation
$21,600
Fireplacelisting
$2,600 new × 40% good × 1.68 allocation
$1,800
Septic systemlisting
$12,000 new × 50% good × 1.68 allocation
$10,100

About the property

Sold furnishedGame roomHot tubPoolDeckDrivewayLandscapingFencedIrrigationLong-term rental (27.5-yr)Carpet / vinyl / laminate %Placed in serviceClosing costs $ (adds to basis)Land %Bonus depreciation %

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.