448 Quail Dr Lot 91
Big Bear Lake, CA 92315
$394,000
2 bd · 1 ba · Listed 1d ago
View on Realtor.com →Year built
1976
Sqft
—
Lot sqft
7,095
HOA / mo
None
Furnished
Yes
List date
2026-10-07T13:41:10.000000Z
Revenue
Annual revenue
$34,984
ADR
$229
Occupancy
42%
Cleaning fees (12 mo)
$6,395
Confidence
Low (34.45), 49 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $30,204
Cabin #2 – 2BR Pet & Family Friendly Near Village
Cabin · 2 bd · 2 ba · sleeps 7 · 518 ft
Revenue $15,432ADR $156Occ ≈ 27%4.6★ (42)
Oriole cottage #621
Vacation home · 2 bd · 1 ba · sleeps 4 · 0.1 mi
Revenue $47,241ADR $358Occ ≈ 36%5★ (1)
close to summit
Apartment · 2 bd · 1 ba · sleeps 4 · 0.1 mi
Revenue $7,440ADR $174Occ ≈ 12%4.8★ (7)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Chic Cabin Retreat with Hot Tub Big Bear House
| 2 bd · 1 ba · sleeps 4 | $44,681 | $232 | 53% | 4.9★ (30) | 226 ft | AirbnbVrboBooking |
Fenced Yard, Central AC, Heat, Spa, Sauna, Dogs OK House
| 2 bd · 2 ba · sleeps 5 | $63,183 | $215 | 81% | 5★ (172) | 285 ft | AirbnbVrbo |
Bright Remodeled Cabin · Private Spa · Near Slopes House
| 2 bd · 1 ba · sleeps 5 | $32,361 | $287 | 31% | 4.8★ (200) | 318 ft | AirbnbVrbo |
Cabin #2 – 2BR Pet & Family Friendly Near Village Cabin | 2 bd · 2 ba · sleeps 7 | $15,432 | $156 | 27% | 4.6★ (42) | 518 ft | Airbnb |
Cabin 237 Cabin | 2 bd · 1 ba · sleeps 5 | $41,411 | $283 | 40% | 4★ (1) | 0.1 mi | Airbnb |
Great location to Ski Resorts! Pet Friendly/Garage Cabin
| 2 bd · 1 ba · sleeps 5 | $18,681 | $283 | 18% | 5★ (3) | 0.1 mi | AirbnbBooking |
Oriole cottage #621 Vacation home | 2 bd · 1 ba · sleeps 4 | $47,241 | $358 | 36% | 5★ (1) | 0.1 mi | Booking |
Oriole Cottage Walk to Lake & Village Cozy Retreat Cabin
| 2 bd · 1 ba · sleeps 4 | $34,584 | $285 | 33% | 4.6★ (110) | 0.1 mi | AirbnbVrboBooking |
close to summit Apartment | 2 bd · 1 ba · sleeps 4 | $7,440 | $174 | 12% | 4.8★ (7) | 0.1 mi | Airbnb |
Sleepy Forest S02 - Family Cabin House
| 2 bd · 1 ba · sleeps 4 | $27,590 | $149 | 51% | 4.6★ (62) | 0.1 mi | AirbnbVrbo |
Show 35 more
Relaxing Quails Call Retreat in the Pines at Big Bear
Vacation home · 2 bd · 1 ba · sleeps 5 · 0.1 mi
Revenue $31,642ADR $617Occ ≈ 14%—
5 Min Drive to Summit, Lake/Village•Spa•AC•Family
Cabin · 2 bd · 2 ba · sleeps 6 · 0.1 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $13,692ADR $321Occ ≈ 12%5★ (21)
Pine Cone Cottage at Big Bear Lake
Vacation home · 2 bd · 1 ba · sleeps 5 · 0.2 mi
Revenue $53,091ADR $518Occ ≈ 28%3.5★ (1)
Sleepy Forest S12- Family cabin
House · 2 bd · 1 ba · sleeps 5 · 0.2 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $23,962ADR $153Occ ≈ 43%4.3★ (88)
Bear Haven~ Hot Tub~ Pets~ near The Village!
Cabin · 2 bd · 1 ba · sleeps 4 · 0.2 mi
- Hot tub
- Free parking
- Pets OK
- Wifi
- +3
Revenue $49,000ADR $201Occ ≈ 67%5★ (184)
Rawhide Eagle's nest
House · 2 bd · 1 ba · sleeps 4 · 0.2 mi
Revenue $19,238ADR $106Occ ≈ 50%4.7★ (41)
Sweet retreat 1 #2332
Vacation home · 2 bd · 1 ba · sleeps 5 · 0.2 mi
Revenue $47,366ADR $372Occ ≈ 35%—
Sweet Retreat Ski Haus Cottage at Big Bear Lake
Vacation home · 2 bd · 1 ba · sleeps 5 · 0.2 mi
Revenue $67,284ADR $363Occ ≈ 51%4.2★ (3)
Walk to Lake | Game Room + Fireplace
Cabin · 2 bd · 2 ba · sleeps 7 · 0.2 mi
- Free parking
- Wifi
- Kitchen
- Washer
- +2
Revenue $28,867ADR $378Occ ≈ 21%4.5★ (17)
Our Little Dome Home - Fun in Big Bear!
Dome house · 2 bd · 2 ba · sleeps 5 · 0.2 mi
- Free parking
- Wifi
- Kitchen
- Washer
- +1
Revenue $9,254ADR $278Occ ≈ 9%5★ (147)
Frosty Pines Cabin-Excellent location/pets welcome
House · 2 bd · 1 ba · sleeps 5 · 0.2 mi
- Free parking
- Pets OK
- Wifi
- Kitchen
- +1
Revenue $30,204ADR $218Occ ≈ 38%4.9★ (31)
Mockingbird Mountain Getaway- Walk to Lake Retreat
Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $26,488ADR $389Occ ≈ 19%—
Bungalow with Hot Tub By The Lake
House · 2 bd · 1 ba · sleeps 5 · 0.3 mi
- Hot tub
- Free parking
- Pets OK
- Wifi
- +1
Revenue $39,651ADR $185Occ ≈ 59%4.5★ (50)
Walk2Village*Spa, Pool Table &Pets OK
Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi
- Hot tub
- Free parking
- Pets OK
- Wifi
- +4
Revenue $3,865ADR $303Occ ≈ 3%4.8★ (17)
Mtn-View Condo Near Snow Summit w/Fireplace & Deck
Apartment · 2 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $20,575ADR $190Occ ≈ 30%4.4★ (8)
Big Bear Retreat • Pet-friendly • Hot Tub
House · 2 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $64,724ADR $286Occ ≈ 62%4.8★ (208)
Warm brownie #2133
Vacation home · 2 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $125,488ADR $1,037Occ ≈ 33%—
Winter Specials- Walk to Snow Summit, Dogs OK
House · 2 bd · 2 ba · sleeps 5 · 0.3 mi
Revenue $15,334ADR $237Occ ≈ 18%4.8★ (48)
Frosty Pines -Modern-2/1-Excellent Location-pet ok
Cabin · 2 bd · 1 ba · sleeps 5 · 0.3 mi
Revenue $24,593ADR $0Occ ≈ —5★ (217)
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Relaxing Quails Call Retreat in the Pines at Big Bear Vacation home | 2 bd · 1 ba · sleeps 5 | $31,642 | $617 | 14% | — | 0.1 mi | Booking |
Private Home, 3 Blks to Summit, Playground, Yard House | 2 bd · 1 ba · sleeps 7 | $9,050 | $282 | 9% | 5★ (59) | 0.1 mi | AirbnbVrbo |
5 Min Drive to Summit, Lake/Village•Spa•AC•Family Cabin
| 2 bd · 2 ba · sleeps 6 | $13,692 | $321 | 12% | 5★ (21) | 0.1 mi | Airbnb |
Pine Cone Cottage at Big Bear Village Cabin
| 2 bd · 1 ba · sleeps 5 | $54,414 | $392 | 38% | 4.6★ (31) | 0.2 mi | AirbnbBooking |
2191-Pine Cone Cottage Cabin
| 2 bd · 1 ba · sleeps 5 | $42,648 | $304 | 38% | 4.6★ (14) | 0.2 mi | AirbnbVrboBooking |
Pine Cone Cottage at Big Bear Lake Vacation home | 2 bd · 1 ba · sleeps 5 | $53,091 | $518 | 28% | 3.5★ (1) | 0.2 mi | Booking |
Sleepy Forest S12- Family cabin House
| 2 bd · 1 ba · sleeps 5 | $23,962 | $153 | 43% | 4.3★ (88) | 0.2 mi | Airbnb |
Walk to Lake & Village + Fenced Yard Cabin
| 2 bd · 2 ba · sleeps 4 | $7,548 | $198 | 10% | 4.2★ (10) | 0.2 mi | AirbnbVrboBooking |
Piece of Paradise Walk 2 Lake/Garage/Fenced Yard House
| 2 bd · 2 ba · sleeps 6 | $23,432 | $280 | 23% | 4.8★ (59) | 0.2 mi | AirbnbVrboBooking |
Bear Haven~ Hot Tub~ Pets~ near The Village! Cabin
| 2 bd · 1 ba · sleeps 4 | $49,000 | $201 | 67% | 5★ (184) | 0.2 mi | Airbnb |
Rawhide Eagle's nest House | 2 bd · 1 ba · sleeps 4 | $19,238 | $106 | 50% | 4.7★ (41) | 0.2 mi | Airbnb |
Sweet retreat 1 #2332 Vacation home | 2 bd · 1 ba · sleeps 5 | $47,366 | $372 | 35% | — | 0.2 mi | Booking |
Sweet Retreat Ski Haus Cottage at Big Bear Lake Vacation home | 2 bd · 1 ba · sleeps 5 | $67,284 | $363 | 51% | 4.2★ (3) | 0.2 mi | Booking |
Walk to Snow Summit | 2 King Beds + Fireplace Cabin
| 2 bd · 2 ba · sleeps 5 | $14,799 | $235 | 17% | 4.5★ (21) | 0.2 mi | AirbnbBooking |
Mockingbird Mountain Getaway- Walk to Lake Retreat Cabin | 2 bd · 2 ba · sleeps 6 | $88,581 | $577 | 42% | 5★ (1) | 0.2 mi | AirbnbBooking |
Walk to Lake | Game Room + Fireplace Cabin
| 2 bd · 2 ba · sleeps 7 | $28,867 | $378 | 21% | 4.5★ (17) | 0.2 mi | Airbnb |
Sweet Retreat Ski Haus Cottage at Big Bear Lake Cabin | 2 bd · 1 ba · sleeps 5 | $46,023 | $325 | 39% | 4.5★ (14) | 0.2 mi | AirbnbVrbo |
Cabin 99 Cabin
| 2 bd · 1 ba · sleeps 8 | $57,746 | $435 | 36% | 4.5★ (2) | 0.2 mi | AirbnbVrbo |
Our Little Dome Home - Fun in Big Bear! Dome house
| 2 bd · 2 ba · sleeps 5 | $9,254 | $278 | 9% | 5★ (147) | 0.2 mi | Airbnb |
Frosty Pines Cabin-Excellent location/pets welcome House
| 2 bd · 1 ba · sleeps 5 | $30,204 | $218 | 38% | 4.9★ (31) | 0.2 mi | Airbnb |
Mockingbird Mountain Getaway- Walk to Lake Retreat Cabin | 2 bd · 2 ba · sleeps 6 | $26,488 | $389 | 19% | — | 0.3 mi | Airbnb |
Eagle Point Walk to Lake & Hot Tub Cabin | 2 bd · 1 ba · sleeps 4 | $13,996 | $173 | 22% | 4.8★ (10) | 0.3 mi | AirbnbBooking |
Bungalow with Hot Tub By The Lake House
| 2 bd · 1 ba · sleeps 5 | $39,651 | $185 | 59% | 4.5★ (50) | 0.3 mi | Airbnb |
Walk2Village*Spa, Pool Table &Pets OK Cabin
| 2 bd · 2 ba · sleeps 6 | $3,865 | $303 | 3% | 4.8★ (17) | 0.3 mi | Airbnb |
Bear Lake Hideaway, Cabin w Spa House
| 2 bd · 2 ba · sleeps 4 | $57,717 | $216 | 73% | 4.8★ (522) | 0.3 mi | AirbnbVrbo |
Mtn-View Condo Near Snow Summit w/Fireplace & Deck Apartment | 2 bd · 2 ba · sleeps 6 | $20,575 | $190 | 30% | 4.4★ (8) | 0.3 mi | Airbnb |
Walk to Lake | Fire Pit + Air Hockey House
| 2 bd · 2 ba · sleeps 8 | $12,917 | $277 | 13% | 4.5★ (2) | 0.3 mi | AirbnbVrboBooking |
Sleepy Bear Cabin | 2 bd · 2 ba · sleeps 6 | $34,411 | $433 | 22% | 5★ (1) | 0.3 mi | AirbnbBooking |
Big Bear Retreat • Pet-friendly • Hot Tub House | 2 bd · 2 ba · sleeps 6 | $64,724 | $286 | 62% | 4.8★ (208) | 0.3 mi | Airbnb |
Munguia Summit Camp|Modern 2BR·Near to Snow Summit Apartment | 2 bd · 2 ba · sleeps 7 | $15,086 | $157 | 26% | 5★ (2) | 0.3 mi | AirbnbVrboBooking |
Warm brownie #2133 Vacation home | 2 bd · 2 ba · sleeps 6 | $125,488 | $1,037 | 33% | — | 0.3 mi | Booking |
Bonsai Cottage by Destination Big Bear : Minutes from the Slopes, National Forest Trails! Close to the Lake & Village! House | 2 bd · 2 ba · sleeps 5 | $20,543 | $228 | 25% | 4.3★ (42) | 0.3 mi | AirbnbVrbo |
Winter Specials- Walk to Snow Summit, Dogs OK House | 2 bd · 2 ba · sleeps 5 | $15,334 | $237 | 18% | 4.8★ (48) | 0.3 mi | Airbnb |
Lakeview Location Hot tub Tesla Charger tree house Cabin
| 2 bd · 1.5 ba · sleeps 4 | $35,741 | $249 | 39% | 4.8★ (54) | 0.3 mi | AirbnbBooking |
Frosty Pines -Modern-2/1-Excellent Location-pet ok Cabin | 2 bd · 1 ba · sleeps 5 | $24,593 | $0 | — | 5★ (217) | 0.3 mi | Delisted |
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 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium
Est. revenue
$34,984
NOI
$14,645
Cash flow /mo
-$954
Cash needed
$114,260
Cash-on-cash
-10.0%
ROE (yr 1)
2.5%
Cap rate
3.7%
DSCR
0.56
Year-1 write-off
$84,607
Year-1 tax shield @ 32%
$27,074
Year-1 return on equity
- Cash flow (annual)-$11,448
- Principal paydown$2,454
- Appreciation at%$11,820
Tax savings aren't counted. Turn on “Count tax savings in returns” above if you can use the losses.
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$6,997
- Platform fees (3% of revenue)$1,050
- Maintenance / capex (5% of revenue)$1,749
- Utilities & supplies$4,200
- HOA$0
- Property tax$4,925
- Insurance (STR-rated)$2,009
Cash needed to close
- Down payment (25%)$98,500
- Closing costs (4.0%)$15,760
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$27,074
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
$261,000
Short-life (5/15-yr)
$84,000 · 32%
Year-1 deduction
$85,000
Year-1 tax shield @ 32%
$27,000
Land 34% (county tax record, assessed value split) · building $177,000 over 39 years
Based on: ~1,400 sq ft (from beds), built 1976, 2 bd / 1 ba, furnished, listing features (deck, fireplace, stone counters, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $48,000 in year 1 (18% short-life, $16,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,800
Kitchen cabinetsdefault
$8,900 new × 40% good × 2.20 allocation
- $8,000
Kitchen countertops (stone)listing
$9,100 new × 40% good × 2.20 allocation
- $2,200
Decorative trimdefault
$2,500 new × 40% good × 2.20 allocation
- $100
Mirrorsdefault
$200 new × 40% good × 2.20 allocation
- $800
Shelvingdefault
$900 new × 40% good × 2.20 allocation
- $3,100
Window coverings (14)default
$3,500 new × 40% good × 2.20 allocation
- $7,900
Carpet, vinyl & laminate (100% of floors)listing
$9,000 new × 40% good × 2.20 allocation
- $6,100
Kitchen & laundry equipment plumbingdefault
$6,900 new × 40% good × 2.20 allocation
- $3,700
Kitchen, laundry & data equipment electricaldefault
$4,200 new × 40% good × 2.20 allocation
- $2,800
Appliances (range, dishwasher, disposal)listing
$3,200 new × 40% good × 2.20 allocation
- $6,400
Furniture conveyed with the sale (used)listing
$16,000 new × 40% good · out of the price
- $8,500
Paving: driveway & walks (paved)default
$7,800 new × 50% good × 2.20 allocation
- $8,200
Landscaping (typical)default
$7,500 new × 50% good × 2.20 allocation
- $1,500
Patiosdefault
$1,400 new × 50% good × 2.20 allocation
- $17,300
Decks & porches (attached)listing
$15,800 new × 50% good × 2.20 allocation
- $133,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$151,900 new × 40% good × 2.20 allocation
- $13,800
Building plumbing & fixturesdefault
$15,700 new × 40% good × 2.20 allocation
- $13,200
Building electrical & lightingdefault
$15,000 new × 40% good × 2.20 allocation
- $13,900
HVACdefault
$15,800 new × 40% good × 2.20 allocation
- $2,300
Fireplacelisting
$2,600 new × 40% good × 2.20 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $48,800 | $35,600 | $200 | $84,600 |
| 2 | $0 | $0 | $4,500 | $4,500 |
| 3 | $0 | $0 | $4,500 | $4,500 |
| 4 | $0 | $0 | $4,500 | $4,500 |
| 5 | $0 | $0 | $4,500 | $4,500 |
| 6+ | $0 | $0 | $158,600 | $158,600 |
| Total | $48,800 | $35,600 | $176,900 | $261,300 |
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, Georgia and Wisconsin 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.