1471 Rockspray Dr
Big Bear Lake, CA 92315
$495,000
2 bd · 2 ba · Listed 16d ago
View on Realtor.com →Year built
1977
Sqft
—
Lot sqft
8,113
HOA / mo
None
Furnished
Yes
List date
2026-09-13T14:46:51.000000Z
Revenue
Annual revenue
$28,211
ADR
$224
Occupancy
35%
Cleaning fees (12 mo)
$6,213
Confidence
Low (23.03), 48 comps
Comp revenue range (p25 / median / p75)
Hot Tub • Game Room | Moonridge • Bear Mtn Mins
House · 2 bd · 3 ba · sleeps 8 · 230 ft
Revenue $8,315ADR $252Occ ≈ 9%—
Nested oaks cottage #2234
Vacation home · 2 bd · 2 ba · sleeps 5 · 305 ft
Revenue $30,616ADR $263Occ ≈ 32%—
Picturesque home, Game room, Multiple Fireplaces, Firepit, Wrap around lounging
House · 2 bd · 2 ba · sleeps 7 · 374 ft
Revenue $21,927ADR $206Occ ≈ 29%5★ (1)
Walk to Bear Mountain! Hot Tub! Game Room! Cute UL
House · 2 bd · 2 ba · sleeps 7 · 397 ft
Revenue $2,296ADR $398Occ ≈ 2%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Moonridge cabin | Bear Mtn + Fireplace + Pets House | 2 bd · 2 ba · sleeps 6 | $13,271 | $246 | 15% | 4.2★ (16) | 43 ft | AirbnbVrboBooking |
Private Hot Tub + Game Room • Near Bear Mountain House | 2 bd · 3 ba · sleeps 8 | $5,148 | $190 | 7% | 4.8★ (4) | 108 ft | AirbnbVrboBooking |
Walk to Slopes! Hot Tub, Game Room, Fire Pit! UL House | 2 bd · 2 ba · sleeps 7 | $13,964 | $357 | 11% | 4.9★ (10) | 161 ft | AirbnbVrbo |
Hot Tub • Game Room | Moonridge • Bear Mtn Mins House | 2 bd · 3 ba · sleeps 8 | $8,315 | $252 | 9% | — | 230 ft | Airbnb |
Nested oaks cottage #2234 Vacation home | 2 bd · 2 ba · sleeps 5 | $30,616 | $263 | 32% | — | 305 ft | Booking |
A-Frame|Arcade|Firepit| 10 min to Lake or Downtown Cabin | 2 bd · 1 ba · sleeps 4 | $11,820 | $229 | 14% | 4.7★ (21) | 322 ft | AirbnbVrbo |
Chalet in the Trees! Close to Lake & Slopes FIN Cabin | 2 bd · 1.5 ba · sleeps 7 | $10,711 | $406 | 7% | 4.5★ (6) | 351 ft | AirbnbVrbo |
Picturesque home, Game room, Multiple Fireplaces, Firepit, Wrap around lounging House | 2 bd · 2 ba · sleeps 7 | $21,927 | $206 | 29% | 5★ (1) | 374 ft | Vrbo |
Walk to Bear Mountain! Hot Tub! Game Room! Cute UL House | 2 bd · 2 ba · sleeps 7 | $2,296 | $398 | 2% | — | 397 ft | Airbnb |
Primrose Pines Romantic Escape +Spa | 1 Mi to Bear Cabin | 2 bd · 1 ba · sleeps 5 | $13,526 | $332 | 11% | 5★ (101) | 404 ft | AirbnbVrbo |
Show all 49 comps
Primrose Cabin ~ Mountain Cabin w/ hot tub, deck, fireplace & washer/dryer
Vacation home · 2 bd · 2 ba · sleeps 6 · 423 ft
Revenue $50,577ADR $516Occ ≈ 27%3★ (1)
Primrose Cabin #709
Vacation home · 2 bd · 1 ba · sleeps 6 · 423 ft
Revenue $55,489ADR $596Occ ≈ 26%—
Peaceful Cabin+Jacuzzi+Balcony+Fireplace+BBQ+Games
Cabin · 2 bd · 1 ba · sleeps 6 · 0.1 mi
Revenue $51,307ADR $273Occ ≈ 51%5★ (57)
Cozy Pet Friendly Cabin! - 2 blocks from Bear Mountain in Southern California
Cabin · 2 bd · 1 ba · sleeps 4 · 0.1 mi
Revenue $23,490ADR $185Occ ≈ 35%4.8★ (284)
Geronimo’s Hideaway 5 min walk to Ski.
Cabin · 2 bd · 1 ba · sleeps 4 · 0.2 mi
Revenue $30,131ADR $320Occ ≈ 26%5★ (33)
Beautiful View • Bear Mountain Resort & Lake View
Cabin · 2 bd · 2 ba · sleeps 5 · 0.2 mi
Revenue $82,504ADR $363Occ ≈ 62%5★ (63)
ModernRusticLogCabin-RARE SkiView-Spa-Firepit
Cabin · 2 bd · 1 ba · sleeps 4 · 0.2 mi
Revenue $79,664ADR $248Occ ≈ 88%5★ (187)
Quaint Cabin in the Woods Steps to National Forest
Cabin · 2 bd · 1 ba · sleeps 4 · 0.2 mi
Revenue $5,367ADR $335Occ ≈ 4%4.9★ (51)
Grandma Chic Cabin with 360 views
Cabin · 2 bd · 1 ba · sleeps 4 · 0.2 mi
Revenue $14,099ADR $260Occ ≈ 15%4.8★ (66)
Peek-A-Boo Lake Views | Cozy Retreat + Near Slopes
Cabin · 2 bd · 2 ba · sleeps 7 · 0.2 mi
Revenue $28,225ADR $246Occ ≈ 31%5★ (37)
Clover Bear Cabin
Cabin · 2 bd · 1 ba · sleeps 5 · 0.2 mi
Revenue $18,710ADR $235Occ ≈ 22%5★ (1)
Hot Tub, Fire Pit & Views! Modern Luxury Cabin
Cabin · 2 bd · 2 ba · sleeps 5 · 0.3 mi
Revenue $35,093ADR $415Occ ≈ 23%4.5★ (11)
Bear on the Run
House · 2 bd · 1.5 ba · sleeps 5 · 0.3 mi
Revenue $12,997ADR $230Occ ≈ 15%5★ (8)
Mountain and lake view retreat, dog friendly with deck & patio
House · 2 bd · 1.5 ba · sleeps 6 · 0.3 mi
Revenue $2,437ADR $395Occ ≈ 2%1★ (1)
Whispering Woods Big Bear~ Central Resort Cottage~
Vacation home · 2 bd · 2 ba · sleeps 4 · 0.3 mi
Revenue $76,755ADR $501Occ ≈ 42%4.2★ (3)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Primrose Cabin ~ Mountain Cabin w/ hot tub, deck, fireplace & washer/dryer Vacation home | 2 bd · 2 ba · sleeps 6 | $50,577 | $516 | 27% | 3★ (1) | 423 ft | Booking |
Primrose Cabin #709 Vacation home | 2 bd · 1 ba · sleeps 6 | $55,489 | $596 | 26% | — | 423 ft | Booking |
Primrose Cabin ~ Mountain Cabin w/ hot tub, deck, Cabin | 2 bd · 1.5 ba · sleeps 6 | $20,832 | $354 | 16% | 4.9★ (8) | 436 ft | AirbnbVrbo |
Black Bear Haus-Hot Tub GameRoomWalk to Bear MTN House | 2 bd · 2 ba · sleeps 7 | $31,514 | $369 | 23% | 4.8★ (6) | 472 ft | AirbnbVrboBooking |
Peaceful Cabin+Jacuzzi+Balcony+Fireplace+BBQ+Games Cabin | 2 bd · 1 ba · sleeps 6 | $51,307 | $273 | 51% | 5★ (57) | 0.1 mi | Airbnb |
Cozy Pet Friendly Cabin! - 2 blocks from Bear Mountain in Southern California Cabin | 2 bd · 1 ba · sleeps 4 | $23,490 | $185 | 35% | 4.8★ (284) | 0.1 mi | Vrbo |
Big Bear A-Frame • Hot Tub + Deck • Near Slopes Cabin | 2 bd · 1 ba · sleeps 5 | $12,219 | $242 | 14% | 4.7★ (7) | 0.1 mi | AirbnbVrboBooking |
Cute Ski Chalet! Game Room! Close to Slopes - FIN House | 2 bd · 1.5 ba · sleeps 7 | $28,022 | $268 | 29% | 4.1★ (5) | 0.1 mi | AirbnbBooking |
Bow Canyon Oasis ~ Luxury Moonridge Log Home | Gam Cabin | 2 bd · 2 ba · sleeps 10 | $68,030 | $726 | 26% | 4.7★ (8) | 0.2 mi | AirbnbBooking |
Geronimo’s Hideaway 5 min walk to Ski. Cabin | 2 bd · 1 ba · sleeps 4 | $30,131 | $320 | 26% | 5★ (33) | 0.2 mi | Airbnb |
Shasta Pines | Hot Tub, Dog Friendly, Hilltop View Cabin | 2 bd · 1 ba · sleeps 5 | $61,393 | $237 | 71% | 4.9★ (97) | 0.2 mi | AirbnbVrboBooking |
EV charging Cabin w/AC by Bear Mtn with RV parking Cabin | 2 bd · 1 ba · sleeps 5 | $27,250 | $159 | 47% | 5★ (165) | 0.2 mi | AirbnbVrbo |
Beautiful View • Bear Mountain Resort & Lake View Cabin | 2 bd · 2 ba · sleeps 5 | $82,504 | $363 | 62% | 5★ (63) | 0.2 mi | Airbnb |
Close to Bear Mountain, Fireplace, Deck, Barbecue Cabin | 2 bd · 1 ba · sleeps 3 | $21,072 | $219 | 26% | 3.5★ (15) | 0.2 mi | AirbnbBooking |
Moonridge Cabin Near Bear Mtn | Hot Tub | EV | Dog House | 2 bd · 2 ba · sleeps 5 | $25,871 | $240 | 30% | 4.7★ (78) | 0.2 mi | AirbnbVrbo |
Emerald Alps: Lake Views!Hot Tub!Foosball!Gas BBQ! House | 2 bd · 2 ba · sleeps 5 | $28,640 | $201 | 39% | 4.5★ (177) | 0.2 mi | AirbnbVrbo |
ModernRusticLogCabin-RARE SkiView-Spa-Firepit Cabin | 2 bd · 1 ba · sleeps 4 | $79,664 | $248 | 88% | 5★ (187) | 0.2 mi | Airbnb |
Quaint Cabin in the Woods Steps to National Forest Cabin | 2 bd · 1 ba · sleeps 4 | $5,367 | $335 | 4% | 4.9★ (51) | 0.2 mi | Airbnb |
Grandma Chic Cabin with 360 views Cabin | 2 bd · 1 ba · sleeps 4 | $14,099 | $260 | 15% | 4.8★ (66) | 0.2 mi | Airbnb |
Luxury 2BR | Balcony | Game Room | W/D House | 2 bd · 2 ba · sleeps 6 | $73,462 | $848 | 24% | 4.7★ (10) | 0.2 mi | AirbnbVrbo |
Peek-A-Boo Lake Views | Cozy Retreat + Near Slopes Cabin | 2 bd · 2 ba · sleeps 7 | $28,225 | $246 | 31% | 5★ (37) | 0.2 mi | Airbnb |
Clover Bear Cabin | SPA | GAME TABLE | VIEW House | 2 bd · 1 ba · sleeps 5 | $1,655 | $331 | 1% | 5★ (19) | 0.2 mi | AirbnbVrbo |
Clover Bear Cabin Cabin | 2 bd · 1 ba · sleeps 5 | $18,710 | $235 | 22% | 5★ (1) | 0.2 mi | Airbnb |
Hot Tub, Fire Pit & Views! Modern Luxury Cabin Cabin | 2 bd · 2 ba · sleeps 5 | $35,093 | $415 | 23% | 4.5★ (11) | 0.3 mi | Airbnb |
Game Tables And A Large Pine Surrounded Lot Cabin | 2 bd · 1 ba · sleeps 6 | $29,645 | $315 | 26% | 4.8★ (49) | 0.3 mi | AirbnbVrboBooking |
Walk to Bear Mtn! Pet Friendly! Hot Tub! House | 2 bd · 2 ba · sleeps 6 | $37,067 | $495 | 21% | 4.8★ (31) | 0.3 mi | AirbnbVrbo |
Fat Bear Bungalow House | 2 bd · 1.5 ba · sleeps 5 | $6,158 | $169 | 10% | — | 0.3 mi | Airbnb |
Ski Retreat- Hot Tub- Family Friendly-The Refugio Cabin | 2 bd · 2 ba · sleeps 6 | $79,119 | $416 | 52% | 4.5★ (28) | 0.3 mi | AirbnbVrbo |
Fireside Retreat - Stylish & Cozy - Moonridge Area Cabin | 2 bd · 1 ba · sleeps 5 | $47,723 | $199 | 66% | 4.9★ (56) | 0.3 mi | AirbnbVrbo |
Big Bear Moonridge Cabin House | 2 bd · 2 ba · sleeps 5 | $0 | $0 | — | — | 0.3 mi | AirbnbVrbo |
Spacious and Secluded A-Frame Cabin in Moonridge Cabin | 2 bd · 2 ba · sleeps 7 | $18,880 | $214 | 24% | 5★ (20) | 0.3 mi | AirbnbVrbo |
Bear on the Run House | 2 bd · 1.5 ba · sleeps 5 | $12,997 | $230 | 15% | 5★ (8) | 0.3 mi | Airbnb |
Big Bear Mountain Getaway with a View and Hot Tub Cabin | 2 bd · 1 ba · sleeps 5 | $31,227 | $263 | 33% | 4.8★ (237) | 0.3 mi | AirbnbVrbo |
Panoramic Mtn & Lake Views: Hilltop Big Bear Cabin House | 2 bd · 1.5 ba · sleeps 6 | $10,080 | $267 | 10% | 3★ (4) | 0.3 mi | AirbnbVrboBooking |
Mountain and lake view retreat, dog friendly with deck & patio House | 2 bd · 1.5 ba · sleeps 6 | $2,437 | $395 | 2% | 1★ (1) | 0.3 mi | Vrbo |
Ridgecrest Mountain Retreat Cabin | 2 bd · 1 ba · sleeps 6 | $28,511 | $352 | 22% | 4.8★ (55) | 0.3 mi | AirbnbVrbo |
Whispering Woods Big Bear~ Central Resort Cottage~ Vacation home | 2 bd · 2 ba · sleeps 4 | $76,755 | $501 | 42% | 4.2★ (3) | 0.3 mi | Booking |
Bonnie Brae - Walk to Bear Mountain - Spa Cabin | 2 bd · 2 ba · sleeps 6 | $27,700 | $268 | 28% | 5★ (55) | 0.3 mi | AirbnbVrbo |
Hot Tub, Pines & Slopes – Your Big Bear Escape Cabin | 2 bd · 1.5 ba · sleeps 4 | $35,801 | $304 | 32% | 4.4★ (17) | 0.4 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
$28,211
NOI
$8,142
Cash flow /mo
-$1,989
Cash needed
$143,550
Cash-on-cash
-16.6%
ROE (yr 1)
-4.0%
Cap rate
1.6%
DSCR
0.25
Year-1 write-off
$99,758
Year-1 tax shield @ 32%
$31,922
Year-1 return on equity
- Cash flow (annual)-$23,866
- Principal paydown$3,239
- Appreciation at%$14,850
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$5,642
- Platform fees (3% of revenue)$846
- Maintenance / capex (5% of revenue)$1,411
- Utilities & supplies$4,200
- HOA$0
- Property tax$6,188
- Insurance (STR-rated)$2,525
Cash needed to close
- Down payment (25%)$123,750
- Closing costs (4.0%)$19,800
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$31,922
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
$322,000
Short-life (5/15-yr)
$99,000 · 31%
Year-1 deduction
$100,000
Year-1 tax shield @ 32%
$32,000
Land 35% (county tax record, assessed value split) · building $223,000 over 39 years
Based on: ~1,400 sq ft (from beds), built 1977, 2 bd / 2 ba, furnished, listing features (deck, fireplace, flooring types, appliance list).
IRS-guide safe-harbor floor: $58,000 in year 1 (18% short-life, $19,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,400
Kitchen cabinetsdefault
$8,900 new × 40% good × 2.65 allocation
- $7,700
Kitchen countertopsdefault
$7,300 new × 40% good × 2.65 allocation
- $2,600
Decorative trimdefault
$2,500 new × 40% good × 2.65 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.65 allocation
- $1,000
Shelvingdefault
$900 new × 40% good × 2.65 allocation
- $3,700
Window coverings (14)default
$3,500 new × 40% good × 2.65 allocation
- $7,300
Kitchen & laundry equipment plumbingdefault
$6,900 new × 40% good × 2.65 allocation
- $4,400
Kitchen, laundry & data equipment electricaldefault
$4,200 new × 40% good × 2.65 allocation
- $8,600
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)listing
$8,100 new × 40% good × 2.65 allocation
- $6,400
Furniture conveyed with the sale (used)listing
$16,000 new × 40% good · out of the price
- $10,300
Paving: driveway & walks (paved)default
$7,800 new × 50% good × 2.65 allocation
- $9,900
Landscaping (typical)default
$7,500 new × 50% good × 2.65 allocation
- $1,800
Patiosdefault
$1,400 new × 50% good × 2.65 allocation
- $4,600
Irrigationlisting
$3,500 new × 50% good × 2.65 allocation
- $20,900
Decks & porches (attached)listing
$15,800 new × 50% good × 2.65 allocation
- $161,100
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$151,800 new × 40% good × 2.65 allocation
- $16,700
Building plumbing & fixturesdefault
$15,700 new × 40% good × 2.65 allocation
- $15,900
Building electrical & lightingdefault
$15,000 new × 40% good × 2.65 allocation
- $16,700
HVACdefault
$15,800 new × 40% good × 2.65 allocation
- $9,600
Hardwood & tile floorsdefault
$9,000 new × 40% good × 2.65 allocation
- $2,800
Fireplacelisting
$2,600 new × 40% good × 2.65 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $51,500 | $47,600 | $700 | $99,800 |
| 2 | $0 | $0 | $5,700 | $5,700 |
| 3 | $0 | $0 | $5,700 | $5,700 |
| 4 | $0 | $0 | $5,700 | $5,700 |
| 5 | $0 | $0 | $5,700 | $5,700 |
| 6+ | $0 | $0 | $199,300 | $199,300 |
| Total | $51,500 | $47,600 | $222,900 | $321,900 |
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.