701 Villa Grv
Big Bear City, CA 92314
$615,000
4 bd · 2 ba · 1,443 sqft · Listed 19d ago
View on Realtor.com →Year built
1979
Sqft
1,443
Lot sqft
7,200
HOA / mo
None
Furnished
No
List date
2026-09-10T21:39:06Z
Revenue
Annual revenue
$50,118
ADR
$383
Occupancy
36%
Cleaning fees (12 mo)
$9,871
Confidence
Med (52.34), 48 comps
Comp revenue range (p25 / median / p75)
New! Bearadise ~ Chic Mountain Retreat
Cabin · 4 bd · 3 ba · sleeps 10 · 361 ft
Revenue $59,669ADR $0Occ ≈ —4.8★ (6)
A-frame, Hot Tub, Game Room, Fireplace, Deck, View
Cabin · 4 bd · 3 ba · sleeps 8 · 0.1 mi
Revenue $79,717ADR $486Occ ≈ 45%5★ (141)
Moonridge Retreat | Hot Tub+A/C+Fire Pit+Near Lake
Cabin · 4 bd · 2.5 ba · sleeps 10 · 0.2 mi
Revenue $88,700ADR $324Occ ≈ 75%4.9★ (105)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
New! Bearadise ~ Chic Mountain Retreat Cabin | 4 bd · 3 ba · sleeps 10 | $59,669 | $0 | — | 4.8★ (6) | 361 ft | Airbnb |
Rustic Bear Mountain Retreat • Large Deck • Spa Cabin | 4 bd · 2.5 ba · sleeps 10 | $40,733 | $387 | 29% | 4.8★ (30) | 394 ft | AirbnbVrbo |
Central AC | Firepit | PoolTable | Airhockey | Spa Cabin | 4 bd · 3 ba · sleeps 10 | $93,190 | $447 | 57% | 4.9★ (198) | 420 ft | AirbnbVrbo |
A-frame, Hot Tub, Game Room, Fireplace, Deck, View Cabin | 4 bd · 3 ba · sleeps 8 | $79,717 | $486 | 45% | 5★ (141) | 0.1 mi | Airbnb |
Moonlit Chalet: Hot Tub, Huge Deck w/ Fire Pit. Cabin | 4 bd · 2.5 ba · sleeps 10 | $62,078 | $777 | 22% | 5★ (13) | 0.1 mi | AirbnbVrbo |
Slope Views! Near Bear Mountain! Pool Table! BBQ! House | 4 bd · 3 ba · sleeps 10 | $42,137 | $716 | 16% | 4.5★ (15) | 0.1 mi | AirbnbVrbo |
Moonridge Retreat | Hot Tub+A/C+Fire Pit+Near Lake Cabin | 4 bd · 2.5 ba · sleeps 10 | $88,700 | $324 | 75% | 4.9★ (105) | 0.2 mi | Airbnb |
NEW A-Frame 4BR | Hot Tub, Mtn Views, Game Loft House | 4 bd · 2 ba · sleeps 10 | $70,929 | $416 | 47% | 5★ (24) | 0.2 mi | AirbnbVrbo |
New! Bearadise ~ Charming Cabin Getaway Cabin | 4 bd · 3 ba · sleeps 10 | $4,623 | $269 | 5% | 3.5★ (4) | 0.2 mi | AirbnbVrbo |
Pine & Paw | Hot Tub, Sauna, EV, Media Room House | 4 bd · 3 ba · sleeps 12 | $15,918 | $1,041 | 4% | 5★ (3) | 0.2 mi | AirbnbVrboBooking |
Show all 49 comps
Moonlight Memories Jacuzzi, Theatre, Dogs Okay!
Vacation home · 4 bd · 2 ba · sleeps 8 · 0.3 mi
Revenue $15,475ADR $342Occ ≈ 12%—
Hasselhof Mountain Cabin
Chalet · 4 bd · 3 ba · sleeps 8 · 0.3 mi
Revenue $39,329ADR $566Occ ≈ 19%5★ (9)
Grand Mountain Views, Fenced Dog Yard, Hot Tub, AC
Cabin · 4 bd · 2 ba · sleeps 7 · 0.3 mi
Revenue $38,330ADR $448Occ ≈ 23%5★ (73)
Moonridge Heaven - Fun Packed Central Family Retreat w/ Hot Tub + Games
Vacation home · 4 bd · 3 ba · sleeps 10 · 0.3 mi
Revenue $55,018ADR $1,595Occ ≈ 9%—
The Mountain House - Game Room, Arcade Games, Foosball, Deck, BBQ
Vacation home · 4 bd · 3 ba · sleeps 10 · 0.3 mi
Revenue $40,925ADR $576Occ ≈ 19%—
Le Vonde Chalet - Luxury log-style, Hot Tub, Game Room, Fire Pit, Walk to Slopes
Vacation home · 4 bd · 3 ba · sleeps 11 · 0.3 mi
Revenue $38,056ADR $835Occ ≈ 12%—
Hillside Hideaway Big Bear House
House · 4 bd · 3 ba · sleeps 8 · 0.3 mi
Revenue $35,890ADR $557Occ ≈ 18%4.8★ (9)
Big Bear hideaway cabin
Cabin · 4 bd · 3 ba · sleeps 12 · 0.3 mi
Revenue $13,368ADR $326Occ ≈ 11%4.8★ (5)
Moonridge Lodge | Hot Tub+Pet Friendly+By the Lake
House · 4 bd · 2 ba · sleeps 10 · 0.4 mi
Revenue $39,196ADR $228Occ ≈ 47%5★ (23)
Nine Pines Lodge-537 by Big Bear Vacations
Vacation home · 4 bd · 2 ba · sleeps 8 · 0.4 mi
Revenue $37,977ADR $574Occ ≈ 18%—
*Nine Pines Log Cabin*Moonridge Forested Retreat*
Cabin · 4 bd · 2 ba · sleeps 8 · 0.4 mi
Revenue $2,964ADR $592Occ ≈ 1%4.2★ (40)
Chipmunk Treehouse #1983
Vacation home · 4 bd · 2 ba · sleeps 8 · 0.4 mi
Revenue $63,357ADR $1,508Occ ≈ 12%—
LOWER Moonridge HOT TUB GAME ROOM SKI Slopes CLOSE
Vacation home · 4 bd · 3 ba · sleeps 8 · 0.4 mi
Revenue $75,429ADR $571Occ ≈ 36%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Top of the Grove: Spa! Arcade Game! Pet Friendly! House | 4 bd · 3 ba · sleeps 10 | $44,909 | $426 | 29% | 4.8★ (60) | 0.3 mi | AirbnbVrbo |
Close to Ski Resorts! Game Room! Pet Friendly! House | 4 bd · 2 ba · sleeps 9 | $34,189 | $295 | 32% | 4.6★ (47) | 0.3 mi | AirbnbVrbo |
Moonlight Memories Jacuzzi, Theatre, Dogs Okay! Vacation home | 4 bd · 2 ba · sleeps 8 | $15,475 | $342 | 12% | — | 0.3 mi | Booking |
Hasselhof Mountain Cabin Chalet | 4 bd · 3 ba · sleeps 8 | $39,329 | $566 | 19% | 5★ (9) | 0.3 mi | Airbnb |
Grand Mountain Views, Fenced Dog Yard, Hot Tub, AC Cabin | 4 bd · 2 ba · sleeps 7 | $38,330 | $448 | 23% | 5★ (73) | 0.3 mi | Airbnb |
Fenced Yard! Dog Friendly! Gametable! House | 4 bd · 2.5 ba · sleeps 8 | $41,168 | $307 | 37% | 4.8★ (139) | 0.3 mi | AirbnbVrbo |
Moonridge Heaven - Fun Packed Central Family Retreat w/ Hot Tub + Games Vacation home | 4 bd · 3 ba · sleeps 10 | $55,018 | $1,595 | 9% | — | 0.3 mi | Booking |
Moonridge Heaven Family Retreat- Hot Tub + Games Cabin | 4 bd · 3 ba · sleeps 10 | $25,652 | $824 | 9% | 5★ (4) | 0.3 mi | AirbnbVrboBooking |
Family Cabin with Arcade Game Room Cabin | 4 bd · 3 ba · sleeps 10 | $35,669 | $564 | 17% | 5★ (2) | 0.3 mi | AirbnbVrbo |
The Mountain House - Game Room, Arcade Games, Foosball, Deck, BBQ Vacation home | 4 bd · 3 ba · sleeps 10 | $40,925 | $576 | 19% | — | 0.3 mi | Booking |
The Drey-Gorgeous Big Bear Mountain Views House | 4 bd · 3 ba · sleeps 10 | $55,632 | $514 | 30% | 4.7★ (80) | 0.3 mi | AirbnbVrboBooking |
Le Vonde Chalet - Luxury log-style, Hot Tub, Game Room, Fire Pit, Walk to Slopes Vacation home | 4 bd · 3 ba · sleeps 11 | $38,056 | $835 | 12% | — | 0.3 mi | Booking |
Large, luxury retreat with National Forest views House | 4 bd · 3 ba · sleeps 10 | $48,800 | $485 | 28% | 5★ (126) | 0.3 mi | AirbnbVrbo |
Big Bear Lake Cabin w/ Hot Tub < 1 Mi to Skiing! House | 4 bd · 3 ba · sleeps 12 | $70,210 | $487 | 39% | 4.8★ (126) | 0.3 mi | AirbnbVrboBooking |
Walk to ski resort: Indoor Jacuzzi, Sauna, games. Cabin | 4 bd · 3 ba · sleeps 16 | $38,196 | $556 | 19% | 4.8★ (183) | 0.3 mi | AirbnbVrbo |
Hillside Hideaway Big Bear House House | 4 bd · 3 ba · sleeps 8 | $35,890 | $557 | 18% | 4.8★ (9) | 0.3 mi | Airbnb |
Luxe Moonridge Log Cabin | Hot Tub + Games + AC! Cabin | 4 bd · 3 ba · sleeps 12 | $10,206 | $456 | 6% | 5★ (3) | 0.3 mi | AirbnbVrbo |
Game Room!HOT TUB!Pet Friendly!Reverse Floor Plan! House | 4 bd · 2 ba · sleeps 8 | $62,712 | $433 | 40% | 4.8★ (90) | 0.3 mi | AirbnbVrbo |
Pet Friendly! Views of Bear Mtn! Fenced Yard! House | 4 bd · 2 ba · sleeps 11 | $43,462 | $354 | 34% | 4.6★ (66) | 0.3 mi | AirbnbVrbo |
Wildwood Designer Glamp w Hot Tub & Game Room Cabin | 4 bd · 3 ba · sleeps 15 | $50,852 | $684 | 20% | 4.7★ (17) | 0.3 mi | AirbnbVrbo |
Views, Gameroom, Spa, Pet-Friendly, AC, EV Charger Cabin | 4 bd · 2 ba · sleeps 11 | $77,035 | $372 | 57% | 4.9★ (328) | 0.3 mi | AirbnbVrbo |
Villa Cozy Grove-Hot Tub, Views, Game Room Cabin | 4 bd · 3 ba · sleeps 11 | $47,566 | $394 | 33% | 4.5★ (83) | 0.3 mi | AirbnbVrbo |
Big Bear hideaway cabin Cabin | 4 bd · 3 ba · sleeps 12 | $13,368 | $326 | 11% | 4.8★ (5) | 0.3 mi | Airbnb |
Moonridge Chateau • Hot Tub + Game Room • Escape House | 4 bd · 2 ba · sleeps 9 | $55,686 | $508 | 30% | 4.8★ (24) | 0.4 mi | AirbnbVrbo |
Spacious - New Spa W/ Pool Table Cabin | 4 bd · 2 ba · sleeps 9 | $21,873 | $466 | 13% | 4.9★ (47) | 0.4 mi | AirbnbVrboBooking |
Luxury Log Cabin | Hot Tub, Game Room Cabin | 4 bd · 3 ba · sleeps 12 | $55,460 | $879 | 17% | 5★ (4) | 0.4 mi | AirbnbVrbo |
Edge Family Getaway: Tub!Pool Table!Internet! BBQ! House | 4 bd · 2 ba · sleeps 9 | $42,228 | $312 | 37% | 4.5★ (154) | 0.4 mi | AirbnbVrbo |
Ski Slope Views - 2 Decks, Fire Pit, Mini Arcade Cabin | 4 bd · 2 ba · sleeps 8 | $29,638 | $337 | 24% | 4.8★ (186) | 0.4 mi | AirbnbBooking |
Moonridge Lodge | Hot Tub+Pet Friendly+By the Lake House | 4 bd · 2 ba · sleeps 10 | $39,196 | $228 | 47% | 5★ (23) | 0.4 mi | Airbnb |
The Great Escape: Hot Tub! Air Hockey Table! House | 4 bd · 2 ba · sleeps 10 | $28,355 | $240 | 32% | 4.4★ (109) | 0.4 mi | AirbnbVrbo |
Nine Pines Lodge#537 House | 4 bd · 2 ba · sleeps 8 | $5,725 | $378 | 4% | 2.8★ (7) | 0.4 mi | AirbnbVrboBooking |
Nine Pines Lodge-537 by Big Bear Vacations Vacation home | 4 bd · 2 ba · sleeps 8 | $37,977 | $574 | 18% | — | 0.4 mi | Booking |
*Nine Pines Log Cabin*Moonridge Forested Retreat* Cabin | 4 bd · 2 ba · sleeps 8 | $2,964 | $592 | 1% | 4.2★ (40) | 0.4 mi | Airbnb |
Chipmunk Treehouse #1983 Vacation home | 4 bd · 2 ba · sleeps 8 | $63,357 | $1,508 | 12% | — | 0.4 mi | Booking |
Ozzy's Retreat, Hot Tub, 4 Bdr, Sleeps 8 House | 4 bd · 3 ba · sleeps 8 | $48,474 | $274 | 48% | 4.8★ (96) | 0.4 mi | AirbnbVrbo |
Chipmunk Treehouse Resort Chalet at Big Bear Cabin | 4 bd · 2 ba · sleeps 8 | $45,038 | $512 | 24% | 3.7★ (7) | 0.4 mi | AirbnbVrboBooking |
LOWER Moonridge HOT TUB GAME ROOM SKI Slopes CLOSE Vacation home | 4 bd · 3 ba · sleeps 8 | $75,429 | $571 | 36% | — | 0.4 mi | Booking |
1 Mi to Slopes: Big Bear Lake 'Alpen Haus' w/ Spa Cabin | 4 bd · 3 ba · sleeps 11 | $43,340 | $498 | 24% | 4.8★ (57) | 0.4 mi | AirbnbVrboBooking |
Game Room, Hot Tub, Pool Table, Foosball Cabin | 4 bd · 2 ba · sleeps 7 | $46,983 | $0 | — | 5★ (2) | 0.5 mi | AirbnbBooking |
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
$50,118
NOI
$21,983
Cash flow /mo
-$1,482
Cash needed
$201,350
Cash-on-cash
-8.8%
ROE (yr 1)
2.3%
Cap rate
3.6%
DSCR
0.55
Year-1 write-off
$158,676
Year-1 tax shield @ 32%
$50,776
Year-1 return on equity
- Cash flow (annual)-$17,785
- Principal paydown$4,024
- Appreciation at%$18,450
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$10,024
- Platform fees (3% of revenue)$1,504
- Maintenance / capex (5% of revenue)$2,506
- Utilities & supplies$4,200
- HOA$0
- Property tax$7,688
- Insurance (STR-rated)$3,137
Cash needed to close
- Down payment (25%)$153,750
- Closing costs (4.0%)$24,600
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$50,776
No county tax record split for property tax, insurance rate and the land/building split, so those use market defaults — edit the price above; 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
$431,000
Short-life (5/15-yr)
$135,000 · 31%
Year-1 deduction
$159,000
Year-1 tax shield @ 32%
$51,000
Land 30% (market default, no usable tax-record split) · building $296,000 over 39 years · new furniture $23,000
Based on: 1,443 sq ft, built 1979, 4 bd / 2 ba, unfurnished, listing features (hot tub, deck, fireplace, flooring types).
IRS-guide safe-harbor floor: $102,000 in year 1 (18% short-life, $33,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $12,500
Kitchen cabinetsdefault
$9,000 new × 40% good × 3.48 allocation
- $10,200
Kitchen countertopsdefault
$7,300 new × 40% good × 3.48 allocation
- $3,500
Decorative trimdefault
$2,500 new × 40% good × 3.48 allocation
- $400
Mirrorsdefault
$300 new × 40% good × 3.48 allocation
- $2,100
Shelvingdefault
$1,500 new × 40% good × 3.48 allocation
- $4,900
Window coverings (14)default
$3,500 new × 40% good × 3.48 allocation
- $4,300
Carpet, vinyl & laminate (33% of floors)listing
$3,100 new × 40% good × 3.48 allocation
- $9,700
Kitchen & laundry equipment plumbingdefault
$7,000 new × 40% good × 3.48 allocation
- $5,900
Kitchen, laundry & data equipment electricaldefault
$4,200 new × 40% good × 3.48 allocation
- $11,300
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 3.48 allocation
- $12,500
Hot tub (freestanding)listing
$9,000 new × 40% good × 3.48 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $13,700
Paving: driveway & walks (paved)listing
$7,900 new × 50% good × 3.48 allocation
- $13,200
Landscaping (typical)default
$7,600 new × 50% good × 3.48 allocation
- $2,500
Patiosdefault
$1,400 new × 50% good × 3.48 allocation
- $28,200
Decks & porches (attached)listing
$16,200 new × 50% good × 3.48 allocation
- $216,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$155,900 new × 40% good × 3.48 allocation
- $22,500
Building plumbing & fixturesdefault
$16,200 new × 40% good × 3.48 allocation
- $21,600
Building electrical & lightingdefault
$15,600 new × 40% good × 3.48 allocation
- $22,600
HVACdefault
$16,300 new × 40% good × 3.48 allocation
- $8,600
Hardwood & tile floorsdefault
$6,200 new × 40% good × 3.48 allocation
- $3,700
Fireplacelisting
$2,600 new × 40% good × 3.48 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $100,200 | $57,500 | $900 | $158,700 |
| 2 | $0 | $0 | $7,600 | $7,600 |
| 3 | $0 | $0 | $7,600 | $7,600 |
| 4 | $0 | $0 | $7,600 | $7,600 |
| 5 | $0 | $0 | $7,600 | $7,600 |
| 6+ | $0 | $0 | $264,500 | $264,500 |
| Total | $100,200 | $57,500 | $295,800 | $453,500 |
The building's share of the price ($431,000) is 3.5x our depreciated replacement cost of the home ($124,000). The IRS guide treats a gap this size as a reason to review the land share: if land is worth more than the county ratio says, the basis and the write-off are smaller.
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.