432 E Mountain View Blvd
Big Bear City, CA 92314
$465,000
3 bd · 2 ba · 1,889 sqft · Listed 18d ago
View on Realtor.com →Year built
1988
Sqft
1,889
Lot sqft
7,209
HOA / mo
$0
Furnished
No
List date
2026-09-11T09:42:31.000000Z
Revenue
Annual revenue
$31,066
ADR
$268
Occupancy
32%
Cleaning fees (12 mo)
$6,731
Confidence
Low (29.74), 50 comps
Comp revenue range (p25 / median / p75)
Blue Bear Lodge Big Bear- Spacious Single-Level Family Retreat
Vacation home · 3 bd · 2 ba · sleeps 8 · 190 ft
Revenue $25,440ADR $1,269Occ ≈ 5%—
Bearadise Cabin - Circa 1930s Big Bear Cabin
House · 3 bd · 2 ba · sleeps 6 · 476 ft
Revenue $1,686ADR $205Occ ≈ 2%—
Wifi, Pool Table, Patio BBQ, Deck, Fireplace, TV+
House · 3 bd · 2 ba · sleeps 10 · 0.1 mi
Revenue $30,264ADR $291Occ ≈ 28%4.8★ (562)
Relaxing Bearadise Cottage at Big Bear Lake
Vacation home · 3 bd · 2 ba · sleeps 8 · 0.1 mi
Revenue $48,203ADR $400Occ ≈ 33%5★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
The Lilac Lodge, The Ultimate Getaway! House | 3 bd · 2 ba · sleeps 8 | $13,353 | $230 | 16% | 4.7★ (29) | 115 ft | AirbnbVrboBooking |
Blue Mountain Cottage (dog&kid friendly, hot tub) House | 3 bd · 2 ba · sleeps 8 | $74,551 | $292 | 70% | 5★ (366) | 144 ft | AirbnbVrbo |
Blue Bear Lodge Big Bear- Foosball- Forest Cabin Cabin | 3 bd · 2 ba · sleeps 8 | $13,782 | $621 | 6% | 4★ (2) | 180 ft | AirbnbVrboBooking |
Blue Bear Lodge Big Bear- Spacious Single-Level Family Retreat Vacation home | 3 bd · 2 ba · sleeps 8 | $25,440 | $1,269 | 5% | — | 190 ft | Booking |
Bearadise Cabin - Circa 1930s Big Bear Cabin House | 3 bd · 2 ba · sleeps 6 | $1,686 | $205 | 2% | — | 476 ft | Airbnb |
Delightful 3-bedroom cabin with hot tub Cabin | 3 bd · 2.5 ba · sleeps 7 | $45,651 | $233 | 54% | 5★ (55) | 0.1 mi | AirbnbVrboBooking |
Built 2021! 1600 sq ft new home! Rejuvenate/relax House | 3 bd · 2 ba · sleeps 9 | $26,496 | $190 | 38% | 4.8★ (130) | 0.1 mi | AirbnbVrbo |
Wifi, Pool Table, Patio BBQ, Deck, Fireplace, TV+ House | 3 bd · 2 ba · sleeps 10 | $30,264 | $291 | 28% | 4.8★ (562) | 0.1 mi | Airbnb |
Relaxing Bearadise Cottage at Big Bear Lake Vacation home | 3 bd · 2 ba · sleeps 8 | $48,203 | $400 | 33% | 5★ (1) | 0.1 mi | Booking |
Casa de Oso Big Bear: BBQ Grill!Game Tables & more House | 3 bd · 3 ba · sleeps 8 | $36,755 | $261 | 39% | 4.8★ (45) | 0.1 mi | AirbnbVrbo |
Show all 50 comps
5 Mi to Big Bear Lake: Cozy Cottage w/ Hot Tub
Vacation home · 3 bd · 3 ba · sleeps 6 · 0.1 mi
Revenue $31,818ADR $254Occ ≈ 34%5★ (1)
Large Family Cabin with Gameroom
House · 3 bd · 2.5 ba · sleeps 10 · 0.2 mi
Revenue $28,927ADR $302Occ ≈ 26%4.8★ (90)
Holiday Nights: hot tub & fireside relaxation
Cabin · 3 bd · 3 ba · sleeps 10 · 0.2 mi
Revenue $10,060ADR $619Occ ≈ 4%4.9★ (38)
Great space for family time!
Cabin · 3 bd · 2.5 ba · sleeps 8 · 0.2 mi
Revenue $16,181ADR $446Occ ≈ 10%5★ (28)
Pet-friendly Cabin with Private Patio Perfect for Hiking Trails in Big Bear City, California
Vacation home · 3 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $2,382ADR $397Occ ≈ 2%—
Atlas Ridge Cabin | NEW! Cozy, Hot Tub, Fireplace
House · 3 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $5,198ADR $337Occ ≈ 4%5★ (6)
Atlas Ridge Cabin | Cozy, HotTub, Arcade, Firepit
Cabin · 3 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $1,780ADR $286Occ ≈ 2%5★ (3)
Modern Hideaway in Big Bear
Vacation home · 3 bd · 2 ba · sleeps 7 · 0.3 mi
Revenue $39,087ADR $305Occ ≈ 35%—
Modern, Gated Yard, Hot Tub, Colorful Single-Level
Cabin · 3 bd · 2 ba · sleeps 8 · 0.3 mi
Revenue $22,527ADR $268Occ ≈ 23%4.9★ (17)
Perfect for families, Treehouse, Game room, 3BR
House · 3 bd · 2 ba · sleeps 8 · 0.3 mi
Revenue $17,842ADR $374Occ ≈ 13%5★ (101)
Promise Cabin🌲 Spa💦 EV⚡️ Firepit🔥 BBQ🥩 Fireplace🪵
Cabin · 3 bd · 1 ba · sleeps 7 · 0.3 mi
Revenue $64,228ADR $198Occ ≈ 89%5★ (307)
Rustic A-Frame: Pool Table and Forest Views
Cabin · 3 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $64,092ADR $257Occ ≈ 68%4.8★ (107)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Relaxing Bearadise Cottage at Big Bear Lake Cabin | 3 bd · 2 ba · sleeps 8 | $59,422 | $509 | 32% | 4.8★ (11) | 0.1 mi | AirbnbVrboBooking |
Bearadise Cabin -dog-friendly w/ spa & fire pit Cabin | 3 bd · 2 ba · sleeps 8 | $21,787 | $336 | 18% | 4.4★ (23) | 0.1 mi | AirbnbVrboBooking |
Designer Cottage | Hot tub | fire pit | BBQ grill House | 3 bd · 2 ba · sleeps 6 | $50,091 | $293 | 47% | 4.8★ (219) | 0.1 mi | AirbnbVrbo |
5 Mi to Big Bear Lake: Cozy Cottage w/ Hot Tub Cottage | 3 bd · 2.5 ba · sleeps 6 | $25,307 | $245 | 28% | 4.7★ (46) | 0.1 mi | AirbnbVrbo |
5 Mi to Big Bear Lake: Cozy Cottage w/ Hot Tub Vacation home | 3 bd · 3 ba · sleeps 6 | $31,818 | $254 | 34% | 5★ (1) | 0.1 mi | Booking |
Large Family Cabin with Gameroom House | 3 bd · 2.5 ba · sleeps 10 | $28,927 | $302 | 26% | 4.8★ (90) | 0.2 mi | Airbnb |
Bear's Den Retreat Cabin Cabin | 3 bd · 3 ba · sleeps 8 | $2,776 | $409 | 2% | 4.8★ (4) | 0.2 mi | AirbnbVrbo |
Holiday Nights: hot tub & fireside relaxation Cabin | 3 bd · 3 ba · sleeps 10 | $10,060 | $619 | 4% | 4.9★ (38) | 0.2 mi | Airbnb |
Great space for family time! Cabin | 3 bd · 2.5 ba · sleeps 8 | $16,181 | $446 | 10% | 5★ (28) | 0.2 mi | Airbnb |
Corner Cabin • AC • Spa • Game room • Dog Friendly Cabin | 3 bd · 2 ba · sleeps 8 | $75,134 | $375 | 55% | 4.8★ (169) | 0.2 mi | AirbnbVrbo |
5 Mi to Fresh Powder! Big Bear Family Home House | 3 bd · 2.5 ba · sleeps 10 | $32,434 | $306 | 29% | 4.5★ (15) | 0.2 mi | AirbnbVrboBooking |
Relaxing Mountain Retreat in Big Bear House | 3 bd · 2 ba · sleeps 7 | $3,574 | $234 | 4% | 5★ (86) | 0.2 mi | AirbnbVrbo |
Black bear bunker Cabin | 3 bd · 2 ba · sleeps 8 | $1,462 | $210 | 2% | 5★ (1) | 0.2 mi | Airbnb |
Single Level Home w/Entry Ramp In Big Bear Cabin | 3 bd · 2 ba · sleeps 6 | $12,604 | $349 | 10% | 5★ (14) | 0.2 mi | AirbnbVrboBooking |
Hot Tub • Vintage Charm • Gated Yard • Poker Table Cabin | 3 bd · 2 ba · sleeps 7 | $41,600 | $210 | 54% | 5★ (196) | 0.2 mi | AirbnbVrbo |
Pet-friendly Cabin with Private Patio Perfect for Hiking Trails in Big Bear City, California Vacation home | 3 bd · 2 ba · sleeps 6 | $2,382 | $397 | 2% | — | 0.2 mi | Booking |
Atlas Ridge Cabin | NEW! Cozy, Hot Tub, Fireplace House | 3 bd · 2 ba · sleeps 6 | $5,198 | $337 | 4% | 5★ (6) | 0.2 mi | Airbnb |
Elysian Cabin | Enclosed Yard · Fireplace Cabin | 3 bd · 2 ba · sleeps 6 | $21,080 | $326 | 18% | 4.9★ (41) | 0.2 mi | AirbnbVrboBooking |
Classic Big Bear House | 3 bd · 2 ba · sleeps 6 | $5,094 | $262 | 5% | 4.2★ (8) | 0.2 mi | AirbnbVrbo |
Spacious ❤️Master🛌 Sauna,🔥 Theater,📽 Library, 📚Pool,🎱🎯 BBQ🍔 House | 3 bd · 2.5 ba · sleeps 10 | $37,309 | $903 | 11% | 5★ (4) | 0.2 mi | AirbnbVrbo |
Cozy Mountain Retreat w/ Jacuzzi & Fireplace Cabin | 3 bd · 1 ba · sleeps 6 | $38,415 | $315 | 33% | 4.8★ (382) | 0.2 mi | AirbnbVrbo |
Game Room! Close to Slopes, Village & LAKE PC Cabin | 3 bd · 2 ba · sleeps 8 | $47,937 | $560 | 23% | 4.8★ (17) | 0.3 mi | AirbnbVrboBooking |
Beary Cozy Cabin - With AC Cabin | 3 bd · 2 ba · sleeps 9 | $9,845 | $574 | 5% | 5★ (17) | 0.3 mi | AirbnbVrbo |
FOUR SEASON CABIN Cabin | 3 bd · 2 ba · sleeps 10 | $28,977 | $525 | 15% | 4.7★ (102) | 0.3 mi | AirbnbVrbo |
Peaceful Cabin: Hot Tub, Fire Pit and Pool Table Cabin | 3 bd · 2 ba · sleeps 8 | $36,013 | $272 | 36% | 4.9★ (111) | 0.3 mi | AirbnbVrbo |
Atlas Ridge Cabin | Cozy, HotTub, Arcade, Firepit Cabin | 3 bd · 2 ba · sleeps 6 | $1,780 | $286 | 2% | 5★ (3) | 0.3 mi | Airbnb |
Goldilocks Cabin for All Your Bears Cabin | 3 bd · 2.5 ba · sleeps 6 | $12,894 | $232 | 15% | 5★ (10) | 0.3 mi | AirbnbVrbo |
Modern Hideaway • Earthy & Chic 3BR, Game Room, AC Cabin | 3 bd · 2 ba · sleeps 7 | $40,917 | $327 | 34% | 4.9★ (47) | 0.3 mi | AirbnbVrbo |
Cozy Log Cabin w/ Fenced Yard & Fire Pit, Sleeps 8 Cabin | 3 bd · 2 ba · sleeps 8 | $19,156 | $359 | 15% | 5★ (4) | 0.3 mi | AirbnbVrboBooking |
Modern Hideaway in Big Bear Vacation home | 3 bd · 2 ba · sleeps 7 | $39,087 | $305 | 35% | — | 0.3 mi | Booking |
Cozy Big Bear Cabin | Fenced Yard | Dogs Welcome Cabin | 3 bd · 2.5 ba · sleeps 8 | $7,667 | $220 | 10% | 5★ (5) | 0.3 mi | AirbnbVrbo |
The Holiday Cabin with Hot Tub & EV Charging Cabin | 3 bd · 2.5 ba · sleeps 8 | $45,326 | $329 | 38% | 5★ (98) | 0.3 mi | AirbnbVrbo |
The Place Cabin | 3 bd · 2 ba · sleeps 7 | $19,584 | $178 | 30% | 4.8★ (45) | 0.3 mi | Airbnb |
Modern, Gated Yard, Hot Tub, Colorful Single-Level Cabin | 3 bd · 2 ba · sleeps 8 | $22,527 | $268 | 23% | 4.9★ (17) | 0.3 mi | Airbnb |
Perfect for families, Treehouse, Game room, 3BR House | 3 bd · 2 ba · sleeps 8 | $17,842 | $374 | 13% | 5★ (101) | 0.3 mi | Airbnb |
Promise Cabin🌲 Spa💦 EV⚡️ Firepit🔥 BBQ🥩 Fireplace🪵 Cabin | 3 bd · 1 ba · sleeps 7 | $64,228 | $198 | 89% | 5★ (307) | 0.3 mi | Airbnb |
Big Bear Bungalow ~ Cozy Mountain Big Bear Cottage Cabin | 3 bd · 1.5 ba · sleeps 8 | $15,577 | $454 | 9% | — | 0.3 mi | AirbnbVrbo |
Luxury Home-Comfy Bed-Hot Tub-Office-Family-Pets Cabin | 3 bd · 2 ba · sleeps 5 | $41,668 | $285 | 40% | 5★ (125) | 0.3 mi | AirbnbVrbo |
Rustic A-Frame: Pool Table and Forest Views Cabin | 3 bd · 2 ba · sleeps 6 | $64,092 | $257 | 68% | 4.8★ (107) | 0.4 mi | Airbnb |
Cozy Nook House | 3 bd · 2 ba · sleeps 8 | $16,575 | $386 | 12% | 5★ (55) | 0.4 mi | Airbnb |
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
$31,066
NOI
$10,681
Cash flow /mo
-$1,616
Cash needed
$154,350
Cash-on-cash
-12.6%
ROE (yr 1)
-1.6%
Cap rate
2.3%
DSCR
0.36
Year-1 write-off
$131,819
Year-1 tax shield @ 32%
$42,182
Year-1 return on equity
- Cash flow (annual)-$19,388
- Principal paydown$3,043
- Appreciation at%$13,950
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$6,213
- Platform fees (3% of revenue)$932
- Maintenance / capex (5% of revenue)$1,553
- Utilities & supplies$4,200
- HOA$0
- Property tax$6,398
- Insurance (STR-rated)$2,372
Cash needed to close
- Down payment (25%)$116,250
- Closing costs (4.0%)$18,600
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$42,182
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
$372,000
Short-life (5/15-yr)
$111,000 · 30%
Year-1 deduction
$132,000
Year-1 tax shield @ 32%
$42,000
Land 20% (county tax record, assessed value split) · building $261,000 over 39 years · new furniture $20,000
Based on: 1,889 sq ft, built 1988, 3 bd / 2 ba, unfurnished, listing features (deck, fence, fireplace, flooring types, appliance list).
IRS-guide safe-harbor floor: $84,000 in year 1 (17% short-life, $27,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,500
Kitchen cabinetsdefault
$9,900 new × 40% good × 2.40 allocation
- $7,800
Kitchen countertopsdefault
$8,100 new × 40% good × 2.40 allocation
- $3,200
Decorative trimdefault
$3,300 new × 40% good × 2.40 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.40 allocation
- $1,200
Shelvingdefault
$1,200 new × 40% good × 2.40 allocation
- $4,600
Window coverings (19)default
$4,800 new × 40% good × 2.40 allocation
- $11,700
Carpet, vinyl & laminate (100% of floors)listing
$12,200 new × 40% good × 2.40 allocation
- $7,400
Kitchen & laundry equipment plumbingdefault
$7,700 new × 40% good × 2.40 allocation
- $4,500
Kitchen, laundry & data equipment electricaldefault
$4,700 new × 40% good × 2.40 allocation
- $5,200
Appliances (range, dishwasher, disposal, refrigerator)listing
$5,400 new × 40% good × 2.40 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $10,800
Paving: driveway & walks (paved)default
$9,000 new × 50% good × 2.40 allocation
- $10,400
Landscaping (typical)default
$8,700 new × 50% good × 2.40 allocation
- $2,200
Patiosdefault
$1,900 new × 50% good × 2.40 allocation
- $25,500
Decks & porches (attached)listing
$21,300 new × 50% good × 2.40 allocation
- $7,200
Fencinglisting
$6,000 new × 50% good × 2.40 allocation
- $196,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$204,900 new × 40% good × 2.40 allocation
- $20,400
Building plumbing & fixturesdefault
$21,300 new × 40% good × 2.40 allocation
- $20,400
Building electrical & lightingdefault
$21,200 new × 40% good × 2.40 allocation
- $20,400
HVACdefault
$21,300 new × 40% good × 2.40 allocation
- $2,500
Fireplacelisting
$2,600 new × 40% good × 2.40 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $74,800 | $56,200 | $800 | $131,800 |
| 2 | $0 | $0 | $6,700 | $6,700 |
| 3 | $0 | $0 | $6,700 | $6,700 |
| 4 | $0 | $0 | $6,700 | $6,700 |
| 5 | $0 | $0 | $6,700 | $6,700 |
| 6+ | $0 | $0 | $233,000 | $233,000 |
| Total | $74,800 | $56,200 | $260,500 | $391,500 |
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.