391 Mullins Dr
Big Bear City, CA 92314
$424,900
3 bd · 2 ba · 1,520 sqft · Listed 1d ago
View on Realtor.com →Year built
1999
Sqft
1,520
Lot sqft
4,750
HOA / mo
None
Furnished
No
List date
2026-09-29T16:44:58.000000Z
Revenue
Annual revenue
$26,786
ADR
$255
Occupancy
29%
Cleaning fees (12 mo)
$5,248
Confidence
Low (32.57), 50 comps
Comp revenue range (p25 / median / p75)
Curly Cabin: Views, Jacuzzi, Game Room, Fire Pit!
Cabin · 3 bd · 2 ba · sleeps 8 · 102 ft
Revenue $3,682ADR $230Occ ≈ 4%5★ (2)
Above it All Retreat Cottage at Big Bear Lake
Vacation home · 3 bd · 1 ba · sleeps 6 · 151 ft
Revenue $43,141ADR $668Occ ≈ 18%—
Cozy 3BR Big Bear Home with Hot Tub and Fire Pit
House · 3 bd · 2.5 ba · sleeps 8 · 482 ft
Revenue $3,439ADR $246Occ ≈ 4%5★ (2)
Charming Rustic Pet Friendly Mountain Cabin, with Deck, BBQ, Firepit, Fireplace
House · 3 bd · 3 ba · sleeps 8 · 0.1 mi
Revenue $4,029ADR $263Occ ≈ 4%—
Charming Woodsy Dog Friendly HomeHot
House · 3 bd · 3 ba · sleeps 8 · 0.1 mi
Revenue $7,530ADR $235Occ ≈ 9%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Curly Cabin: Views, Jacuzzi, Game Room, Fire Pit! Cabin | 3 bd · 2 ba · sleeps 8 | $3,682 | $230 | 4% | 5★ (2) | 102 ft | Airbnb |
Modern Loft in Big Bear | Pet-friendly | Hot Tub House | 3 bd · 2 ba · sleeps 7 | $3,921 | $338 | 3% | 5★ (6) | 148 ft | AirbnbVrbo |
Above it All Retreat Cottage at Big Bear Lake Vacation home | 3 bd · 1 ba · sleeps 6 | $43,141 | $668 | 18% | — | 151 ft | Booking |
Pacific Crest Trail: Fireplaces! Vaulted Ceilings! House | 3 bd · 2 ba · sleeps 6 | $36,074 | $258 | 38% | 4.9★ (80) | 164 ft | AirbnbVrbo |
< 2 Mi to Lake: Big Bear City Cabin w/ Hot Tub! Cabin | 3 bd · 2 ba · sleeps 8 | $40,242 | $417 | 26% | 4.8★ (56) | 269 ft | AirbnbVrboBooking |
Charming Woodsy Dog Friendly HomeHot House | 3 bd · 2.5 ba · sleeps 8 | $28,840 | $286 | 28% | 4.2★ (12) | 338 ft | AirbnbVrboBooking |
Hot Tub & Game Room Close to Slopes/Lake! CUTE PAN Cabin | 3 bd · 2 ba · sleeps 8 | $14,741 | $441 | 9% | 4.5★ (31) | 417 ft | AirbnbVrboBooking |
Cozy 3BR Big Bear Home with Hot Tub and Fire Pit House | 3 bd · 2.5 ba · sleeps 8 | $3,439 | $246 | 4% | 5★ (2) | 482 ft | Airbnb |
Charming Rustic Pet Friendly Mountain Cabin, with Deck, BBQ, Firepit, Fireplace House | 3 bd · 3 ba · sleeps 8 | $4,029 | $263 | 4% | — | 0.1 mi | Vrbo |
Charming Woodsy Dog Friendly HomeHot House | 3 bd · 3 ba · sleeps 8 | $7,530 | $235 | 9% | — | 0.1 mi | Vrbo |
Show all 50 comps
Aframe, Huge Yard, Escooters, SUP Board, Kayak, EV
Cabin · 3 bd · 1 ba · sleeps 6 · 0.1 mi
Revenue $16,895ADR $310Occ ≈ 15%5★ (16)
Big Bear getaway!
House · 3 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $6,830ADR $233Occ ≈ 8%4.8★ (4)
Big Hot Tub! - 5 Mins to Slopes!
House · 3 bd · 2 ba · sleeps 8 · 0.2 mi
Revenue $19,427ADR $260Occ ≈ 20%4.3★ (24)
The Duran Cabin - Vintage Big Bear Cabin In Big Bear City
Vacation home · 3 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $25,535ADR $172Occ ≈ 41%—
Big Bear: Beautiful Vacation Home Under the Pines
House · 3 bd · 2 ba · sleeps 8 · 0.3 mi
Revenue $3,296ADR $207Occ ≈ 4%4★ (2)
Modern Mountain Retreat - Dog Friendly, Foosball
House · 3 bd · 2 ba · sleeps 8 · 0.3 mi
Revenue $15,749ADR $391Occ ≈ 11%4.5★ (4)
Family Friendly - Hot Tub - Bonus Living Space
House · 3 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $46,659ADR $199Occ ≈ 64%4.8★ (357)
Renovated cabin, close to town, Lake & activities
Cabin · 3 bd · 2.5 ba · sleeps 8 · 0.3 mi
Revenue $16,476ADR $488Occ ≈ 9%4.9★ (103)
Peaceful 3 bdr cabin w/ hot tub! Close to hiking!
Cabin · 3 bd · 1 ba · sleeps 7 · 0.4 mi
Revenue $12,633ADR $334Occ ≈ 10%4.9★ (252)
Sequoia Mountain Retreat Big Bear~ Minutes to Activities
Vacation home · 3 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $849ADR $0Occ ≈ ——
Corner Hideaway I Quiet Location, Cozy Interiors
Cabin · 3 bd · 2 ba · sleeps 7 · 0.4 mi
Revenue $10,682ADR $292Occ ≈ 10%5★ (22)
Pixie Dust Pines by Rather Be Properties
Vacation home · 3 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $14,303ADR $285Occ ≈ 14%5★ (1)
Peter Pan Lodge: 3bed/2bath, Fireplace+karaoke
Cabin · 3 bd · 2 ba · sleeps 8 · 0.4 mi
Revenue $14,934ADR $267Occ ≈ 15%4.9★ (32)
New! Bearadise ~ Mountain Treasure Endless Views
Cabin · 3 bd · 3 ba · sleeps 9 · 0.5 mi
Revenue $28,671ADR $327Occ ≈ 24%4.7★ (11)
Lake Cabin with Boat Parking 5 mins from lake
Cabin · 3 bd · 2 ba · sleeps 6 · 0.5 mi
Revenue $17,119ADR $326Occ ≈ 14%5★ (6)
Modern Bearadise Hideaway: Spa, Firepit, 3Bdr
House · 3 bd · 2 ba · sleeps 8 · 0.5 mi
Revenue $61,007ADR $280Occ ≈ 60%5★ (95)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
2577-The Cave Vacation home | 3 bd · 2 ba · sleeps 7 | $13,813 | $445 | 9% | — | 0.1 mi | Booking |
Aframe, Huge Yard, Escooters, SUP Board, Kayak, EV Cabin | 3 bd · 1 ba · sleeps 6 | $16,895 | $310 | 15% | 5★ (16) | 0.1 mi | Airbnb |
Big Bear getaway! House | 3 bd · 2 ba · sleeps 6 | $6,830 | $233 | 8% | 4.8★ (4) | 0.2 mi | Airbnb |
Big Hot Tub! - 5 Mins to Slopes! House | 3 bd · 2 ba · sleeps 8 | $19,427 | $260 | 20% | 4.3★ (24) | 0.2 mi | Airbnb |
Fireplace, Deck, Barbecue Cabin | 3 bd · 2 ba · sleeps 6 | $41,936 | $316 | 36% | 3.9★ (12) | 0.2 mi | AirbnbVrbo |
Woodsy Cozy Glam, Hot Tub, Pirate Ship and Xbox Cabin | 3 bd · 2.5 ba · sleeps 8 | $22,279 | $285 | 21% | 5★ (6) | 0.2 mi | AirbnbVrbo |
"Cozy Bear Cabin, Hot tub, & Game Room" Cabin | 3 bd · 2 ba · sleeps 8 | $41,436 | $357 | 32% | 4.7★ (10) | 0.2 mi | AirbnbVrbo |
The Duran Cabin - Vintage Big Bear Cabin In Big Bear City Vacation home | 3 bd · 2 ba · sleeps 6 | $25,535 | $172 | 41% | — | 0.2 mi | Booking |
Big Bear: Beautiful Vacation Home Under the Pines House | 3 bd · 2 ba · sleeps 8 | $3,296 | $207 | 4% | 4★ (2) | 0.3 mi | Airbnb |
Four Seasons Retreat Cabin | 3 bd · 2 ba · sleeps 8 | $38,611 | $370 | 29% | 4.9★ (121) | 0.3 mi | AirbnbVrbo |
Modern Mountain Retreat - Dog Friendly, Foosball House | 3 bd · 2 ba · sleeps 8 | $15,749 | $391 | 11% | 4.5★ (4) | 0.3 mi | Airbnb |
New! Bearadise ~Cozy Modern Getaway ~A-Frame Cabin Cabin | 3 bd · 2 ba · sleeps 6 | $7,225 | $165 | 12% | 4.2★ (7) | 0.3 mi | AirbnbVrbo |
Big Bear Mountain Cabin | Pet-Friendly Cabin | 3 bd · 1 ba · sleeps 6 | $13,817 | $238 | 16% | 4.4★ (177) | 0.3 mi | AirbnbVrboBooking |
Family Friendly - Hot Tub - Bonus Living Space House | 3 bd · 2 ba · sleeps 6 | $46,659 | $199 | 64% | 4.8★ (357) | 0.3 mi | Airbnb |
Renovated cabin, close to town, Lake & activities Cabin | 3 bd · 2.5 ba · sleeps 8 | $16,476 | $488 | 9% | 4.9★ (103) | 0.3 mi | Airbnb |
The Mt. Double Escape + Jacuzzi + BBQ/Firepit! Cabin | 3 bd · 2 ba · sleeps 8 | $42,130 | $269 | 43% | 4.7★ (23) | 0.3 mi | AirbnbVrboBooking |
Big Bear RnR: Escape from Suburbia and Relax! Cabin | 3 bd · 2 ba · sleeps 8 | $19,223 | $235 | 22% | 4.8★ (32) | 0.3 mi | AirbnbVrbo |
Bear Cub Cabin + Hot-Tub & Outdoor Patio w/ BBQ! Cabin | 3 bd · 2 ba · sleeps 8 | $36,052 | $284 | 35% | 4.7★ (16) | 0.3 mi | AirbnbVrboBooking |
Peter Pan Lodge - Fireplace, Deck, TVs Cabin | 3 bd · 2 ba · sleeps 6 | $564 | $0 | — | — | 0.3 mi | AirbnbBooking |
Mountain Family Getaway w/ Huge Fenced Yard Cabin | 3 bd · 1 ba · sleeps 6 | $8,817 | $279 | 9% | 4★ (3) | 0.4 mi | AirbnbVrboBooking |
“Sweet OSO Cabin” Adventures are just a CLiCk Away Cabin | 3 bd · 2 ba · sleeps 8 | $3,426 | $180 | 5% | 5★ (2) | 0.4 mi | AirbnbVrbo |
*NEW* The Starlight Cottage+ BBQ & Patio! House | 3 bd · 2 ba · sleeps 8 | $26,374 | $218 | 33% | 4.8★ (8) | 0.4 mi | AirbnbVrboBooking |
Peaceful 3 bdr cabin w/ hot tub! Close to hiking! Cabin | 3 bd · 1 ba · sleeps 7 | $12,633 | $334 | 10% | 4.9★ (252) | 0.4 mi | Airbnb |
Sequoia Mountain Retreat Big Bear~ Minutes to Activities Vacation home | 3 bd · 2 ba · sleeps 6 | $849 | $0 | — | — | 0.4 mi | Booking |
THE GOLDIE CABIN • Luxury stay, Hot Tub & Fire Pit House | 3 bd · 2 ba · sleeps 8 | $37,577 | $0 | — | 5★ (127) | 0.4 mi | AirbnbVrbo |
Pixie Dust Pines: Whimsical Cabin Retreat House | 3 bd · 2 ba · sleeps 8 | $40,207 | $216 | 51% | 4.8★ (32) | 0.4 mi | AirbnbVrboBooking |
Corner Hideaway I Quiet Location, Cozy Interiors Cabin | 3 bd · 2 ba · sleeps 7 | $10,682 | $292 | 10% | 5★ (22) | 0.4 mi | Airbnb |
Pixie Dust Pines by Rather Be Properties Vacation home | 3 bd · 2 ba · sleeps 6 | $14,303 | $285 | 14% | 5★ (1) | 0.4 mi | Booking |
Meadow Retreat- Log Style Cabin W/ Spa-Pets OK House | 3 bd · 2 ba · sleeps 10 | $16,499 | $455 | 10% | 4.5★ (96) | 0.4 mi | AirbnbVrbo |
Lost Boy's Hideout + BBQ + Large Backyard! Cabin | 3 bd · 2 ba · sleeps 8 | $36,613 | $232 | 43% | 3.6★ (3) | 0.4 mi | AirbnbVrboBooking |
On Mountain Time-2bed 1bath+Loft House | 3 bd · 1 ba · sleeps 8 | $7,240 | $300 | 7% | 4.6★ (20) | 0.4 mi | AirbnbVrbo |
Peter Pan Lodge: 3bed/2bath, Fireplace+karaoke Cabin | 3 bd · 2 ba · sleeps 8 | $14,934 | $267 | 15% | 4.9★ (32) | 0.4 mi | Airbnb |
Cozy 3-bedroom cabin with indoor fireplace Cabin | 3 bd · 3 ba · sleeps 6 | $24,389 | $184 | 36% | 4.9★ (50) | 0.4 mi | AirbnbVrbo |
Big Bear Retreat w Fire Pit, Deck, & Cabin Vibes House | 3 bd · 2.5 ba · sleeps 6 | $28,182 | $288 | 27% | 3.8★ (10) | 0.4 mi | AirbnbVrboBooking |
New! Bearadise ~ Mountain Treasure Endless Views Cabin | 3 bd · 3 ba · sleeps 9 | $28,671 | $327 | 24% | 4.7★ (11) | 0.5 mi | Airbnb |
Lake Cabin with Boat Parking 5 mins from lake Cabin | 3 bd · 2 ba · sleeps 6 | $17,119 | $326 | 14% | 5★ (6) | 0.5 mi | Airbnb |
Modern Bearadise Hideaway: Spa, Firepit, 3Bdr House | 3 bd · 2 ba · sleeps 8 | $61,007 | $280 | 60% | 5★ (95) | 0.5 mi | Airbnb |
Big Bear Cabin retreat! 3 Parking spots House | 3 bd · 2 ba · sleeps 8 | $32,092 | $269 | 33% | 4.8★ (82) | 0.5 mi | AirbnbVrbo |
Paradise Cabin Place | 3 bd · 1.5 ba · sleeps 10 | $24,834 | $411 | 17% | 4.5★ (28) | 0.5 mi | AirbnbVrbo |
Hot Tub, Game Room, AC, EV Charging & Fire Pit-WHI Cabin | 3 bd · 2.5 ba · sleeps 8 | $38,496 | $557 | 19% | 4.9★ (19) | 0.5 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
$26,786
NOI
$8,245
Cash flow /mo
-$1,603
Cash needed
$142,721
Cash-on-cash
-13.5%
ROE (yr 1)
-2.6%
Cap rate
1.9%
DSCR
0.30
Year-1 write-off
$98,277
Year-1 tax shield @ 32%
$31,449
Year-1 return on equity
- Cash flow (annual)-$19,231
- Principal paydown$2,780
- Appreciation at%$12,747
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)$5,357
- Platform fees (3% of revenue)$804
- Maintenance / capex (5% of revenue)$1,339
- Utilities & supplies$4,200
- HOA$0
- Property tax$5,311
- Insurance (STR-rated)$2,167
Cash needed to close
- Down payment (25%)$106,225
- Closing costs (4.0%)$16,996
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$31,449
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
$319,000
Short-life (5/15-yr)
$78,000 · 24%
Year-1 deduction
$98,000
Year-1 tax shield @ 32%
$31,000
Land 25% (county tax record, assessed value split) · building $241,000 over 39 years · new furniture $20,000
Based on: 1,520 sq ft, built 1999, 3 bd / 2 ba, unfurnished, listing features (deck, fireplace, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $63,000 in year 1 (13% short-life, $20,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,700
Kitchen cabinetsdefault
$9,100 new × 40% good × 2.11 allocation
- $6,300
Kitchen countertopsdefault
$7,500 new × 40% good × 2.11 allocation
- $2,200
Decorative trimdefault
$2,700 new × 40% good × 2.11 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.11 allocation
- $1,000
Shelvingdefault
$1,200 new × 40% good × 2.11 allocation
- $3,200
Window coverings (15)default
$3,800 new × 40% good × 2.11 allocation
- $8,300
Carpet, vinyl & laminate (100% of floors)listing
$9,800 new × 40% good × 2.11 allocation
- $6,900
Kitchen & laundry equipment plumbingdefault
$7,100 new × 46% good × 2.11 allocation
- $4,200
Kitchen, laundry & data equipment electricaldefault
$4,300 new × 46% good × 2.11 allocation
- $1,500
Appliances (range)listing
$1,800 new × 40% good × 2.11 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $8,500
Paving: driveway & walks (paved)default
$8,100 new × 50% good × 2.11 allocation
- $8,200
Landscaping (typical)default
$7,800 new × 50% good × 2.11 allocation
- $1,600
Patiosdefault
$1,500 new × 50% good × 2.11 allocation
- $18,100
Decks & porches (attached)listing
$17,100 new × 50% good × 2.11 allocation
- $191,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$164,600 new × 55% good × 2.11 allocation
- $16,600
Building plumbing & fixturesdefault
$17,100 new × 46% good × 2.11 allocation
- $16,100
Building electrical & lightingdefault
$16,500 new × 46% good × 2.11 allocation
- $14,500
HVACdefault
$17,100 new × 40% good × 2.11 allocation
- $2,200
Fireplacelisting
$2,600 new × 40% good × 2.11 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $61,100 | $36,400 | $800 | $98,300 |
| 2 | $0 | $0 | $6,200 | $6,200 |
| 3 | $0 | $0 | $6,200 | $6,200 |
| 4 | $0 | $0 | $6,200 | $6,200 |
| 5 | $0 | $0 | $6,200 | $6,200 |
| 6+ | $0 | $0 | $215,200 | $215,200 |
| Total | $61,100 | $36,400 | $240,700 | $338,200 |
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.