1087 Rocky Mountain Rd
Big Bear City, CA 92314
$769,000
4 bd · 3.5 ba · Listed 1d ago
View on Realtor.com →Year built
1983
Sqft
—
Lot sqft
7,933
HOA / mo
None
Furnished
No
List date
2026-09-30T18:36:35.000000Z
Revenue
Annual revenue
$51,771
ADR
$482
Occupancy
29%
Cleaning fees (12 mo)
$9,435
Confidence
Low (44.29), 32 comps
Comp revenue range (p25 / median / p75)
The Octagon Big Bear | Hot Tub | Game Room | Views| Pool Table
Vacation home · 4 bd · 4 ba · sleeps 10 · 0.2 mi
Revenue $59,618ADR $1,451Occ ≈ 11%—
Cabin in Bearadise
House · 4 bd · 3 ba · sleeps 8 · 0.3 mi
Revenue $17,441ADR $445Occ ≈ 11%4.5★ (33)
Lakeside •PlaneSpotting• Sauna• EV• by Octoberfest
Cabin · 4 bd · 3 ba · sleeps 10 · 0.4 mi
Revenue $14,207ADR $333Occ ≈ 12%5★ (5)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
New! Bearadise ~ Hunting Cabin with Game Room Cabin | 4 bd · 3 ba · sleeps 10 | $41,918 | $199 | 58% | 4.9★ (47) | 479 ft | AirbnbVrbo |
Spacious 4BR Chalet | AC | Game Room · Fire Pit Cabin | 4 bd · 4 ba · sleeps 10 | $108,489 | $579 | 51% | 5★ (156) | 0.2 mi | AirbnbVrbo |
The Octagon at Big Bear- Hot Tub + Pool Table Cabin | 4 bd · 3.5 ba · sleeps 10 | $65,056 | $1,946 | 9% | 4.5★ (10) | 0.2 mi | AirbnbVrboBooking |
The Octagon Big Bear | Hot Tub | Game Room | Views| Pool Table Vacation home | 4 bd · 4 ba · sleeps 10 | $59,618 | $1,451 | 11% | — | 0.2 mi | Booking |
Winter Haus: Near National Forest!Ski Slope Views! House | 4 bd · 3 ba · sleeps 10 | $25,890 | $467 | 15% | 5★ (43) | 0.2 mi | AirbnbVrbo |
Cabin in Bearadise House | 4 bd · 3 ba · sleeps 8 | $17,441 | $445 | 11% | 4.5★ (33) | 0.3 mi | Airbnb |
Lakeside •PlaneSpotting• Sauna• EV• by Octoberfest Cabin | 4 bd · 3 ba · sleeps 10 | $14,207 | $333 | 12% | 5★ (5) | 0.4 mi | Airbnb |
Moonlight Ridge | Solar, Spa, EV Chrg, Lx Game Rm! Cabin | 4 bd · 2.5 ba · sleeps 10 | $59,014 | $402 | 40% | 5★ (40) | 0.4 mi | AirbnbVrboBooking |
✧ GORGEOUS Remodel, Dog/Kid Friendly, Gameroom! ✧ House | 4 bd · 3.5 ba · sleeps 10 | $93,848 | $671 | 38% | 5★ (181) | 0.4 mi | AirbnbVrbo |
Master Suite! 2 Game Rooms! HOT TUB! Propane BBQ! House | 4 bd · 2.5 ba · sleeps 10 | $46,704 | $396 | 32% | 4.5★ (166) | 0.4 mi | AirbnbVrbo |
Show all 32 comps
Cabin: Pickleball, Fishing, Game Room, Gym
Cabin · 4 bd · 4.5 ba · sleeps 10 · 0.5 mi
Revenue $3,394ADR $848Occ ≈ 1%—
Cabin:Stargazing GeoDome Pickleball GameRm Gym
Cabin · 4 bd · 4.5 ba · sleeps 10 · 0.5 mi
Revenue $21,008ADR $482Occ ≈ 12%5★ (6)
Misty Tree Top Chalet
Vacation home · 4 bd · 3 ba · sleeps 8 · 0.6 mi
Revenue $58,624ADR $441Occ ≈ 36%5★ (2)
Timberline View Estate - Log Cabin with Hot Tub, Pool Table, Sleeps 10, Expansive Deck & Views
Vacation home · 4 bd · 3 ba · sleeps 8 · 0.6 mi
Revenue $14,454ADR $722Occ ≈ 5%—
Lakefront Cabin • Hot Tub + Game Room + Firepit
House · 4 bd · 4 ba · sleeps 10 · 0.7 mi
Revenue $50,515ADR $635Occ ≈ 22%4.6★ (15)
Luxury 4 Bd Family Cabin In The Exclusive Castle Glen Estates
Cabin · 4 bd · 3 ba · sleeps 12 · 0.7 mi
Revenue $19,451ADR $659Occ ≈ 8%5★ (151)
Big Bear Hideaway
Cabin · 4 bd · 3 ba · sleeps 10 · 0.7 mi
Revenue $33,075ADR $502Occ ≈ 18%5★ (6)
Peaceful Cabin Getaway
Cabin · 4 bd · 3.5 ba · sleeps 14 · 0.8 mi
Revenue $25,539ADR $843Occ ≈ 8%4.7★ (12)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Large 4 bedroom cabin with Hot Tub Cabin | 4 bd · 2.5 ba · sleeps 8 | $49,529 | $321 | 42% | 4.8★ (384) | 0.4 mi | AirbnbVrbo |
Cabin: Pickleball, Fishing, Game Room, Gym Cabin | 4 bd · 4.5 ba · sleeps 10 | $3,394 | $848 | 1% | — | 0.5 mi | Airbnb |
Cabin:Stargazing GeoDome Pickleball GameRm Gym Cabin | 4 bd · 4.5 ba · sleeps 10 | $21,008 | $482 | 12% | 5★ (6) | 0.5 mi | Airbnb |
Juniper Lodge: Spa! Fenced! Pet Friendly! Games! House | 4 bd · 2.5 ba · sleeps 8 | $46,899 | $439 | 29% | 5★ (55) | 0.5 mi | AirbnbVrbo |
Sunset Mountain Lodge Cabin | 4 bd · 4 ba · sleeps 8 | $15,772 | $503 | 9% | 4.8★ (44) | 0.5 mi | AirbnbVrbo |
Blue Ridge Cabin | 4 bedrooms+Near the lake/slopes Cabin | 4 bd · 3.5 ba · sleeps 10 | $76,045 | $420 | 50% | 4.8★ (222) | 0.5 mi | AirbnbVrbo |
Spacious Cabin Near Snowplay,Lake & Ski Resorts! House | 4 bd · 2.5 ba · sleeps 10 | $21,617 | $562 | 11% | 4.8★ (21) | 0.6 mi | AirbnbVrbo |
Four Seasons 4 BR Cabin, Views, Games & Hot Tub House | 4 bd · 3 ba · sleeps 8 | $50,682 | $401 | 35% | 5★ (100) | 0.6 mi | AirbnbVrbo |
Misty Tree Top Chalet Vacation home | 4 bd · 3 ba · sleeps 8 | $58,624 | $441 | 36% | 5★ (2) | 0.6 mi | Booking |
Lakefront Cabin • Hot Tub + Game Room + Firepit House | 4 bd · 4 ba · sleeps 10 | $73,599 | $581 | 35% | 3.5★ (6) | 0.6 mi | AirbnbVrboBooking |
Lazy Bear Manor:Hot Tub!Game Room! Pet Friendly! House | 4 bd · 3.5 ba · sleeps 10 | $74,958 | $646 | 32% | 4.8★ (30) | 0.6 mi | AirbnbVrbo |
Timberline View Estate - Log Cabin with Hot Tub, Pool Table, Sleeps 10, Expansive Deck & Views Vacation home | 4 bd · 3 ba · sleeps 8 | $14,454 | $722 | 5% | — | 0.6 mi | Booking |
Family-Friendly Home w/ Hot Tub in Big Bear! House | 4 bd · 3 ba · sleeps 10 | $55,964 | $469 | 33% | 4.8★ (61) | 0.6 mi | AirbnbVrboBooking |
Timberline Trail. Views, Hot Tub & Game Room House | 4 bd · 3.5 ba · sleeps 16 | $71,600 | $796 | 25% | 4.9★ (118) | 0.7 mi | AirbnbVrbo |
The Moose Lodge. Stunning Mtn Views. Spa. Games. House | 4 bd · 3.5 ba · sleeps 10 | $39,394 | $728 | 15% | 5★ (14) | 0.7 mi | AirbnbVrbo |
Lakefront Cabin • Hot Tub + Game Room + Firepit House | 4 bd · 4 ba · sleeps 10 | $50,515 | $635 | 22% | 4.6★ (15) | 0.7 mi | Airbnb |
Luxury 4 Bd Family Cabin In The Exclusive Castle Glen Estates Cabin | 4 bd · 3 ba · sleeps 12 | $19,451 | $659 | 8% | 5★ (151) | 0.7 mi | Vrbo |
Big Bear Hideaway Cabin | 4 bd · 3 ba · sleeps 10 | $33,075 | $502 | 18% | 5★ (6) | 0.7 mi | Airbnb |
Boulder Estate. Hot Tub in Boulders. Views. Games. House | 4 bd · 3.5 ba · sleeps 13 | $69,690 | $0 | — | 4.8★ (45) | 0.7 mi | AirbnbVrbo |
Adventure Bearadise | Big Bear Lake • Ski • Games Cabin | 4 bd · 2.5 ba · sleeps 8 | $16,038 | $538 | 8% | 5★ (149) | 0.7 mi | AirbnbVrbo |
Castle Glen Gem: Pool Table! Mountain Views! WiFi! House | 4 bd · 2.5 ba · sleeps 14 | $56,189 | $587 | 26% | 4.6★ (52) | 0.7 mi | AirbnbVrbo |
Peaceful Cabin Getaway Cabin | 4 bd · 3.5 ba · sleeps 14 | $25,539 | $843 | 8% | 4.7★ (12) | 0.8 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
Est. revenue
$51,771
NOI
$20,694
Cash flow /mo
$1,725
Cash needed
$822,760
Cash-on-cash (all cash)
2.5%
ROE (yr 1)
5.3%
Cap rate
2.7%
DSCR
—
Year-1 write-off
$193,003
Year-1 tax shield @ 32%
$61,761
Year-1 return on equity
- Cash flow (annual)$20,694
- Principal paydown (n/a, cash)$0
- Appreciation at%$23,070
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)$10,354
- Platform fees (3% of revenue)$1,553
- Maintenance / capex (5% of revenue)$2,589
- Utilities & supplies$4,200
- HOA$0
- Property tax$9,613
- Insurance (STR-rated)$3,922
Cash needed to close
- Purchase price (all cash)$769,000
- Closing costs (4.0%)$30,760
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$61,761
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
$605,000
Short-life (5/15-yr)
$169,000 · 28%
Year-1 deduction
$193,000
Year-1 tax shield @ 32%
$62,000
Land 21% (county tax record, assessed value split) · building $437,000 over 39 years · new furniture $23,000
Based on: ~2,400 sq ft (from beds), built 1983, 4 bd / 3.5 ba, unfurnished, listing features (hot tub, deck, fence, fireplace, stone counters, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $116,000 in year 1 (15% short-life, $37,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $13,600
Kitchen cabinetsdefault
$11,100 new × 40% good × 3.09 allocation
- $14,000
Kitchen countertops (stone)listing
$11,300 new × 40% good × 3.09 allocation
- $5,200
Decorative trimdefault
$4,200 new × 40% good × 3.09 allocation
- $600
Mirrorsdefault
$500 new × 40% good × 3.09 allocation
- $1,900
Shelvingdefault
$1,500 new × 40% good × 3.09 allocation
- $7,400
Window coverings (24)default
$6,000 new × 40% good × 3.09 allocation
- $7,600
Carpet, vinyl & laminate (40% of floors)default
$6,200 new × 40% good × 3.09 allocation
- $10,600
Kitchen & laundry equipment plumbingdefault
$8,600 new × 40% good × 3.09 allocation
- $6,400
Kitchen, laundry & data equipment electricaldefault
$5,200 new × 40% good × 3.09 allocation
- $4,900
Appliances (range, refrigerator)listing
$4,000 new × 40% good × 3.09 allocation
- $11,100
Hot tub (freestanding)listing
$9,000 new × 40% good × 3.09 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $15,700
Paving: driveway & walks (paved)default
$10,200 new × 50% good × 3.09 allocation
- $15,100
Landscaping (typical)default
$9,800 new × 50% good × 3.09 allocation
- $3,700
Patiosdefault
$2,400 new × 50% good × 3.09 allocation
- $41,600
Decks & porches (attached)listing
$27,000 new × 50% good × 3.09 allocation
- $9,300
Fencinglisting
$6,000 new × 50% good × 3.09 allocation
- $321,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$260,300 new × 40% good × 3.09 allocation
- $33,400
Building plumbing & fixturesdefault
$27,000 new × 40% good × 3.09 allocation
- $34,200
Building electrical & lightingdefault
$27,700 new × 40% good × 3.09 allocation
- $33,400
HVACdefault
$27,000 new × 40% good × 3.09 allocation
- $11,400
Hardwood & tile floorsdefault
$9,300 new × 40% good × 3.09 allocation
- $3,200
Fireplacelisting
$2,600 new × 40% good × 3.09 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $106,300 | $85,300 | $1,400 | $193,000 |
| 2 | $0 | $0 | $11,200 | $11,200 |
| 3 | $0 | $0 | $11,200 | $11,200 |
| 4 | $0 | $0 | $11,200 | $11,200 |
| 5 | $0 | $0 | $11,200 | $11,200 |
| 6+ | $0 | $0 | $390,600 | $390,600 |
| Total | $106,300 | $85,300 | $436,800 | $628,400 |
The building's share of the price ($605,000) is 3.1x our depreciated replacement cost of the home ($196,000). 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, 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.