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Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

1120 Gold Mountain Dr

1120 Gold Mountain Dr

Big Bear City, CA 92314

$790,000

5 bd · 2.5 ba · 2,764 sqft · Listed today

View on Realtor.com →
Low confidenceNegative cash flow

Year built

1983

Sqft

2,764

Lot sqft

16,000

HOA / mo

$0

Furnished

Yes

List date

2026-09-29T06:31:06.000000Z

Revenue

Annual revenue

$86,323

ADR

$515

Occupancy

46%

Cleaning fees (12 mo)

$19,484

Confidence

Med (56.59), 7 comps

Comp revenue range (p25 / median / p75)

$57,861$83,208$105,500

  • New! Bearadise ~ Serene Mountain Hideaway

    Cabin · 5 bd · 2.5 ba · sleeps 12 · 387 ft

    Revenue $96,477ADR $414Occ ≈ 64%4.7★ (67)

    AirbnbVrbo

  • Luxury Hideaway Mountain Views Game Room Hot Tub

    House · 5 bd · 3 ba · sleeps 12 · 0.1 mi

    Revenue $117,622ADR $497Occ ≈ 65%4.8★ (213)

    AirbnbVrbo

  • Bearadise Cove•5 BR Retreat-Hot Tub & Game Area

    Cabin · 5 bd · 2 ba · sleeps 11 · 0.4 mi

    Revenue $43,347ADR $525Occ ≈ 23%5★ (16)

    AirbnbVrbo

  • 5 Bedrooms w TVs, HotTub, Walk to Hiking Trails

    Cabin · 5 bd · 2.5 ba · sleeps 8 · 0.4 mi

    Revenue $114,522ADR $505Occ ≈ 62%5★ (6)

    Airbnb

  • ❤️Custom Rustic Ranch🐻 Spa🧖‍♀️ Sauna🔥 Theater📽📚 Pool🎱🎯 BBQ🍔

    House · 5 bd · 3.5 ba · sleeps 16 · 0.4 mi

    Revenue $72,375ADR $1,269Occ ≈ 16%4.9★ (92)

    AirbnbVrbo

  • 4 Mi to Snow Summit: Cabin w/ Mtn Views & Decks

    Cabin · 5 bd · 3 ba · sleeps 10 · 0.5 mi

    Revenue $83,208ADR $609Occ ≈ 37%4.8★ (120)

    AirbnbVrboBooking

  • Central Heating • Spacious Family Cabin •Renovated

    Cabin · 5 bd · 2.5 ba · sleeps 12 · 0.7 mi

    Revenue $27,004ADR $558Occ ≈ 13%5★ (14)

    AirbnbVrbo

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

Financing
Term

Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

Est. revenue

$86,323

NOI

$45,234

Cash flow /mo

-$488

Cash needed

$229,100

Cash-on-cash

-2.6%

ROE (yr 1)

10.0%

Cap rate

5.7%

DSCR

0.89

Year-1 write-off

$156,243

Year-1 tax shield @ 32%

$49,998

Year-1 return on equity

  • Cash flow (annual)-$5,851
  • Principal paydown$5,170
  • Appreciation at%$23,700
ROE10.0%
ROE incl. year-1 tax savings (32% bracket, STR loophole)31.9%
Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$17,265
  • Platform fees (3% of revenue)$2,590
  • Maintenance / capex (5% of revenue)$4,316
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$9,875
  • Insurance (STR-rated)$4,029

Cash needed to close

  • Down payment (25%)$197,500
  • Closing costs (4.0%)$31,600
  • Furnishing (conveyed with the sale)$0

Tax savings if the STR loophole applies

  • Tax shield @ 32%$49,998

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

$635,000

Short-life (5/15-yr)

$155,000 · 24%

Year-1 deduction

$156,000

Year-1 tax shield @ 32%

$50,000

Land 20% (county tax record, assessed value split) · building $480,000 over 39 years

Based on: 2,764 sq ft, built 1983, 5 bd / 2.5 ba, furnished, listing features (fence, game room, fireplace, stone counters, flooring types, appliance list).

IRS-guide safe-harbor floor: $115,000 in year 1 (18% short-life, $37,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$105,100

  • Kitchen cabinetsdefault

    $11,900 new × 40% good × 3.02 allocation

    $14,300

  • Kitchen countertops (stone)listing

    $12,100 new × 40% good × 3.02 allocation

    $14,700

  • Decorative trimdefault

    $4,800 new × 40% good × 3.02 allocation

    $5,800

  • Mirrorsdefault

    $300 new × 40% good × 3.02 allocation

    $400

  • Shelvingdefault

    $1,800 new × 40% good × 3.02 allocation

    $2,200

  • Window coverings (28)default

    $7,000 new × 40% good × 3.02 allocation

    $8,500

  • Carpet, vinyl & laminate (100% of floors)listing

    $17,800 new × 40% good × 3.02 allocation

    $21,500

  • Kitchen & laundry equipment plumbingdefault

    $9,200 new × 40% good × 3.02 allocation

    $11,100

  • Kitchen, laundry & data equipment electricaldefault

    $5,600 new × 40% good × 3.02 allocation

    $6,700

  • Appliances (range, microwave, dishwasher, refrigerator)listing

    $5,700 new × 40% good × 3.02 allocation

    $6,900

  • Furniture conveyed with the sale (used)listing

    $26,500 new × 40% good · out of the price

    $10,600

  • Game-room equipment (used)listing

    $6,000 new × 40% good · out of the price

    $2,400
15-year land improvements$49,600

  • Paving: driveway & walks (paved)default

    $10,900 new × 50% good × 3.02 allocation

    $16,500

  • Landscaping (typical)default

    $10,500 new × 50% good × 3.02 allocation

    $15,800

  • Patiosdefault

    $2,700 new × 50% good × 3.02 allocation

    $4,100

  • Decks & porches (attached)default

    $2,700 new × 50% good × 3.02 allocation

    $4,100

  • Fencinglisting

    $6,000 new × 50% good × 3.02 allocation

    $9,100
Building, 39-year$479,900

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $299,900 new × 40% good × 3.02 allocation

    $362,400

  • Building plumbing & fixturesdefault

    $31,200 new × 40% good × 3.02 allocation

    $37,600

  • Building electrical & lightingdefault

    $32,300 new × 40% good × 3.02 allocation

    $39,000

  • HVACdefault

    $31,100 new × 40% good × 3.02 allocation

    $37,600

  • Fireplacelisting

    $2,600 new × 40% good × 3.02 allocation

    $3,200

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$105,100$49,600$1,500$156,200
2$0$0$12,300$12,300
3$0$0$12,300$12,300
4$0$0$12,300$12,300
5$0$0$12,300$12,300
6+$0$0$429,100$429,100
Total$105,100$49,600$479,900$634,600

The building's share of the price ($622,000) is 3.0x our depreciated replacement cost of the home ($206,000). 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.