356 Greenspot Blvd
Big Bear City, CA 92314
$635,000
5 bd · 3 ba · 2,513 sqft · Listed 29d ago
View on Realtor.com →Year built
1995
Sqft
2,513
Lot sqft
7,148
HOA / mo
None
Furnished
Yes
List date
2026-08-31T13:57:27Z
Revenue
Annual revenue
$39,620
ADR
$605
Occupancy
18%
Cleaning fees (12 mo)
$7,182
Confidence
Low (31.73), 8 comps
Comp revenue range (p25 / median / p75)
Duplicate booked - Hot Tub, Game Room, Group Getaway with EV Charger
Vacation home · 5 bd · 2 ba · sleeps 10 · 72 ft
Revenue $6,082ADR $232Occ ≈ 7%5★ (1)
Central AC & Heat • Hot Tub • Pool Table & Arcade
House · 5 bd · 4 ba · sleeps 12 · 0.3 mi
Revenue $52,011ADR $672Occ ≈ 21%5★ (14)
5 Beds, 3 Baths, Giant Kitchen, Full Coffee Bar.
House · 5 bd · 3 ba · sleeps 12 · 0.4 mi
Revenue $405ADR $304Occ ≈ 0%5★ (5)
VIEWS! Hot Tub! Game Room! Close to Slopes/Lake WB
Cabin · 5 bd · 4 ba · sleeps 12 · 0.5 mi
Revenue $5,700ADR $0Occ ≈ —4.5★ (54)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Duplicate booked - Hot Tub, Game Room, Group Getaway with EV Charger Vacation home | 5 bd · 2 ba · sleeps 10 | $6,082 | $232 | 7% | 5★ (1) | 72 ft | Booking |
Brewer Escape ~ Modern, newly renovated escape wit Cabin | 5 bd · 3 ba · sleeps 11 | $50,654 | $1,056 | 13% | 5★ (3) | 0.1 mi | AirbnbVrboBooking |
Newsom's Hideaway log-style cabin w/ game room House | 5 bd · 3 ba · sleeps 10 | $33,054 | $770 | 12% | 4.6★ (18) | 0.3 mi | AirbnbVrboBooking |
Hot Tub • Central AC & Heat • Pool Table & Arcade Cabin | 5 bd · 4 ba · sleeps 12 | $50,499 | $612 | 23% | 5★ (51) | 0.3 mi | AirbnbVrbo |
Central AC & Heat • Hot Tub • Pool Table & Arcade House | 5 bd · 4 ba · sleeps 12 | $52,011 | $672 | 21% | 5★ (14) | 0.3 mi | Airbnb |
VIEW! Hot Tub! Game Room! 3000 sq ft! 3 Floors BSP Cabin | 5 bd · 3.5 ba · sleeps 12 | $42,120 | $749 | 15% | 4.5★ (50) | 0.4 mi | AirbnbVrboBooking |
5 Beds, 3 Baths, Giant Kitchen, Full Coffee Bar. House | 5 bd · 3 ba · sleeps 12 | $405 | $304 | 0% | 5★ (5) | 0.4 mi | Airbnb |
Hot Tub! Game Room! Close to Slopes! Epic Views WB House | 5 bd · 4 ba · sleeps 12 | $39,055 | $693 | 15% | 4.3★ (72) | 0.5 mi | AirbnbVrboBooking |
VIEWS! Hot Tub! Game Room! Close to Slopes/Lake WB Cabin | 5 bd · 4 ba · sleeps 12 | $5,700 | $0 | — | 4.5★ (54) | 0.5 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
$39,620
NOI
$14,103
Cash flow /mo
-$2,247
Cash needed
$184,150
Cash-on-cash
-14.6%
ROE (yr 1)
-2.0%
Cap rate
2.2%
DSCR
0.34
Year-1 write-off
$118,845
Year-1 tax shield @ 32%
$38,030
Year-1 return on equity
- Cash flow (annual)-$26,959
- Principal paydown$4,155
- Appreciation at%$19,050
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$7,924
- Platform fees (3% of revenue)$1,189
- Maintenance / capex (5% of revenue)$1,981
- Utilities & supplies$4,200
- HOA$0
- Property tax$7,938
- Insurance (STR-rated)$3,239
Cash needed to close
- Down payment (25%)$158,750
- Closing costs (4.0%)$25,400
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$38,030
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
$511,000
Short-life (5/15-yr)
$117,000 · 23%
Year-1 deduction
$119,000
Year-1 tax shield @ 32%
$38,000
Land 20% (county tax record, assessed value split) · building $394,000 over 39 years
Based on: 2,513 sq ft, built 1995, 5 bd / 3 ba, furnished, listing features (fence, game room, fireplace, stone counters, flooring types, appliance list).
IRS-guide safe-harbor floor: $88,000 in year 1 (17% short-life, $28,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,700
Kitchen cabinetsdefault
$11,300 new × 40% good × 2.36 allocation
- $10,900
Kitchen countertops (stone)listing
$11,600 new × 40% good × 2.36 allocation
- $4,100
Decorative trimdefault
$4,400 new × 40% good × 2.36 allocation
- $400
Mirrorsdefault
$500 new × 40% good × 2.36 allocation
- $1,700
Shelvingdefault
$1,800 new × 40% good × 2.36 allocation
- $5,900
Window coverings (25)default
$6,300 new × 40% good × 2.36 allocation
- $15,300
Carpet, vinyl & laminate (100% of floors)listing
$16,200 new × 40% good × 2.36 allocation
- $8,300
Kitchen & laundry equipment plumbingdefault
$8,800 new × 40% good × 2.36 allocation
- $5,000
Kitchen, laundry & data equipment electricaldefault
$5,300 new × 40% good × 2.36 allocation
- $4,400
Appliances (range, microwave, refrigerator)listing
$4,700 new × 40% good × 2.36 allocation
- $10,600
Furniture conveyed with the sale (used)listing
$26,500 new × 40% good · out of the price
- $2,400
Game-room equipment (used)listing
$6,000 new × 40% good · out of the price
- $12,300
Paving: driveway & walks (paved)listing
$10,400 new × 50% good × 2.36 allocation
- $11,800
Landscaping (typical)default
$10,000 new × 50% good × 2.36 allocation
- $2,900
Patiosdefault
$2,500 new × 50% good × 2.36 allocation
- $2,900
Decks & porches (attached)default
$2,500 new × 50% good × 2.36 allocation
- $7,100
Fencinglisting
$6,000 new × 50% good × 2.36 allocation
- $310,500
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$272,300 new × 48% good × 2.36 allocation
- $26,700
Building plumbing & fixturesdefault
$28,300 new × 40% good × 2.36 allocation
- $27,500
Building electrical & lightingdefault
$29,100 new × 40% good × 2.36 allocation
- $26,700
HVACdefault
$28,300 new × 40% good × 2.36 allocation
- $2,500
Fireplacelisting
$2,600 new × 40% good × 2.36 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $79,800 | $37,000 | $2,100 | $118,800 |
| 2 | $0 | $0 | $10,100 | $10,100 |
| 3 | $0 | $0 | $10,100 | $10,100 |
| 4 | $0 | $0 | $10,100 | $10,100 |
| 5 | $0 | $0 | $10,100 | $10,100 |
| 6+ | $0 | $0 | $351,400 | $351,400 |
| Total | $79,800 | $37,000 | $393,900 | $510,600 |
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.