451 Pineview Dr
Big Bear City, CA 92314
$698,000
4 bd · 3.5 ba · 2,216 sqft · Listed 9d ago
View on Realtor.com →Year built
2017
Sqft
2,216
Lot sqft
7,710
HOA / mo
None
Furnished
No
List date
2026-09-20T16:44:00Z
Revenue
Annual revenue
$46,561
ADR
$483
Occupancy
26%
Cleaning fees (12 mo)
$7,719
Confidence
Med (52.65), 50 comps
Comp revenue range (p25 / median / p75)
Mama Bear Den
Cabin · 4 bd · 3 ba · sleeps 10 · 0.1 mi
Revenue $25,843ADR $419Occ ≈ 17%4.8★ (31)
Big Bear Hideaway
Cabin · 4 bd · 3 ba · sleeps 10 · 0.3 mi
Revenue $33,075ADR $502Occ ≈ 18%5★ (6)
Misty Tree Top Chalet
Vacation home · 4 bd · 3 ba · sleeps 8 · 0.4 mi
Revenue $58,624ADR $441Occ ≈ 36%5★ (2)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Modern Mountain Cabin w/ Hot Tub, Game Room & Fire House | 4 bd · 3 ba · sleeps 10 | $47,406 | $665 | 20% | 5★ (106) | 0.1 mi | AirbnbVrboBooking |
Mama Bear Den Cabin | 4 bd · 3 ba · sleeps 10 | $25,843 | $419 | 17% | 4.8★ (31) | 0.1 mi | Airbnb |
Big Tree Lodge: Ping Pong! Fireplace! Propane BBQ! House | 4 bd · 3 ba · sleeps 10 | $23,075 | $461 | 14% | 4.7★ (41) | 0.2 mi | AirbnbVrbo |
Big Bear Hideaway Cabin | 4 bd · 3 ba · sleeps 10 | $33,075 | $502 | 18% | 5★ (6) | 0.3 mi | Airbnb |
Oktoberfest, Ski slopes, and the Village Cabin | 4 bd · 3 ba · sleeps 16 | $57,775 | $705 | 22% | 5★ (128) | 0.3 mi | AirbnbVrbo |
Cozy Big Bear Cabin House | 4 bd · 3 ba · sleeps 12 | $51,529 | $612 | 23% | 5★ (43) | 0.3 mi | AirbnbVrbo |
Four Seasons 4 BR Cabin, Views, Games & Hot Tub House | 4 bd · 3 ba · sleeps 8 | $50,682 | $401 | 35% | 5★ (100) | 0.3 mi | AirbnbVrbo |
Sleeps 10-Near Oktoberfest & FamilyRecreationArea Cabin | 4 bd · 3 ba · sleeps 10 | $29,622 | $364 | 22% | 4.8★ (172) | 0.3 mi | AirbnbVrbo |
Family-Friendly Home w/ Hot Tub in Big Bear! House | 4 bd · 3 ba · sleeps 10 | $55,964 | $469 | 33% | 4.8★ (61) | 0.3 mi | AirbnbVrboBooking |
Misty Tree Top Chalet Vacation home | 4 bd · 3 ba · sleeps 8 | $58,624 | $441 | 36% | 5★ (2) | 0.4 mi | Booking |
Show all 50 comps
2500SQF Family & Friends Big Bear Vacation Home!
Cottage · 4 bd · 3.5 ba · sleeps 10 · 0.4 mi
Revenue $56,425ADR $213Occ ≈ 73%4.5★ (145)
Luxe Retreat | Hot Tub | Theater | AC | Firepit
Cabin · 4 bd · 4.5 ba · sleeps 12 · 0.5 mi
Revenue $34,109ADR $550Occ ≈ 17%5★ (1)
Luxe Mountain Home on Big Bear Eagle Preserve
House · 4 bd · 2.5 ba · sleeps 8 · 0.5 mi
Revenue $75,603ADR $439Occ ≈ 47%4.8★ (353)
Stony Creek Cabin - Gorgeous home in the Eagle Mountain Estates
Vacation home · 4 bd · 3 ba · sleeps 10 · 0.6 mi
Revenue $47,336ADR $666Occ ≈ 19%5★ (1)
Stony Creek Retreat #708
Vacation home · 4 bd · 3 ba · sleeps 10 · 0.6 mi
Revenue $66,462ADR $886Occ ≈ 21%—
Stony Creek Retreat ~ Charming Mountain escape close to skiing, hiking, the lake, and the Village
Vacation home · 4 bd · 3 ba · sleeps 10 · 0.6 mi
Revenue $62,829ADR $1,007Occ ≈ 17%—
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%—
Grandma Big Bear's House is a warm family home!
House · 4 bd · 3 ba · sleeps 8 · 0.6 mi
Revenue $21,466ADR $566Occ ≈ 10%5★ (90)
Extravagant Big Bear Home, Spa, Large Yard, Pets
Cabin · 4 bd · 3.5 ba · sleeps 8 · 0.6 mi
Revenue $69,993ADR $493Occ ≈ 39%5★ (151)
Luxury 4 Bd Family Cabin In The Exclusive Castle Glen Estates
Cabin · 4 bd · 3 ba · sleeps 12 · 0.6 mi
Revenue $19,451ADR $659Occ ≈ 8%5★ (151)
Big Bear White Skies ~ Fantastic cabin with fireplace, game room, mountain view, & hot tub
Vacation home · 4 bd · 3 ba · sleeps 11 · 0.7 mi
Revenue $71,841ADR $933Occ ≈ 21%—
Big Bear White Skies #674
Vacation home · 4 bd · 3 ba · sleeps 11 · 0.7 mi
Revenue $94,181ADR $1,070Occ ≈ 24%—
‘Dancing Bear Lodge’ ~ 1 Mi to Big Bear Lake!
Vacation home · 4 bd · 3 ba · sleeps 9 · 0.7 mi
Revenue $53,079ADR $610Occ ≈ 24%4.4★ (4)
Ultimate year-round retreat! Gameroom*HotTub*Sauna
House · 4 bd · 2.5 ba · sleeps 10 · 0.7 mi
Revenue $58,692ADR $659Occ ≈ 24%4.7★ (7)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
2500SQF Family & Friends Big Bear Vacation Home! Cottage | 4 bd · 3.5 ba · sleeps 10 | $56,425 | $213 | 73% | 4.5★ (145) | 0.4 mi | Airbnb |
Adventure Bearadise | Big Bear Lake • Ski • Games Cabin | 4 bd · 2.5 ba · sleeps 8 | $16,038 | $538 | 8% | 5★ (149) | 0.4 mi | AirbnbVrbo |
Beary Cozy Cabin:Log Cabin!Spa!Foosball! House | 4 bd · 2.5 ba · sleeps 10 | $19,411 | $480 | 11% | 4.9★ (21) | 0.4 mi | AirbnbVrbo |
Charming Cabin · Hot Tub · 7 Min to Ski Resorts! House | 4 bd · 3 ba · sleeps 8 | $39,219 | $485 | 22% | 4.9★ (24) | 0.4 mi | AirbnbVrboBooking |
Pet Friendly! 2 Master Suites! Fenced Yard! House | 4 bd · 3 ba · sleeps 10 | $47,732 | $372 | 35% | 4.9★ (63) | 0.4 mi | AirbnbVrbo |
Spacious Cabin Near Snowplay,Lake & Ski Resorts! House | 4 bd · 2.5 ba · sleeps 10 | $21,617 | $562 | 11% | 4.8★ (21) | 0.4 mi | AirbnbVrbo |
Walk to Octoberfest | 4BR Big Bear Retreat Cabin | 4 bd · 3 ba · sleeps 8 | $59,514 | $412 | 40% | 4.9★ (54) | 0.5 mi | AirbnbVrbo |
Large 4 bedroom cabin with Hot Tub Cabin | 4 bd · 2.5 ba · sleeps 8 | $49,529 | $321 | 42% | 4.8★ (384) | 0.5 mi | AirbnbVrbo |
Fox Farm Cabin | Hot Tub, Fenced Yard Cabin | 4 bd · 2.5 ba · sleeps 10 | $26,864 | $510 | 14% | 4.5★ (33) | 0.5 mi | AirbnbVrbo |
4BR house close to skiing, hiking, lake & village House | 4 bd · 3 ba · sleeps 10 | $50,784 | $741 | 19% | 5★ (3) | 0.5 mi | AirbnbVrbo |
Luxe Retreat | Hot Tub | Theater | AC | Firepit Cabin | 4 bd · 4.5 ba · sleeps 12 | $34,109 | $550 | 17% | 5★ (1) | 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 |
NEW! Boulder Luxe Estate-Luxury Retreat House | 4 bd · 4.5 ba · sleeps 16 | $71,330 | $939 | 21% | 5★ (9) | 0.5 mi | AirbnbVrbo |
Family-Friendly Luxury Home with Games & Decks House | 4 bd · 4 ba · sleeps 11 | $25,315 | $620 | 11% | 4.1★ (9) | 0.5 mi | AirbnbVrboBooking |
Boulder Estate. Hot Tub in Boulders. Views. Games. House | 4 bd · 3.5 ba · sleeps 13 | $69,690 | $0 | — | 4.8★ (45) | 0.5 mi | AirbnbVrbo |
Large 4 Bedroom Cabin. Family Friendly Cabin | 4 bd · 3 ba · sleeps 8 | $9,815 | $392 | 7% | 5★ (23) | 0.5 mi | AirbnbVrbo |
Luxe Mountain Home on Big Bear Eagle Preserve House | 4 bd · 2.5 ba · sleeps 8 | $75,603 | $439 | 47% | 4.8★ (353) | 0.5 mi | Airbnb |
Lux Spacious with 2 Masters!MountainViews!HotTub! House | 4 bd · 3.5 ba · sleeps 15 | $79,488 | $628 | 35% | 4.8★ (67) | 0.5 mi | AirbnbVrbo |
Stony Creek Cabin - Gorgeous home in the Eagle Mountain Estates Vacation home | 4 bd · 3 ba · sleeps 10 | $47,336 | $666 | 19% | 5★ (1) | 0.6 mi | Booking |
Stony Creek Retreat ~ Charming Mountain Escape Cabin | 4 bd · 3 ba · sleeps 10 | $25,524 | $591 | 12% | 5★ (2) | 0.6 mi | AirbnbVrboBooking |
Stony Creek Retreat #708 Vacation home | 4 bd · 3 ba · sleeps 10 | $66,462 | $886 | 21% | — | 0.6 mi | Booking |
Stony Creek Retreat ~ Charming Mountain escape close to skiing, hiking, the lake, and the Village Vacation home | 4 bd · 3 ba · sleeps 10 | $62,829 | $1,007 | 17% | — | 0.6 mi | Booking |
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 |
Grandma Big Bear's House is a warm family home! House | 4 bd · 3 ba · sleeps 8 | $21,466 | $566 | 10% | 5★ (90) | 0.6 mi | Airbnb |
Luxury Mountain Lodge:A/C!OutdoorLiving!PoolTable! House | 4 bd · 2.5 ba · sleeps 11 | $49,409 | $537 | 25% | 4.8★ (102) | 0.6 mi | AirbnbVrbo |
Extravagant Big Bear Home, Spa, Large Yard, Pets Cabin | 4 bd · 3.5 ba · sleeps 8 | $69,993 | $493 | 39% | 5★ (151) | 0.6 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) | 0.6 mi | Vrbo |
Spacious Big Bear Home w/ Game Room + Hot Tub! House | 4 bd · 2.5 ba · sleeps 12 | $47,249 | $675 | 19% | 4.2★ (25) | 0.6 mi | AirbnbVrboBooking |
Castle Rock. Spa, BBQ, and the Best Views. AC House | 4 bd · 4 ba · sleeps 14 | $91,700 | $754 | 33% | 4.9★ (90) | 0.6 mi | AirbnbVrbo |
LUX Custom Log Cabin! Movie Theater/Game Room! House | 4 bd · 2.5 ba · sleeps 14 | $61,609 | $665 | 25% | 4.8★ (55) | 0.7 mi | AirbnbVrbo |
Copper Pine Retreat / Spa, Large Back yard, House | 4 bd · 3 ba · sleeps 10 | $17,282 | $547 | 9% | 5★ (1) | 0.7 mi | AirbnbVrboBooking |
Big Bear White Skies ~ Fantastic cabin with fireplace, game room, mountain view, & hot tub Vacation home | 4 bd · 3 ba · sleeps 11 | $71,841 | $933 | 21% | — | 0.7 mi | Booking |
Big Bear White Skies #674 Vacation home | 4 bd · 3 ba · sleeps 11 | $94,181 | $1,070 | 24% | — | 0.7 mi | Booking |
Big Bear White Skies – Family Cabin with Hot Tub, Cabin | 4 bd · 3 ba · sleeps 11 | $45,144 | $783 | 16% | 4.7★ (6) | 0.7 mi | AirbnbVrboBooking |
Stork and Bear Cabin: Luxury! Pool Table! House | 4 bd · 3 ba · sleeps 14 | $31,284 | $688 | 12% | 4.8★ (50) | 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 |
‘Dancing Bear Lodge’ ~ 1 Mi to Big Bear Lake! Vacation home | 4 bd · 3 ba · sleeps 9 | $53,079 | $610 | 24% | 4.4★ (4) | 0.7 mi | Booking |
Ultimate year-round retreat! Gameroom*HotTub*Sauna House | 4 bd · 2.5 ba · sleeps 10 | $58,692 | $659 | 24% | 4.7★ (7) | 0.7 mi | Airbnb |
Fox Farm, Fireplace, Deck, BBQ, Sleeps 11 Cabin | 4 bd · 2.5 ba · sleeps 11 | $0 | $0 | — | 4★ (6) | 0.7 mi | AirbnbVrbo |
Pet-friendly cabinTwo kitchensBBQGame room Cabin | 4 bd · 4 ba · sleeps 10 | $36,150 | $464 | 21% | 4.3★ (38) | 0.7 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
$46,561
NOI
$18,086
Cash flow /mo
-$2,254
Cash needed
$225,420
Cash-on-cash
-12.0%
ROE (yr 1)
-0.7%
Cap rate
2.6%
DSCR
0.40
Year-1 write-off
$138,874
Year-1 tax shield @ 32%
$44,440
Year-1 return on equity
- Cash flow (annual)-$27,049
- Principal paydown$4,568
- Appreciation at%$20,940
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$9,312
- Platform fees (3% of revenue)$1,397
- Maintenance / capex (5% of revenue)$2,328
- Utilities & supplies$4,200
- HOA$0
- Property tax$8,725
- Insurance (STR-rated)$3,560
Cash needed to close
- Down payment (25%)$174,500
- Closing costs (4.0%)$27,920
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$44,440
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
$626,000
Short-life (5/15-yr)
$114,000 · 18%
Year-1 deduction
$139,000
Year-1 tax shield @ 32%
$44,000
Land 10% (county tax record, assessed value split) · building $512,000 over 39 years · new furniture $23,000
Based on: 2,216 sq ft, built 2017, 4 bd / 3.5 ba, unfurnished, listing features (deck, fireplace, stone counters, appliance list, wooded lot).
IRS-guide safe-harbor floor: $79,000 in year 1 (9% short-life, $25,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $13,100
Kitchen cabinetsdefault
$10,700 new × 64% good × 1.92 allocation
- $13,400
Kitchen countertops (stone)listing
$10,900 new × 64% good × 1.92 allocation
- $4,800
Decorative trimdefault
$3,900 new × 64% good × 1.92 allocation
- $300
Mirrorsdefault
$500 new × 40% good × 1.92 allocation
- $1,800
Shelvingdefault
$1,500 new × 64% good × 1.92 allocation
- $4,200
Window coverings (22)default
$5,500 new × 40% good × 1.92 allocation
- $4,400
Carpet, vinyl & laminate (40% of floors)default
$5,700 new × 40% good × 1.92 allocation
- $13,100
Kitchen & laundry equipment plumbingdefault
$8,300 new × 82% good × 1.92 allocation
- $7,900
Kitchen, laundry & data equipment electricaldefault
$5,000 new × 82% good × 1.92 allocation
- $4,400
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 40% good × 1.92 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $12,000
Paving: driveway & walks (paved)default
$9,800 new × 64% good × 1.92 allocation
- $5,800
Landscaping (minimal)listing
$4,700 new × 64% good × 1.92 allocation
- $2,700
Patiosdefault
$2,200 new × 64% good × 1.92 allocation
- $26,300
Decks & porches (attached)listing
$24,900 new × 55% good × 1.92 allocation
- $392,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$240,200 new × 85% good × 1.92 allocation
- $39,300
Building plumbing & fixturesdefault
$25,000 new × 82% good × 1.92 allocation
- $40,000
Building electrical & lightingdefault
$25,400 new × 82% good × 1.92 allocation
- $26,400
HVACdefault
$25,000 new × 55% good × 1.92 allocation
- $10,500
Hardwood & tile floorsdefault
$8,600 new × 64% good × 1.92 allocation
- $3,200
Fireplacelisting
$2,600 new × 64% good × 1.92 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $90,400 | $46,800 | $1,600 | $138,900 |
| 2 | $0 | $0 | $13,100 | $13,100 |
| 3 | $0 | $0 | $13,100 | $13,100 |
| 4 | $0 | $0 | $13,100 | $13,100 |
| 5 | $0 | $0 | $13,100 | $13,100 |
| 6+ | $0 | $0 | $457,600 | $457,600 |
| Total | $90,400 | $46,800 | $511,700 | $648,900 |
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.