820 Villa Grv
Big Bear City, CA 92314
$649,900
4 bd · 3 ba · 2,058 sqft · Listed 2d ago
View on Realtor.com →Year built
1984
Sqft
2,058
Lot sqft
7,200
HOA / mo
$0
Furnished
Yes
List date
2026-10-09T00:02:53.000000Z
Revenue
Annual revenue
$44,503
ADR
$428
Occupancy
28%
Cleaning fees (12 mo)
$7,494
Confidence
Low (45.24), 48 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $44,832
The Mountain House - Game Room, Arcade Games, Foosball, Deck, BBQ
Vacation home · 4 bd · 3 ba · sleeps 10 · 10 ft
Revenue $43,748ADR $591Occ ≈ 20%—
Villa Cozy Grove-Hot Tub, Views, Game Room
Cabin · 4 bd · 3 ba · sleeps 11 · 335 ft
Revenue $46,214ADR $397Occ ≈ 32%4.5★ (83)
Dog-friendly cabin, picnic table, BBQ, game room, two kitchens and more!
Cabin · 4 bd · 4 ba · sleeps 10 · 390 ft
Revenue $2,839ADR $473Occ ≈ 2%3.4★ (3)
Delisted
Dog-friendly cabin, picnic table, BBQ, game room, two kitchens and more!
Cabin · 4 bd · 4 ba · sleeps 10 · 390 ft
Revenue $6,131ADR $437Occ ≈ 4%—
Delisted
Moonridge Lodge | Hot Tub+Pet Friendly+By the Lake
House · 4 bd · 2 ba · sleeps 10 · 0.2 mi
Revenue $36,844ADR $236Occ ≈ 43%5★ (23)
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
The Mountain House - Game Room, Arcade Games, Foosball, Deck, BBQ Vacation home | 4 bd · 3 ba · sleeps 10 | $43,748 | $591 | 20% | — | 10 ft | Booking |
The Drey-Gorgeous Big Bear Mountain Views House
| 4 bd · 3 ba · sleeps 10 | $55,545 | $519 | 29% | 4.6★ (82) | 322 ft | AirbnbVrboBooking |
Villa Cozy Grove-Hot Tub, Views, Game Room Cabin | 4 bd · 3 ba · sleeps 11 | $46,214 | $397 | 32% | 4.5★ (83) | 335 ft | Airbnb |
Dog-friendly cabin, picnic table, BBQ, game room, two kitchens and more! Cabin | 4 bd · 4 ba · sleeps 10 | $2,839 | $473 | 2% | 3.4★ (3) | 390 ft | Delisted |
Dog-friendly cabin, picnic table, BBQ, game room, two kitchens and more! Cabin | 4 bd · 4 ba · sleeps 10 | $6,131 | $437 | 4% | — | 390 ft | Delisted |
Log Cabin w/ Game Room & AC Near Bear Mountain -BI House
| 4 bd · 4 ba · sleeps 10 | $40,935 | $1,774 | 6% | 5★ (1) | 397 ft | AirbnbVrbo |
Family Cabin with Arcade Game Room Cabin
| 4 bd · 3 ba · sleeps 10 | $36,700 | $554 | 18% | 5★ (2) | 456 ft | AirbnbVrbo |
Pet-friendly cabinTwo kitchensBBQGame room Cabin | 4 bd · 4 ba · sleeps 10 | $37,378 | $464 | 22% | 4.3★ (38) | 0.2 mi | AirbnbBooking |
Moonridge Lodge | Hot Tub+Pet Friendly+By the Lake House | 4 bd · 2 ba · sleeps 10 | $36,844 | $236 | 43% | 5★ (23) | 0.2 mi | Delisted |
Central AC | Firepit | PoolTable | Airhockey | Spa Cabin
| 4 bd · 3 ba · sleeps 10 | $97,872 | $433 | 62% | 4.9★ (200) | 0.2 mi | AirbnbVrbo |
Show 24 more
Moonridge Retreat | Hot Tub+A/C+Fire Pit+Near Lake
Cabin · 4 bd · 2.5 ba · sleeps 10 · 0.2 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +4
Revenue $90,299ADR $323Occ ≈ 77%4.9★ (108)
Eagles Nest Best Place To Rest with generator
Cabin · 4 bd · 3 ba · sleeps 13 · 0.3 mi
Revenue $60,886ADR $563Occ ≈ 30%4.6★ (12)
Big Bear Hideaway Cabin.
Cabin · 4 bd · 3 ba · sleeps 9 · 0.3 mi
Revenue $3,103ADR $948Occ ≈ 1%1★ (1)
Delisted
Charming Mountain Cabin Near
Cabin · 4 bd · 3 ba · sleeps 9 · 0.3 mi
Revenue $30,166ADR $200Occ ≈ 41%3.2★ (6)
Hot Tub + Game Room w/ Pool Table + Near Slopes
Cabin · 4 bd · 2 ba · sleeps 10 · 0.3 mi
Revenue $36,740ADR $474Occ ≈ 21%4.7★ (13)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Moonridge Retreat | Hot Tub+A/C+Fire Pit+Near Lake Cabin
| 4 bd · 2.5 ba · sleeps 10 | $90,299 | $323 | 77% | 4.9★ (108) | 0.2 mi | Airbnb |
Pet Friendly! Views of Bear Mtn! Fenced Yard! House
| 4 bd · 2 ba · sleeps 11 | $46,252 | $350 | 36% | 4.7★ (69) | 0.2 mi | AirbnbVrbo |
Moonridge Chateau • Hot Tub + Game Room • Escape House
| 4 bd · 2 ba · sleeps 9 | $50,635 | $491 | 28% | 4.9★ (25) | 0.3 mi | AirbnbVrbo |
Spacious - New Spa W/ Pool Table Cabin | 4 bd · 2 ba · sleeps 9 | $24,672 | $466 | 15% | 4.9★ (47) | 0.3 mi | AirbnbBooking |
Mooncrest Manor: Pet Friendly! Full Game Room! House
| 4 bd · 2.5 ba · sleeps 12 | $54,078 | $470 | 32% | 4.7★ (98) | 0.3 mi | AirbnbVrbo |
The Great Escape: Hot Tub! Air Hockey Table! House
| 4 bd · 2 ba · sleeps 10 | $27,240 | $245 | 30% | 4.4★ (109) | 0.3 mi | AirbnbVrbo |
HOT TUB! Garage Parking! Slope Views! Game Table! House
| 4 bd · 3 ba · sleeps 12 | $44,622 | $374 | 33% | 4.5★ (152) | 0.3 mi | AirbnbVrbo |
Silvertip Perch: Bear Mountain Views! Hot Tub! House
| 4 bd · 3.5 ba · sleeps 12 | $52,207 | $485 | 29% | 4.8★ (34) | 0.3 mi | AirbnbVrbo |
Eagles Nest Best Place To Rest with generator Cabin | 4 bd · 3 ba · sleeps 13 | $60,886 | $563 | 30% | 4.6★ (12) | 0.3 mi | Airbnb |
4bdr Big bear cabin/hot tub +pool table Cabin
| 4 bd · 3 ba · sleeps 12 | $16,419 | $328 | 14% | 4.9★ (8) | 0.3 mi | AirbnbVrbo |
Big Bear Hideaway Cabin. Cabin | 4 bd · 3 ba · sleeps 9 | $3,103 | $948 | 1% | 1★ (1) | 0.3 mi | Delisted |
Rustic Bear Mountain Retreat • Large Deck • Spa Cabin
| 4 bd · 2.5 ba · sleeps 10 | $47,408 | $436 | 30% | 4.8★ (31) | 0.3 mi | AirbnbVrbo |
4BR Retreat | Central AIr Conditioning | Gameroom Cabin
| 4 bd · 3 ba · sleeps 10 | $45,042 | $353 | 35% | 5★ (104) | 0.3 mi | AirbnbVrbo |
Halfpipe Lodge - 4 bd/4 bth (8 beds) w/spa. Cabin
| 4 bd · 4 ba · sleeps 11 | $53,239 | $492 | 30% | 5★ (73) | 0.3 mi | AirbnbVrbo |
Charming Mountain Cabin Near Cabin | 4 bd · 3 ba · sleeps 9 | $30,166 | $200 | 41% | 3.2★ (6) | 0.3 mi | Airbnb |
Hot Tub + Game Room w/ Pool Table + Near Slopes Cabin | 4 bd · 2 ba · sleeps 10 | $36,740 | $474 | 21% | 4.7★ (13) | 0.3 mi | Booking |
Moonridge Ski&Zoo Chalet HotTub/4BB/BBQ/Fr Pit/AC* Chalet
| 4 bd · 4 ba · sleeps 12 | $80,274 | $522 | 42% | 5★ (64) | 0.4 mi | AirbnbVrboBooking |
Bear Mountain Chalet w/ views, Hot Tub, and Games! Cabin | 4 bd · 4 ba · sleeps 12 | $57,018 | $790 | 20% | 5★ (7) | 0.4 mi | AirbnbBooking |
Moonridge Retreat ~ MTN Summit Views & Game Room House
| 4 bd · 2 ba · sleeps 10 | $10,764 | $283 | 10% | 5★ (8) | 0.4 mi | AirbnbVrboBooking |
Mountain Views | Game Room + Fire Pit House
| 4 bd · 3.5 ba · sleeps 10 | $27,516 | $1,278 | 6% | 5★ (3) | 0.4 mi | AirbnbVrboBooking |
Lux 4 Bdrm! Central A/C! Hot Tub! Near Bear Mtn! House
| 4 bd · 3.5 ba · sleeps 13 | $97,162 | $631 | 42% | 4.8★ (64) | 0.4 mi | AirbnbVrbo |
Beautiful Views! Hot Tub! Game Room! Piano! House
| 4 bd · 4 ba · sleeps 10 | $49,203 | $374 | 36% | 4.8★ (96) | 0.4 mi | AirbnbVrbo |
Close to Ski Resorts! Game Room! Pet Friendly! House
| 4 bd · 2 ba · sleeps 9 | $33,519 | $299 | 31% | 4.6★ (49) | 0.4 mi | AirbnbVrbo |
Moonlit Chalet: Hot Tub, Huge Deck w/ Fire Pit. Cabin
| 4 bd · 2.5 ba · sleeps 10 | $66,451 | $746 | 24% | 5★ (15) | 0.4 mi | 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
Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium
Est. revenue
$44,503
NOI
$17,379
Cash flow /mo
-$2,179
Cash needed
$188,471
Cash-on-cash
-13.9%
ROE (yr 1)
-1.4%
Cap rate
2.7%
DSCR
0.40
Year-1 write-off
$145,916
Year-1 tax shield @ 32%
$46,693
Year-1 return on equity
- Cash flow (annual)-$26,153
- Principal paydown$3,952
- Appreciation at%$19,497
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)$8,901
- Platform fees (3% of revenue)$1,335
- Maintenance / capex (5% of revenue)$2,225
- Utilities & supplies$4,200
- HOA$0
- Property tax$8,124
- Insurance (STR-rated)$3,314
Cash needed to close
- Down payment (25%)$162,475
- Closing costs (4.0%)$25,996
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$46,693
No county tax record split for property tax, insurance rate and the land/building split, so those use market defaults — edit the price above; 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
$458,000
Short-life (5/15-yr)
$146,000 · 32%
Year-1 deduction
$146,000
Year-1 tax shield @ 32%
$47,000
Land 30% (market default, no usable tax-record split) · building $313,000 over 39 years
Based on: 2,058 sq ft, built 1984, 4 bd / 3 ba, furnished, listing features (deck, patio, game room, fireplace, stone counters, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $87,000 in year 1 (19% short-life, $28,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,900
Kitchen cabinetsdefault
$10,300 new × 40% good × 2.65 allocation
- $11,200
Kitchen countertops (stone)listing
$10,500 new × 40% good × 2.65 allocation
- $3,800
Decorative trimdefault
$3,600 new × 40% good × 2.65 allocation
- $500
Mirrorsdefault
$500 new × 40% good × 2.65 allocation
- $1,600
Shelvingdefault
$1,500 new × 40% good × 2.65 allocation
- $5,600
Window coverings (21)default
$5,300 new × 40% good × 2.65 allocation
- $14,000
Carpet, vinyl & laminate (100% of floors)listing
$13,200 new × 40% good × 2.65 allocation
- $8,500
Kitchen & laundry equipment plumbingdefault
$8,000 new × 40% good × 2.65 allocation
- $5,100
Kitchen, laundry & data equipment electricaldefault
$4,800 new × 40% good × 2.65 allocation
- $5,400
Appliances (range, microwave, disposal, refrigerator)listing
$5,100 new × 40% good × 2.65 allocation
- $9,200
Furniture conveyed with the sale (used)listing
$23,000 new × 40% good · out of the price
- $2,400
Game-room equipment (used)listing
$6,000 new × 40% good · out of the price
- $12,500
Paving: driveway & walks (paved)listing
$9,400 new × 50% good × 2.65 allocation
- $12,000
Landscaping (typical)default
$9,000 new × 50% good × 2.65 allocation
- $12,300
Patioslisting
$9,300 new × 50% good × 2.65 allocation
- $30,700
Decks & porches (attached)listing
$23,200 new × 50% good × 2.65 allocation
- $236,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$222,900 new × 40% good × 2.65 allocation
- $24,500
Building plumbing & fixturesdefault
$23,200 new × 40% good × 2.65 allocation
- $24,700
Building electrical & lightingdefault
$23,400 new × 40% good × 2.65 allocation
- $24,600
HVACdefault
$23,200 new × 40% good × 2.65 allocation
- $2,800
Fireplacelisting
$2,600 new × 40% good × 2.65 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $78,200 | $67,400 | $300 | $145,900 |
| 2 | $0 | $0 | $8,000 | $8,000 |
| 3 | $0 | $0 | $8,000 | $8,000 |
| 4 | $0 | $0 | $8,000 | $8,000 |
| 5 | $0 | $0 | $8,000 | $8,000 |
| 6+ | $0 | $0 | $280,400 | $280,400 |
| Total | $78,200 | $67,400 | $312,800 | $458,400 |
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.