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861 Thrush Dr Unit 8

861 Thrush Dr Unit 8

Big Bear Lake, CA 92315

$435,000

2 bd · 2 ba · 1,088 sqft · Listed 12d ago

View on Realtor.com →
Low confidenceNegative cash flow

Year built

1973

Sqft

1,088

Lot sqft

849

HOA / mo

$420

Furnished

Yes

List date

2026-09-17T19:39:13.000000Z

Revenue

Annual revenue

$22,056

ADR

$243

Occupancy

25%

Cleaning fees (12 mo)

$4,298

Confidence

Low (34.32), 49 comps

Comp revenue range (p25 / median / p75)

$11,330$17,071$28,878

  • Snow Summit Townhouse 23

    Townhouse · 2 bd · 1.5 ba · sleeps 6 · 26 ft

    Revenue $14,268ADR $278Occ ≈ 14%4.5★ (7)

    AirbnbVrboBooking

  • Ours De Ski Chateau at Snow Summit - Big Bear Basecamp Resort Condo w/ Hot Tub

    Vacation home · 2 bd · 2 ba · sleeps 6 · 89 ft

    Revenue $40,926ADR $374Occ ≈ 30%5★ (2)

    Booking

  • First Class Location

    Cabin · 2 bd · 1.5 ba · sleeps 6 · 89 ft

    Revenue $35,314ADR $532Occ ≈ 18%5★ (121)

    AirbnbVrboBooking

  • Snow Summit Townhouse Unit 09

    Townhouse · 2 bd · 1.5 ba · sleeps 6 · 95 ft

    Revenue $5,793ADR $214Occ ≈ 7%4.2★ (8)

    AirbnbVrboBooking

  • Modern Townhouse Featuring Spa at Snow Summit Base

    House · 2 bd · 2.5 ba · sleeps 6 · 95 ft

    Revenue $29,082ADR $316Occ ≈ 25%4.8★ (6)

    VrboBooking

  • Walk to Lifts • Designer Chalet • Mtn Views • Pool

    Townhouse · 2 bd · 2.5 ba · sleeps 6 · 98 ft

    Revenue $32,092ADR $372Occ ≈ 24%4.8★ (16)

    AirbnbVrbo

  • Next to Snow Summit, Hot Tub, Barbecue

    Condominium (condo) · 2 bd · 1.5 ba · sleeps 5 · 105 ft

    Revenue $7,410ADR $353Occ ≈ 6%3.8★ (5)

    AirbnbBooking

  • Ski-In/Ski-Out Cozy Property at Snow Summit

    Cabin · 2 bd · 1.5 ba · sleeps 6 · 141 ft

    Revenue $50,136ADR $229Occ ≈ 60%4.8★ (567)

    AirbnbVrbo

  • Smith Chalet at Snow Summit- Furnished Resort Condo- Foosball- Walk To Lifts

    Vacation home · 2 bd · 3 ba · sleeps 5 · 154 ft

    Revenue $47,146ADR $511Occ ≈ 25%2.9★ (3)

    Booking

  • Smith Summit Chalet- Resort Ski Haus Retreat

    Condominium (condo) · 2 bd · 2.5 ba · sleeps 5 · 157 ft

    Revenue $18,205ADR $420Occ ≈ 12%3.9★ (14)

    AirbnbVrboBooking

Show all 49 comps

  • Snow Summit Townhouse Unit 14

    Condominium (condo) · 2 bd · 1.5 ba · sleeps 5 · 161 ft

    Revenue $18,543ADR $260Occ ≈ 20%4.1★ (11)

    AirbnbVrboBooking

  • Snow Summit Townhouse Unit #47 With Spa and AC

    Townhouse · 2 bd · 1.5 ba · sleeps 5 · 167 ft

    Revenue $17,010ADR $267Occ ≈ 17%5★ (37)

    AirbnbVrboBooking

  • Snow Summit Townhouse Unit 16

    Condominium (condo) · 2 bd · 1.5 ba · sleeps 6 · 167 ft

    Revenue $17,071ADR $220Occ ≈ 21%4.8★ (40)

    AirbnbVrboBooking

  • Walk To Snow Summit! Snow Boarders/Skiers Dream!

    Condominium (condo) · 2 bd · 2.5 ba · sleeps 5 · 167 ft

    Revenue $41,107ADR $323Occ ≈ 35%4.8★ (74)

    AirbnbVrboBooking

  • Smith Summit Chalet at Big Bear~ Base Camp Ski Condo~

    Vacation home · 2 bd · 3 ba · sleeps 5 · 171 ft

    Revenue $28,941ADR $432Occ ≈ 18%2★ (1)

    Booking

  • Smith Chalet at Snow Summit Ski Haus Condo

    Cabin · 2 bd · 2.5 ba · sleeps 5 · 177 ft

    Revenue $33,791ADR $429Occ ≈ 22%4.8★ (14)

    AirbnbVrboBooking

  • Steps to slopes at Snow Summit! Pets OK! Cable TV!

    House · 2 bd · 1.5 ba · sleeps 5 · 184 ft

    Revenue $20,481ADR $234Occ ≈ 24%4.5★ (39)

    Airbnb

  • Snow Summit Townhouse Unit 45

    Condominium (condo) · 2 bd · 1.5 ba · sleeps 4 · 197 ft

    Revenue $11,251ADR $228Occ ≈ 14%4.5★ (27)

    AirbnbVrboBooking

  • Snow Summit Townhouse with Spa Unit 61

    Condominium (condo) · 2 bd · 1.5 ba · sleeps 5 · 203 ft

    Revenue $13,635ADR $242Occ ≈ 15%4.2★ (27)

    AirbnbVrboBooking

  • Chairlift Lodge Basecamp Ski Condo at Big Bear

    Condominium (condo) · 2 bd · 1.5 ba · sleeps 4 · 243 ft

    Revenue $11,330ADR $348Occ ≈ 9%4.7★ (14)

    AirbnbVrboBooking

  • Snow Summit Townhouse Unit 26

    Condominium (condo) · 2 bd · 1.5 ba · sleeps 6 · 276 ft

    Revenue $8,431ADR $226Occ ≈ 10%4.5★ (16)

    AirbnbVrboBooking

  • Snow Summit Townhouse Unit 56

    Condominium (condo) · 2 bd · 2 ba · sleeps 5 · 289 ft

    Revenue $16,186ADR $245Occ ≈ 18%4.8★ (17)

    AirbnbVrboBooking

  • Condo at Snow Summit! Pets OK! Seasonal Pool!

    House · 2 bd · 1.5 ba · sleeps 5 · 292 ft

    Revenue $23,490ADR $218Occ ≈ 30%4.9★ (23)

    AirbnbVrbo

  • Steps to the Lifts! Ski-In/Ski-Out at Snow Summit

    Townhouse · 2 bd · 2.5 ba · sleeps 6 · 312 ft

    Revenue $17,596ADR $303Occ ≈ 16%4.9★ (411)

    AirbnbVrbo

  • Snow Summit Townhouse Unit 57

    Condominium (condo) · 2 bd · 1.5 ba · sleeps 6 · 341 ft

    Revenue $14,251ADR $244Occ ≈ 16%4.7★ (22)

    AirbnbVrboBooking

  • At the Base of Snow Summit! Unit 41

    Townhouse · 2 bd · 1.5 ba · sleeps 6 · 354 ft

    Revenue $3,851ADR $320Occ ≈ 3%3★ (1)

    Airbnb

  • Snow Summit Playhouse at Snow Summit Ski Resort

    Condominium (condo) · 2 bd · 1.5 ba · sleeps 5 · 358 ft

    Revenue $1,577ADR $247Occ ≈ 2%5★ (2)

    Airbnb

  • Snow Summit Townhouse - 2BR/1.5BA/Walk to Slopes!

    Condominium (condo) · 2 bd · 1.5 ba · sleeps 5 · 361 ft

    Revenue $29,769ADR $448Occ ≈ 18%4.4★ (19)

    AirbnbVrbo

  • Ski-In/Ski-Out Remodeled Property at Snow Summit

    Townhouse · 2 bd · 1.5 ba · sleeps 6 · 361 ft

    Revenue $44,525ADR $211Occ ≈ 58%4.8★ (421)

    AirbnbVrbo

  • Snow Summit Townhouse Unit 12

    Townhouse · 2 bd · 1.5 ba · sleeps 5 · 394 ft

    Revenue $12,164ADR $245Occ ≈ 14%4.7★ (25)

    AirbnbVrboBooking

  • Snow Summit Townhouse Unit 86

    Condominium (condo) · 2 bd · 1.5 ba · sleeps 6 · 423 ft

    Revenue $12,649ADR $229Occ ≈ 15%4.2★ (14)

    AirbnbVrboBooking

  • Slope Side/Slope View #1 VIP parking / Base Camp

    Chalet · 2 bd · 2 ba · sleeps 5 · 433 ft

    Revenue $22,138ADR $250Occ ≈ 24%4.9★ (59)

    Airbnb

  • Snow Summit Town Home with Hot tub & pool view

    Condominium (condo) · 2 bd · 1.5 ba · sleeps 5 · 436 ft

    Revenue $18,384ADR $338Occ ≈ 15%4.5★ (66)

    Airbnb

  • Summit Sol Retreat

    Apartment · 2 bd · 1.5 ba · sleeps 6 · 443 ft

    Revenue $2,393ADR $146Occ ≈ 4%4★ (2)

    AirbnbVrbo

  • Snow Summit Townhouse #48

    Townhouse · 2 bd · 2.5 ba · sleeps 6 · 446 ft

    Revenue $25,631ADR $233Occ ≈ 30%4.7★ (9)

    AirbnbVrboBooking

  • Ours De Ski Chateau at Snow Summit - Hot Tub- Ski

    Cabin · 2 bd · 2 ba · sleeps 6 · 456 ft

    Revenue $28,878ADR $429Occ ≈ 18%4.5★ (7)

    AirbnbVrbo

  • Snow Summit Condo-StepsTo Ski Lifts-5 Min Village

    Apartment · 2 bd · 1.5 ba · sleeps 6 · 456 ft

    Revenue $16,724ADR $247Occ ≈ 19%4.1★ (11)

    Airbnb

  • Ski-In/Ski-Out Remodeled Property at Snow Summit

    Cabin · 2 bd · 2.5 ba · sleeps 6 · 459 ft

    Revenue $60,905ADR $220Occ ≈ 76%4.8★ (589)

    AirbnbVrbo

  • Snow Summit Townhouse Unit 76

    Condominium (condo) · 2 bd · 1.5 ba · sleeps 5 · 459 ft

    Revenue $15,809ADR $180Occ ≈ 24%4.5★ (29)

    AirbnbVrboBooking

  • Snow Summit Townhouse with Spa Unit #62

    House · 2 bd · 2.5 ba · sleeps 5 · 463 ft

    Revenue $15,726ADR $258Occ ≈ 17%4.8★ (13)

    AirbnbVrboBooking

  • Snow Summit Townhouse Unit 41

    Townhouse · 2 bd · 2.5 ba · sleeps 6 · 463 ft

    Revenue $28,506ADR $256Occ ≈ 31%4.9★ (223)

    Airbnb

  • Snow Summit Townhouse Unit 55

    Condominium (condo) · 2 bd · 1.5 ba · sleeps 6 · 512 ft

    Revenue $14,099ADR $211Occ ≈ 18%4.5★ (21)

    AirbnbVrboBooking

  • Cozy Cabin Suite with the Perfect Location for Winter Sports and Barbecue in Big Bear Lake, California

    Cabin · 2 bd · 1 ba · sleeps 5 · 525 ft

    Revenue $3,161ADR $215Occ ≈ 4%—

    Vrbo

  • Switzerland A | Ski-In/Out · Fireplace

    Apartment · 2 bd · 1 ba · sleeps 5 · 0.1 mi

    Revenue $22,604ADR $219Occ ≈ 28%4.5★ (39)

    AirbnbVrboBooking

  • Switzerland D | Ski-In/Out · Fireplace

    Apartment · 2 bd · 1 ba · sleeps 5 · 0.1 mi

    Revenue $18,987ADR $201Occ ≈ 26%4.5★ (25)

    AirbnbVrboBooking

  • Snow Summit Townhouse Unit 34

    Condominium (condo) · 2 bd · 1.5 ba · sleeps 6 · 0.1 mi

    Revenue $6,153ADR $206Occ ≈ 8%4.4★ (15)

    AirbnbVrboBooking

  • Snow Summit Townhouse Unit 68

    Condominium (condo) · 2 bd · 1.5 ba · sleeps 5 · 0.1 mi

    Revenue $7,033ADR $151Occ ≈ 13%4.8★ (11)

    AirbnbVrbo

  • Snow Summit Townhouse Unit 69

    Condominium (condo) · 2 bd · 1.5 ba · sleeps 6 · 0.1 mi

    Revenue $9,759ADR $245Occ ≈ 11%4.2★ (18)

    AirbnbVrboBooking

  • Snow Summit Townhouse Unit 22

    Condominium (condo) · 2 bd · 1.5 ba · sleeps 5 · 0.1 mi

    Revenue $6,866ADR $245Occ ≈ 8%4.2★ (11)

    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

Financing

Est. revenue

$22,056

NOI

-$363

Cash flow /mo

-$30

Cash needed

$452,400

Cash-on-cash (all cash)

-0.1%

ROE (yr 1)

2.8%

Cap rate

-0.1%

DSCR

—

Year-1 write-off

$83,599

Year-1 tax shield @ 32%

$26,752

Year-1 return on equity

  • Cash flow (annual)-$363
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$13,050
ROE2.8%
ROE incl. year-1 tax savings (32% bracket, STR loophole)8.7%
Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$4,411
  • Platform fees (3% of revenue)$662
  • Maintenance / capex (5% of revenue)$1,103
  • Utilities & supplies$4,200
  • HOA$5,040
  • Property tax$5,438
  • Insurance (STR-rated)$2,219

Cash needed to close

  • Purchase price (all cash)$435,000
  • Closing costs (4.0%)$17,400
  • Furnishing (conveyed with the sale)$0

Tax savings if the STR loophole applies

  • Tax shield @ 32%$26,752

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

$349,000

Short-life (5/15-yr)

$83,000 · 24%

Year-1 deduction

$84,000

Year-1 tax shield @ 32%

$27,000

Land 20% (county tax record, assessed value split) · building $267,000 over 39 years

Based on: 1,088 sq ft, built 1973, 2 bd / 2 ba, furnished, listing features (deck, fireplace, stone counters, flooring types, appliance list).

IRS-guide safe-harbor floor: $50,000 in year 1 (14% short-life, $16,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$82,700

  • Kitchen cabinetsdefault

    $8,200 new × 40% good × 4.28 allocation

    $14,000

  • Kitchen countertops (stone)listing

    $8,400 new × 40% good × 4.28 allocation

    $14,300

  • Decorative trimdefault

    $1,900 new × 40% good × 4.28 allocation

    $3,300

  • Mirrorsdefault

    $300 new × 40% good × 4.28 allocation

    $500

  • Shelvingdefault

    $900 new × 40% good × 4.28 allocation

    $1,500

  • Window coverings (11)default

    $2,800 new × 40% good × 4.28 allocation

    $4,700

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

    $7,000 new × 40% good × 4.28 allocation

    $12,000

  • Kitchen & laundry equipment plumbingdefault

    $6,400 new × 40% good × 4.28 allocation

    $10,900

  • Kitchen, laundry & data equipment electricaldefault

    $3,800 new × 40% good × 4.28 allocation

    $6,600

  • Appliances (range, dishwasher, refrigerator)listing

    $5,000 new × 40% good × 4.28 allocation

    $8,600

  • Furniture conveyed with the sale (used)listing

    $16,000 new × 40% good · out of the price

    $6,400
Building, 39-year$266,500

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

    $117,700 new × 40% good × 4.28 allocation

    $201,300

  • Building plumbing & fixturesdefault

    $12,200 new × 40% good × 4.28 allocation

    $20,800

  • Building electrical & lightingdefault

    $11,100 new × 40% good × 4.28 allocation

    $18,900

  • HVACdefault

    $12,300 new × 40% good × 4.28 allocation

    $21,000

  • Fireplacelisting

    $2,600 new × 40% good × 4.28 allocation

    $4,500

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$82,700$0$900$83,600
2$0$0$6,800$6,800
3$0$0$6,800$6,800
4$0$0$6,800$6,800
5$0$0$6,800$6,800
6+$0$0$238,300$238,300
Total$82,700$0$266,500$349,300

The building's share of the price ($343,000) is 4.3x our depreciated replacement cost of the home ($80,000). 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.