1306 Balsam Dr
Big Bear Lake, CA 92315
$869,000
5 bd · 3 ba · 2,171 sqft · Listed 3d ago
View on Realtor.com →Year built
1995
Sqft
2,171
Lot sqft
7,579
HOA / mo
$0
Furnished
No
List date
2026-09-26T22:50:58.000000Z
Revenue
Annual revenue
$73,748
ADR
$672
Occupancy
30%
Cleaning fees (12 mo)
$11,664
Confidence
Low (49.89), 14 comps
Comp revenue range (p25 / median / p75)
New! Bearadise ~ Inspiration Chalet
Chalet · 5 bd · 4 ba · sleeps 12 · 0.5 mi
Revenue $51,987ADR $516Occ ≈ 28%4.8★ (32)
Black Diamond Vista ~ Dog-friendly - hot tub, decks, & mountain views - steps to slopes
Vacation home · 5 bd · 4 ba · sleeps 9 · 0.6 mi
Revenue $74,061ADR $891Occ ≈ 23%—
Sugarpines Big Bear Panoramic Ski Slope & Lake Views Walk to Slopes Private Sledding Hill
Vacation home · 5 bd · 4 ba · sleeps 10 · 0.6 mi
Revenue $40,015ADR $1,020Occ ≈ 11%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Starry Skye Chalet AFrame•Gym/Spa•Family Friendly Chalet | 5 bd · 4 ba · sleeps 15 | $65,079 | $816 | 22% | 5★ (21) | 0.1 mi | AirbnbVrbo |
Luxury 5700foot Mansion, Theater, on Golf Course House | 5 bd · 3.5 ba · sleeps 16 | $140,835 | $1,422 | 27% | 4.5★ (24) | 0.3 mi | AirbnbVrbo |
New! Bearadise ~ Inspiration Chalet Chalet | 5 bd · 4 ba · sleeps 12 | $51,987 | $516 | 28% | 4.8★ (32) | 0.5 mi | Airbnb |
Walk to Bear Mtn - Hot Tub- Sauna - 5BR Sleeps 16 House | 5 bd · 4 ba · sleeps 16 | $90,008 | $890 | 28% | 4.7★ (208) | 0.5 mi | AirbnbVrbo |
Luxury 5BR Hot Tub · Fire Pit · GameRoom Sleep 11 House | 5 bd · 3.5 ba · sleeps 11 | $63,722 | $816 | 21% | 4.9★ (174) | 0.5 mi | AirbnbVrbo |
5BR Cabin - Walk to Bear Mountain - Hot Tub House | 5 bd · 3 ba · sleeps 8 | $39,673 | $693 | 16% | 4.8★ (38) | 0.5 mi | AirbnbVrbo |
Black Diamond Vista ~ Dog-friendly - hot tub, decks, & mountain views - steps to slopes Vacation home | 5 bd · 4 ba · sleeps 9 | $74,061 | $891 | 23% | — | 0.6 mi | Booking |
Sugarpines Big Bear Panoramic Ski Slope & Lake Views Walk to Slopes Private Sledding Hill Vacation home | 5 bd · 4 ba · sleeps 10 | $40,015 | $1,020 | 11% | — | 0.6 mi | Booking |
Moonlight Mountain Retreat:HOT TUB! Foosball! House | 5 bd · 3.5 ba · sleeps 16 | $72,224 | $692 | 29% | 4.8★ (52) | 0.6 mi | AirbnbVrbo |
Custom 5BR Log Home | Hot Tub • Stunning Views Cabin | 5 bd · 3.5 ba · sleeps 12 | $132,567 | $640 | 57% | 4.9★ (89) | 0.6 mi | AirbnbVrbo |
Show all 14 comps
Near the Lake & Steps to Zoo | Hot Tub & Arcade
Cabin · 5 bd · 4 ba · sleeps 11 · 0.7 mi
Revenue $55,453ADR $552Occ ≈ 28%5★ (35)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Million Dollar View Cabin Ski Slope Views Hot Tub Cabin | 5 bd · 4 ba · sleeps 15 | $106,336 | $649 | 45% | 5★ (147) | 0.6 mi | AirbnbVrbo |
Slope View Chalet Cabin | 5 bd · 3.5 ba · sleeps 13 | $49,320 | $628 | 22% | 4.6★ (31) | 0.7 mi | AirbnbVrbo |
Best Views of fireworks! Spa, Theater, Pool Table Chalet | 5 bd · 3 ba · sleeps 16 | $14,969 | $1,116 | 4% | 4.7★ (134) | 0.7 mi | AirbnbVrbo |
Near the Lake & Steps to Zoo | Hot Tub & Arcade Cabin | 5 bd · 4 ba · sleeps 11 | $55,453 | $552 | 28% | 5★ (35) | 0.7 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
$73,748
NOI
$34,908
Cash flow /mo
-$1,774
Cash needed
$278,510
Cash-on-cash
-7.6%
ROE (yr 1)
3.8%
Cap rate
4.0%
DSCR
0.62
Year-1 write-off
$204,329
Year-1 tax shield @ 32%
$65,385
Year-1 return on equity
- Cash flow (annual)-$21,285
- Principal paydown$5,687
- Appreciation at%$26,070
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$14,750
- Platform fees (3% of revenue)$2,212
- Maintenance / capex (5% of revenue)$3,687
- Utilities & supplies$4,200
- HOA$0
- Property tax$10,863
- Insurance (STR-rated)$4,432
Cash needed to close
- Down payment (25%)$217,250
- Closing costs (4.0%)$34,760
- Furnishing (bought new)$26,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$65,385
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
$742,000
Short-life (5/15-yr)
$176,000 · 24%
Year-1 deduction
$204,000
Year-1 tax shield @ 32%
$65,000
Land 15% (county tax record, assessed value split) · building $566,000 over 39 years · new furniture $27,000
Based on: 2,171 sq ft, built 1995, 5 bd / 3 ba, unfurnished, listing features (deck, fireplace, stone counters, appliance list).
IRS-guide safe-harbor floor: $116,000 in year 1 (12% short-life, $37,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $16,200
Kitchen cabinetsdefault
$10,600 new × 40% good × 3.84 allocation
- $16,600
Kitchen countertops (stone)listing
$10,800 new × 40% good × 3.84 allocation
- $5,800
Decorative trimdefault
$3,800 new × 40% good × 3.84 allocation
- $700
Mirrorsdefault
$500 new × 40% good × 3.84 allocation
- $2,800
Shelvingdefault
$1,800 new × 40% good × 3.84 allocation
- $8,400
Window coverings (22)default
$5,500 new × 40% good × 3.84 allocation
- $8,600
Carpet, vinyl & laminate (40% of floors)default
$5,600 new × 40% good × 3.84 allocation
- $12,600
Kitchen & laundry equipment plumbingdefault
$8,200 new × 40% good × 3.84 allocation
- $7,600
Kitchen, laundry & data equipment electricaldefault
$5,000 new × 40% good × 3.84 allocation
- $9,400
Appliances (range, microwave, dishwasher, disposal, refrigerator)listing
$6,100 new × 40% good × 3.84 allocation
- $26,500
Furniture bought newlisting
$26,500 new × 100% good · bought separately
- $18,500
Paving: driveway & walks (paved)default
$9,700 new × 50% good × 3.84 allocation
- $17,800
Landscaping (typical)default
$9,300 new × 50% good × 3.84 allocation
- $4,100
Patiosdefault
$2,100 new × 50% good × 3.84 allocation
- $46,900
Decks & porches (attached)listing
$24,400 new × 50% good × 3.84 allocation
- $435,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$235,000 new × 48% good × 3.84 allocation
- $37,500
Building plumbing & fixturesdefault
$24,400 new × 40% good × 3.84 allocation
- $38,100
Building electrical & lightingdefault
$24,800 new × 40% good × 3.84 allocation
- $37,500
HVACdefault
$24,500 new × 40% good × 3.84 allocation
- $12,900
Hardwood & tile floorsdefault
$8,400 new × 40% good × 3.84 allocation
- $4,000
Fireplacelisting
$2,600 new × 40% good × 3.84 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $115,200 | $87,300 | $1,800 | $204,300 |
| 2 | $0 | $0 | $14,500 | $14,500 |
| 3 | $0 | $0 | $14,500 | $14,500 |
| 4 | $0 | $0 | $14,500 | $14,500 |
| 5 | $0 | $0 | $14,500 | $14,500 |
| 6+ | $0 | $0 | $505,900 | $505,900 |
| Total | $115,200 | $87,300 | $565,800 | $768,300 |
The building's share of the price ($742,000) is 3.8x our depreciated replacement cost of the home ($193,000). 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.