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Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 15) + 0.75% investor premium

1062 Fawnskin Dr

1062 Fawnskin Dr

Fawnskin, CA 92333

$559,000

6 bd · 4 ba · 2,623 sqft · Listed 1d ago

View on Realtor.com →
Negative cash flow

Year built

1936

Sqft

2,623

Lot sqft

23,570

HOA / mo

$0

Furnished

No

List date

2026-10-21T18:19:53.000000Z

Revenue

Annual revenue

$61,332

ADR

$460

Occupancy

37%

Cleaning fees (12 mo)

$12,933

Confidence

Low (51.6), 8 comps

Comp revenue range (p25 / median / p75)

$33,464$60,167$66,913

Few similar-size comps were found, so all comps are shown.

Median revenue of shown comps: $60,167

  • Fawnskin Fantasy

    House · 5 bd · 3 ba · sleeps 10 · 0.1 mi

    Revenue $16,982ADR $670Occ ≈ 7%—

    Delisted

  • Walk 2 Lake, Lake Views, HotTub & Game Room

    House · 6 bd · 3.5 ba · sleeps 12 · 0.1 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +6

    Revenue $98,712ADR $791Occ ≈ 34%4.7★ (53)

    Airbnb

  • Cozy Lakeview Hideaway | Stunning Lake Views | Game Room, EV Charger | Fawnskin, Big Bear

    Chalet · 5 bd · 4 ba · sleeps 10 · 0.2 mi

    Revenue $57,925ADR $921Occ ≈ 17%—

    Booking

  • Lakefront Big Bear | 6BR, Game Room, Views & AC

    House · 6 bd · 3.5 ba · sleeps 10 · 0.2 mi

    Revenue $62,408ADR $951Occ ≈ 18%4★ (9)

    AirbnbBooking

  • Solstice Shores Chalet, Spa, Forest & Lake Views

    House · 5 bd · 3.5 ba · sleeps 12 · 0.3 mi

    • Hot tub
    • Free parking
    • Pets OK
    • Wifi
    • +4

    Revenue $68,809ADR $458Occ ≈ 41%5★ (33)

    AirbnbVrbo

  • North Shore Chalet | Lake View + Spa + Game Rooms!

    House · 5 bd · 3 ba · sleeps 10 · 0.3 mi

    Revenue $66,281ADR $437Occ ≈ 42%4.7★ (68)

    AirbnbBooking

  • On Big Bear Lake-Oso Grande Lodge

    House · 5 bd · 4 ba · sleeps 10 · 0.4 mi

    • Hot tub
    • Free parking
    • Pets OK
    • Wifi
    • +4

    Revenue $28,287ADR $615Occ ≈ 13%4.9★ (12)

    AirbnbVrbo

  • The Historic Gold Pan Retreat

    Cabin · 7 bd · 3 ba · sleeps 16 · 0.5 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +3

    Revenue $35,189ADR $584Occ ≈ 17%4.8★ (14)

    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

Financing
Management
Term

Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 15) + 0.75% investor premium

Est. revenue

$61,332

NOI

$30,959

Cash flow /mo

-$540

Cash needed

$192,110

Cash-on-cash

-3.4%

ROE (yr 1)

7.1%

Cap rate

5.5%

DSCR

0.83

Year-1 write-off

$116,690

Year-1 tax shield @ 32%

$37,341

Year-1 return on equity

  • Cash flow (annual)-$6,484
  • Principal paydown$3,399
  • Appreciation at%$16,770
ROE7.1%

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)$12,266
  • Platform fees (3% of revenue)$1,840
  • Maintenance / capex (5% of revenue)$3,067
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$6,988
  • Insurance (STR-rated)$2,851

Cash needed to close

  • Down payment (25%)$139,750
  • Closing costs (4.0%)$22,360
  • Furnishing (bought new)$30,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$37,341

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

$376,000

Short-life (5/15-yr)

$86,000 · 23%

Year-1 deduction

$117,000

Year-1 tax shield @ 32%

$37,000

Land 33% (county tax record, assessed value split) · building $289,000 over 39 years · new furniture $30,000

Based on: 2,623 sq ft, built 1936, 6 bd / 4 ba, unfurnished, listing features (patio, fence, fireplace, flooring types, appliance list).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $93,000 in year 1 (17% short-life, $30,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$77,600

  • Kitchen cabinetsdefault

    $11,500 new × 40% good × 1.88 allocation

    $8,700

  • Kitchen countertopsdefault

    $9,400 new × 40% good × 1.88 allocation

    $7,100

  • Decorative trimdefault

    $4,600 new × 40% good × 1.88 allocation

    $3,500

  • Mirrorsdefault

    $600 new × 40% good × 1.88 allocation

    $500

  • Shelvingdefault

    $2,100 new × 40% good × 1.88 allocation

    $1,600

  • Window coverings (26)default

    $6,500 new × 40% good × 1.88 allocation

    $4,900

  • Carpet, vinyl & laminate (50% of floors)listing

    $8,400 new × 40% good × 1.88 allocation

    $6,300

  • Kitchen & laundry equipment plumbingdefault

    $9,000 new × 40% good × 1.88 allocation

    $6,800

  • Kitchen, laundry & data equipment electricaldefault

    $5,400 new × 40% good × 1.88 allocation

    $4,100

  • Appliances (range, microwave, dishwasher, refrigerator)listing

    $5,700 new × 40% good × 1.88 allocation

    $4,300

  • Furniture bought newlisting

    $30,000 new × 100% good · bought separately

    $30,000
15-year land improvements$38,700

  • Paving: driveway & walks (paved)default

    $10,600 new × 50% good × 1.88 allocation

    $10,000

  • Landscaping (typical)default

    $10,200 new × 50% good × 1.88 allocation

    $9,600

  • Patioslisting

    $11,800 new × 50% good × 1.88 allocation

    $11,100

  • Decks & porches (attached)default

    $2,600 new × 50% good × 1.88 allocation

    $2,400

  • Fencinglisting

    $6,000 new × 50% good × 1.88 allocation

    $5,600
Building, 39-year$289,200

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

    $283,900 new × 40% good × 1.88 allocation

    $213,500

  • Building plumbing & fixturesdefault

    $29,600 new × 40% good × 1.88 allocation

    $22,200

  • Building electrical & lightingdefault

    $30,500 new × 40% good × 1.88 allocation

    $22,900

  • HVACdefault

    $29,500 new × 40% good × 1.88 allocation

    $22,200

  • Hardwood & tile floorsdefault

    $8,400 new × 40% good × 1.88 allocation

    $6,300

  • Fireplacelisting

    $2,600 new × 40% good × 1.88 allocation

    $2,000

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$77,600$38,700$300$116,700
2$0$0$7,400$7,400
3$0$0$7,400$7,400
4$0$0$7,400$7,400
5$0$0$7,400$7,400
6+$0$0$259,200$259,200
Total$77,600$38,700$289,200$405,600

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, 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.