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38605 Big Bear

38605 Big Bear

Big Bear Lake, CA 92315

$499,999

2 bd · 1.5 ba · 1,020 sqft · Listed 1d ago

View on Realtor.com →
Low confidence

Year built

1980

Sqft

1,020

Lot sqft

5,702

HOA / mo

$0

Furnished

No

List date

2026-09-30T21:47:59.000000Z

Revenue

Annual revenue

$30,764

ADR

$278

Occupancy

30%

Cleaning fees (12 mo)

$5,172

Confidence

Low (35.48), 44 comps

Comp revenue range (p25 / median / p75)

$16,880$23,032$32,237

  • Castle Rock Cabin #178

    Vacation home · 2 bd · 1 ba · sleeps 4 · 420 ft

    Revenue $68,426ADR $745Occ ≈ 25%—

    Booking

  • Castle Rock Cabin #1 ~ Comfortable cabin with modern amenities and deck - near hiking and lake

    Vacation home · 2 bd · 2 ba · sleeps 4 · 420 ft

    Revenue $58,659ADR $801Occ ≈ 20%4.5★ (1)

    Booking

  • Castle Rock Cabin at Big Bear- Walk to Hiking

    Cabin · 2 bd · 1.5 ba · sleeps 4 · 436 ft

    Revenue $19,372ADR $504Occ ≈ 11%3.8★ (8)

    AirbnbVrboBooking

  • Boulder Bay Nest

    House · 2 bd · 1 ba · sleeps 5 · 512 ft

    Revenue $2,274ADR $175Occ ≈ 4%3★ (2)

    Airbnb

  • 1940's Original Lakeside Vintage Cabin ON the Lake

    Cabin · 2 bd · 1 ba · sleeps 4 · 0.1 mi

    Revenue $58,900ADR $176Occ ≈ 92%5★ (380)

    Airbnb

  • Fall is here! Family time with Lake, Kayaking, BBQ

    Cabin · 2 bd · 1 ba · sleeps 5 · 0.2 mi

    Revenue $873ADR $291Occ ≈ 1%4.8★ (9)

    AirbnbVrbo

  • Cozy Cabin by Boulder Bay

    Cabin · 2 bd · 2 ba · sleeps 4 · 0.2 mi

    Revenue $7,509ADR $176Occ ≈ 12%4.6★ (5)

    Airbnb

  • *Cove Lakeview*Boulder Bay Chalet*Views*Hiking*

    Cabin · 2 bd · 1.5 ba · sleeps 8 · 0.2 mi

    Revenue $62,972ADR $535Occ ≈ 32%4.4★ (53)

    AirbnbVrbo

  • Cove lakeview cabin #2064

    Vacation home · 2 bd · 1 ba · sleeps 8 · 0.2 mi

    Revenue $32,190ADR $346Occ ≈ 25%—

    Booking

  • Home in big bear Lake just top floor

    House · 2 bd · 1.5 ba · sleeps 6 · 0.3 mi

    Revenue $6,738ADR $243Occ ≈ 8%4.5★ (2)

    Airbnb

Show all 44 comps

  • Close to Lake! Game Room! Hot Tub! Lake Views!

    House · 2 bd · 2 ba · sleeps 7 · 0.3 mi

    Revenue $60,239ADR $351Occ ≈ 47%4.8★ (140)

    AirbnbVrbo

  • Relaxing Cabin Steps from Lake & Trails

    Cabin · 2 bd · 1.5 ba · sleeps 4 · 0.4 mi

    Revenue $24,256ADR $218Occ ≈ 30%4.1★ (13)

    AirbnbVrboBooking

  • Three Bear Cabin

    Cabin · 2 bd · 1.5 ba · sleeps 4 · 0.6 mi

    Revenue $39,156ADR $221Occ ≈ 49%5★ (118)

    Airbnb

  • Lake View+Game Room! Fire Pit! Walk to Boulder Bay

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.6 mi

    Revenue $21,350ADR $415Occ ≈ 14%5★ (7)

    AirbnbVrboBooking

  • Bayview Cottage-Studio McGee inspired near lake

    House · 2 bd · 1.5 ba · sleeps 6 · 0.6 mi

    Revenue $46,330ADR $290Occ ≈ 44%5★ (72)

    Airbnb

  • Boulder Bay Fun Retreat, Steps to the Lake & SPA

    Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 0.6 mi

    Revenue $28,303ADR $178Occ ≈ 44%4.9★ (133)

    AirbnbVrbo

  • Mountain Charm! Condo Steps from Boulder Bay

    Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 0.6 mi

    Revenue $2,978ADR $221Occ ≈ 4%3.7★ (6)

    AirbnbVrboBooking

  • Blissful Bay Cabin

    Vacation home · 2 bd · 2 ba · sleeps 4 · 0.6 mi

    Revenue $23,214ADR $257Occ ≈ 25%5★ (2)

    Booking

  • 2BR Blissful Lake View Cabin - Block 2 Boulder Bay

    Cabin · 2 bd · 2 ba · sleeps 4 · 0.6 mi

    Revenue $20,973ADR $231Occ ≈ 25%5★ (30)

    AirbnbVrbo

  • Mary's Lake Cabin: Near Lake and Boulder Bay Park!

    House · 2 bd · 2.5 ba · sleeps 7 · 0.6 mi

    Revenue $28,769ADR $236Occ ≈ 33%4.3★ (60)

    AirbnbVrbo

  • Lakeside Escape Condo - 2BR/2BA/Walk to Lake

    Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 0.7 mi

    Revenue $21,867ADR $283Occ ≈ 21%4★ (1)

    AirbnbBooking

  • Steps to Lake. Close to Village and Spa. Pool/Spa

    Condominium (condo) · 2 bd · 2 ba · sleeps 5 · 0.7 mi

    Revenue $26,682ADR $192Occ ≈ 38%4.8★ (339)

    AirbnbVrbo

  • Modern Farmhouse Condo steps from Lake | Jacuzzi

    Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 0.7 mi

    Revenue $27,537ADR $203Occ ≈ 37%4.9★ (374)

    Airbnb

  • Little Boulder Lakehouse

    Cabin · 2 bd · 1 ba · sleeps 5 · 0.7 mi

    Revenue $59,040ADR $224Occ ≈ 72%5★ (266)

    AirbnbVrbo

  • Lakeside Condo 2B/2B - Jacuzzi, 3mi to slopes

    Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 0.7 mi

    Revenue $21,593ADR $221Occ ≈ 27%4.9★ (387)

    Airbnb

  • Blue Jay Getaway #2082 by Big Bear Vacations

    Apartment · 2 bd · 2 ba · sleeps 4 · 0.7 mi

    Revenue $9,922ADR $553Occ ≈ 5%—

    Booking

  • Boulder Bay Condo w/ Heated Pool & Views

    Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 0.7 mi

    Revenue $20,056ADR $278Occ ≈ 20%4.2★ (8)

    AirbnbVrboBooking

  • Big Bear Cabin w/ Large Fenced Yard & Fire Pit

    Cabin · 2 bd · 1.5 ba · sleeps 6 · 0.7 mi

    Revenue $17,862ADR $227Occ ≈ 22%4.7★ (26)

    AirbnbVrboBooking

  • Boulder Bay Getaway

    Vacation home · 2 bd · 1 ba · sleeps 5 · 0.7 mi

    Revenue $35,914ADR $226Occ ≈ 44%4★ (1)

    Booking

  • Casita Condo | Jacuzzi | 3mi to slopes

    Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 0.7 mi

    Revenue $32,378ADR $216Occ ≈ 41%5★ (198)

    Airbnb

  • Charming Condo W/ Pool, Hot Tub & Pet Friendly

    Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 0.7 mi

    Revenue $20,793ADR $237Occ ≈ 24%4.8★ (51)

    AirbnbVrboBooking

  • Boulder Bay Mountain View Getaway, Large Deck & AC

    Cabin · 2 bd · 1 ba · sleeps 5 · 0.7 mi

    Revenue $26,162ADR $192Occ ≈ 37%5★ (83)

    AirbnbVrbo

  • 2 Bedroom Cndo Big Bear Lake Boulder Bay 2ba 大雄湖月租

    Condominium (condo) · 2 bd · 2 ba · sleeps 5 · 0.7 mi

    Revenue $13,933ADR $61Occ ≈ 63%4.8★ (99)

    AirbnbVrbo

  • The best memories are made here.

    Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 0.7 mi

    Revenue $22,634ADR $245Occ ≈ 25%4.9★ (51)

    AirbnbVrbo

  • Blue Jay Lakeside Condo*Pool & Spa*Walk to Lake*

    Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 0.7 mi

    Revenue $9,730ADR $272Occ ≈ 10%4★ (24)

    AirbnbVrboBooking

  • Lakeside Haven: Walk to Park w/ Pool & Hot Tub

    Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 0.7 mi

    Revenue $8,211ADR $159Occ ≈ 14%4.4★ (22)

    AirbnbVrboBooking

  • Steps to Boulder Bay & 4.3 miles to Snow Summit

    Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 0.7 mi

    Revenue $19,916ADR $227Occ ≈ 24%5★ (27)

    AirbnbVrbo

  • Lakeside Lumberjack Lodge - Condo *Pool/Jacuzzi*

    Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 0.7 mi

    Revenue $27,300ADR $165Occ ≈ 45%4.9★ (229)

    Airbnb

  • Next to Lake. Close to Village and Slopes. BBQ.

    Condominium (condo) · 2 bd · 2 ba · sleeps 5 · 0.7 mi

    Revenue $22,852ADR $214Occ ≈ 29%4.8★ (233)

    AirbnbVrbo

  • Bearadise condo/free EV charge/lake beach/pool/spa

    Apartment · 2 bd · 2 ba · sleeps 4 · 0.7 mi

    Revenue $29,452ADR $128Occ ≈ 63%5★ (42)

    Airbnb

  • Retro Mountain Condo w/ Lake Views & Pool

    Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 0.7 mi

    Revenue $36,022ADR $167Occ ≈ 59%4.5★ (4)

    AirbnbBooking

  • Lakefront Complex + Heated Pool + Walk to Lake

    Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 0.7 mi

    Revenue $10,209ADR $304Occ ≈ 9%4.6★ (23)

    AirbnbVrboBooking

  • Lakeside Gem: Walk to Park w/ Hot Tub & Fireplace

    Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 0.8 mi

    Revenue $12,607ADR $264Occ ≈ 13%3.9★ (41)

    AirbnbVrboBooking

  • The Cozy Cottage Condo - Jacuzzi/3mi to slopes

    Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 0.8 mi

    Revenue $23,212ADR $246Occ ≈ 26%4.9★ (215)

    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

Financing
Management

Est. revenue

$30,764

NOI

$9,900

Cash flow /mo

$825

Cash needed

$535,999

Cash-on-cash (all cash)

1.8%

ROE (yr 1)

4.6%

Cap rate

2.0%

DSCR

—

Year-1 write-off

$160,574

Year-1 tax shield @ 32%

$51,384

Year-1 return on equity

  • Cash flow (annual)$9,900
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$15,000
ROE4.6%

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)$6,153
  • Platform fees (3% of revenue)$923
  • Maintenance / capex (5% of revenue)$1,538
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$6,768
  • Insurance (STR-rated)$2,550

Cash needed to close

  • Purchase price (all cash)$499,999
  • Closing costs (4.0%)$20,000
  • Furnishing (bought new)$16,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$51,384

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

$400,000

Short-life (5/15-yr)

$144,000 · 36%

Year-1 deduction

$161,000

Year-1 tax shield @ 32%

$51,000

Land 20% (county tax record, assessed value split) · building $256,000 over 39 years · new furniture $16,000

Based on: 1,020 sq ft, built 1980, 2 bd / 1.5 ba, unfurnished, listing features (deck, fence, fireplace, flooring types, appliance list).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $105,000 in year 1 (22% short-life, $34,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$90,800

  • Kitchen cabinetsdefault

    $8,000 new × 40% good × 4.38 allocation

    $14,100

  • Kitchen countertopsdefault

    $6,600 new × 40% good × 4.38 allocation

    $11,500

  • Decorative trimdefault

    $1,800 new × 40% good × 4.38 allocation

    $3,100

  • Mirrorsdefault

    $200 new × 40% good × 4.38 allocation

    $300

  • Shelvingdefault

    $900 new × 40% good × 4.38 allocation

    $1,600

  • Window coverings (10)default

    $2,500 new × 40% good × 4.38 allocation

    $4,400

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

    $6,600 new × 40% good × 4.38 allocation

    $11,500

  • Kitchen & laundry equipment plumbingdefault

    $6,300 new × 40% good × 4.38 allocation

    $11,000

  • Kitchen, laundry & data equipment electricaldefault

    $3,800 new × 40% good × 4.38 allocation

    $6,600

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

    $6,100 new × 40% good × 4.38 allocation

    $10,700

  • Furniture bought newlisting

    $16,000 new × 100% good · bought separately

    $16,000
15-year land improvements$69,000

  • Paving: driveway & walks (paved)listing

    $6,600 new × 50% good × 4.38 allocation

    $14,500

  • Landscaping (typical)default

    $6,400 new × 50% good × 4.38 allocation

    $14,000

  • Patiosdefault

    $1,000 new × 50% good × 4.38 allocation

    $2,200

  • Decks & porches (attached)listing

    $11,500 new × 50% good × 4.38 allocation

    $25,200

  • Fencinglisting

    $6,000 new × 50% good × 4.38 allocation

    $13,200
Building, 39-year$256,200

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

    $110,400 new × 40% good × 4.38 allocation

    $193,600

  • Building plumbing & fixturesdefault

    $11,400 new × 40% good × 4.38 allocation

    $20,000

  • Building electrical & lightingdefault

    $10,200 new × 40% good × 4.38 allocation

    $17,900

  • HVACdefault

    $11,500 new × 40% good × 4.38 allocation

    $20,100

  • Fireplacelisting

    $2,600 new × 40% good × 4.38 allocation

    $4,600

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$90,800$69,000$800$160,600
2$0$0$6,600$6,600
3$0$0$6,600$6,600
4$0$0$6,600$6,600
5$0$0$6,600$6,600
6+$0$0$229,100$229,100
Total$90,800$69,000$256,200$416,000

The building's share of the price ($400,000) is 4.4x our depreciated replacement cost of the home ($91,000). 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, 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.