612 Timber Ln
Big Bear Lake, CA 92315
$975,000
5 bd · 3 ba · 2,403 sqft · Listed 6d ago
View on Realtor.com →Year built
1970
Sqft
2,403
Lot sqft
9,801
HOA / mo
$0
Furnished
Yes
List date
2026-11-06T02:06:22.000000Z
Revenue
Annual revenue
$56,046
ADR
$596
Occupancy
26%
Cleaning fees (12 mo)
$7,753
Confidence
Low (47.5), 14 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $110,997
House In the heart of Big Bear Lake
House · 5 bd · 3 ba · sleeps 14 · 20 ft
- Hot tub
- Free parking
- Pets OK
- Wifi
- +5
Revenue $17,356ADR $934Occ ≈ 5%4.8★ (4)
Stylish Big Bear Lake Home
House · 5 bd · 3 ba · sleeps 14 · 0.1 mi
Revenue $39,772ADR $601Occ ≈ 18%4.8★ (111)
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
House In the heart of Big Bear Lake House
| 5 bd · 3 ba · sleeps 14 | $17,356 | $934 | 5% | 4.8★ (4) | 20 ft | Airbnb |
Stylish Big Bear Lake Home House | 5 bd · 3 ba · sleeps 14 | $39,772 | $601 | 18% | 4.8★ (111) | 0.1 mi | Delisted |
Lakefront Paradise | Dock | Hot Tub | Game Room House
| 5 bd · 3 ba · sleeps 14 | $127,484 | $905 | 39% | 5★ (52) | 0.2 mi | AirbnbVrbo |
New! Bearadise ~ Boulder Bay Lodge w/ private dock Cabin
| 5 bd · 3.5 ba · sleeps 14 | $106,589 | $630 | 46% | 4.1★ (54) | 0.3 mi | AirbnbVrbo |
Luxury Lakefront! HOT TUB! Pool Table! EV Charger! House
| 5 bd · 3.5 ba · sleeps 12 | $121,895 | $725 | 46% | 4.7★ (35) | 0.3 mi | AirbnbVrbo |
Flapjacks and Lumberjacks: Theater Room! Foosball! House
| 5 bd · 4 ba · sleeps 16 | $107,058 | $793 | 37% | 4.8★ (56) | 0.4 mi | AirbnbVrbo |
Shore to Please: Spa!Volleyball Court!Private Dock House
| 5 bd · 3 ba · sleeps 15 | $171,943 | $1,253 | 38% | 4.3★ (30) | 0.6 mi | AirbnbVrbo |
Lakefront! Gorgeous Views! Game Room! Hot Tub! House
| 5 bd · 3 ba · sleeps 16 | $110,997 | $926 | 33% | 4.7★ (121) | 0.6 mi | AirbnbVrbo |
Living The Dream:High End Home! Gameroom! Spa! House
| 5 bd · 3.5 ba · sleeps 14 | $125,763 | $803 | 43% | 4.8★ (43) | 0.8 mi | 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
Rate 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium
Est. revenue
$56,046
NOI
$20,456
Cash flow /mo
-$3,625
Cash needed
$282,750
Cash-on-cash
-15.4%
ROE (yr 1)
-2.9%
Cap rate
2.1%
DSCR
0.32
Year-1 write-off
$194,459
Year-1 tax shield @ 32%
$62,227
Year-1 return on equity
- Cash flow (annual)-$43,505
- Principal paydown$6,194
- Appreciation at%$29,250
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)$11,209
- Platform fees (3% of revenue)$1,681
- Maintenance / capex (5% of revenue)$2,802
- Utilities & supplies$4,200
- HOA$0
- Property tax$12,188
- Insurance (STR-rated)$4,973
Cash needed to close
- Down payment (25%)$243,750
- Closing costs (4.0%)$39,000
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$62,227
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
$783,000
Short-life (5/15-yr)
$194,000 · 25%
Year-1 deduction
$194,000
Year-1 tax shield @ 32%
$62,000
Land 20% (county tax record, assessed value split) · building $589,000 over 39 years
Based on: 2,403 sq ft, built 1970, 5 bd / 3 ba, furnished, listing features (hot tub, patio, game room, fireplace, stone counters, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $142,000 in year 1 (18% short-life, $45,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $18,400
Kitchen cabinetsdefault
$11,100 new × 40% good × 4.16 allocation
- $18,800
Kitchen countertops (stone)listing
$11,300 new × 40% good × 4.16 allocation
- $7,000
Decorative trimdefault
$4,200 new × 40% good × 4.16 allocation
- $700
Mirrorsdefault
$500 new × 40% good × 4.16 allocation
- $3,000
Shelvingdefault
$1,800 new × 40% good × 4.16 allocation
- $10,000
Window coverings (24)default
$6,000 new × 40% good × 4.16 allocation
- $10,300
Carpet, vinyl & laminate (40% of floors)default
$6,200 new × 40% good × 4.16 allocation
- $14,300
Kitchen & laundry equipment plumbingdefault
$8,600 new × 40% good × 4.16 allocation
- $8,700
Kitchen, laundry & data equipment electricaldefault
$5,200 new × 40% good × 4.16 allocation
- $5,800
Appliances (range, microwave, dishwasher)listing
$3,500 new × 40% good × 4.16 allocation
- $15,000
Hot tub (freestanding)listing
$9,000 new × 40% good × 4.16 allocation
- $10,600
Furniture conveyed with the sale (used)listing
$26,500 new × 40% good · out of the price
- $2,400
Game-room equipment (used)listing
$6,000 new × 40% good · out of the price
- $21,100
Paving: driveway & walks (paved)default
$10,200 new × 50% good × 4.16 allocation
- $20,300
Landscaping (typical)default
$9,800 new × 50% good × 4.16 allocation
- $22,500
Patioslisting
$10,800 new × 50% good × 4.16 allocation
- $4,900
Decks & porches (attached)default
$2,400 new × 50% good × 4.16 allocation
- $432,900
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$260,300 new × 40% good × 4.16 allocation
- $45,000
Building plumbing & fixturesdefault
$27,100 new × 40% good × 4.16 allocation
- $46,100
Building electrical & lightingdefault
$27,700 new × 40% good × 4.16 allocation
- $45,000
HVACdefault
$27,100 new × 40% good × 4.16 allocation
- $15,400
Hardwood & tile floorsdefault
$9,300 new × 40% good × 4.16 allocation
- $4,400
Fireplacelisting
$2,600 new × 40% good × 4.16 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $125,000 | $68,900 | $600 | $194,500 |
| 2 | $0 | $0 | $15,100 | $15,100 |
| 3 | $0 | $0 | $15,100 | $15,100 |
| 4 | $0 | $0 | $15,100 | $15,100 |
| 5 | $0 | $0 | $15,100 | $15,100 |
| 6+ | $0 | $0 | $527,800 | $527,800 |
| Total | $125,000 | $68,900 | $588,800 | $782,600 |
The building's share of the price ($770,000) is 4.2x our depreciated replacement cost of the home ($185,000). 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.