777 Iris Dr
Big Bear Lake, CA 92315
$439,000
2 bd · 1 ba · 1,095 sqft · Listed 50d ago
View on Realtor.com →Year built
1973
Sqft
1,095
Lot sqft
8,799
HOA / mo
$0
Furnished
No
List date
2026-09-24T21:17:55.000000Z
Revenue
Annual revenue
$30,091
ADR
$276
Occupancy
30%
Cleaning fees (12 mo)
$5,568
Confidence
Low (28.94), 49 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $23,803
Lucky Bear Cabin
Vacation home · 2 bd · 1 ba · sleeps 5 · 13 ft
Revenue $33,336ADR $268Occ ≈ 34%4★ (1)
Big Bear Lake Charming Cabin
House · 2 bd · 1 ba · sleeps 5 · 262 ft
- Free parking
- Wifi
- Kitchen
- Washer
Revenue $17,502ADR $212Occ ≈ 23%4.9★ (166)
Meadow-Front Metcalf Bay Cabin | Hot Tub, Air Hockey, Firepit & Lake Views
Cabin · 2 bd · 1 ba · sleeps 4 · 0.1 mi
Revenue $29,098ADR $555Occ ≈ 14%5★ (0)
Delisted
Meadow-Front Metcalf Bay Gem #542
Vacation home · 2 bd · 1 ba · sleeps 4 · 0.1 mi
Revenue $59,749ADR $1,123Occ ≈ 15%—
Meadow-Front Metcalf Bay Cabin Hot Tub, Air Hockey, Firepit & Lake Views
Vacation home · 2 bd · 1 ba · sleeps 4 · 0.1 mi
Revenue $40,166ADR $912Occ ≈ 12%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Lucky Bear Cabin Vacation home | 2 bd · 1 ba · sleeps 5 | $33,336 | $268 | 34% | 4★ (1) | 13 ft | Booking |
Massive Mtn View Deck at Lucky Bear - Hot Tub, AC! Cabin
| 2 bd · 1 ba · sleeps 5 | $32,755 | $265 | 34% | 4.7★ (68) | 26 ft | AirbnbVrbo |
Big Bear Lake Charming Cabin House
| 2 bd · 1 ba · sleeps 5 | $17,502 | $212 | 23% | 4.9★ (166) | 262 ft | Vrbo |
Cabin in Big Bear near Village, Lake, Ski Resort Cabin
| 2 bd · 1 ba · sleeps 6 | $21,549 | $307 | 19% | 5★ (57) | 0.1 mi | AirbnbBooking |
JuniperLodge: Modern Fam-Friendly Cabin w Hot Tub Cabin
| 2 bd · 1 ba · sleeps 5 | $47,831 | $301 | 44% | 5★ (49) | 0.1 mi | AirbnbVrbo |
Meadow-Front Metcalf Bay Cabin | Hot Tub, Air Hockey, Firepit & Lake Views Cabin | 2 bd · 1 ba · sleeps 4 | $29,098 | $555 | 14% | 5★ (0) | 0.1 mi | Delisted |
Meadow-Front Metcalf Bay Gem #542 Vacation home | 2 bd · 1 ba · sleeps 4 | $59,749 | $1,123 | 15% | — | 0.1 mi | Booking |
Meadow-Front Metcalf Bay Cabin Hot Tub, Air Hockey, Firepit & Lake Views Vacation home | 2 bd · 1 ba · sleeps 4 | $40,166 | $912 | 12% | — | 0.1 mi | Booking |
Alpine Cabin | BBQ, Fully Fenced, Pet Friendly Cabin
| 2 bd · 1 ba · sleeps 4 | $40,291 | $182 | 61% | 4.9★ (45) | 0.1 mi | AirbnbVrbo |
Meadow-Front Metcalf Bay Cabin | Hot Tub, Games Cabin | 2 bd · 1 ba · sleeps 4 | $39,623 | $594 | 18% | 4.7★ (15) | 0.1 mi | AirbnbBooking |
Show 37 more
✧ Modern, Cozy and Child/Pet Friendly A-FRAME! ✧
Cabin · 2 bd · 1 ba · sleeps 5 · 0.2 mi
Revenue $18,984ADR $299Occ ≈ 17%5★ (210)
Delisted
Big Bear Cabin | Pool | Pet-Friendly | Sleeps 8
Cabin · 2 bd · 1 ba · sleeps 8 · 0.2 mi
- Pool
- Free parking
- Pets OK
- Wifi
- +1
Revenue $1,536ADR $192Occ ≈ 2%—
Family Cabin in Big Bear | King+2 Queens | Porch
Cabin · 2 bd · 1 ba · sleeps 7 · 0.2 mi
Revenue $1,197ADR $149Occ ≈ 2%—
Delisted
Big Bear Family Cabin | Bunk Room | Sleeps 7
Cabin · 2 bd · 1 ba · sleeps 7 · 0.2 mi
- Pool
- Free parking
- Pets OK
- Wifi
- +1
Revenue $722ADR $180Occ ≈ 1%4★ (1)
Adventure Cabin in Big Bear | Bunk Room | Sleeps 6
Cabin · 2 bd · 1 ba · sleeps 6 · 0.2 mi
- Pool
- Free parking
- Pets OK
- Wifi
- +1
Revenue $312ADR $156Occ ≈ 1%—
Mountain Lodge Retreat | 2BR | Smart TV |Sleeps 6
Cabin · 2 bd · 1 ba · sleeps 6 · 0.2 mi
Revenue $252ADR $126Occ ≈ 1%—
Delisted
Bear Loft Haven
Apartment · 2 bd · 1 ba · sleeps 6 · 0.2 mi
Revenue $562ADR $281Occ ≈ 1%2★ (1)
Delisted
Cozy Hideaway
House · 2 bd · 1 ba · sleeps 5 · 0.2 mi
- Hot tub
- Free parking
- Pets OK
- Wifi
- +3
Revenue $23,803ADR $194Occ ≈ 34%4.8★ (47)
Hot Tub, Near Village/Lake, Pet Friendly
Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi
- Hot tub
- Free parking
- Pets OK
- Wifi
- +3
Revenue $656ADR $218Occ ≈ 1%—
Kelly's Kottage Big Bear Lake
Cabin · 2 bd · 1 ba · sleeps 6 · 0.2 mi
Revenue $25,281ADR $434Occ ≈ 16%4.6★ (0)
Delisted
Your Own Cabin - Blue Horizon Lodge Cabin 6
Cabin · 2 bd · 0 ba · sleeps 5 · 0.3 mi
- Free parking
- Wifi
- Kitchen
- Fireplace
Revenue $13,909ADR $319Occ ≈ 12%5★ (17)
Your Own Cabin - Blue Horizon Lodge Cabin 5
Cabin · 2 bd · 0 ba · sleeps 5 · 0.3 mi
- Free parking
- Wifi
- Kitchen
- Fireplace
Revenue $17,162ADR $340Occ ≈ 14%4.8★ (21)
House sleeps 8 - Blue Horizon Lodge Cabin 9
House · 2 bd · 0 ba · sleeps 8 · 0.3 mi
- Free parking
- Wifi
- Kitchen
Revenue $13,509ADR $465Occ ≈ 8%4.4★ (22)
Orchard Family Cabin Near Historic Big Bear Village Walk to Marina
Vacation home · 2 bd · 2 ba · sleeps 4 · 0.3 mi
Revenue $48,208ADR $420Occ ≈ 31%—
Orchard Family Cabin #2560
Vacation home · 2 bd · 2 ba · sleeps 4 · 0.3 mi
Revenue $54,886ADR $478Occ ≈ 31%—
Lazy Pines Cabin & Lake House
Cabin · 2 bd · 1 ba · sleeps 6 · 0.3 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +4
Revenue $27,768ADR $177Occ ≈ 43%4.8★ (37)
Luxury Retreat-HOT TUB-Near Village & Marina
Cabin · 2 bd · 2 ba · sleeps 7 · 0.3 mi
Revenue $1,895ADR $190Occ ≈ 3%2★ (1)
Delisted
Five Pines - Beautifully updated gambrel cabin with Hot Tub and Fenced Yard!
Vacation home · 2 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $36,970ADR $288Occ ≈ 35%5★ (1)
Cabin Rental | Mountain Getaway | Big Bear
Cabin · 2 bd · 1.5 ba · sleeps 6 · 0.4 mi
Revenue $16,262ADR $299Occ ≈ 15%1★ (1)
Delisted
cottage bigbear
Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $12,845ADR $244Occ ≈ 14%—
Delisted
#2 Large 2 room Suite w/kitchenette .With AC
Guest suite · 2 bd · 1 ba · sleeps 4 · 0.4 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $3,732ADR $284Occ ≈ 4%4.9★ (108)
Sugar Pine cabin walking distance to the lake
Cabin · 2 bd · 1 ba · sleeps 6 · 0.4 mi
Revenue $27,254ADR $547Occ ≈ 14%4.8★ (74)
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
✧ Modern, Cozy and Child/Pet Friendly A-FRAME! ✧ Cabin | 2 bd · 1 ba · sleeps 5 | $18,984 | $299 | 17% | 5★ (210) | 0.2 mi | Delisted |
Big Bear Cabin | Pool | Pet-Friendly | Sleeps 8 Cabin
| 2 bd · 1 ba · sleeps 8 | $1,536 | $192 | 2% | — | 0.2 mi | Airbnb |
Family Cabin in Big Bear | King+2 Queens | Porch Cabin | 2 bd · 1 ba · sleeps 7 | $1,197 | $149 | 2% | — | 0.2 mi | Delisted |
Big Bear Family Cabin | Bunk Room | Sleeps 7 Cabin
| 2 bd · 1 ba · sleeps 7 | $722 | $180 | 1% | 4★ (1) | 0.2 mi | Airbnb |
Adventure Cabin in Big Bear | Bunk Room | Sleeps 6 Cabin
| 2 bd · 1 ba · sleeps 6 | $312 | $156 | 1% | — | 0.2 mi | Airbnb |
Mountain Lodge Retreat | 2BR | Smart TV |Sleeps 6 Cabin | 2 bd · 1 ba · sleeps 6 | $252 | $126 | 1% | — | 0.2 mi | Delisted |
Bear Loft Haven Apartment | 2 bd · 1 ba · sleeps 6 | $562 | $281 | 1% | 2★ (1) | 0.2 mi | Delisted |
Jaybird Cabin - Hot Tub, Fenced Backyard, Dogs OK Cabin
| 2 bd · 1 ba · sleeps 4 | $3,451 | $181 | 5% | — | 0.2 mi | AirbnbVrbo |
Cozy Hideaway House
| 2 bd · 1 ba · sleeps 5 | $23,803 | $194 | 34% | 4.8★ (47) | 0.2 mi | Airbnb |
Blue Bear Lodge Cabin 1-Indulge In Mountain Modern Cabin
| 2 bd · 1 ba · sleeps 4 | $12,051 | $228 | 14% | 4.5★ (18) | 0.2 mi | AirbnbBooking |
Hot Tub, Near Village/Lake, Pet Friendly Cabin
| 2 bd · 2 ba · sleeps 6 | $656 | $218 | 1% | — | 0.2 mi | Airbnb |
Cozy Cabin w/ Hottub, Fireplace, & Yard for Pets House
| 2 bd · 1 ba · sleeps 4 | $41,352 | $215 | 53% | 5★ (122) | 0.2 mi | AirbnbVrbo |
Hot Tub Retreat Close to Slopes & Village, Hot Tub Cabin
| 2 bd · 1 ba · sleeps 4 | $51,270 | $327 | 43% | 4.5★ (73) | 0.2 mi | AirbnbVrboBooking |
Hot Tub, Near Village/Lake - Kelly's Kottage Cabin | 2 bd · 2 ba · sleeps 6 | $26,071 | $361 | 20% | 4.5★ (70) | 0.2 mi | AirbnbBooking |
Kelly's Kottage Big Bear Lake Cabin | 2 bd · 1 ba · sleeps 6 | $25,281 | $434 | 16% | 4.6★ (0) | 0.2 mi | Delisted |
Jaybird Cabin Cabin | 2 bd · 1 ba · sleeps 4 | $11,389 | $324 | 10% | 4.5★ (21) | 0.2 mi | Airbnb |
Your Own Cabin - Blue Horizon Lodge Cabin 6 Cabin
| 2 bd · 0 ba · sleeps 5 | $13,909 | $319 | 12% | 5★ (17) | 0.3 mi | Airbnb |
Your Own Cabin - Blue Horizon Lodge Cabin 5 Cabin
| 2 bd · 0 ba · sleeps 5 | $17,162 | $340 | 14% | 4.8★ (21) | 0.3 mi | Airbnb |
Teddy Bear Lodge: Rocky Mtn Log Home! Internet! House
| 2 bd · 2 ba · sleeps 5 | $34,490 | $216 | 44% | 4.8★ (94) | 0.3 mi | AirbnbVrbo |
House sleeps 8 - Blue Horizon Lodge Cabin 9 House
| 2 bd · 0 ba · sleeps 8 | $13,509 | $465 | 8% | 4.4★ (22) | 0.3 mi | Airbnb |
Orchard Family Cabin Near Historic Big Bear Village Walk to Marina Vacation home | 2 bd · 2 ba · sleeps 4 | $48,208 | $420 | 31% | — | 0.3 mi | Booking |
Orchard Family Cabin #2560 Vacation home | 2 bd · 2 ba · sleeps 4 | $54,886 | $478 | 31% | — | 0.3 mi | Booking |
Cozy Cabin w/ Hot Tub-Short Walk to Village & Lake Cabin
| 2 bd · 2 ba · sleeps 6 | $19,771 | $335 | 16% | 4.9★ (132) | 0.3 mi | AirbnbVrbo |
Lazy Pines Cabin & Lake House Cabin
| 2 bd · 1 ba · sleeps 6 | $27,768 | $177 | 43% | 4.8★ (37) | 0.3 mi | Airbnb |
Updated gambrel cabin with Hot Tub and Fenced Yard Cabin
| 2 bd · 2 ba · sleeps 6 | $19,906 | $319 | 17% | 4.5★ (22) | 0.3 mi | AirbnbVrbo |
Hot Tub! Fenced Yard! Near Lake! Outdoor Living! House
| 2 bd · 2 ba · sleeps 5 | $48,468 | $255 | 52% | 4.7★ (128) | 0.3 mi | AirbnbVrbo |
LUXURY RETREAT NEAR VILLAGE & MARINA Cabin
| 2 bd · 2 ba · sleeps 7 | $32,919 | $425 | 21% | 5★ (249) | 0.3 mi | AirbnbVrbo |
Charming Cabin Near Lake, Slopes & Village Cabin
| 2 bd · 1 ba · sleeps 4 | $27,974 | $288 | 27% | 4.6★ (76) | 0.3 mi | AirbnbVrboBooking |
Luxury Retreat-HOT TUB-Near Village & Marina Cabin | 2 bd · 2 ba · sleeps 7 | $1,895 | $190 | 3% | 2★ (1) | 0.3 mi | Delisted |
Whispering Pines Nook | BBQ and Deck House
| 2 bd · 1 ba · sleeps 4 | $7,949 | $175 | 12% | 5★ (3) | 0.3 mi | AirbnbVrboBooking |
Orchard Family Cabin | Walk to Lake/Village Home Cabin
| 2 bd · 2 ba · sleeps 4 | $36,194 | $360 | 28% | 4.9★ (21) | 0.3 mi | AirbnbVrbo |
Five Pines - Beautifully updated gambrel cabin with Hot Tub and Fenced Yard! Vacation home | 2 bd · 2 ba · sleeps 6 | $36,970 | $288 | 35% | 5★ (1) | 0.3 mi | Booking |
Cabin Rental | Mountain Getaway | Big Bear Cabin | 2 bd · 1.5 ba · sleeps 6 | $16,262 | $299 | 15% | 1★ (1) | 0.4 mi | Delisted |
cottage bigbear Cabin | 2 bd · 2 ba · sleeps 6 | $12,845 | $244 | 14% | — | 0.4 mi | Delisted |
#2 Large 2 room Suite w/kitchenette .With AC Guest suite
| 2 bd · 1 ba · sleeps 4 | $3,732 | $284 | 4% | 4.9★ (108) | 0.4 mi | Airbnb |
Private Cabin | Sleeps 8 | Game Room | BBQ House
| 2 bd · 2 ba · sleeps 8 | $30,793 | $263 | 32% | 4.9★ (62) | 0.4 mi | AirbnbVrboBooking |
Sugar Pine cabin walking distance to the lake Cabin | 2 bd · 1 ba · sleeps 6 | $27,254 | $547 | 14% | 4.8★ (74) | 0.4 mi | Delisted |
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
Est. revenue
$30,091
NOI
$10,398
Cash flow /mo
$866
Cash needed
$478,560
Cash-on-cash (all cash)
2.2%
ROE (yr 1)
4.9%
Cap rate
2.4%
DSCR
—
Year-1 write-off
$150,031
Year-1 tax shield @ 32%
$48,010
Year-1 return on equity
- Cash flow (annual)$10,398
- Principal paydown (n/a, cash)$0
- Appreciation at%$13,170
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)$6,018
- Platform fees (3% of revenue)$903
- Maintenance / capex (5% of revenue)$1,505
- Utilities & supplies$4,200
- HOA$0
- Property tax$5,488
- Insurance (STR-rated)$2,239
Cash needed to close
- Purchase price (all cash)$439,000
- Closing costs (4.0%)$17,560
- Furnishing (bought new)$22,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$48,010
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)
$127,000 · 36%
Year-1 deduction
$150,000
Year-1 tax shield @ 32%
$48,000
Land 20% (county tax record, assessed value split) · building $222,000 over 39 years · new furniture $22,000
Based on: 1,095 sq ft, built 1973, 2 bd / 1 ba, unfurnished, listing features (hot tub, deck, patio, game room, fireplace, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $103,000 in year 1 (23% short-life, $33,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $11,600
Kitchen cabinetsdefault
$8,200 new × 40% good × 3.54 allocation
- $9,500
Kitchen countertopsdefault
$6,700 new × 40% good × 3.54 allocation
- $2,700
Decorative trimdefault
$1,900 new × 40% good × 3.54 allocation
- $200
Mirrorsdefault
$200 new × 40% good × 3.54 allocation
- $1,300
Shelvingdefault
$900 new × 40% good × 3.54 allocation
- $3,900
Window coverings (11)default
$2,800 new × 40% good × 3.54 allocation
- $10,000
Carpet, vinyl & laminate (100% of floors)listing
$7,000 new × 40% good × 3.54 allocation
- $9,000
Kitchen & laundry equipment plumbingdefault
$6,400 new × 40% good × 3.54 allocation
- $5,500
Kitchen, laundry & data equipment electricaldefault
$3,900 new × 40% good × 3.54 allocation
- $6,600
Appliances (range, microwave, refrigerator)listing
$4,700 new × 40% good × 3.54 allocation
- $12,700
Hot tub (freestanding)listing
$9,000 new × 40% good × 3.54 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $12,100
Paving: driveway & walks (paved)listing
$6,900 new × 50% good × 3.54 allocation
- $11,700
Landscaping (typical)default
$6,600 new × 50% good × 3.54 allocation
- $8,700
Patioslisting
$4,900 new × 50% good × 3.54 allocation
- $21,800
Decks & porches (attached)listing
$12,300 new × 50% good × 3.54 allocation
- $167,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$118,600 new × 40% good × 3.54 allocation
- $17,400
Building plumbing & fixturesdefault
$12,300 new × 40% good × 3.54 allocation
- $15,800
Building electrical & lightingdefault
$11,200 new × 40% good × 3.54 allocation
- $17,500
HVACdefault
$12,300 new × 40% good × 3.54 allocation
- $3,700
Fireplacelisting
$2,600 new × 40% good × 3.54 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $95,000 | $54,300 | $700 | $150,000 |
| 2 | $0 | $0 | $5,700 | $5,700 |
| 3 | $0 | $0 | $5,700 | $5,700 |
| 4 | $0 | $0 | $5,700 | $5,700 |
| 5 | $0 | $0 | $5,700 | $5,700 |
| 6+ | $0 | $0 | $198,600 | $198,600 |
| Total | $95,000 | $54,300 | $222,100 | $371,400 |
The building's share of the price ($349,000) is 3.5x our depreciated replacement cost of the home ($99,000). 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.