1290 Pigeon Rd
Fawnskin, CA 92315
$445,000
2 bd · 1 ba · Listed 1d ago
View on Realtor.com →Year built
1979
Sqft
—
Lot sqft
4,760
HOA / mo
None
Furnished
Yes
List date
2026-10-03T21:56:33.000000Z
Revenue
Annual revenue
$26,233
ADR
$183
Occupancy
39%
Cleaning fees (12 mo)
$5,406
Confidence
Low (33.99), 48 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $23,883
Treehouse by Bear Mountain Resort
House · 2 bd · 1 ba · sleeps 6 · 125 ft
Revenue $12,189ADR $332Occ ≈ 10%4.8★ (7)
The Modern Chalet one minute walk ski in
Cabin · 2 bd · 2 ba · sleeps 5 · 292 ft
Revenue $18,182ADR $197Occ ≈ 25%4.5★ (65)
The Bear X Chalet with a Game Room
Chalet · 2 bd · 2 ba · sleeps 5 · 299 ft
Revenue $28,878ADR $238Occ ≈ 33%4.7★ (140)
Game room chalet by Bear X
Cabin · 2 bd · 2 ba · sleeps 5 · 338 ft
Revenue $21,466ADR $165Occ ≈ 36%4.4★ (50)
NEW Bear Mountain Views | Hot Tub |BBQ | King Bed
Cabin · 2 bd · 1 ba · sleeps 4 · 407 ft
Revenue $9,838ADR $236Occ ≈ 11%4.8★ (12)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
*Best Views* Cabin | 2 bd · 1 ba · sleeps 6 | $12,267 | $82 | 41% | 4.6★ (12) | 62 ft | AirbnbVrbo |
Treehouse by Bear Mountain Resort House | 2 bd · 1 ba · sleeps 6 | $12,189 | $332 | 10% | 4.8★ (7) | 125 ft | Airbnb |
Treehouse by Bear Mountain Resort VRR-2026-0932 Cabin | 2 bd · 1 ba · sleeps 6 | $46,975 | $293 | 44% | 5★ (221) | 161 ft | AirbnbVrbo |
The Modern Chalet one minute walk ski in Cabin | 2 bd · 2 ba · sleeps 5 | $18,182 | $197 | 25% | 4.5★ (65) | 292 ft | Airbnb |
The Bear X Chalet with a Game Room Chalet | 2 bd · 2 ba · sleeps 5 | $28,878 | $238 | 33% | 4.7★ (140) | 299 ft | Airbnb |
Awesome View!modern decor Walk to Resort + Spa! Cabin | 2 bd · 2 ba · sleeps 5 | $31,274 | $233 | 37% | 4.8★ (130) | 328 ft | AirbnbVrbo |
Mountain charm chalet by Bear X Cabin | 2 bd · 2 ba · sleeps 5 | $19,865 | $210 | 26% | 4.4★ (60) | 338 ft | AirbnbVrbo |
Game room chalet by Bear X Cabin | 2 bd · 2 ba · sleeps 5 | $21,466 | $165 | 36% | 4.4★ (50) | 338 ft | Airbnb |
NEW Bear Mountain Views | Hot Tub |BBQ | King Bed Cabin | 2 bd · 1 ba · sleeps 4 | $9,838 | $236 | 11% | 4.8★ (12) | 407 ft | Airbnb |
Bear Meadow Woods Base Camp Ski Lift Condo Condominium (condo) | 2 bd · 2 ba · sleeps 6 | $9,882 | $383 | 7% | 4.5★ (11) | 420 ft | AirbnbVrbo |
Show 38 more
Bear meadow woods condo #2341
Vacation home · 2 bd · 2 ba · sleeps 6 · 436 ft
Revenue $24,606ADR $396Occ ≈ 17%—
The Cozy Chalet by Bear X
Cabin · 2 bd · 2 ba · sleeps 5 · 479 ft
Revenue $26,824ADR $231Occ ≈ 32%4.5★ (109)
Club view pines #2105
Vacation home · 2 bd · 1 ba · sleeps 4 · 486 ft
Revenue $59,686ADR $388Occ ≈ 42%3.8★ (2)
Bear X chalet walk to chair lift
Cabin · 2 bd · 2 ba · sleeps 5 · 0.1 mi
Revenue $7,366ADR $5,327Occ ≈ 0%4.3★ (50)
Cozy mountain getaway with private spa, BBQ, large deck, a short walk to slopes!
Cabin · 2 bd · 2 ba · sleeps 5 · 0.1 mi
Revenue $480ADR $160Occ ≈ 1%4.5★ (34)
Stylish Pet Friendly Cabin, Walk to the Slopes, Golf and Zoo
House · 2 bd · 2 ba · sleeps 4 · 0.2 mi
Revenue $20,136ADR $162Occ ≈ 34%5★ (2)
Cozy mountain getaway with private spa, BBQ, large deck, a short walk to slopes!
Cabin · 2 bd · 2 ba · sleeps 5 · 0.2 mi
Revenue $2,401ADR $184Occ ≈ 4%—
Ski Slope Chalet: AC! Hiking & Biking! Bring Pup!
Cabin · 2 bd · 1 ba · sleeps 5 · 0.2 mi
Revenue $22,803ADR $309Occ ≈ 20%5★ (44)
Moonridge Cabin | AC, Hot Tub, Firepit | Near Lake
Cabin · 2 bd · 1 ba · sleeps 5 · 0.2 mi
Revenue $45,414ADR $255Occ ≈ 49%5★ (55)
Beautiful spacious cabin with amazing views, BBQ, Hot Tub, a walk to ski slopes,
Cabin · 2 bd · 2 ba · sleeps 4 · 0.3 mi
Revenue $671ADR $183Occ ≈ 1%4.8★ (30)
Beautiful spacious cabin with amazing views, BBQ, Hot Tub, a walk to ski slopes,
Cabin · 2 bd · 2 ba · sleeps 4 · 0.3 mi
Revenue $2,488ADR $200Occ ≈ 3%—
Bear on the Run
House · 2 bd · 1.5 ba · sleeps 5 · 0.3 mi
Revenue $12,997ADR $230Occ ≈ 15%5★ (8)
Black Pine Cabin w/Jacuzzi, 5 min to Bear Mountain
Cabin · 2 bd · 2 ba · sleeps 5 · 0.3 mi
Revenue $24,174ADR $261Occ ≈ 25%5★ (85)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Bear meadow woods condo #2341 Vacation home | 2 bd · 2 ba · sleeps 6 | $24,606 | $396 | 17% | — | 436 ft | Booking |
Ski/Golf/Hike- Bear Mountain Resort Ski Haus Cabin Cabin | 2 bd · 1 ba · sleeps 4 | $64,384 | $323 | 55% | 4.3★ (47) | 449 ft | AirbnbVrboBooking |
The Cozy Chalet by Bear X Cabin | 2 bd · 2 ba · sleeps 5 | $26,824 | $231 | 32% | 4.5★ (109) | 479 ft | Airbnb |
Club view pines #2105 Vacation home | 2 bd · 1 ba · sleeps 4 | $59,686 | $388 | 42% | 3.8★ (2) | 486 ft | Booking |
Mountain getaway with spa BBQ deck near slopes Cabin | 2 bd · 2 ba · sleeps 5 | $20,365 | $238 | 23% | 4.4★ (17) | 515 ft | AirbnbVrboBooking |
Walk to Slopes, Hot Tub, Deck, BBQ House | 2 bd · 2 ba · sleeps 4 | $33,759 | $228 | 41% | 4★ (4) | 0.1 mi | AirbnbVrboBooking |
Bear X chalet walk to chair lift Cabin | 2 bd · 2 ba · sleeps 5 | $7,366 | $5,327 | 0% | 4.3★ (50) | 0.1 mi | Airbnb |
Cozy mountain getaway with private spa, BBQ, large deck, a short walk to slopes! Cabin | 2 bd · 2 ba · sleeps 5 | $480 | $160 | 1% | 4.5★ (34) | 0.1 mi | Vrbo |
Aspen House • Near Bear Mtn • Dog friendly House | 2 bd · 1 ba · sleeps 4 | $44,116 | $219 | 55% | 4.8★ (91) | 0.1 mi | AirbnbVrbo |
Bear Mountain Hideaway, Cabin w Spa House | 2 bd · 1 ba · sleeps 4 | $46,498 | $192 | 66% | 4.8★ (670) | 0.1 mi | AirbnbVrbo |
Hibernation Station - Walk to Bear Mountain! Cabin | 2 bd · 1 ba · sleeps 4 | $32,191 | $188 | 47% | 4.9★ (453) | 0.2 mi | AirbnbVrbo |
Stylish Pet Friendly Cabin, Walk to the Slopes, Golf and Zoo House | 2 bd · 2 ba · sleeps 4 | $20,136 | $162 | 34% | 5★ (2) | 0.2 mi | Vrbo |
Cozy mountain getaway with private spa, BBQ, large deck, a short walk to slopes! Cabin | 2 bd · 2 ba · sleeps 5 | $2,401 | $184 | 4% | — | 0.2 mi | Vrbo |
Whispering Pines | Walk to Bear Mountain! Cabin | 2 bd · 1 ba · sleeps 4 | $22,581 | $232 | 27% | 5★ (31) | 0.2 mi | AirbnbVrboBooking |
Big Bear Lake Cabin Near Ski Slopes, Golf, Cozy Cabin | 2 bd · 2 ba · sleeps 5 | $15,717 | $268 | 16% | — | 0.2 mi | VrboBooking |
Pet Friendly! Walk to Bear Mtn & Golf Course! House | 2 bd · 2 ba · sleeps 6 | $25,576 | $204 | 34% | 4.8★ (77) | 0.2 mi | AirbnbVrbo |
Romero House Vacation home | 2 bd · 2 ba · sleeps 7 | $22,661 | $236 | 26% | — | 0.2 mi | Booking |
A-Frame Cabin with Hot Tub & Mountain Views Chalet | 2 bd · 2 ba · sleeps 5 | $35,345 | $189 | 51% | 4.2★ (32) | 0.2 mi | AirbnbVrbo |
Walk to Zoo, Mt Biking & Trails - Cozy Getaway Cabin | 2 bd · 1.5 ba · sleeps 4 | $26,325 | $178 | 41% | 4.9★ (330) | 0.2 mi | AirbnbVrbo |
Ski Slope Chalet: AC! Hiking & Biking! Bring Pup! Cabin | 2 bd · 1 ba · sleeps 5 | $22,803 | $309 | 20% | 5★ (44) | 0.2 mi | Airbnb |
Trophy Treehouse Walk to Ski Slopes, Golf, Pets ok Cabin | 2 bd · 2 ba · sleeps 4 | $27,570 | $171 | 44% | 4.9★ (67) | 0.2 mi | AirbnbVrboBooking |
Wolf Cub Cabin- Resort Cozy Cabin- Hot Tub Cabin | 2 bd · 1.5 ba · sleeps 4 | $42,753 | $448 | 26% | 4.5★ (56) | 0.2 mi | AirbnbBooking |
TreeLicious | Jacuzzi, Cozy Chalet close to Slopes Cabin | 2 bd · 2 ba · sleeps 6 | $60,569 | $226 | 73% | 4.7★ (71) | 0.2 mi | AirbnbVrbo |
Wolf Cub Cabin#1946 Cabin | 2 bd · 1.5 ba · sleeps 4 | $8,543 | $320 | 7% | 4.6★ (24) | 0.2 mi | AirbnbVrboBooking |
Moonridge Cabin | AC, Hot Tub, Firepit | Near Lake Cabin | 2 bd · 1 ba · sleeps 5 | $45,414 | $255 | 49% | 5★ (55) | 0.2 mi | Airbnb |
Walk to Slopes, Fireplace, Deck Cabin | 2 bd · 1.5 ba · sleeps 4 | $22,620 | $203 | 31% | 4.5★ (20) | 0.2 mi | AirbnbVrboBooking |
New Listing Big Bear Condo Near Village & Trails House | 2 bd · 1 ba · sleeps 4 | $452 | $226 | 1% | — | 0.3 mi | AirbnbVrbo |
Beautiful spacious cabin with amazing views, BBQ, Hot Tub, a walk to ski slopes, Cabin | 2 bd · 2 ba · sleeps 4 | $671 | $183 | 1% | 4.8★ (30) | 0.3 mi | Vrbo |
Beautiful spacious cabin with amazing views, BBQ, Hot Tub, a walk to ski slopes, Cabin | 2 bd · 2 ba · sleeps 4 | $2,488 | $200 | 3% | — | 0.3 mi | Vrbo |
A-frame backs the forest,Walk to Slopes, Hot Tub! Cabin | 2 bd · 1 ba · sleeps 4 | $48,165 | $256 | 52% | 4.9★ (278) | 0.3 mi | AirbnbVrbo |
Bear on the Run House | 2 bd · 1.5 ba · sleeps 5 | $12,997 | $230 | 15% | 5★ (8) | 0.3 mi | Airbnb |
Majestic Pine Retreat-View/Close to Bear Mountain! Cabin | 2 bd · 1.5 ba · sleeps 5 | $27,526 | $247 | 31% | 5★ (376) | 0.3 mi | AirbnbVrbo |
Beautiful ViewsBBQHot TubCabin close to ski Cabin | 2 bd · 2 ba · sleeps 4 | $23,591 | $277 | 23% | 5★ (7) | 0.3 mi | AirbnbVrboBooking |
Black Pine Cabin w/Jacuzzi, 5 min to Bear Mountain Cabin | 2 bd · 2 ba · sleeps 5 | $24,174 | $261 | 25% | 5★ (85) | 0.3 mi | Airbnb |
Bit of Heaven | Golf View, Spa, Dogs Ok, Cent AC Cabin | 2 bd · 2 ba · sleeps 6 | $71,632 | $223 | 88% | 4.9★ (63) | 0.3 mi | AirbnbVrbo |
Pine Rock Cabin- Game room with pool table & bar Cabin | 2 bd · 2 ba · sleeps 7 | $14,004 | $383 | 10% | 5★ (26) | 0.3 mi | AirbnbVrboBooking |
Charming Hot Tub Retreat Near Bear Mountain Cabin | 2 bd · 1.5 ba · sleeps 5 | $27,143 | $250 | 30% | 4.5★ (70) | 0.3 mi | AirbnbVrboBooking |
Little Pine Chalet | on Golf Course | walk to ski House | 2 bd · 2 ba · sleeps 6 | $44,971 | $514 | 24% | 5★ (17) | 0.3 mi | 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
Rate 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium
Est. revenue
$26,233
NOI
$7,523
Cash flow /mo
-$1,829
Cash needed
$129,050
Cash-on-cash
-17.0%
ROE (yr 1)
-4.5%
Cap rate
1.7%
DSCR
0.26
Year-1 write-off
$107,157
Year-1 tax shield @ 32%
$34,290
Year-1 return on equity
- Cash flow (annual)-$21,948
- Principal paydown$2,771
- Appreciation at%$13,350
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)$5,247
- Platform fees (3% of revenue)$787
- Maintenance / capex (5% of revenue)$1,312
- Utilities & supplies$4,200
- HOA$0
- Property tax$7,226
- Insurance (STR-rated)$2,270
Cash needed to close
- Down payment (25%)$111,250
- Closing costs (4.0%)$17,800
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$34,290
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
$357,000
Short-life (5/15-yr)
$107,000 · 30%
Year-1 deduction
$107,000
Year-1 tax shield @ 32%
$34,000
Land 20% (county tax record, assessed value split) · building $250,000 over 39 years
Based on: ~1,400 sq ft (from beds), built 1979, 2 bd / 1 ba, furnished, listing features (deck, fireplace, stone counters, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $58,000 in year 1 (16% short-life, $18,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,700
Kitchen cabinetsdefault
$8,900 new × 40% good × 3.01 allocation
- $10,900
Kitchen countertops (stone)listing
$9,100 new × 40% good × 3.01 allocation
- $3,000
Decorative trimdefault
$2,500 new × 40% good × 3.01 allocation
- $200
Mirrorsdefault
$200 new × 40% good × 3.01 allocation
- $1,100
Shelvingdefault
$900 new × 40% good × 3.01 allocation
- $4,200
Window coverings (14)default
$3,500 new × 40% good × 3.01 allocation
- $2,700
Carpet, vinyl & laminate (25% of floors)listing
$2,300 new × 40% good × 3.01 allocation
- $8,300
Kitchen & laundry equipment plumbingdefault
$6,900 new × 40% good × 3.01 allocation
- $5,000
Kitchen, laundry & data equipment electricaldefault
$4,200 new × 40% good × 3.01 allocation
- $5,700
Appliances (range, microwave, refrigerator)listing
$4,700 new × 40% good × 3.01 allocation
- $6,400
Furniture conveyed with the sale (used)listing
$16,000 new × 40% good · out of the price
- $11,700
Paving: driveway & walks (paved)default
$7,800 new × 50% good × 3.01 allocation
- $11,200
Landscaping (typical)default
$7,500 new × 50% good × 3.01 allocation
- $2,100
Patiosdefault
$1,400 new × 50% good × 3.01 allocation
- $23,700
Decks & porches (attached)listing
$15,800 new × 50% good × 3.01 allocation
- $183,000
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$151,900 new × 40% good × 3.01 allocation
- $18,900
Building plumbing & fixturesdefault
$15,700 new × 40% good × 3.01 allocation
- $18,100
Building electrical & lightingdefault
$15,000 new × 40% good × 3.01 allocation
- $19,000
HVACdefault
$15,800 new × 40% good × 3.01 allocation
- $8,100
Hardwood & tile floorsdefault
$6,800 new × 40% good × 3.01 allocation
- $3,200
Fireplacelisting
$2,600 new × 40% good × 3.01 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $58,200 | $48,700 | $300 | $107,200 |
| 2 | $0 | $0 | $6,400 | $6,400 |
| 3 | $0 | $0 | $6,400 | $6,400 |
| 4 | $0 | $0 | $6,400 | $6,400 |
| 5 | $0 | $0 | $6,400 | $6,400 |
| 6+ | $0 | $0 | $224,400 | $224,400 |
| Total | $58,200 | $48,700 | $250,400 | $357,300 |
The building's share of the price ($351,000) is 3.0x our depreciated replacement cost of the home ($116,000). 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.