43335 Sand Canyon Rd
Big Bear Lake, CA 92315
$890,000
3 bd · 2.5 ba · Listed 27d ago
View on Realtor.com →Year built
2002
Sqft
—
Lot sqft
7,800
HOA / mo
None
Furnished
Yes
List date
2026-09-02T20:22:02.000000Z
Revenue
Annual revenue
$36,058
ADR
$315
Occupancy
31%
Cleaning fees (12 mo)
$7,201
Confidence
Low (38.11), 47 comps
Comp revenue range (p25 / median / p75)
Bear View Lodge
House · 3 bd · 2.5 ba · sleeps 10 · 10 ft
Revenue $45,208ADR $481Occ ≈ 26%5★ (22)
Scandinavian Mountain Cabin- 2 min from Slopes
Cabin · 3 bd · 2 ba · sleeps 6 · 246 ft
Revenue $27,529ADR $399Occ ≈ 19%4.9★ (116)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Bear View Lodge House | 3 bd · 2.5 ba · sleeps 10 | $45,208 | $481 | 26% | 5★ (22) | 10 ft | Airbnb |
Bear View Lodge: Panoramic Mtn Views! Pool Table! House | 3 bd · 2.5 ba · sleeps 11 | $67,262 | $0 | — | 5★ (40) | 220 ft | AirbnbVrbo |
Game/Arcade Table, Near the Slopes Chalet | 3 bd · 2.5 ba · sleeps 7 | $24,006 | $178 | 37% | 4.3★ (12) | 236 ft | AirbnbVrboBooking |
Scandinavian Mountain Cabin- 2 min from Slopes Cabin | 3 bd · 2 ba · sleeps 6 | $27,529 | $399 | 19% | 4.9★ (116) | 246 ft | Airbnb |
Cozy Bear Cabin. BBQ, Walk to Bear Mtn, location House | 3 bd · 2 ba · sleeps 10 | $3,822 | $477 | 2% | — | 302 ft | AirbnbVrbo |
Perfect location Cabin w/Hot tub & Game room Cabin | 3 bd · 2 ba · sleeps 6 | $13,701 | $460 | 8% | 4.5★ (8) | 325 ft | AirbnbVrboBooking |
Big Bear Mtn Cabin | <1mi Ski Resort | Game Loft House | 3 bd · 2 ba · sleeps 8 | $45,715 | $409 | 31% | 5★ (43) | 341 ft | AirbnbVrbo |
Fireplace & BBQ + Game Table + Close to Slopes Cabin | 3 bd · 2 ba · sleeps 6 | $20,681 | $305 | 19% | 4.8★ (21) | 518 ft | AirbnbVrboBooking |
Bear Canyon: Large Cabin, Beautiful Views & HotTub Cabin | 3 bd · 2 ba · sleeps 8 | $23,430 | $393 | 16% | 4.4★ (15) | 0.1 mi | AirbnbVrboBooking |
Bear Canyon Getaway | Hot Tub & Game Loft Cabin | 3 bd · 2 ba · sleeps 8 | $8,709 | $301 | 8% | 4.5★ (4) | 0.1 mi | AirbnbVrboBooking |
Show all 48 comps
Bear Canyon Beautiful Views With Spa
Villa · 3 bd · 2 ba · sleeps 8 · 0.1 mi
Revenue $4,127ADR $0Occ ≈ —4.5★ (32)
Big Bear Lake w/ Hot Tub! Dog Friendly!
House · 3 bd · 2 ba · sleeps 4 · 0.1 mi
Revenue $33,978ADR $300Occ ≈ 31%4.9★ (71)
Outstanding Cabin with Game Room and Impressive Outdoor Area in Big Bear Lake, California
Cabin · 3 bd · 2 ba · sleeps 10 · 0.2 mi
Revenue $10,752ADR $478Occ ≈ 6%—
Private and spacious w/ wrap around deck mtn views
House · 3 bd · 2 ba · sleeps 8 · 0.2 mi
Revenue $16,073ADR $325Occ ≈ 14%4.8★ (30)
Panoramic View, Hot Tub, Game Room, Family Retreat
Cabin · 3 bd · 2 ba · sleeps 8 · 0.2 mi
Revenue $77,101ADR $281Occ ≈ 75%4.9★ (66)
New! Bearadise~ Relaxing Views Mountain Retreat
House · 3 bd · 2 ba · sleeps 7 · 0.2 mi
Revenue $48,810ADR $994Occ ≈ 13%4.9★ (50)
034 - Menlo Suite - Big Bear Getaway
Vacation home · 3 bd · 3 ba · sleeps 6 · 0.2 mi
Revenue $29,856ADR $270Occ ≈ 30%3.4★ (4)
Après Slopes Heaven - Spectacular multi-level home overlooking Bear Mountain Ski Slopes!
Vacation home · 3 bd · 2 ba · sleeps 5 · 0.2 mi
Revenue $25,798ADR $0Occ ≈ ——
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Bear Canyon Beautiful Views With Spa Villa | 3 bd · 2 ba · sleeps 8 | $4,127 | $0 | — | 4.5★ (32) | 0.1 mi | Booking |
Dancing Bear Cabin: 5 mins to ski, zoo, hike, lake House | 3 bd · 2 ba · sleeps 6 | $22,964 | $299 | 21% | 5★ (84) | 0.1 mi | AirbnbVrboBooking |
Bearfoot Den, Walk to Bear Mountain, Fireplaces, Cabin | 3 bd · 2 ba · sleeps 7 | $33,476 | $299 | 31% | 4.8★ (27) | 0.1 mi | AirbnbVrboBooking |
Fully Fenced Yard! Pool Table! Log Cabin! House | 3 bd · 2 ba · sleeps 7 | $51,745 | $288 | 49% | 4.8★ (136) | 0.1 mi | AirbnbVrbo |
Big Bear Lake w/ Hot Tub! Dog Friendly! House | 3 bd · 2 ba · sleeps 4 | $33,978 | $300 | 31% | 4.9★ (71) | 0.1 mi | Airbnb |
Deer Canyon Cabin w/ spa, BBQ, near Bear Mountain House | 3 bd · 2 ba · sleeps 7 | $14,882 | $490 | 8% | 4.2★ (22) | 0.1 mi | AirbnbVrboBooking |
Pool Table! Incredible Views! Near Bear Mountain! House | 3 bd · 3.5 ba · sleeps 12 | $36,203 | $440 | 23% | 4.9★ (18) | 0.1 mi | AirbnbVrbo |
Big Bear Getaway! Hot Tub, Game Room Cabin | 3 bd · 2.5 ba · sleeps 9 | $33,183 | $384 | 24% | 4.8★ (120) | 0.1 mi | AirbnbVrbo |
Outdoor Spa Cabin! Walk to ski lifts, golf and zoo Cabin | 3 bd · 2 ba · sleeps 5 | $13,215 | $240 | 15% | 4.6★ (284) | 0.1 mi | AirbnbVrbo |
Big Bear Chalet | Hot Tub • Fire Pit • Mtn Views Cabin | 3 bd · 1.5 ba · sleeps 6 | $62,229 | $286 | 60% | 4.8★ (120) | 0.1 mi | AirbnbVrbo |
Serene Cabin w/ Hot Tub < 1 Mi to Bear Mountain! Cabin | 3 bd · 2 ba · sleeps 6 | $19,513 | $273 | 20% | 4.7★ (128) | 0.1 mi | AirbnbVrboBooking |
Bear Mountain Escape | Hot Tub | EV Charging Cabin | 3 bd · 2 ba · sleeps 6 | $9,408 | $347 | 7% | 5★ (32) | 0.2 mi | AirbnbVrbo |
Outstanding Cabin with Game Room and Impressive Outdoor Area in Big Bear Lake, California Cabin | 3 bd · 2 ba · sleeps 10 | $10,752 | $478 | 6% | — | 0.2 mi | Vrbo |
Walk to Ski w/Hot tub, mins to village Cabin | 3 bd · 2.5 ba · sleeps 7 | $27,119 | $346 | 21% | 4.8★ (97) | 0.2 mi | AirbnbVrbo |
Moonridge Fun! Walk to Skiing & Golf Cabin | 3 bd · 2 ba · sleeps 8 | $19,732 | $342 | 16% | 5★ (11) | 0.2 mi | AirbnbVrboBooking |
3BR Chalet with Forest Views, Fireplace, Deck, BBQ Cabin | 3 bd · 2 ba · sleeps 5 | $27,806 | $234 | 33% | 4.3★ (11) | 0.2 mi | AirbnbVrboBooking |
Game Room, Pool Table, Deck, Barbecue, Views Cabin | 3 bd · 2 ba · sleeps 10 | $37,164 | $507 | 20% | 4.4★ (18) | 0.2 mi | AirbnbVrboBooking |
1 Mi to Skiing: Mtn-View Cabin in Big Bear Lake Cabin | 3 bd · 2 ba · sleeps 5 | $54,388 | $267 | 56% | 4.8★ (59) | 0.2 mi | AirbnbVrboBooking |
Ollie's Cabin:Mtn Views!Spa!Foosball!Fully Fenced! House | 3 bd · 3 ba · sleeps 9 | $33,353 | $337 | 27% | 4.8★ (24) | 0.2 mi | AirbnbVrbo |
Hot Tub Retreat Near Bear Mountain House | 3 bd · 2 ba · sleeps 6 | $26,497 | $357 | 20% | 4.5★ (15) | 0.2 mi | AirbnbVrboBooking |
Cozy Big Bear Cabin w/ Fireplace, Deck & Views Cabin | 3 bd · 2 ba · sleeps 7 | $4,500 | $279 | 4% | 5★ (1) | 0.2 mi | AirbnbVrboBooking |
Smart TV, BBQ, Deck, Walk to Slopes House | 3 bd · 2 ba · sleeps 8 | $15,532 | $317 | 13% | 4.7★ (3) | 0.2 mi | AirbnbVrboBooking |
White Pines| Golf Course Views, BBQ & Hot Tub Cabin | 3 bd · 2 ba · sleeps 6 | $40,997 | $190 | 59% | 4.4★ (13) | 0.2 mi | AirbnbBooking |
Private and spacious w/ wrap around deck mtn views House | 3 bd · 2 ba · sleeps 8 | $16,073 | $325 | 14% | 4.8★ (30) | 0.2 mi | Airbnb |
3bedroom 2.5 bath Close to Bear Mtn House | 3 bd · 2.5 ba · sleeps 7 | $17,322 | $241 | 20% | 4.5★ (21) | 0.2 mi | AirbnbVrbo |
Panoramic View, Hot Tub, Game Room, Family Retreat Cabin | 3 bd · 2 ba · sleeps 8 | $77,101 | $281 | 75% | 4.9★ (66) | 0.2 mi | Airbnb |
New! Bearadise~ Relaxing Views Mountain Retreat House | 3 bd · 2 ba · sleeps 7 | $48,810 | $994 | 13% | 4.9★ (50) | 0.2 mi | Airbnb |
Starlight Sanctuary | Wow Views, AC, Near Slopes! Cabin | 3 bd · 2 ba · sleeps 8 | $64,982 | $296 | 60% | 4.9★ (38) | 0.2 mi | AirbnbVrbo |
Moonlight Lodge: Luxury! Wonderful Views! House | 3 bd · 3.5 ba · sleeps 14 | $32,665 | $586 | 15% | 4.8★ (67) | 0.2 mi | AirbnbVrbo |
034 - Menlo Suite - Big Bear Getaway Vacation home | 3 bd · 3 ba · sleeps 6 | $29,856 | $270 | 30% | 3.4★ (4) | 0.2 mi | Booking |
Moonlight Ridge, Ski Slope Views, Spa & Arcade House | 3 bd · 3.5 ba · sleeps 8 | $61,142 | $407 | 41% | 5★ (86) | 0.2 mi | AirbnbVrbo |
Bear Mountain Views Chalet at Big Bear- Foosball Cabin | 3 bd · 2 ba · sleeps 6 | $17,854 | $399 | 12% | 3.8★ (10) | 0.2 mi | AirbnbVrboBooking |
Majestic Mountain Manor Cabin | 3 bd · 2.5 ba · sleeps 10 | $33,550 | $469 | 20% | 4.7★ (10) | 0.2 mi | AirbnbVrbo |
Close to Bear Mtn & Forest! Hot Tub! Gametable! House | 3 bd · 2 ba · sleeps 10 | $32,290 | $288 | 31% | 4.8★ (65) | 0.2 mi | AirbnbVrbo |
Walk to Slopes • Cozy Cabin • Fireplace + Private Cabin | 3 bd · 2 ba · sleeps 5 | $1,953 | $244 | 2% | — | 0.2 mi | AirbnbBooking |
Après Slopes Heaven - Spectacular multi-level home overlooking Bear Mountain Ski Slopes! Vacation home | 3 bd · 2 ba · sleeps 5 | $25,798 | $0 | — | — | 0.2 mi | Booking |
Sleeps 8 · Hot Tub + Game Room · 10 min to Lake Cabin | 3 bd · 2 ba · sleeps 8 | $42,327 | $316 | 37% | 4.8★ (177) | 0.2 mi | AirbnbVrbo |
Cottage at ToMolly’s Moonridge Cozy Cabin Cabin | 3 bd · 2.5 ba · sleeps 7 | $5,726 | $245 | 6% | 5★ (1) | 0.3 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 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$36,058
NOI
$7,433
Cash flow /mo
-$4,177
Cash needed
$258,100
Cash-on-cash
-19.4%
ROE (yr 1)
-6.8%
Cap rate
0.8%
DSCR
0.13
Year-1 write-off
$180,630
Year-1 tax shield @ 32%
$57,801
Year-1 return on equity
- Cash flow (annual)-$50,118
- Principal paydown$5,824
- Appreciation at%$26,700
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$7,212
- Platform fees (3% of revenue)$1,082
- Maintenance / capex (5% of revenue)$1,803
- Utilities & supplies$4,200
- HOA$0
- Property tax$11,125
- Insurance (STR-rated)$4,539
Cash needed to close
- Down payment (25%)$222,500
- Closing costs (4.0%)$35,600
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$57,801
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
$714,000
Short-life (5/15-yr)
$179,000 · 25%
Year-1 deduction
$181,000
Year-1 tax shield @ 32%
$58,000
Land 20% (county tax record, assessed value split) · building $535,000 over 39 years
Based on: ~1,900 sq ft (from beds), built 2002, 3 bd / 2.5 ba, furnished, listing features (hot tub, deck, fireplace, flooring types, appliance list).
IRS-guide safe-harbor floor: $113,000 in year 1 (16% short-life, $36,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $13,700
Kitchen cabinetsdefault
$10,000 new × 40% good × 3.44 allocation
- $11,200
Kitchen countertopsdefault
$8,200 new × 40% good × 3.44 allocation
- $4,600
Decorative trimdefault
$3,300 new × 40% good × 3.44 allocation
- $400
Mirrorsdefault
$300 new × 40% good × 3.44 allocation
- $1,700
Shelvingdefault
$1,200 new × 40% good × 3.44 allocation
- $6,500
Window coverings (19)default
$4,800 new × 40% good × 3.44 allocation
- $16,800
Carpet, vinyl & laminate (100% of floors)listing
$12,200 new × 40% good × 3.44 allocation
- $13,900
Kitchen & laundry equipment plumbingdefault
$7,800 new × 52% good × 3.44 allocation
- $8,400
Kitchen, laundry & data equipment electricaldefault
$4,700 new × 52% good × 3.44 allocation
- $11,100
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)listing
$8,100 new × 40% good × 3.44 allocation
- $12,400
Hot tub (freestanding)listing
$9,000 new × 40% good × 3.44 allocation
- $7,800
Furniture conveyed with the sale (used)listing
$19,500 new × 40% good · out of the price
- $15,500
Paving: driveway & walks (paved)default
$9,000 new × 50% good × 3.44 allocation
- $14,900
Landscaping (typical)default
$8,700 new × 50% good × 3.44 allocation
- $3,200
Patiosdefault
$1,900 new × 50% good × 3.44 allocation
- $36,700
Decks & porches (attached)listing
$21,400 new × 50% good × 3.44 allocation
- $425,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$206,100 new × 60% good × 3.44 allocation
- $38,200
Building plumbing & fixturesdefault
$21,400 new × 52% good × 3.44 allocation
- $38,200
Building electrical & lightingdefault
$21,400 new × 52% good × 3.44 allocation
- $29,400
HVACdefault
$21,400 new × 40% good × 3.44 allocation
- $3,600
Fireplacelisting
$2,600 new × 40% good × 3.44 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $108,500 | $70,500 | $1,700 | $180,600 |
| 2 | $0 | $0 | $13,700 | $13,700 |
| 3 | $0 | $0 | $13,700 | $13,700 |
| 4 | $0 | $0 | $13,700 | $13,700 |
| 5 | $0 | $0 | $13,700 | $13,700 |
| 6+ | $0 | $0 | $478,100 | $478,100 |
| Total | $108,500 | $70,500 | $534,600 | $713,600 |
The building's share of the price ($706,000) is 3.4x our depreciated replacement cost of the home ($205,000). 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 and Georgia 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.