43365 Primrose
Big Bear Lake, CA 92315
$625,000
3 bd · 2 ba · 1,232 sqft · Listed 11d ago
View on Realtor.com →Year built
1971
Sqft
1,232
Lot sqft
7,200
HOA / mo
$0
Furnished
No
List date
2026-09-18T18:39:22.000000Z
Revenue
Annual revenue
$33,779
ADR
$302
Occupancy
31%
Cleaning fees (12 mo)
$6,158
Confidence
Low (33.1), 49 comps
Comp revenue range (p25 / median / p75)
Slopeside Cabin Walk to ski slope. Bear Mtn views!
House · 3 bd · 2 ba · sleeps 7 · 358 ft
Revenue $24,513ADR $372Occ ≈ 18%4.8★ (80)
Near Bear Mtn Resort•AC•Spa• Sauna•Game Rm•Theatre
Cabin · 3 bd · 3 ba · sleeps 9 · 436 ft
Revenue $70,958ADR $624Occ ≈ 31%4.8★ (25)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Ski-In & Ski-Out/Designer Interior/Golf/Hiking/EV Cabin | 3 bd · 3 ba · sleeps 6 | $27,210 | $261 | 29% | 5★ (33) | 59 ft | AirbnbVrboBooking |
SlopeSide • Hot Tub • Arcade • Deck w BBQ+fire pit House | 3 bd · 3 ba · sleeps 9 | $48,582 | $457 | 29% | 5★ (72) | 240 ft | AirbnbVrbo |
Alpen Haus w/ Outdoor Sauna, Hot Tub Cabin | 3 bd · 2 ba · sleeps 7 | $26,726 | $416 | 18% | 4.8★ (35) | 256 ft | AirbnbVrbo |
Modern Pine: Walk to Slopes, Mountain Views, Quiet House | 3 bd · 2 ba · sleeps 6 | $19,102 | $387 | 14% | 4.8★ (42) | 289 ft | AirbnbVrboBooking |
*NEW* 3BR Alpen Haus - Sauna, SPA, Fun Arcade Room Cabin | 3 bd · 2 ba · sleeps 7 | $26,779 | $364 | 20% | 5★ (2) | 345 ft | AirbnbBooking |
Slopeside Cabin Walk to ski slope. Bear Mtn views! House | 3 bd · 2 ba · sleeps 7 | $24,513 | $372 | 18% | 4.8★ (80) | 358 ft | Airbnb |
Near Bear Mtn Resort•AC•Spa• Sauna•Game Rm•Theatre Cabin | 3 bd · 3 ba · sleeps 9 | $70,958 | $624 | 31% | 4.8★ (25) | 436 ft | Airbnb |
Birdsong Cabin: Near Bear Mtn! Spa! Pac-Man Arcade House | 3 bd · 2 ba · sleeps 8 | $33,073 | $307 | 30% | 4.6★ (47) | 482 ft | AirbnbVrbo |
Walk to Bear Mtn! HotTub! Pet Friendly! Views! House | 3 bd · 2 ba · sleeps 5 | $27,757 | $268 | 28% | 5★ (12) | 509 ft | AirbnbVrbo |
HOT TUB! Pool Table! Tesla Charging Station! House | 3 bd · 2 ba · sleeps 7 | $41,408 | $375 | 30% | 4.8★ (21) | 518 ft | AirbnbVrbo |
Show all 49 comps
Cozy Chalet | Fire Pit |Large Decks | Hiking |BBQ
Cabin · 3 bd · 3 ba · sleeps 8 · 0.1 mi
Revenue $26,250ADR $434Occ ≈ 17%5★ (16)
Bear Mt. Retreat Big Bear Lake
House · 3 bd · 3 ba · sleeps 7 · 0.1 mi
Revenue $15,853ADR $302Occ ≈ 14%5★ (3)
Rustic mountain retreat with private hot tub, game room, in a great location!
House · 3 bd · 2 ba · sleeps 8 · 0.1 mi
Revenue $6,866ADR $357Occ ≈ 5%4★ (2)
Rustic mountain retreat with private hot tub, game room, in a great location!
House · 3 bd · 2 ba · sleeps 8 · 0.1 mi
Revenue $7,214ADR $252Occ ≈ 8%—
Birdsong Cabin: Near Bear Mtn! Spa! Pac-Man Arcade
House · 3 bd · 2 ba · sleeps 8 · 0.1 mi
Revenue $32,420ADR $298Occ ≈ 30%4.8★ (21)
2 min From Ski Resort Mountain Retreat
House · 3 bd · 2 ba · sleeps 6 · 0.1 mi
Revenue $47,676ADR $219Occ ≈ 60%4.8★ (236)
3 Bed/2 Bath -Location/Golf/Bike/Walk to Slopes!
Cabin · 3 bd · 2 ba · sleeps 7 · 0.2 mi
Revenue $31,644ADR $309Occ ≈ 28%4.8★ (33)
Steps to Slopes, Upscale Alpine Beauty, Outdoor Dining, and Hot Tub!
House · 3 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $9,242ADR $350Occ ≈ 7%—
Steps to Slopes, Upscale Alpine Beauty, Outdoor Dining, and Hot Tub!
House · 3 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $3,576ADR $397Occ ≈ 2%4.9★ (6)
Hidden Pines in Big Bear Lake
Vacation home · 3 bd · 1 ba · sleeps 5 · 0.2 mi
Revenue $47,705ADR $306Occ ≈ 43%—
Buffalo Crossing - Hot Tub, Game Room, Slope View, Walk to Bear Mtn
Vacation home · 3 bd · 2 ba · sleeps 9 · 0.2 mi
Revenue $51,435ADR $529Occ ≈ 27%—
The Tree Top Cabin #2600
Vacation home · 3 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $23,944ADR $353Occ ≈ 19%—
Bear Summit Cabin- Private Hot Tub🔥Pool Table 🎱
Cabin · 3 bd · 2 ba · sleeps 8 · 0.2 mi
Revenue $54,806ADR $978Occ ≈ 15%4.5★ (22)
Bear Mesmerizing Getaway
Chalet · 3 bd · 2 ba · sleeps 5 · 0.2 mi
Revenue $13,442ADR $350Occ ≈ 11%5★ (149)
The Refugio at Big Bear - Central Moonridge Retreat w/ Hot Tub
Vacation home · 3 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $90,309ADR $469Occ ≈ 53%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Cozy Chalet | Fire Pit |Large Decks | Hiking |BBQ Cabin | 3 bd · 3 ba · sleeps 8 | $26,250 | $434 | 17% | 5★ (16) | 0.1 mi | Airbnb |
Near Golf, Zoo & Hiking! Cornhole+Games! Pets Ok! House | 3 bd · 3 ba · sleeps 9 | $52,327 | $267 | 54% | 4.8★ (57) | 0.1 mi | AirbnbVrbo |
Bear Mt. Retreat Big Bear Lake House | 3 bd · 3 ba · sleeps 7 | $15,853 | $302 | 14% | 5★ (3) | 0.1 mi | Vrbo |
*Lassen Paradise Big Bear*Walk to Bear Mountain* Cabin | 3 bd · 3 ba · sleeps 9 | $46,162 | $627 | 20% | 4.6★ (31) | 0.1 mi | AirbnbVrboBooking |
"Walk to Slopes" Country 3B2B home, spa. Cabin | 3 bd · 2 ba · sleeps 6 | $14,515 | $353 | 11% | 4.7★ (48) | 0.1 mi | AirbnbVrbo |
Rustic mountain retreat with private hot tub, game room, in a great location! House | 3 bd · 2 ba · sleeps 8 | $6,866 | $357 | 5% | 4★ (2) | 0.1 mi | Vrbo |
Rustic mountain retreat with private hot tub, game room, in a great location! House | 3 bd · 2 ba · sleeps 8 | $7,214 | $252 | 8% | — | 0.1 mi | Vrbo |
Mountain retreat with spaGamesGreat location House | 3 bd · 2 ba · sleeps 8 | $30,786 | $356 | 24% | 3.7★ (11) | 0.1 mi | AirbnbVrboBooking |
Birdsong Cabin: Near Bear Mtn! Spa! Pac-Man Arcade House | 3 bd · 2 ba · sleeps 8 | $32,420 | $298 | 30% | 4.8★ (21) | 0.1 mi | Airbnb |
Slope Side Retreat- Walk to the Slopes-Pets OK House | 3 bd · 2 ba · sleeps 7 | $56,240 | $0 | — | 4.8★ (91) | 0.1 mi | AirbnbVrbo |
2 min From Ski Resort Mountain Retreat House | 3 bd · 2 ba · sleeps 6 | $47,676 | $219 | 60% | 4.8★ (236) | 0.1 mi | Airbnb |
Spa, Game Room/2 fireplaces/200 yards from hiking! Cabin | 3 bd · 2 ba · sleeps 8 | $3,031 | $319 | 3% | 4.5★ (2) | 0.1 mi | AirbnbVrbo |
✧ Modern, Cozy and Child/Pet Friendly A-FRAME! ✧ House | 3 bd · 2 ba · sleeps 6 | $33,271 | $355 | 26% | 4.9★ (110) | 0.1 mi | AirbnbVrbo |
Hot Tub, Game Room, Slope View, Walk to Bear Mtn Cabin | 3 bd · 2 ba · sleeps 9 | $35,784 | $419 | 23% | 4.7★ (29) | 0.2 mi | AirbnbVrbo |
Walk to Slopes! 3BR Skier’s Cabin | Pets Welcome House | 3 bd · 2 ba · sleeps 6 | $6,282 | $315 | 5% | 4★ (2) | 0.2 mi | AirbnbVrbo |
Steps to Bear Mtn Resort | 2.5mi Snow Summit House | 3 bd · 2 ba · sleeps 5 | $25,839 | $483 | 15% | 4.5★ (11) | 0.2 mi | AirbnbVrbo |
3 Bed/2 Bath -Location/Golf/Bike/Walk to Slopes! Cabin | 3 bd · 2 ba · sleeps 7 | $31,644 | $309 | 28% | 4.8★ (33) | 0.2 mi | Airbnb |
Big Bear Log Cabin*Walk to Ski Resort*Fireplace Cabin | 3 bd · 2 ba · sleeps 7 | $3,719 | $154 | 7% | 4.8★ (4) | 0.2 mi | AirbnbVrbo |
Chalet Steps to Bear Mountain, Hot Tub/FirePit, AC House | 3 bd · 2 ba · sleeps 6 | $9,691 | $325 | 8% | 5★ (5) | 0.2 mi | AirbnbVrbo |
Climbing Bear Cabin Cabin | 3 bd · 2 ba · sleeps 8 | $55,880 | $436 | 35% | 5★ (74) | 0.2 mi | AirbnbVrbo |
The Novanna Getaway! Cabin | 3 bd · 2 ba · sleeps 6 | $18,065 | $420 | 12% | 5★ (21) | 0.2 mi | AirbnbVrbo |
Steps to Slopes, Upscale Alpine Beauty, Outdoor Dining, and Hot Tub! House | 3 bd · 2 ba · sleeps 6 | $9,242 | $350 | 7% | — | 0.2 mi | Vrbo |
Steps to Slopes, Upscale Alpine Beauty, Outdoor Dining, and Hot Tub! House | 3 bd · 2 ba · sleeps 6 | $3,576 | $397 | 2% | 4.9★ (6) | 0.2 mi | Vrbo |
Sledding Fun!+Prime Location!+HotTub!+Treetop Cabin | 3 bd · 2 ba · sleeps 6 | $30,790 | $410 | 21% | 4.8★ (23) | 0.2 mi | AirbnbVrbo |
Hidden Pines in Big Bear Lake Vacation home | 3 bd · 1 ba · sleeps 5 | $47,705 | $306 | 43% | — | 0.2 mi | Booking |
3BR Hidden Mtn Pines | SPA, BBQ, Pool table & AC Cabin | 3 bd · 1.5 ba · sleeps 5 | $41,012 | $286 | 39% | 4.8★ (46) | 0.2 mi | AirbnbVrbo |
Forest-Backed Cabin | Hot Tub & Deck Cabin | 3 bd · 1.5 ba · sleeps 5 | $714 | $357 | 1% | 2★ (1) | 0.2 mi | AirbnbVrboBooking |
Bear Mountain~Walk to Slopes~Hot Tub~Firepit~games House | 3 bd · 2 ba · sleeps 9 | $19,070 | $451 | 12% | 4.2★ (21) | 0.2 mi | AirbnbVrbo |
Family-Friendly Big Bear Cabin Hot TubGame Room House | 3 bd · 3 ba · sleeps 6 | $23,739 | $347 | 19% | — | 0.2 mi | AirbnbVrbo |
Buffalo Crossing - Hot Tub, Game Room, Slope View, Walk to Bear Mtn Vacation home | 3 bd · 2 ba · sleeps 9 | $51,435 | $529 | 27% | — | 0.2 mi | Booking |
ModernLogHome/Gameroom/Spa/Arcade/5carP/EV House | 3 bd · 2 ba · sleeps 10 | $41,056 | $445 | 25% | 5★ (28) | 0.2 mi | AirbnbVrbo |
The Tree Top Cabin #2600 Vacation home | 3 bd · 2 ba · sleeps 6 | $23,944 | $353 | 19% | — | 0.2 mi | Booking |
Upscale Home Walk to SlopesHot Tub House | 3 bd · 2 ba · sleeps 6 | $30,650 | $402 | 21% | 4.7★ (10) | 0.2 mi | AirbnbVrboBooking |
Bear Summit Cabin- Private Hot Tub🔥Pool Table 🎱 Cabin | 3 bd · 2 ba · sleeps 8 | $54,806 | $978 | 15% | 4.5★ (22) | 0.2 mi | Airbnb |
Bear Mesmerizing Getaway Chalet | 3 bd · 2 ba · sleeps 5 | $13,442 | $350 | 11% | 5★ (149) | 0.2 mi | Airbnb |
Urban Manor: Walk 2 Bear MTN, Spa, Fire Pit House | 3 bd · 2.5 ba · sleeps 15 | $89,023 | $581 | 42% | 5★ (27) | 0.2 mi | AirbnbVrbo |
The Refugio at Big Bear - Central Moonridge Retreat w/ Hot Tub Vacation home | 3 bd · 2 ba · sleeps 6 | $90,309 | $469 | 53% | — | 0.2 mi | Booking |
Cozy Cabin, Views, Walk to Bear Mountain Resort Cabin | 3 bd · 2 ba · sleeps 7 | $32,657 | $410 | 22% | 4.7★ (141) | 0.2 mi | AirbnbVrbo |
Royal Oak Bear Log Home 3BR W Game Loft Cabin | 3 bd · 2 ba · sleeps 8 | $7,461 | $233 | 9% | 4.9★ (8) | 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
$33,779
NOI
$10,058
Cash flow /mo
-$2,530
Cash needed
$200,750
Cash-on-cash
-15.1%
ROE (yr 1)
-3.7%
Cap rate
1.6%
DSCR
0.25
Year-1 write-off
$164,806
Year-1 tax shield @ 32%
$52,738
Year-1 return on equity
- Cash flow (annual)-$30,356
- Principal paydown$4,090
- Appreciation at%$18,750
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$6,756
- Platform fees (3% of revenue)$1,013
- Maintenance / capex (5% of revenue)$1,689
- Utilities & supplies$4,200
- HOA$0
- Property tax$7,813
- Insurance (STR-rated)$3,188
Cash needed to close
- Down payment (25%)$156,250
- Closing costs (4.0%)$25,000
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$52,738
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
$456,000
Short-life (5/15-yr)
$144,000 · 32%
Year-1 deduction
$165,000
Year-1 tax shield @ 32%
$53,000
Land 27% (county tax record, assessed value split) · building $312,000 over 39 years · new furniture $20,000
Based on: 1,232 sq ft, built 1971, 3 bd / 2 ba, unfurnished, listing features (deck, fireplace, flooring types, appliance list).
IRS-guide safe-harbor floor: $101,000 in year 1 (18% short-life, $32,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $15,000
Kitchen cabinetsdefault
$8,500 new × 40% good × 4.42 allocation
- $12,300
Kitchen countertopsdefault
$7,000 new × 40% good × 4.42 allocation
- $3,800
Decorative trimdefault
$2,200 new × 40% good × 4.42 allocation
- $500
Mirrorsdefault
$300 new × 40% good × 4.42 allocation
- $2,100
Shelvingdefault
$1,200 new × 40% good × 4.42 allocation
- $5,300
Window coverings (12)default
$3,000 new × 40% good × 4.42 allocation
- $14,000
Carpet, vinyl & laminate (100% of floors)listing
$7,900 new × 40% good × 4.42 allocation
- $11,700
Kitchen & laundry equipment plumbingdefault
$6,600 new × 40% good × 4.42 allocation
- $7,100
Kitchen, laundry & data equipment electricaldefault
$4,000 new × 40% good × 4.42 allocation
- $7,600
Appliances (microwave, dishwasher, disposal, refrigerator)listing
$4,300 new × 40% good × 4.42 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $16,100
Paving: driveway & walks (paved)default
$7,300 new × 50% good × 4.42 allocation
- $15,500
Landscaping (typical)default
$7,000 new × 50% good × 4.42 allocation
- $2,700
Patiosdefault
$1,200 new × 50% good × 4.42 allocation
- $30,600
Decks & porches (attached)listing
$13,900 new × 50% good × 4.42 allocation
- $235,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$133,100 new × 40% good × 4.42 allocation
- $24,400
Building plumbing & fixturesdefault
$13,800 new × 40% good × 4.42 allocation
- $22,800
Building electrical & lightingdefault
$12,900 new × 40% good × 4.42 allocation
- $24,500
HVACdefault
$13,900 new × 40% good × 4.42 allocation
- $4,700
Fireplacelisting
$2,600 new × 40% good × 4.42 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $99,000 | $64,900 | $1,000 | $164,800 |
| 2 | $0 | $0 | $8,000 | $8,000 |
| 3 | $0 | $0 | $8,000 | $8,000 |
| 4 | $0 | $0 | $8,000 | $8,000 |
| 5 | $0 | $0 | $8,000 | $8,000 |
| 6+ | $0 | $0 | $278,700 | $278,700 |
| Total | $99,000 | $64,900 | $311,700 | $475,500 |
The building's share of the price ($456,000) is 4.4x our depreciated replacement cost of the home ($103,000). 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.