43428 Primrose Ct
Big Bear Lake, CA 92315
$545,000
2 bd · 1 ba · 880 sqft · Listed 1d ago
View on Realtor.com →Year built
1964
Sqft
880
Lot sqft
7,601
HOA / mo
$0
Furnished
No
List date
2026-10-20T18:19:11.000000Z
Revenue
Annual revenue
$36,806
ADR
$242
Occupancy
42%
Cleaning fees (12 mo)
$7,293
Confidence
Low (31.94), 48 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $26,587
Peaceful Cabin+Jacuzzi+Balcony+Fireplace+BBQ+Games
Cabin · 2 bd · 1 ba · sleeps 6 · 20 ft
Revenue $51,365ADR $273Occ ≈ 52%5★ (57)
Delisted
Cozy Pet Friendly Cabin! - 2 blocks from Bear Mountain in Southern California
Cabin · 2 bd · 1 ba · sleeps 4 · 171 ft
- Free parking
- Pets OK
- Wifi
- Kitchen
- +3
Revenue $26,572ADR $177Occ ≈ 41%4.8★ (287)
Primrose Cabin #709
Vacation home · 2 bd · 1 ba · sleeps 6 · 187 ft
Revenue $58,341ADR $580Occ ≈ 28%—
Primrose Cabin ~ Mountain Cabin w/ hot tub, deck, fireplace & washer/dryer
Vacation home · 2 bd · 2 ba · sleeps 6 · 187 ft
Revenue $53,697ADR $497Occ ≈ 30%3★ (1)
2 min From Ski Resort Mountain Retreat
House · 2 bd · 2 ba · sleeps 6 · 243 ft
- Free parking
- Wifi
- Kitchen
- Fireplace
- +1
Revenue $48,094ADR $218Occ ≈ 60%4.8★ (241)
Chalet in the Trees! Close to Lake & Slopes FIN
Cabin · 2 bd · 1.5 ba · sleeps 7 · 331 ft
Revenue $11,568ADR $406Occ ≈ 8%4.5★ (6)
Cute Ski Chalet! Game Room! Close to Slopes - FIN
House · 2 bd · 1.5 ba · sleeps 7 · 354 ft
Revenue $27,650ADR $268Occ ≈ 28%4.1★ (5)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Peaceful Cabin+Jacuzzi+Balcony+Fireplace+BBQ+Games Cabin | 2 bd · 1 ba · sleeps 6 | $51,365 | $273 | 52% | 5★ (57) | 20 ft | Delisted |
Black Bear Haus-Hot Tub GameRoomWalk to Bear MTN House | 2 bd · 2 ba · sleeps 7 | $32,420 | $398 | 22% | 4.8★ (6) | 72 ft | AirbnbBooking |
Cozy Pet Friendly Cabin! - 2 blocks from Bear Mountain in Southern California Cabin
| 2 bd · 1 ba · sleeps 4 | $26,572 | $177 | 41% | 4.8★ (287) | 171 ft | Vrbo |
Primrose Cabin ~ Mountain Cabin w/ hot tub, deck, Cabin
| 2 bd · 1.5 ba · sleeps 6 | $21,436 | $346 | 17% | 4.9★ (8) | 174 ft | AirbnbVrbo |
Primrose Cabin #709 Vacation home | 2 bd · 1 ba · sleeps 6 | $58,341 | $580 | 28% | — | 187 ft | Booking |
Primrose Cabin ~ Mountain Cabin w/ hot tub, deck, fireplace & washer/dryer Vacation home | 2 bd · 2 ba · sleeps 6 | $53,697 | $497 | 30% | 3★ (1) | 187 ft | Booking |
2 min From Ski Resort Mountain Retreat House
| 2 bd · 2 ba · sleeps 6 | $48,094 | $218 | 60% | 4.8★ (241) | 243 ft | Airbnb |
Chalet in the Trees! Close to Lake & Slopes FIN Cabin | 2 bd · 1.5 ba · sleeps 7 | $11,568 | $406 | 8% | 4.5★ (6) | 331 ft | Airbnb |
Cute Ski Chalet! Game Room! Close to Slopes - FIN House | 2 bd · 1.5 ba · sleeps 7 | $27,650 | $268 | 28% | 4.1★ (5) | 354 ft | Booking |
Shasta Pines | Hot Tub, Dog Friendly, Hilltop View Cabin
| 2 bd · 1 ba · sleeps 5 | $60,098 | $242 | 68% | 4.9★ (104) | 436 ft | AirbnbVrboBooking |
Show 37 more
Picturesque home, Game room, Multiple Fireplaces, Firepit, Wrap around lounging
House · 2 bd · 2 ba · sleeps 7 · 479 ft
Revenue $21,835ADR $198Occ ≈ 30%5★ (1)
Delisted
Walk to Bear Mountain! Hot Tub! Game Room! Cute UL
House · 2 bd · 2 ba · sleeps 7 · 0.2 mi
Revenue $2,296ADR $398Occ ≈ 2%—
Delisted
Nested oaks cottage #2234
Vacation home · 2 bd · 2 ba · sleeps 5 · 0.2 mi
Revenue $30,435ADR $263Occ ≈ 32%—
Fat Bear Bungalow
House · 2 bd · 1.5 ba · sleeps 5 · 0.2 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +4
Revenue $6,497ADR $171Occ ≈ 10%5★ (1)
Clover Bear Cabin | SPA | GAME TABLE | VIEW
House · 2 bd · 1 ba · sleeps 5 · 0.2 mi
Revenue $1,655ADR $331Occ ≈ 1%5★ (19)
Clover Bear Cabin
Cabin · 2 bd · 1 ba · sleeps 5 · 0.2 mi
- Hot tub
- Free parking
- Pets OK
- Wifi
- +3
Revenue $16,014ADR $235Occ ≈ 19%5★ (1)
Beautiful View • Bear Mountain Resort & Lake View
Cabin · 2 bd · 2 ba · sleeps 5 · 0.2 mi
- Hot tub
- Free parking
- Wifi
- Kitchen
- +4
Revenue $83,991ADR $358Occ ≈ 64%5★ (68)
Big Bear A-Frame • Hot Tub + Deck • Near Slopes
Cabin · 2 bd · 1 ba · sleeps 5 · 0.2 mi
- Hot tub
- Free parking
- Wifi
- Kitchen
- +1
Revenue $13,293ADR $240Occ ≈ 15%4.7★ (6)
Peek-A-Boo Lake Views | Cozy Retreat + Near Slopes
Cabin · 2 bd · 2 ba · sleeps 7 · 0.2 mi
Revenue $30,712ADR $246Occ ≈ 34%5★ (37)
Delisted
Mountain and lake view retreat, dog friendly with deck & patio
House · 2 bd · 1.5 ba · sleeps 6 · 0.2 mi
Revenue $2,437ADR $395Occ ≈ 2%1★ (1)
Delisted
Whispering Woods Big Bear~ Central Resort Cottage~
Vacation home · 2 bd · 2 ba · sleeps 4 · 0.2 mi
Revenue $75,884ADR $530Occ ≈ 39%4.2★ (3)
Bear on the Run
House · 2 bd · 1.5 ba · sleeps 5 · 0.2 mi
- Hot tub
- Wifi
- Kitchen
- Washer
- +1
Revenue $13,823ADR $224Occ ≈ 17%5★ (9)
Geronimo’s Hideaway 5 min walk to Ski.
Cabin · 2 bd · 1 ba · sleeps 4 · 0.3 mi
- Free parking
- Wifi
- Kitchen
- Fireplace
- +1
Revenue $38,511ADR $383Occ ≈ 28%5★ (33)
ModernRusticLogCabin-RARE SkiView-Spa-Firepit
Cabin · 2 bd · 1 ba · sleeps 4 · 0.3 mi
- Hot tub
- Free parking
- Pets OK
- Wifi
- +3
Revenue $78,785ADR $246Occ ≈ 88%5★ (197)
Hot Tub, Fire Pit & Views! Modern Luxury Cabin
Cabin · 2 bd · 2 ba · sleeps 5 · 0.3 mi
Revenue $35,076ADR $415Occ ≈ 23%4.5★ (11)
Delisted
Aminal_Haus: Walk to Bear Mtn!
Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi
- Free parking
- Pets OK
- Wifi
- Kitchen
- +3
Revenue $23,396ADR $232Occ ≈ 28%5★ (53)
Koto Pines I A-Frame • Hot Tub • Ski • Lake Views
Cabin · 2 bd · 2 ba · sleeps 5 · 0.3 mi
Revenue $26,587ADR $271Occ ≈ 27%5★ (26)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Picturesque home, Game room, Multiple Fireplaces, Firepit, Wrap around lounging House | 2 bd · 2 ba · sleeps 7 | $21,835 | $198 | 30% | 5★ (1) | 479 ft | Delisted |
Primrose Pines Romantic Escape +Spa | 1 Mi to Bear Cabin
| 2 bd · 1 ba · sleeps 5 | $13,178 | $336 | 11% | 5★ (102) | 489 ft | AirbnbVrbo |
Moonridge cabin | Bear Mtn + Fireplace + Pets House
| 2 bd · 2 ba · sleeps 6 | $14,270 | $241 | 16% | 4.2★ (16) | 0.1 mi | AirbnbVrboBooking |
Moonridge Cabin Near Bear Mtn | Hot Tub | EV | Dog House
| 2 bd · 2 ba · sleeps 5 | $24,137 | $235 | 28% | 4.7★ (81) | 0.1 mi | AirbnbVrbo |
Walk to Slopes! Hot Tub, Game Room, Fire Pit! UL House
| 2 bd · 2 ba · sleeps 7 | $17,535 | $344 | 14% | 4.9★ (12) | 0.1 mi | AirbnbVrbo |
Walk to Bear Mountain! Hot Tub! Game Room! Cute UL House | 2 bd · 2 ba · sleeps 7 | $2,296 | $398 | 2% | — | 0.2 mi | Delisted |
Walk to Bear Mtn | Game Room + Fireplace Cabin
| 2 bd · 1 ba · sleeps 6 | $30,960 | $309 | 27% | 4.8★ (49) | 0.2 mi | AirbnbVrboBooking |
Nested oaks cottage #2234 Vacation home | 2 bd · 2 ba · sleeps 5 | $30,435 | $263 | 32% | — | 0.2 mi | Booking |
A-Frame|Fall Color|Arcade|10 min Dwntwn or Octfest Cabin
| 2 bd · 1 ba · sleeps 4 | $13,302 | $227 | 16% | 4.7★ (21) | 0.2 mi | AirbnbVrbo |
Fat Bear Bungalow House
| 2 bd · 1.5 ba · sleeps 5 | $6,497 | $171 | 10% | 5★ (1) | 0.2 mi | Airbnb |
Clover Bear Cabin | SPA | GAME TABLE | VIEW House | 2 bd · 1 ba · sleeps 5 | $1,655 | $331 | 1% | 5★ (19) | 0.2 mi | Airbnb |
Clover Bear Cabin Cabin
| 2 bd · 1 ba · sleeps 5 | $16,014 | $235 | 19% | 5★ (1) | 0.2 mi | Airbnb |
Ski Retreat- Hot Tub- Family Friendly-The Refugio Cabin
| 2 bd · 2 ba · sleeps 6 | $74,925 | $411 | 50% | 4.5★ (33) | 0.2 mi | AirbnbVrbo |
Big Bear A-Frame • Hot Tub + Deck • Near Slopes Cabin | 2 bd · 1 ba · sleeps 5 | $15,348 | $248 | 17% | 4.5★ (3) | 0.2 mi | AirbnbVrboBooking |
Beautiful View • Bear Mountain Resort & Lake View Cabin
| 2 bd · 2 ba · sleeps 5 | $83,991 | $358 | 64% | 5★ (68) | 0.2 mi | Airbnb |
Walk to Bear Mtn! Pet Friendly! Hot Tub! House
| 2 bd · 2 ba · sleeps 6 | $37,879 | $492 | 21% | 4.8★ (31) | 0.2 mi | AirbnbVrbo |
Big Bear Mountain Getaway with a View and Hot Tub Cabin
| 2 bd · 1 ba · sleeps 5 | $32,797 | $260 | 35% | 4.8★ (241) | 0.2 mi | AirbnbVrbo |
Big Bear A-Frame • Hot Tub + Deck • Near Slopes Cabin
| 2 bd · 1 ba · sleeps 5 | $13,293 | $240 | 15% | 4.7★ (6) | 0.2 mi | Airbnb |
Peek-A-Boo Lake Views | Cozy Retreat + Near Slopes Cabin | 2 bd · 2 ba · sleeps 7 | $30,712 | $246 | 34% | 5★ (37) | 0.2 mi | Delisted |
Panoramic Mtn & Lake Views: Hilltop Big Bear Cabin House
| 2 bd · 1.5 ba · sleeps 6 | $11,102 | $273 | 11% | 3.4★ (5) | 0.2 mi | AirbnbVrboBooking |
Mountain and lake view retreat, dog friendly with deck & patio House | 2 bd · 1.5 ba · sleeps 6 | $2,437 | $395 | 2% | 1★ (1) | 0.2 mi | Delisted |
Whispering Woods Big Bear~ Central Resort Cottage~ Vacation home | 2 bd · 2 ba · sleeps 4 | $75,884 | $530 | 39% | 4.2★ (3) | 0.2 mi | Booking |
Bear on the Run House
| 2 bd · 1.5 ba · sleeps 5 | $13,823 | $224 | 17% | 5★ (9) | 0.2 mi | Airbnb |
Spacious and Secluded A-Frame Cabin in Moonridge Cabin
| 2 bd · 2 ba · sleeps 7 | $21,515 | $219 | 27% | 5★ (25) | 0.2 mi | AirbnbVrbo |
Bonnie Brae - Walk to Bear Mountain - Spa Cabin
| 2 bd · 2 ba · sleeps 6 | $29,958 | $260 | 32% | 5★ (57) | 0.2 mi | AirbnbVrbo |
Geronimo’s Hideaway 5 min walk to Ski. Cabin
| 2 bd · 1 ba · sleeps 4 | $38,511 | $383 | 28% | 5★ (33) | 0.3 mi | Airbnb |
ModernRusticLogCabin-RARE SkiView-Spa-Firepit Cabin
| 2 bd · 1 ba · sleeps 4 | $78,785 | $246 | 88% | 5★ (197) | 0.3 mi | Airbnb |
Emerald Alps: Lake Views!Hot Tub!Foosball!Gas BBQ! House
| 2 bd · 2 ba · sleeps 5 | $29,061 | $201 | 40% | 4.5★ (178) | 0.3 mi | AirbnbVrbo |
Hot Tub, Fire Pit & Views! Modern Luxury Cabin Cabin | 2 bd · 2 ba · sleeps 5 | $35,076 | $415 | 23% | 4.5★ (11) | 0.3 mi | Delisted |
Fireside Retreat - Stylish & Cozy - Moonridge Area Cabin
| 2 bd · 1 ba · sleeps 5 | $47,171 | $199 | 65% | 4.9★ (59) | 0.3 mi | AirbnbVrbo |
Million Dollar View!!! Cabin
| 2 bd · 1 ba · sleeps 6 | $10,911 | $320 | 9% | 4.8★ (187) | 0.3 mi | AirbnbVrbo |
Big Bear Mountain Getaway with SPA Cabin
| 2 bd · 2 ba · sleeps 5 | $16,070 | $287 | 15% | 4.8★ (72) | 0.3 mi | AirbnbVrbo |
Walk to Bear Mtn | Hot Tub + Slope Views Cabin
| 2 bd · 1.5 ba · sleeps 4 | $36,937 | $296 | 34% | 4.4★ (17) | 0.3 mi | AirbnbVrboBooking |
EV charging Cabin w/AC by Bear Mtn with RV parking Cabin
| 2 bd · 1 ba · sleeps 5 | $28,113 | $159 | 48% | 5★ (169) | 0.3 mi | AirbnbVrbo |
Aminal_Haus: Walk to Bear Mtn! Cabin
| 2 bd · 2 ba · sleeps 6 | $23,396 | $232 | 28% | 5★ (53) | 0.3 mi | Airbnb |
Koto Pines I A-Frame • Hot Tub • Ski • Lake Views Cabin | 2 bd · 2 ba · sleeps 5 | $26,587 | $271 | 27% | 5★ (26) | 0.3 mi | Airbnb |
Altitude Lodge Cabin
| 2 bd · 2 ba · sleeps 6 | $17,725 | $248 | 20% | 4.9★ (11) | 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 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 15) + 0.75% investor premium
Est. revenue
$36,806
NOI
$13,526
Cash flow /mo
-$1,915
Cash needed
$174,050
Cash-on-cash
-13.2%
ROE (yr 1)
-1.9%
Cap rate
2.5%
DSCR
0.37
Year-1 write-off
$178,508
Year-1 tax shield @ 32%
$57,123
Year-1 return on equity
- Cash flow (annual)-$22,980
- Principal paydown$3,314
- Appreciation at%$16,350
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)$7,361
- Platform fees (3% of revenue)$1,104
- Maintenance / capex (5% of revenue)$1,840
- Utilities & supplies$4,200
- HOA$0
- Property tax$7,085
- Insurance (STR-rated)$2,780
Cash needed to close
- Down payment (25%)$136,250
- Closing costs (4.0%)$21,800
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$57,123
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
$436,000
Short-life (5/15-yr)
$162,000 · 37%
Year-1 deduction
$179,000
Year-1 tax shield @ 32%
$57,000
Land 20% (county tax record, assessed value split) · building $274,000 over 39 years · new furniture $16,000
Based on: 880 sq ft, built 1964, 2 bd / 1 ba, unfurnished, listing features (hot tub, deck, patio, fireplace, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $117,000 in year 1 (23% short-life, $37,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $16,400
Kitchen cabinetsdefault
$7,700 new × 40% good × 5.29 allocation
- $13,400
Kitchen countertopsdefault
$6,300 new × 40% good × 5.29 allocation
- $3,300
Decorative trimdefault
$1,500 new × 40% good × 5.29 allocation
- $300
Mirrorsdefault
$200 new × 40% good × 5.29 allocation
- $1,900
Shelvingdefault
$900 new × 40% good × 5.29 allocation
- $4,800
Window coverings (9)default
$2,300 new × 40% good × 5.29 allocation
- $4,800
Carpet, vinyl & laminate (40% of floors)default
$2,300 new × 40% good × 5.29 allocation
- $12,700
Kitchen & laundry equipment plumbingdefault
$6,000 new × 40% good × 5.29 allocation
- $7,700
Kitchen, laundry & data equipment electricaldefault
$3,600 new × 40% good × 5.29 allocation
- $17,100
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 5.29 allocation
- $19,100
Hot tub (freestanding)listing
$9,000 new × 40% good × 5.29 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $16,300
Paving: driveway & walks (paved)default
$6,100 new × 50% good × 5.29 allocation
- $7,800
Landscaping (minimal)listing
$3,000 new × 50% good × 5.29 allocation
- $10,500
Patioslisting
$4,000 new × 50% good × 5.29 allocation
- $26,200
Decks & porches (attached)listing
$9,900 new × 50% good × 5.29 allocation
- $201,400
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$95,100 new × 40% good × 5.29 allocation
- $20,800
Building plumbing & fixturesdefault
$9,800 new × 40% good × 5.29 allocation
- $17,800
Building electrical & lightingdefault
$8,400 new × 40% good × 5.29 allocation
- $21,000
HVACdefault
$9,900 new × 40% good × 5.29 allocation
- $7,200
Hardwood & tile floorsdefault
$3,400 new × 40% good × 5.29 allocation
- $5,600
Fireplacelisting
$2,600 new × 40% good × 5.29 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $117,400 | $60,800 | $300 | $178,500 |
| 2 | $0 | $0 | $7,000 | $7,000 |
| 3 | $0 | $0 | $7,000 | $7,000 |
| 4 | $0 | $0 | $7,000 | $7,000 |
| 5 | $0 | $0 | $7,000 | $7,000 |
| 6+ | $0 | $0 | $245,400 | $245,400 |
| Total | $117,400 | $60,800 | $273,800 | $452,000 |
The building's share of the price ($436,000) is 5.3x our depreciated replacement cost of the home ($82,000). 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.