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Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

332 E Fairway Blvd

332 E Fairway Blvd

Big Bear City, CA 92314

$550,000

2 bd · 2 ba · 1,592 sqft · Listed 25d ago

View on Realtor.com →
Rental historyLow confidenceNegative cash flow

Year built

1971

Sqft

1,592

Lot sqft

5,001

HOA / mo

None

Furnished

No

List date

2026-09-04T16:19:19Z

Revenue

Annual revenue

$26,548

ADR

$238

Occupancy

31%

Cleaning fees (12 mo)

$4,877

Confidence

Low (37.35), 49 comps

Comp revenue range (p25 / median / p75)

$12,247$21,549$29,988

  • Maverick's Cabin - HotTub, GameRm, Firepit, fenced

    Cabin · 2 bd · 2 ba · sleeps 6 · 108 ft

    Revenue $12,659ADR $218Occ ≈ 16%4.8★ (9)

    AirbnbVrboBooking

  • New! Cabin 2bed 2bth jacuzzi game room EVcharger

    Cabin · 2 bd · 2 ba · sleeps 6 · 213 ft

    Revenue $30,564ADR $318Occ ≈ 26%5★ (55)

    Airbnb

  • 2 Mi to Big Bear Lake! Quiet Cabin w/ Yard & Grill

    Cabin · 2 bd · 1 ba · sleeps 6 · 318 ft

    Revenue $5,376ADR $177Occ ≈ 8%4.7★ (7)

    AirbnbVrboBooking

  • * The Sweet Escape Cabin + Free EV

    Cabin · 2 bd · 1.5 ba · sleeps 6 · 413 ft

    Revenue $24,380ADR $215Occ ≈ 31%5★ (181)

    Airbnb

  • Turquoise Bear ft AC, SPA, Pet Friendly & Fenced

    House · 2 bd · 2 ba · sleeps 6 · 436 ft

    Revenue $24,366ADR $248Occ ≈ 27%4.9★ (26)

    AirbnbVrbo

  • Jade Bear Retreat

    Vacation home · 2 bd · 2 ba · sleeps 4 · 466 ft

    Revenue $2,648ADR $251Occ ≈ 3%5★ (1)

    Booking

  • Big Bear's Cozy Den!

    Cabin · 2 bd · 1 ba · sleeps 6 · 486 ft

    Revenue $7,501ADR $192Occ ≈ 11%4.8★ (10)

    Airbnb

  • Family Cabin Near Slopes | Game Room + EV Charger

    House · 2 bd · 2 ba · sleeps 6 · 495 ft

    Revenue $23,194ADR $231Occ ≈ 28%4.7★ (10)

    Airbnb

  • Barker Cottage: Hot Tub, Shuffleboard, Firepit

    House · 2 bd · 2 ba · sleeps 6 · 0.1 mi

    Revenue $46,429ADR $222Occ ≈ 57%4.9★ (92)

    AirbnbVrbo

  • Country Club Cabin ~ Fenced Yard, Dog-friendly, AC

    Cabin · 2 bd · 1 ba · sleeps 4 · 0.1 mi

    Revenue $28,089ADR $424Occ ≈ 18%4.7★ (6)

    AirbnbVrbo

Show all 49 comps

  • Country Club Cabin #357

    Vacation home · 2 bd · 1 ba · sleeps 4 · 0.1 mi

    Revenue $60,189ADR $562Occ ≈ 29%—

    Booking

  • Country Club Cabin ~ Fenced Yard, Dog-friendly cabin in heart of Big Bear with hot tub.

    Vacation home · 2 bd · 1 ba · sleeps 4 · 0.1 mi

    Revenue $55,947ADR $618Occ ≈ 25%4★ (1)

    Booking

  • Cozy Cabin in Big Bear - Perfectly Crisp Getaway!

    Cabin · 2 bd · 2 ba · sleeps 8 · 0.1 mi

    Revenue $37,610ADR $219Occ ≈ 47%5★ (143)

    Airbnb

  • BIG BEAR COZY DEN - Comfort in the Mountains Free WiFi & Cozy Vibes...

    Cabin · 2 bd · 1 ba · sleeps 6 · 0.1 mi

    Revenue $9,548ADR $243Occ ≈ 11%4.7★ (11)

    Vrbo

  • *NEW* 2BR Chateau Oso Grande Near Slopes & Hot Tub

    Cabin · 2 bd · 1 ba · sleeps 6 · 0.1 mi

    Revenue $1,184ADR $285Occ ≈ 1%4★ (2)

    Airbnb

  • Mountain Escape w/ Fireplace, BBQ, & Fenced Yard

    House · 2 bd · 2 ba · sleeps 6 · 0.1 mi

    Revenue $14,333ADR $273Occ ≈ 14%5★ (10)

    AirbnbVrboBooking

  • Atomic A-Frame • Firepit • Lake • Mid-Century Gem

    Cabin · 2 bd · 1 ba · sleeps 4 · 0.1 mi

    Revenue $10,621ADR $334Occ ≈ 9%5★ (69)

    Airbnb

  • "Grin & Bear It" Cozy Cabin 2BR/1.5BA

    Cabin · 2 bd · 1.5 ba · sleeps 6 · 0.1 mi

    Revenue $15,812ADR $182Occ ≈ 24%4.8★ (83)

    Airbnb

  • Cozy 2-Story 2BR Retreat with Gold Mountain Views

    Cabin · 2 bd · 1.5 ba · sleeps 6 · 0.1 mi

    Revenue $11,121ADR $206Occ ≈ 15%5★ (1)

    Airbnb

  • Cute n Cozy Wooded Big Bear Cabin -Pets,WiFI,Cable

    Cabin · 2 bd · 1 ba · sleeps 7 · 0.1 mi

    Revenue $23,544ADR $150Occ ≈ 43%4.8★ (178)

    Airbnb

  • East of Paradise

    Cabin · 2 bd · 1 ba · sleeps 4 · 0.2 mi

    Revenue $876ADR $219Occ ≈ 1%5★ (1)

    Airbnb

  • Comfy Cozy Cabin with a big yard in Big Bear

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi

    Revenue $12,247ADR $261Occ ≈ 13%5★ (277)

    AirbnbVrbo

  • Black Gold Cabin: sustainable, intentional retreat

    Cabin · 2 bd · 1 ba · sleeps 4 · 0.2 mi

    Revenue $17,511ADR $278Occ ≈ 17%5★ (231)

    Airbnb

  • Cozy 2 bedroom, Smart TV, BBQ

    Cabin · 2 bd · 1 ba · sleeps 4 · 0.2 mi

    Revenue $21,549ADR $237Occ ≈ 25%4.8★ (43)

    AirbnbVrboBooking

  • Chateau Oso Grande in Big Bear

    Vacation home · 2 bd · 1 ba · sleeps 6 · 0.2 mi

    Revenue $29,988ADR $177Occ ≈ 46%5★ (2)

    Booking

  • Cozy, Child/Pet Friendly w/ Jacuzzi & Firepit!

    House · 2 bd · 2 ba · sleeps 4 · 0.2 mi

    Revenue $38,726ADR $286Occ ≈ 37%4.9★ (196)

    Airbnb

  • Turquoise Bear with SPA

    Vacation home · 2 bd · 2 ba · sleeps 6 · 0.2 mi

    Revenue $28,289ADR $368Occ ≈ 21%—

    Booking

  • Big Bear Cabin w/ Hot Tub, AC, Firepit, & Foosball

    House · 2 bd · 1 ba · sleeps 6 · 0.2 mi

    Revenue $21,318ADR $232Occ ≈ 25%3.8★ (4)

    AirbnbVrboBooking

  • Cozy Family Cabin Getaway BBL

    Cabin · 2 bd · 1 ba · sleeps 6 · 0.2 mi

    Revenue $25,499ADR $287Occ ≈ 24%4.5★ (4)

    AirbnbVrboBooking

  • Home Sweet Cabin with Hot Tub

    Cabin · 2 bd · 1 ba · sleeps 6 · 0.2 mi

    Revenue $24,170ADR $155Occ ≈ 43%4.9★ (58)

    AirbnbVrbo

  • Super cute 2 bedroom chalet with indoor fireplace

    Cabin · 2 bd · 1 ba · sleeps 5 · 0.2 mi

    Revenue $14,144ADR $103Occ ≈ 38%5★ (27)

    Airbnb

  • Navigate Stays Cabin w Fireplace Near Ski Resorts

    House · 2 bd · 2 ba · sleeps 6 · 0.2 mi

    Revenue $27,306ADR $270Occ ≈ 28%4.5★ (18)

    AirbnbVrboBooking

  • Lake Life Escape! Stunning Big Bear Cabin

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi

    Revenue $22,851ADR $225Occ ≈ 28%4.7★ (36)

    AirbnbVrboBooking

  • The Summit at Sherwood ~ Dog-friendly cabin with fenced yard, patio, grill, & furnished deck

    Vacation home · 2 bd · 1 ba · sleeps 4 · 0.2 mi

    Revenue $17,695ADR $349Occ ≈ 14%—

    Booking

  • The Summit at Sherwood #618

    Vacation home · 2 bd · 1 ba · sleeps 4 · 0.2 mi

    Revenue $45,272ADR $538Occ ≈ 23%—

    Booking

  • Cozy, Comfy Big Bear Retreat! Minutes from village

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi

    Revenue $8,825ADR $255Occ ≈ 9%4.8★ (71)

    Airbnb

  • Rob’s Big Bear Family Cabin

    House · 2 bd · 1 ba · sleeps 5 · 0.2 mi

    Revenue $9,140ADR $178Occ ≈ 14%4.9★ (10)

    Airbnb

  • The One & Only: Cozy Rozy /\Frame Cabin!

    Cabin · 2 bd · 1 ba · sleeps 5 · 0.2 mi

    Revenue $38,739ADR $204Occ ≈ 52%5★ (315)

    AirbnbVrbo

  • Big Bear Quonset Lodge-Dog Friendly

    Cabin · 2 bd · 1 ba · sleeps 4 · 0.2 mi

    Revenue $9,985ADR $188Occ ≈ 15%5★ (334)

    Airbnb

  • Big Bear Getaway w/ Deck, Yard & bonus Hot Tub

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi

    Revenue $18,960ADR $281Occ ≈ 18%4.8★ (4)

    Airbnb

  • Storybook,Rustic Log Cabin: Couples/Small Families

    Cabin · 2 bd · 1 ba · sleeps 4 · 0.2 mi

    Revenue $18,095ADR $175Occ ≈ 28%4.9★ (274)

    AirbnbVrbo

  • Cabin | A/C, wood-burning fireplace, pet friendly

    Cabin · 2 bd · 1 ba · sleeps 5 · 0.2 mi

    Revenue $41,415ADR $159Occ ≈ 71%5★ (160)

    AirbnbVrbo

  • *NEW* 2BR Chateau Oso Grande Near Slopes & Hot Tub

    Cabin · 2 bd · 1 ba · sleeps 6 · 0.2 mi

    Revenue $34,523ADR $212Occ ≈ 45%5★ (80)

    AirbnbVrbo

  • Relaxing Cabin w/ Hot Tub & Large Yard

    House · 2 bd · 1 ba · sleeps 6 · 0.2 mi

    Revenue $13,368ADR $263Occ ≈ 14%4.7★ (14)

    AirbnbVrboBooking

  • Bear City Retreat w/ Hot Tub- Relaxing Cottage

    Cabin · 2 bd · 1 ba · sleeps 6 · 0.2 mi

    Revenue $28,971ADR $293Occ ≈ 27%4.5★ (54)

    AirbnbVrboBooking

  • Montana cabin #1938

    Vacation home · 2 bd · 1 ba · sleeps 6 · 0.2 mi

    Revenue $53,295ADR $429Occ ≈ 34%—

    Booking

  • Designer Cabin + Hot Tub + Fenced Yard

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi

    Revenue $3,241ADR $189Occ ≈ 5%4★ (4)

    Airbnb

  • The Coziest of Cabins in Big Bear

    Cabin · 2 bd · 1 ba · sleeps 4 · 0.2 mi

    Revenue $33,150ADR $134Occ ≈ 68%5★ (158)

    AirbnbVrbo

  • Lookout Cabin 2-bedroom+game room in Big Bear, CA

    Cabin · 2 bd · 2 ba · sleeps 8 · 0.2 mi

    Revenue $20,555ADR $279Occ ≈ 20%5★ (72)

    Airbnb

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

Financing
Term

Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

Est. revenue

$26,548

NOI

$6,060

Cash flow /mo

-$2,459

Cash needed

$181,500

Cash-on-cash

-16.3%

ROE (yr 1)

-5.2%

Cap rate

1.1%

DSCR

0.17

Year-1 write-off

$141,624

Year-1 tax shield @ 32%

$45,320

Year-1 return on equity

  • Cash flow (annual)-$29,506
  • Principal paydown$3,599
  • Appreciation at%$16,500
ROE-5.2%
ROE incl. year-1 tax savings (32% bracket, STR loophole)19.8%
Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$5,310
  • Platform fees (3% of revenue)$796
  • Maintenance / capex (5% of revenue)$1,327
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$6,976
  • Insurance (STR-rated)$2,805

Cash needed to close

  • Down payment (25%)$137,500
  • Closing costs (4.0%)$22,000
  • Furnishing (bought new)$22,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$45,320

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

$440,000

Short-life (5/15-yr)

$119,000 · 27%

Year-1 deduction

$142,000

Year-1 tax shield @ 32%

$45,000

Land 20% (county tax record, assessed value split) · building $321,000 over 39 years · new furniture $22,000

Based on: 1,592 sq ft, built 1971, 2 bd / 2 ba, unfurnished, listing features (fence, game room, fireplace).

IRS-guide safe-harbor floor: $110,000 in year 1 (20% short-life, $35,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$88,600

  • Kitchen cabinetsdefault

    $9,300 new × 40% good × 3.42 allocation

    $12,700

  • Kitchen countertopsdefault

    $7,600 new × 40% good × 3.42 allocation

    $10,400

  • Decorative trimdefault

    $2,800 new × 40% good × 3.42 allocation

    $3,800

  • Mirrorsdefault

    $300 new × 40% good × 3.42 allocation

    $400

  • Shelvingdefault

    $900 new × 40% good × 3.42 allocation

    $1,200

  • Window coverings (16)default

    $4,000 new × 40% good × 3.42 allocation

    $5,500

  • Carpet, vinyl & laminate (40% of floors)default

    $4,100 new × 40% good × 3.42 allocation

    $5,600

  • Kitchen & laundry equipment plumbingdefault

    $7,200 new × 40% good × 3.42 allocation

    $9,900

  • Kitchen, laundry & data equipment electricaldefault

    $4,400 new × 40% good × 3.42 allocation

    $6,000

  • Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default

    $8,100 new × 40% good × 3.42 allocation

    $11,100

  • Furniture bought newlisting

    $16,000 new × 100% good · bought separately

    $16,000

  • Game-room equipment bought newlisting

    $6,000 new × 100% good · bought separately

    $6,000
15-year land improvements$52,000

  • Paving: driveway & walks (paved)default

    $8,300 new × 50% good × 3.42 allocation

    $14,200

  • Landscaping (typical)default

    $8,000 new × 50% good × 3.42 allocation

    $13,600

  • Patiosdefault

    $1,600 new × 50% good × 3.42 allocation

    $2,700

  • Decks & porches (attached)default

    $1,600 new × 50% good × 3.42 allocation

    $2,700

  • Fencinglisting

    $6,000 new × 50% good × 3.42 allocation

    $10,300

  • Gazebo / pergolalisting

    $5,000 new × 50% good × 3.42 allocation

    $8,600
Building, 39-year$321,400

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $172,700 new × 40% good × 3.42 allocation

    $236,500

  • Building plumbing & fixturesdefault

    $17,900 new × 40% good × 3.42 allocation

    $24,500

  • Building electrical & lightingdefault

    $17,500 new × 40% good × 3.42 allocation

    $23,900

  • HVACdefault

    $17,900 new × 40% good × 3.42 allocation

    $24,500

  • Hardwood & tile floorsdefault

    $6,100 new × 40% good × 3.42 allocation

    $8,400

  • Fireplacelisting

    $2,600 new × 40% good × 3.42 allocation

    $3,600

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$88,600$52,000$1,000$141,600
2$0$0$8,200$8,200
3$0$0$8,200$8,200
4$0$0$8,200$8,200
5$0$0$8,200$8,200
6+$0$0$287,400$287,400
Total$88,600$52,000$321,400$462,000

The building's share of the price ($440,000) is 3.4x our depreciated replacement cost of the home ($129,000). 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.