39935 Trail of the Whispering Pnes
Big Bear Lake, CA 92315
$549,000
3 bd · 2.5 ba · 1,664 sqft · Listed 63d ago
View on Realtor.com →Year built
1977
Sqft
1,664
Lot sqft
5,400
HOA / mo
$0
Furnished
No
List date
2026-09-11T16:17:56.000000Z
Revenue
Annual revenue
$26,657
ADR
$236
Occupancy
31%
Cleaning fees (12 mo)
$5,064
Confidence
Low (29.39), 49 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $23,954
Charming cabin with a hot tub
Cabin · 3 bd · 2 ba · sleeps 8 · 210 ft
Revenue $30,415ADR $306Occ ≈ 27%—
Delisted
Deluxe retreat Cabin with a spa near the slopes
Cabin · 3 bd · 2 ba · sleeps 8 · 220 ft
- Hot tub
- Free parking
- Wifi
- Kitchen
- +1
Revenue $55,604ADR $304Occ ≈ 50%4.8★ (31)
Big Bear Lake Cabin
House · 3 bd · 2 ba · sleeps 8 · 522 ft
- Free parking
- Wifi
- Kitchen
- Washer
- +2
Revenue $20,057ADR $489Occ ≈ 11%5★ (20)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Smart TV + Deck & BBQ + Forest Views Cabin
| 3 bd · 2.5 ba · sleeps 6 | $8,169 | $373 | 6% | 4.7★ (19) | 200 ft | AirbnbVrboBooking |
Charming cabin with a hot tub Cabin | 3 bd · 2 ba · sleeps 8 | $30,415 | $306 | 27% | — | 210 ft | Delisted |
Deluxe retreat Cabin with a spa near the slopes Cabin
| 3 bd · 2 ba · sleeps 8 | $55,604 | $304 | 50% | 4.8★ (31) | 220 ft | Airbnb |
Shady Bear Retreat:Modern Mtn Decor! Foosball! House
| 3 bd · 2.5 ba · sleeps 8 | $23,954 | $313 | 21% | 5★ (20) | 282 ft | AirbnbVrbo |
LUX Log Cabin! Shuffleboard! Open Concept! BBQ! House
| 3 bd · 2 ba · sleeps 10 | $26,784 | $610 | 12% | 4.8★ (8) | 463 ft | AirbnbVrbo |
Close to Lake, Pool Table, Dogs OK-Blissful Pines House | 3 bd · 3 ba · sleeps 8 | $32,752 | $475 | 19% | 4.7★ (71) | 489 ft | AirbnbBooking |
Big Bear Lake Cabin House
| 3 bd · 2 ba · sleeps 8 | $20,057 | $489 | 11% | 5★ (20) | 522 ft | Airbnb |
New Cozy Cabin -close to lake and Village! Cabin
| 3 bd · 2 ba · sleeps 7 | $37,760 | $265 | 39% | 4.9★ (151) | 0.1 mi | AirbnbVrboBooking |
Luxury Cabin Hot tub Game Room Crib & Sled Hill House
| 3 bd · 2 ba · sleeps 8 | $40,765 | $470 | 24% | 5★ (88) | 0.1 mi | AirbnbVrboBooking |
Modern Lake Cabin for Family, Friends and Pets! House
| 3 bd · 2 ba · sleeps 6 | $17,247 | $230 | 21% | 4.8★ (45) | 0.2 mi | AirbnbVrboBooking |
Show 29 more
Glenview Getaway - Cozy farm house! Walking distance to the lake!
Vacation home · 3 bd · 3 ba · sleeps 7 · 0.2 mi
Revenue $21,018ADR $525Occ ≈ 11%—
Highland Cabin Jacuzzi Close To Slopes & Village
Vacation home · 3 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $7,383ADR $149Occ ≈ 14%3.5★ (2)
Cozy Modern Cabin Close To Slopes/Village
Cabin · 3 bd · 1.5 ba · sleeps 6 · 0.2 mi
Revenue $23,906ADR $211Occ ≈ 31%4.5★ (63)
Diana's Cabin
House · 3 bd · 2 ba · sleeps 9 · 0.2 mi
Revenue $1,514ADR $378Occ ≈ 1%5★ (1)
Delisted
Take a Break Big Bear Lake
House · 3 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $3,719ADR $192Occ ≈ 5%5★ (1)
Delisted
Big Bear's Casa Oso - Near the Lake & Ski Resorts-
Cabin · 3 bd · 2 ba · sleeps 7 · 0.2 mi
- Free parking
- Wifi
- Kitchen
- Washer
- +3
Revenue $19,888ADR $320Occ ≈ 17%4.9★ (13)
The Wilderness Haven
Condominium (condo) · 3 bd · 2 ba · sleeps 8 · 0.2 mi
Revenue $11,259ADR $446Occ ≈ 7%4★ (1)
Delisted
The Grand Holiday Cottage
Bungalow · 3 bd · 2 ba · sleeps 8 · 0.2 mi
Revenue $16,238ADR $397Occ ≈ 11%4.8★ (19)
Delisted
Less Than 1 Mi to Big Bear Lake Cabin with Hot Tub
Vacation home · 3 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $26,734ADR $259Occ ≈ 28%4★ (1)
Pine Nest Relaxing Walk to Marina Cozy Chalet
Chalet · 3 bd · 2 ba · sleeps 7 · 0.2 mi
Revenue $9,984ADR $221Occ ≈ 12%4★ (3)
Vista de Oso + Hot-Tub + Blackstone/BBQ!
Cabin · 3 bd · 2 ba · sleeps 6 · 0.3 mi
- Hot tub
- Free parking
- Pets OK
- Wifi
- +3
Revenue $962ADR $270Occ ≈ 1%4.5★ (2)
Arcade • Hot Tub • Gazebo • Near Lake & Village
House · 3 bd · 2 ba · sleeps 7 · 0.3 mi
- Hot tub
- Free parking
- Pets OK
- Wifi
- +4
Revenue $37,314ADR $387Occ ≈ 26%4.9★ (149)
3 bd 2 br Cabin 8 | Noon Lodge
Cabin · 3 bd · 2 ba · sleeps 7 · 0.3 mi
- Pets OK
- Wifi
- Kitchen
Revenue $41,013ADR $350Occ ≈ 32%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Glenview Getaway - Cozy farm house! Walking distance to the lake! Vacation home | 3 bd · 3 ba · sleeps 7 | $21,018 | $525 | 11% | — | 0.2 mi | Booking |
Big Bear Retreat Near Lake & Village Cabin
| 3 bd · 3 ba · sleeps 7 | $8,937 | $311 | 8% | 4.3★ (22) | 0.2 mi | AirbnbVrbo |
Cavern Cabin • AC • Renovated Rustic Modern House
| 3 bd · 2 ba · sleeps 8 | $41,954 | $309 | 37% | 4.7★ (143) | 0.2 mi | AirbnbVrbo |
Cozy A-frame close to the village Chalet
| 3 bd · 2 ba · sleeps 6 | $7,951 | $418 | 5% | 4.6★ (94) | 0.2 mi | AirbnbVrbo |
Highland Cabin Jacuzzi Close To Slopes & Village Vacation home | 3 bd · 2 ba · sleeps 6 | $7,383 | $149 | 14% | 3.5★ (2) | 0.2 mi | Booking |
Cozy Modern Cabin Close To Slopes/Village Cabin | 3 bd · 1.5 ba · sleeps 6 | $23,906 | $211 | 31% | 4.5★ (63) | 0.2 mi | Airbnb |
Diana's Cabin House | 3 bd · 2 ba · sleeps 9 | $1,514 | $378 | 1% | 5★ (1) | 0.2 mi | Delisted |
Take a Break Big Bear Lake House | 3 bd · 2 ba · sleeps 6 | $3,719 | $192 | 5% | 5★ (1) | 0.2 mi | Delisted |
Big Bear's Casa Oso - Near the Lake & Ski Resorts- Cabin
| 3 bd · 2 ba · sleeps 7 | $19,888 | $320 | 17% | 4.9★ (13) | 0.2 mi | Airbnb |
Honeybee Themed By the Lake, Hot Tub & EV charger Cabin
| 3 bd · 2 ba · sleeps 8 | $36,154 | $291 | 34% | 5★ (131) | 0.2 mi | AirbnbVrbo |
Cozy Bear Cabin- 3bed-2bath w/ Spa House
| 3 bd · 2 ba · sleeps 8 | $16,472 | $705 | 6% | 4.7★ (88) | 0.2 mi | AirbnbVrbo |
Waterfront Log Cabin w/ Game Room House
| 3 bd · 2 ba · sleeps 7 | $32,756 | $375 | 24% | 4.4★ (14) | 0.2 mi | AirbnbVrboBooking |
High Altitude Modern Retreat, Game Room & Hot Tub Cabin
| 3 bd · 2 ba · sleeps 7 | $62,014 | $363 | 47% | 5★ (45) | 0.2 mi | AirbnbVrbo |
The Wilderness Haven Condominium (condo) | 3 bd · 2 ba · sleeps 8 | $11,259 | $446 | 7% | 4★ (1) | 0.2 mi | Delisted |
The Grand Holiday Cottage Bungalow | 3 bd · 2 ba · sleeps 8 | $16,238 | $397 | 11% | 4.8★ (19) | 0.2 mi | Delisted |
Buzzy Bear's Art Retreat | Big Bear Lake House
| 3 bd · 2 ba · sleeps 6 | $1,786 | $297 | 2% | 4.5★ (1) | 0.2 mi | AirbnbVrboBooking |
Mallard Lagoon Cabin on Lake House
| 3 bd · 2 ba · sleeps 6 | $4,937 | $236 | 6% | 5★ (2) | 0.2 mi | AirbnbVrbo |
Less Than 1 Mi to Big Bear Lake Cabin with Hot Tub Vacation home | 3 bd · 2 ba · sleeps 6 | $26,734 | $259 | 28% | 4★ (1) | 0.2 mi | Booking |
Modern Lake Cabin • Hot Tub • Games • King Suite Cabin
| 3 bd · 2 ba · sleeps 7 | $37,587 | $357 | 29% | 4.8★ (102) | 0.2 mi | AirbnbVrbo |
Pine Nest Relaxing Walk to Marina Cozy Chalet Chalet | 3 bd · 2 ba · sleeps 7 | $9,984 | $221 | 12% | 4★ (3) | 0.2 mi | Booking |
Lakewood Timber Lodge/ Peaceful, Private & Serene House
| 3 bd · 2 ba · sleeps 6 | $47,498 | $227 | 57% | 5★ (28) | 0.2 mi | AirbnbVrboBooking |
Mi Cabaña Big Bear Lake - Comfort and Location! Cabin
| 3 bd · 2 ba · sleeps 8 | $33,359 | $390 | 23% | 4.9★ (49) | 0.2 mi | AirbnbVrbo |
Vista de Oso + Hot-Tub + Blackstone/BBQ! Cabin
| 3 bd · 2 ba · sleeps 6 | $962 | $270 | 1% | 4.5★ (2) | 0.3 mi | Airbnb |
Arcade • Hot Tub • Gazebo • Near Lake & Village House
| 3 bd · 2 ba · sleeps 7 | $37,314 | $387 | 26% | 4.9★ (149) | 0.3 mi | Airbnb |
* SNOW BUNNY * Game Room - Hot Tub - Fire Pit Cabin
| 3 bd · 2 ba · sleeps 7 | $73,129 | $389 | 52% | 4.9★ (269) | 0.3 mi | AirbnbVrbo |
3 Mi to Snow Summit: Charming Home w/ Fenced Yard House
| 3 bd · 3 ba · sleeps 8 | $33,777 | $299 | 31% | 4.7★ (20) | 0.3 mi | AirbnbVrboBooking |
Mountain Cabin Walk to Village, Hot Tub & Games Cabin | 3 bd · 2 ba · sleeps 7 | $42,399 | $379 | 31% | 4.6★ (10) | 0.3 mi | AirbnbBooking |
3 bd 2 br Cabin 8 | Noon Lodge Cabin
| 3 bd · 2 ba · sleeps 7 | $41,013 | $350 | 32% | — | 0.3 mi | Airbnb |
Game Room W/Pool Table & Air Hockey Near Village House
| 3 bd · 3.5 ba · sleeps 10 | $23,496 | $346 | 19% | 4.9★ (15) | 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 7.86% = 7.11% Freddie Mac 30-yr avg (Nov 12) + 0.75% investor premium
Est. revenue
$26,657
NOI
$6,154
Cash flow /mo
-$2,468
Cash needed
$184,710
Cash-on-cash
-16.0%
ROE (yr 1)
-5.2%
Cap rate
1.1%
DSCR
0.17
Year-1 write-off
$145,840
Year-1 tax shield @ 32%
$46,669
Year-1 return on equity
- Cash flow (annual)-$29,620
- Principal paydown$3,536
- Appreciation at%$16,470
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)$5,331
- Platform fees (3% of revenue)$800
- Maintenance / capex (5% of revenue)$1,333
- Utilities & supplies$4,200
- HOA$0
- Property tax$6,863
- Insurance (STR-rated)$2,800
Cash needed to close
- Down payment (25%)$137,250
- Closing costs (4.0%)$21,960
- Furnishing (bought new)$25,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$46,669
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
$439,000
Short-life (5/15-yr)
$119,000 · 27%
Year-1 deduction
$146,000
Year-1 tax shield @ 32%
$47,000
Land 20% (county tax record, assessed value split) · building $320,000 over 39 years · new furniture $26,000
Based on: 1,664 sq ft, built 1977, 3 bd / 2.5 ba, unfurnished, listing features (hot tub, fence, game room, fireplace, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $115,000 in year 1 (20% short-life, $37,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $12,200
Kitchen cabinetsdefault
$9,400 new × 40% good × 3.24 allocation
- $10,000
Kitchen countertopsdefault
$7,700 new × 40% good × 3.24 allocation
- $3,800
Decorative trimdefault
$2,900 new × 40% good × 3.24 allocation
- $400
Mirrorsdefault
$300 new × 40% good × 3.24 allocation
- $1,600
Shelvingdefault
$1,200 new × 40% good × 3.24 allocation
- $5,500
Window coverings (17)default
$4,300 new × 40% good × 3.24 allocation
- $6,900
Carpet, vinyl & laminate (50% of floors)listing
$5,400 new × 40% good × 3.24 allocation
- $9,500
Kitchen & laundry equipment plumbingdefault
$7,400 new × 40% good × 3.24 allocation
- $5,800
Kitchen, laundry & data equipment electricaldefault
$4,400 new × 40% good × 3.24 allocation
- $10,000
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 3.24 allocation
- $11,700
Hot tub (freestanding)listing
$9,000 new × 40% good × 3.24 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $13,700
Paving: driveway & walks (paved)default
$8,500 new × 50% good × 3.24 allocation
- $13,200
Landscaping (typical)default
$8,100 new × 50% good × 3.24 allocation
- $2,700
Patiosdefault
$1,600 new × 50% good × 3.24 allocation
- $2,700
Decks & porches (attached)default
$1,600 new × 50% good × 3.24 allocation
- $9,700
Fencinglisting
$6,000 new × 50% good × 3.24 allocation
- $233,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$180,300 new × 40% good × 3.24 allocation
- $24,200
Building plumbing & fixturesdefault
$18,700 new × 40% good × 3.24 allocation
- $23,800
Building electrical & lightingdefault
$18,400 new × 40% good × 3.24 allocation
- $24,300
HVACdefault
$18,700 new × 40% good × 3.24 allocation
- $6,900
Hardwood & tile floorsdefault
$5,400 new × 40% good × 3.24 allocation
- $6,800
Fireplaces (2)listing
$5,300 new × 40% good × 3.24 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $102,900 | $41,900 | $1,000 | $145,800 |
| 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 | $286,100 | $286,100 |
| Total | $102,900 | $41,900 | $319,900 | $464,700 |
The building's share of the price ($439,000) is 3.2x our depreciated replacement cost of the home ($136,000). 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.