1011 Colusa Way
Big Bear Lake, CA 92315
$789,000
4 bd · 3 ba · 2,190 sqft · Listed 11d ago
View on Realtor.com →Year built
1979
Sqft
2,190
Lot sqft
9,601
HOA / mo
$0
Furnished
Yes
List date
2026-09-18T17:17:17.000000Z
Revenue
Annual revenue
$60,505
ADR
$476
Occupancy
35%
Cleaning fees (12 mo)
$7,546
Confidence
Low (38.13), 49 comps
Comp revenue range (p25 / median / p75)
Cozy Bear Chateau -Beautiful Moonridge home nestled in the pines and birches
Vacation home · 4 bd · 3 ba · sleeps 11 · 16 ft
Revenue $85,987ADR $558Occ ≈ 42%—
Views nr Zoo/Golf! Pool Table, Fire Pit, SUP/Kayak
Cabin · 4 bd · 3 ba · sleeps 12 · 0.2 mi
Revenue $78,643ADR $565Occ ≈ 38%5★ (51)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Cozy Bear Chateau -Beautiful Moonridge home nestled in the pines and birches Vacation home | 4 bd · 3 ba · sleeps 11 | $85,987 | $558 | 42% | — | 16 ft | Booking |
Million Dollar View Cabin! House | 4 bd · 3.5 ba · sleeps 15 | $52,343 | $864 | 17% | 5★ (60) | 315 ft | AirbnbVrbo |
Wolf Retreat: Pool and Foosball! Lake Views! House | 4 bd · 2 ba · sleeps 13 | $43,288 | $399 | 30% | 4.7★ (86) | 443 ft | AirbnbVrbo |
Spacious Cabin | AC, Pool Table, Arcade Cabin | 4 bd · 3 ba · sleeps 11 | $35,080 | $690 | 14% | 4.8★ (15) | 446 ft | AirbnbVrbo |
Modern Lodge Near Lake, Village, & Snow Summit House | 4 bd · 3.5 ba · sleeps 10 | $109,299 | $763 | 39% | 5★ (31) | 0.1 mi | AirbnbVrboBooking |
Views, Gameroom, Spa, Pet-Friendly, AC, EV Charger Cabin | 4 bd · 2 ba · sleeps 11 | $77,035 | $372 | 57% | 4.9★ (328) | 0.1 mi | AirbnbVrbo |
Velvet Pine Cabin-Theater, Hot Tub, and Generator Cabin | 4 bd · 2 ba · sleeps 8 | $32,605 | $673 | 13% | 4.7★ (11) | 0.1 mi | AirbnbVrboBooking |
Majestic Views - Game room. Views. House | 4 bd · 3 ba · sleeps 14 | $52,675 | $714 | 20% | 4.9★ (73) | 0.1 mi | AirbnbVrbo |
A-Frame Point | Game Room, Movie Theater & Sauna Cabin | 4 bd · 3.5 ba · sleeps 10 | $78,647 | $656 | 33% | 5★ (8) | 0.1 mi | AirbnbVrbo |
Views nr Zoo/Golf! Pool Table, Fire Pit, SUP/Kayak Cabin | 4 bd · 3 ba · sleeps 12 | $78,643 | $565 | 38% | 5★ (51) | 0.2 mi | Airbnb |
Show all 49 comps
Mountain View + Shuffleboard | Big Bear Gem
House · 4 bd · 2 ba · sleeps 9 · 0.2 mi
Revenue $2,183ADR $445Occ ≈ 1%—
Grand Mountain Views, Fenced Dog Yard, Hot Tub, AC
Cabin · 4 bd · 2 ba · sleeps 7 · 0.2 mi
Revenue $38,330ADR $448Occ ≈ 23%5★ (73)
Moonlight Memories Jacuzzi, Theatre, Dogs Okay!
Vacation home · 4 bd · 2 ba · sleeps 8 · 0.2 mi
Revenue $15,475ADR $342Occ ≈ 12%—
Moonridge Heaven - Fun Packed Central Family Retreat w/ Hot Tub + Games
Vacation home · 4 bd · 3 ba · sleeps 10 · 0.2 mi
Revenue $55,018ADR $1,595Occ ≈ 9%—
Natures Delight Big Bear~ Hot Tub~ Resort Chalet~
Vacation home · 4 bd · 2 ba · sleeps 7 · 0.2 mi
Revenue $33,570ADR $664Occ ≈ 14%—
Beautiful/Spacious Cabin! Hot Tub, Pool Table, Bar, Dartboard. Tesla charger
Cabin · 4 bd · 4 ba · sleeps 14 · 0.3 mi
Revenue $22,005ADR $831Occ ≈ 7%5★ (100)
'Chalet Chocolate', Near Slopes Family-friendly Has Spa, Pool Table
Cabin · 4 bd · 3.5 ba · sleeps 10 · 0.3 mi
Revenue $2,078ADR $1,039Occ ≈ 1%4.8★ (27)
Private Hot Tub * Spacious * Slope Views * Wet bar
Cabin · 4 bd · 2.5 ba · sleeps 10 · 0.3 mi
Revenue $8,364ADR $487Occ ≈ 5%—
Fully Remodeled * Spacious * Slope Views * Wet bar
Chalet · 4 bd · 2.5 ba · sleeps 12 · 0.3 mi
Revenue $39,847ADR $642Occ ≈ 17%4.5★ (7)
SPA & SKI SLOPE VIEWS! DUAL MASTER & 2 KING BEDS, WET BAR, EV CHARGER, REMODELED
House · 4 bd · 3 ba · sleeps 12 · 0.3 mi
Revenue $33,839ADR $627Occ ≈ 15%4.3★ (9)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Game Room, Hot Tub, Views, Jetted bathtub. BBQ. House | 4 bd · 3 ba · sleeps 10 | $76,379 | $499 | 42% | 4.9★ (251) | 0.2 mi | AirbnbVrbo |
Cozy Cabin w/ Views - 1 Mi to Bear Mountain! Cabin | 4 bd · 3 ba · sleeps 12 | $17,097 | $551 | 9% | 4.1★ (25) | 0.2 mi | AirbnbBooking |
Big Bear Ski Chalet - Walk to Slopes & Hot Tub House | 4 bd · 3 ba · sleeps 11 | $641 | $320 | 1% | — | 0.2 mi | AirbnbVrbo |
Rocky Top Retreat:Near Bear Mtn!HotTub!Pool Table! House | 4 bd · 3 ba · sleeps 11 | $61,739 | $498 | 34% | 4.5★ (70) | 0.2 mi | AirbnbVrbo |
Mountain View Lodge: Pool Table!Foosball!Hot Tub! House | 4 bd · 3 ba · sleeps 14 | $16,091 | $0 | — | 4.3★ (49) | 0.2 mi | AirbnbVrbo |
Mountain View + Shuffleboard | Big Bear Gem House | 4 bd · 2 ba · sleeps 9 | $2,183 | $445 | 1% | — | 0.2 mi | Vrbo |
Grizzly Bear Lodge: Hot Tub!Air Hockey!Fenced Yard House | 4 bd · 3.5 ba · sleeps 10 | $55,709 | $439 | 35% | 4.7★ (108) | 0.2 mi | AirbnbVrbo |
Grand Mountain Views, Fenced Dog Yard, Hot Tub, AC Cabin | 4 bd · 2 ba · sleeps 7 | $38,330 | $448 | 23% | 5★ (73) | 0.2 mi | Airbnb |
Edge Family Getaway: Tub!Pool Table!Internet! BBQ! House | 4 bd · 2 ba · sleeps 9 | $42,228 | $312 | 37% | 4.5★ (154) | 0.2 mi | AirbnbVrbo |
Moonlight Memories Jacuzzi, Theatre, Dogs Okay! Vacation home | 4 bd · 2 ba · sleeps 8 | $15,475 | $342 | 12% | — | 0.2 mi | Booking |
Top of the Grove: Spa! Arcade Game! Pet Friendly! House | 4 bd · 3 ba · sleeps 10 | $44,909 | $426 | 29% | 4.8★ (60) | 0.2 mi | AirbnbVrbo |
1 Mile from Bear Mtn! Hot Tub! Pet Friendly! House | 4 bd · 3 ba · sleeps 10 | $59,980 | $381 | 43% | 5★ (36) | 0.2 mi | AirbnbVrbo |
Moonridge Heaven - Fun Packed Central Family Retreat w/ Hot Tub + Games Vacation home | 4 bd · 3 ba · sleeps 10 | $55,018 | $1,595 | 9% | — | 0.2 mi | Booking |
HAPPY BEAR COTTAGE House | 4 bd · 3 ba · sleeps 12 | $46,860 | $498 | 26% | 4.3★ (14) | 0.2 mi | AirbnbVrbo |
Moonridge Heaven Family Retreat- Hot Tub + Games Cabin | 4 bd · 3 ba · sleeps 10 | $25,652 | $824 | 9% | 5★ (4) | 0.2 mi | AirbnbVrboBooking |
Natures Delight Big Bear~ Hot Tub~ Resort Chalet~ Vacation home | 4 bd · 2 ba · sleeps 7 | $33,570 | $664 | 14% | — | 0.2 mi | Booking |
4 Bdrm! Pet Friendly!Fully Fenced Yard! Foosball! House | 4 bd · 3 ba · sleeps 10 | $37,203 | $349 | 29% | 4.8★ (36) | 0.2 mi | AirbnbVrbo |
Pine & Paw | Hot Tub, Sauna, EV, Media Room House | 4 bd · 3 ba · sleeps 12 | $15,918 | $1,041 | 4% | 5★ (3) | 0.2 mi | AirbnbVrboBooking |
Updated Home w/ Views, Spa, Sauna, Billiards+more House | 4 bd · 3.5 ba · sleeps 10 | $58,420 | $733 | 22% | 5★ (123) | 0.3 mi | AirbnbVrbo |
Sugarpines Big Bear | Panoramic Ski Slope Views Cabin | 4 bd · 3.5 ba · sleeps 10 | $85,368 | $1,991 | 12% | — | 0.3 mi | AirbnbVrbo |
Beautiful/Spacious Cabin! Hot Tub, Pool Table, Bar, Dartboard. Tesla charger Cabin | 4 bd · 4 ba · sleeps 14 | $22,005 | $831 | 7% | 5★ (100) | 0.3 mi | Vrbo |
'Chalet Chocolate', Near Slopes Family-friendly Has Spa, Pool Table Cabin | 4 bd · 3.5 ba · sleeps 10 | $2,078 | $1,039 | 1% | 4.8★ (27) | 0.3 mi | Vrbo |
A-Frame Cabin • Game Room • Pine Knot Village Cabin | 4 bd · 3.5 ba · sleeps 10 | $10,324 | $561 | 5% | 5★ (1) | 0.3 mi | AirbnbVrboBooking |
Stunning Views! Gameroom! WalktoBearMtn! House | 4 bd · 4 ba · sleeps 15 | $80,113 | $533 | 41% | 5★ (9) | 0.3 mi | AirbnbVrbo |
New! Bearadise ~ Charming Cabin Getaway Cabin | 4 bd · 3 ba · sleeps 10 | $4,623 | $269 | 5% | 3.5★ (4) | 0.3 mi | AirbnbVrbo |
Game Room, Fireplaces, Firepit, Deck House | 4 bd · 2 ba · sleeps 8 | $26,291 | $377 | 19% | 3.5★ (2) | 0.3 mi | AirbnbVrbo |
Alpine Experience!Hot Tub!Pet Friendly!Central AC! House | 4 bd · 2 ba · sleeps 10 | $53,815 | $420 | 35% | 5★ (27) | 0.3 mi | AirbnbVrbo |
Dawson Summit-Modern Elegant Cabin w/Hot Tub+VIEWS Cabin | 4 bd · 2.5 ba · sleeps 11 | $68,979 | $683 | 28% | 5★ (84) | 0.3 mi | AirbnbVrbo |
Large, luxury retreat with National Forest views House | 4 bd · 3 ba · sleeps 10 | $48,800 | $485 | 28% | 5★ (126) | 0.3 mi | AirbnbVrbo |
Private Hot Tub * Spacious * Slope Views * Wet bar Cabin | 4 bd · 2.5 ba · sleeps 10 | $8,364 | $487 | 5% | — | 0.3 mi | Airbnb |
Fully Remodeled * Spacious * Slope Views * Wet bar Chalet | 4 bd · 2.5 ba · sleeps 12 | $39,847 | $642 | 17% | 4.5★ (7) | 0.3 mi | Airbnb |
Cozy cabin by Bear Mountain w/ hot tub House | 4 bd · 2.5 ba · sleeps 10 | $10,774 | $482 | 6% | 5★ (12) | 0.3 mi | AirbnbVrboBooking |
Bear Necessities ,4BR Cabin, Fireplace Near Slopes Chalet | 4 bd · 2 ba · sleeps 7 | $17,088 | $387 | 12% | 4.3★ (6) | 0.3 mi | AirbnbVrbo |
SPA & SKI SLOPE VIEWS! DUAL MASTER & 2 KING BEDS, WET BAR, EV CHARGER, REMODELED House | 4 bd · 3 ba · sleeps 12 | $33,839 | $627 | 15% | 4.3★ (9) | 0.3 mi | Vrbo |
Near Hiking, Hot Tub, Arcade, Slope View, Games Cabin | 4 bd · 2 ba · sleeps 8 | $65,713 | $481 | 37% | 4.9★ (137) | 0.3 mi | AirbnbVrbo |
Slope Views! Near Bear Mountain! Pool Table! BBQ! House | 4 bd · 3 ba · sleeps 10 | $42,137 | $716 | 16% | 4.5★ (15) | 0.3 mi | AirbnbVrbo |
Grand Forest Lodge Retreat- Hot Tub- Games- Cabin | 4 bd · 4 ba · sleeps 8 | $68,786 | $1,082 | 17% | 4.6★ (27) | 0.3 mi | AirbnbVrboBooking |
NEW A-Frame 4BR | Hot Tub, Mtn Views, Game Loft House | 4 bd · 2 ba · sleeps 10 | $70,929 | $416 | 47% | 5★ (24) | 0.3 mi | AirbnbVrbo |
Custom Lux Lakeview Deck Cabin, AC, Spa & Games Cabin | 4 bd · 2.5 ba · sleeps 16 | $111,506 | $1,048 | 29% | 5★ (25) | 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 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$60,505
NOI
$26,661
Cash flow /mo
-$2,030
Cash needed
$228,810
Cash-on-cash
-10.6%
ROE (yr 1)
2.0%
Cap rate
3.4%
DSCR
0.52
Year-1 write-off
$165,592
Year-1 tax shield @ 32%
$52,989
Year-1 return on equity
- Cash flow (annual)-$24,359
- Principal paydown$5,163
- Appreciation at%$23,670
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$12,101
- Platform fees (3% of revenue)$1,815
- Maintenance / capex (5% of revenue)$3,025
- Utilities & supplies$4,200
- HOA$0
- Property tax$9,863
- Insurance (STR-rated)$4,024
Cash needed to close
- Down payment (25%)$197,250
- Closing costs (4.0%)$31,560
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$52,989
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
$633,000
Short-life (5/15-yr)
$164,000 · 26%
Year-1 deduction
$166,000
Year-1 tax shield @ 32%
$53,000
Land 20% (county tax record, assessed value split) · building $469,000 over 39 years
Based on: 2,190 sq ft, built 1979, 4 bd / 3 ba, furnished, listing features (covered patio, fireplace, flooring types).
IRS-guide safe-harbor floor: $125,000 in year 1 (20% short-life, $40,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $15,400
Kitchen cabinetsdefault
$10,600 new × 40% good × 3.63 allocation
- $12,600
Kitchen countertopsdefault
$8,700 new × 40% good × 3.63 allocation
- $5,600
Decorative trimdefault
$3,800 new × 40% good × 3.63 allocation
- $700
Mirrorsdefault
$500 new × 40% good × 3.63 allocation
- $2,200
Shelvingdefault
$1,500 new × 40% good × 3.63 allocation
- $8,000
Window coverings (22)default
$5,500 new × 40% good × 3.63 allocation
- $8,200
Carpet, vinyl & laminate (40% of floors)default
$5,600 new × 40% good × 3.63 allocation
- $12,000
Kitchen & laundry equipment plumbingdefault
$8,200 new × 40% good × 3.63 allocation
- $7,200
Kitchen, laundry & data equipment electricaldefault
$5,000 new × 40% good × 3.63 allocation
- $11,800
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 3.63 allocation
- $9,200
Furniture conveyed with the sale (used)listing
$23,000 new × 40% good · out of the price
- $17,600
Paving: driveway & walks (paved)default
$9,700 new × 50% good × 3.63 allocation
- $16,900
Landscaping (typical)default
$9,300 new × 50% good × 3.63 allocation
- $32,800
Covered patiolisting
$18,100 new × 50% good × 3.63 allocation
- $3,900
Decks & porches (attached)default
$2,200 new × 50% good × 3.63 allocation
- $344,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$237,300 new × 40% good × 3.63 allocation
- $35,800
Building plumbing & fixturesdefault
$24,700 new × 40% good × 3.63 allocation
- $36,400
Building electrical & lightingdefault
$25,000 new × 40% good × 3.63 allocation
- $35,800
HVACdefault
$24,700 new × 40% good × 3.63 allocation
- $12,300
Hardwood & tile floorsdefault
$8,500 new × 40% good × 3.63 allocation
- $3,800
Fireplacelisting
$2,600 new × 40% good × 3.63 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $92,800 | $71,300 | $1,500 | $165,600 |
| 2 | $0 | $0 | $12,000 | $12,000 |
| 3 | $0 | $0 | $12,000 | $12,000 |
| 4 | $0 | $0 | $12,000 | $12,000 |
| 5 | $0 | $0 | $12,000 | $12,000 |
| 6+ | $0 | $0 | $419,400 | $419,400 |
| Total | $92,800 | $71,300 | $469,000 | $633,100 |
The building's share of the price ($624,000) is 3.6x our depreciated replacement cost of the home ($172,000). 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.