42516 Sonoma Dr
Big Bear Lake, CA 92315
$665,000
3 bd · 2 ba · Listed 5d ago
View on Realtor.com →Year built
2026
Sqft
—
Lot sqft
4,600
HOA / mo
None
Furnished
No
List date
2026-11-07T21:38:10.000000Z
Revenue
Annual revenue
$45,668
ADR
$342
Occupancy
37%
Cleaning fees (12 mo)
$8,897
Confidence
Low (50.85), 50 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $40,698
Cougar Mt Getaway
House · 3 bd · 2 ba · sleeps 6 · 338 ft
Revenue $39,685ADR $447Occ ≈ 24%3★ (1)
Cougar Mt Getaway
Vacation home · 3 bd · 2 ba · sleeps 6 · 345 ft
Revenue $6,130ADR $249Occ ≈ 7%—
Big Bear Cabin Getaway Prime Central Location
House · 3 bd · 2 ba · sleeps 7 · 502 ft
Revenue $26,983ADR $233Occ ≈ 32%4.8★ (194)
Delisted
Modern Boho - Hot Tub | Close to Lake and Slopes
Cabin · 3 bd · 2 ba · sleeps 7 · 0.1 mi
- Hot tub
- Free parking
- Wifi
- Kitchen
- +3
Revenue $83,478ADR $313Occ ≈ 73%4.9★ (169)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Luxury Family Cabin, Large backyard with hot tub Cabin
| 3 bd · 2 ba · sleeps 8 | $78,633 | $465 | 46% | 5★ (253) | 282 ft | AirbnbVrbo |
Cougar Mt Getaway House | 3 bd · 2 ba · sleeps 6 | $39,685 | $447 | 24% | 3★ (1) | 338 ft | Airbnb |
Modern A-Frame Cabin • Hot Tub • Game Room Cabin
| 3 bd · 2.5 ba · sleeps 8 | $74,622 | $384 | 53% | 4.9★ (297) | 341 ft | AirbnbVrbo |
Cougar Mt Getaway Vacation home | 3 bd · 2 ba · sleeps 6 | $6,130 | $249 | 7% | — | 345 ft | Booking |
Mountain Bear Cabin | Spa · Pool Table Near Slopes Cabin
| 3 bd · 3 ba · sleeps 7 | $45,099 | $329 | 38% | 4.5★ (66) | 466 ft | AirbnbVrboBooking |
Mountain Views+ Fireplace + 3 Decks + Arcade Table House
| 3 bd · 2.5 ba · sleeps 8 | $26,208 | $246 | 29% | 4.8★ (19) | 489 ft | AirbnbVrboBooking |
Big Bear Cabin Getaway Prime Central Location House | 3 bd · 2 ba · sleeps 7 | $26,983 | $233 | 32% | 4.8★ (194) | 502 ft | Delisted |
Escape the Heat • 3BR Cabin • Hot Tub • Near Lake Cabin
| 3 bd · 2 ba · sleeps 6 | $41,710 | $319 | 36% | 4.9★ (231) | 518 ft | AirbnbVrboBooking |
Mountain & Ski Slope View Cabin 3bd/3bth Sleeps 10 Cabin
| 3 bd · 3 ba · sleeps 10 | $48,257 | $370 | 36% | 4.5★ (39) | 0.1 mi | AirbnbVrboBooking |
Modern Boho - Hot Tub | Close to Lake and Slopes Cabin
| 3 bd · 2 ba · sleeps 7 | $83,478 | $313 | 73% | 4.9★ (169) | 0.1 mi | Airbnb |
Show 32 more
Mountain Vibes - Hot Tub+Game Room! Dog friendly!
Cabin · 3 bd · 2 ba · sleeps 7 · 0.1 mi
Revenue $39,651ADR $247Occ ≈ 44%4.8★ (383)
Casa Bosque Log Cabin Retreat w/ Hot Tub
Vacation home · 3 bd · 2 ba · sleeps 7 · 0.1 mi
Revenue $45,404ADR $733Occ ≈ 17%5★ (1)
Retreat to fox farm #1662
Vacation home · 3 bd · 2 ba · sleeps 6 · 0.1 mi
Revenue $38,319ADR $570Occ ≈ 18%—
Luxe Ski Getaway | Spa, Fire Pit, Pets, Crib, BBQ
House · 3 bd · 2.5 ba · sleeps 8 · 0.1 mi
- Hot tub
- Pool
- Free parking
- Pets OK
- +6
Revenue $8,145ADR $740Occ ≈ 3%4.8★ (136)
Grizzly Gambrel - A Modern Mountain Getaway!
Cabin · 3 bd · 2 ba · sleeps 6 · 0.2 mi
- Hot tub
- Free parking
- Wifi
- Kitchen
- +2
Revenue $56,994ADR $338Occ ≈ 46%5★ (227)
AFrame, E-Bikes, Kayak, StunningViews, EV, Hot Tub
Cabin · 3 bd · 2 ba · sleeps 7 · 0.2 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $80,449ADR $390Occ ≈ 57%4.9★ (81)
Fenced yard, Outdoor playground, HotTub, Foosball
House · 3 bd · 3 ba · sleeps 8 · 0.2 mi
- Hot tub
- Free parking
- Pets OK
- Wifi
- +3
Revenue $75,495ADR $317Occ ≈ 65%5★ (56)
Ideal Location~Newly Renovated Modern Rustic Cabin
Cabin · 3 bd · 2 ba · sleeps 7 · 0.2 mi
- Hot tub
- Free parking
- Wifi
- Kitchen
- +2
Revenue $66,235ADR $457Occ ≈ 40%5★ (12)
Binkys Mountain Hideaway Big Bear~Central Moonridge Chalet
Vacation home · 3 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $35,502ADR $781Occ ≈ 12%5★ (1)
Spacious Family Cabin! Game Room and Fireplace!
Cabin · 3 bd · 3 ba · sleeps 8 · 0.2 mi
- Free parking
- Pets OK
- Wifi
- Kitchen
- +3
Revenue $26,296ADR $400Occ ≈ 18%4.9★ (52)
Balboa at Big Bear #404
Vacation home · 3 bd · 2 ba · sleeps 8 · 0.2 mi
Revenue $58,276ADR $475Occ ≈ 34%—
Guest Favorite 3BR Cabin · Hot Tub · Fox Farm
Cabin · 3 bd · 3 ba · sleeps 7 · 0.2 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +2
Revenue $75,585ADR $414Occ ≈ 50%5★ (202)
Hot Tub, Pool Table, Arcade Game, Slope Views
Cabin · 3 bd · 2 ba · sleeps 8 · 0.2 mi
Revenue $56,460ADR $517Occ ≈ 30%5★ (3)
Cozy Bear Lodge. 4 min drive to Bear & Summit Mtn!
Cabin · 3 bd · 3 ba · sleeps 9 · 0.2 mi
- Hot tub
- Free parking
- Pets OK
- Wifi
- +4
Revenue $5,889ADR $322Occ ≈ 5%5★ (8)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Casa Bosque Log Cabin Retreat w/ Hot Tub Cabin
| 3 bd · 2 ba · sleeps 7 | $29,444 | $500 | 16% | 4.3★ (32) | 0.1 mi | AirbnbVrboBooking |
Mountain Vibes - Hot Tub+Game Room! Dog friendly! Cabin | 3 bd · 2 ba · sleeps 7 | $39,651 | $247 | 44% | 4.8★ (383) | 0.1 mi | Airbnb |
Casa Bosque Log Cabin Retreat w/ Hot Tub Vacation home | 3 bd · 2 ba · sleeps 7 | $45,404 | $733 | 17% | 5★ (1) | 0.1 mi | Booking |
Retreat to fox farm #1662 Vacation home | 3 bd · 2 ba · sleeps 6 | $38,319 | $570 | 18% | — | 0.1 mi | Booking |
Hidden Haven: Home near Fox Farm! Hot Tub Foosball House
| 3 bd · 2 ba · sleeps 8 | $50,859 | $305 | 46% | 4.5★ (104) | 0.1 mi | AirbnbVrbo |
Retreat To Fox Farm Central Log Cabin Chalet at BB Cabin
| 3 bd · 2 ba · sleeps 6 | $31,454 | $413 | 21% | 4.8★ (81) | 0.1 mi | AirbnbVrboBooking |
Bond Chateau: WiFi!Foosball! Hot Tub! Grill! House
| 3 bd · 2 ba · sleeps 9 | $38,029 | $312 | 33% | 4.7★ (128) | 0.1 mi | AirbnbVrbo |
Luxe Ski Getaway | Spa, Fire Pit, Pets, Crib, BBQ House
| 3 bd · 2.5 ba · sleeps 8 | $8,145 | $740 | 3% | 4.8★ (136) | 0.1 mi | Airbnb |
Cozy Bear Den: Skyview Estates! Hot Tub! House
| 3 bd · 2.5 ba · sleeps 7 | $38,314 | $266 | 39% | 4.8★ (74) | 0.1 mi | AirbnbVrbo |
Big Bear Retreat | Hot Tub • Mtn Views • Fireplace Cabin
| 3 bd · 2 ba · sleeps 7 | $71,629 | $321 | 61% | 4.8★ (106) | 0.1 mi | AirbnbVrbo |
Grizzly Gambrel - A Modern Mountain Getaway! Cabin
| 3 bd · 2 ba · sleeps 6 | $56,994 | $338 | 46% | 5★ (227) | 0.2 mi | Airbnb |
AFrame, E-Bikes, Kayak, StunningViews, EV, Hot Tub Cabin
| 3 bd · 2 ba · sleeps 7 | $80,449 | $390 | 57% | 4.9★ (81) | 0.2 mi | Airbnb |
Hot Tub + Slope Views | Game Room Cabin
| 3 bd · 2 ba · sleeps 8 | $47,181 | $460 | 28% | 4.7★ (25) | 0.2 mi | AirbnbVrbo |
Fox Chalet Cabin
| 3 bd · 2.5 ba · sleeps 8 | $17,983 | $294 | 17% | 4.9★ (83) | 0.2 mi | AirbnbVrbo |
High Score Winter MTN Views, Fam Fun Games & SPA Cabin
| 3 bd · 3 ba · sleeps 8 | $45,284 | $295 | 42% | 4.8★ (56) | 0.2 mi | AirbnbVrbo |
Fenced yard, Outdoor playground, HotTub, Foosball House
| 3 bd · 3 ba · sleeps 8 | $75,495 | $317 | 65% | 5★ (56) | 0.2 mi | Airbnb |
Ideal Location~Newly Renovated Modern Rustic Cabin Cabin
| 3 bd · 2 ba · sleeps 7 | $66,235 | $457 | 40% | 5★ (12) | 0.2 mi | Airbnb |
Cozy cabin + Game Loft! Close to slopes & stores. Cabin
| 3 bd · 2 ba · sleeps 7 | $48,937 | $293 | 46% | 5★ (206) | 0.2 mi | AirbnbVrbo |
Snow Catcher Retreat, Close to Ski Resorts & Spa Cabin
| 3 bd · 1.5 ba · sleeps 7 | $20,883 | $320 | 18% | 4.8★ (47) | 0.2 mi | AirbnbVrboBooking |
Binkys Mountain Hideaway Big Bear~Central Moonridge Chalet Vacation home | 3 bd · 2 ba · sleeps 6 | $35,502 | $781 | 12% | 5★ (1) | 0.2 mi | Booking |
Spacious Family Cabin! Game Room and Fireplace! Cabin
| 3 bd · 3 ba · sleeps 8 | $26,296 | $400 | 18% | 4.9★ (52) | 0.2 mi | Airbnb |
Binkys Mountain Hideaway Log Cabin Ski Retreat Cabin
| 3 bd · 2 ba · sleeps 6 | $16,845 | $319 | 14% | 4.8★ (12) | 0.2 mi | AirbnbVrboBooking |
Balboa at Big Bear #404 Vacation home | 3 bd · 2 ba · sleeps 8 | $58,276 | $475 | 34% | — | 0.2 mi | Booking |
Guest Favorite 3BR Cabin · Hot Tub · Fox Farm Cabin
| 3 bd · 3 ba · sleeps 7 | $75,585 | $414 | 50% | 5★ (202) | 0.2 mi | Airbnb |
Enchanted Winter Grove, Hot Tub, EV, Pool Table Cabin
| 3 bd · 2 ba · sleeps 7 | $59,650 | $302 | 54% | 4.9★ (148) | 0.2 mi | AirbnbVrbo |
Big Bear Cabin | Hot Tub & Pool Table Cabin
| 3 bd · 2.5 ba · sleeps 10 | $18,258 | $496 | 10% | 3.2★ (8) | 0.2 mi | AirbnbVrboBooking |
Hot Tub, Pool Table, Arcade Game, Slope Views Cabin | 3 bd · 2 ba · sleeps 8 | $56,460 | $517 | 30% | 5★ (3) | 0.2 mi | Booking |
FAV Sun & Snow Chalet in Fox Farm | SPA & BBQ Cabin
| 3 bd · 2 ba · sleeps 7 | $55,479 | $265 | 57% | 5★ (55) | 0.2 mi | AirbnbVrboBooking |
Summit Cabin-Cent A/C,hot tub/game room/pool table House
| 3 bd · 2 ba · sleeps 6 | $23,324 | $520 | 12% | 4.9★ (75) | 0.2 mi | AirbnbVrboBooking |
Cozy Bear Lodge. 4 min drive to Bear & Summit Mtn! Cabin
| 3 bd · 3 ba · sleeps 9 | $5,889 | $322 | 5% | 5★ (8) | 0.2 mi | Airbnb |
Hot Tub + Fenced Yard | Close to Lake + Slopes-RV8 Cabin
| 3 bd · 2 ba · sleeps 7 | $8,767 | $401 | 6% | 4.5★ (74) | 0.2 mi | AirbnbVrboBooking |
Close to Slopes, Pet Friendly, Fenced Yard Cabin | 3 bd · 2 ba · sleeps 6 | $23,504 | $213 | 30% | 4.8★ (6) | 0.2 mi | AirbnbBooking |
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 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium
Est. revenue
$45,668
NOI
$17,974
Cash flow /mo
-$2,137
Cash needed
$212,350
Cash-on-cash
-12.1%
ROE (yr 1)
-0.7%
Cap rate
2.7%
DSCR
0.41
Year-1 write-off
$154,922
Year-1 tax shield @ 32%
$49,575
Year-1 return on equity
- Cash flow (annual)-$25,650
- Principal paydown$4,225
- Appreciation at%$19,950
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)$9,134
- Platform fees (3% of revenue)$1,370
- Maintenance / capex (5% of revenue)$2,283
- Utilities & supplies$4,200
- HOA$0
- Property tax$8,313
- Insurance (STR-rated)$3,392
Cash needed to close
- Down payment (25%)$166,250
- Closing costs (4.0%)$26,600
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$49,575
No county tax record split for property tax, insurance rate and the land/building split, so those use market defaults — edit the price above; 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
$466,000
Short-life (5/15-yr)
$135,000 · 29%
Year-1 deduction
$155,000
Year-1 tax shield @ 32%
$50,000
Land 30% (market default, no usable tax-record split) · building $330,000 over 39 years · new furniture $20,000
Based on: ~1,900 sq ft (from beds), built 2026, 3 bd / 2 ba, unfurnished, listing features (hot tub, deck, fence, fireplace, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $101,000 in year 1 (17% short-life, $32,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $12,100
Kitchen cabinetsdefault
$10,000 new × 100% good × 1.21 allocation
- $9,900
Kitchen countertopsdefault
$8,200 new × 100% good × 1.21 allocation
- $4,000
Decorative trimdefault
$3,300 new × 100% good × 1.21 allocation
- $400
Mirrorsdefault
$300 new × 100% good × 1.21 allocation
- $1,500
Shelvingdefault
$1,200 new × 100% good × 1.21 allocation
- $5,800
Window coverings (19)default
$4,800 new × 100% good × 1.21 allocation
- $14,800
Carpet, vinyl & laminate (100% of floors)listing
$12,200 new × 100% good × 1.21 allocation
- $9,400
Kitchen & laundry equipment plumbingdefault
$7,800 new × 100% good × 1.21 allocation
- $5,700
Kitchen, laundry & data equipment electricaldefault
$4,700 new × 100% good × 1.21 allocation
- $3,900
Appliances (range, dishwasher, disposal)listing
$3,200 new × 100% good × 1.21 allocation
- $10,900
Hot tub (freestanding)listing
$9,000 new × 100% good × 1.21 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $10,900
Paving: driveway & walks (paved)default
$9,000 new × 100% good × 1.21 allocation
- $10,500
Landscaping (typical)default
$8,700 new × 100% good × 1.21 allocation
- $2,300
Patiosdefault
$1,900 new × 100% good × 1.21 allocation
- $25,900
Decks & porches (attached)listing
$21,400 new × 100% good × 1.21 allocation
- $7,300
Fencinglisting
$6,000 new × 100% good × 1.21 allocation
- $249,600
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$206,100 new × 100% good × 1.21 allocation
- $25,900
Building plumbing & fixturesdefault
$21,400 new × 100% good × 1.21 allocation
- $25,900
Building electrical & lightingdefault
$21,400 new × 100% good × 1.21 allocation
- $25,900
HVACdefault
$21,400 new × 100% good × 1.21 allocation
- $3,200
Fireplacelisting
$2,600 new × 100% good × 1.21 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $97,700 | $56,900 | $400 | $154,900 |
| 2 | $0 | $0 | $8,500 | $8,500 |
| 3 | $0 | $0 | $8,500 | $8,500 |
| 4 | $0 | $0 | $8,500 | $8,500 |
| 5 | $0 | $0 | $8,500 | $8,500 |
| 6+ | $0 | $0 | $296,200 | $296,200 |
| Total | $97,700 | $56,900 | $330,400 | $485,000 |
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.