41730 Brownie Ln Unit 4
Big Bear Lake, CA 92315
$425,000
3 bd · 2 ba · Listed 26d ago
View on Realtor.com →Year built
1980
Sqft
—
Lot sqft
700
HOA / mo
$483
Furnished
Yes
List date
2026-09-03T17:00:06.000000Z
Revenue
Annual revenue
$29,516
ADR
$344
Occupancy
24%
Cleaning fees (12 mo)
$5,290
Confidence
Low (35.92), 49 comps
Comp revenue range (p25 / median / p75)
Buttercup #2508
Vacation home · 3 bd · 2 ba · sleeps 8 · 39 ft
Revenue $10,188ADR $509Occ ≈ 5%—
Brownie's Den- Modern Cozy Central Resort Condo
Vacation home · 3 bd · 2 ba · sleeps 6 · 210 ft
Revenue $24,022ADR $369Occ ≈ 18%—
Walk to Snow Summit + game room, fire pit & spa!
House · 3 bd · 2 ba · sleeps 8 · 279 ft
Revenue $27,416ADR $549Occ ≈ 14%5★ (55)
Next to Summit: Hot tub, Fenced Yard, A/C, Tesla
Cabin · 3 bd · 2 ba · sleeps 8 · 318 ft
Revenue $32,042ADR $516Occ ≈ 17%4.9★ (71)
Casa Makim-Walk to Slopes, Hot Tub, Fireplace, Jet Tub, BBQ
Vacation home · 3 bd · 2 ba · sleeps 8 · 325 ft
Revenue $20,661ADR $305Occ ≈ 19%—
Big Red N The Pines Prime location/spacious rooms
Cabin · 3 bd · 2 ba · sleeps 6 · 358 ft
Revenue $13,224ADR $305Occ ≈ 12%4.9★ (72)
Brownie Retreat #2619
Vacation home · 3 bd · 2 ba · sleeps 6 · 367 ft
Revenue $1,641ADR $536Occ ≈ 1%—
Brownie Resort Your Walk-to-Summit Getaway Family's Snowboarders Skiers
Vacation home · 3 bd · 3 ba · sleeps 7 · 367 ft
Revenue $37,087ADR $515Occ ≈ 20%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Buttercup #2508 Vacation home | 3 bd · 2 ba · sleeps 8 | $10,188 | $509 | 5% | — | 39 ft | Booking |
Buttercup at Snow Summit - Relaxing Resort Haus Condominium (condo) | 3 bd · 2 ba · sleeps 8 | $10,619 | $442 | 7% | 4.8★ (5) | 49 ft | AirbnbVrboBooking |
Pet Friendly! Close to Snow Summit,Lake & Village! House | 3 bd · 2 ba · sleeps 9 | $38,010 | $311 | 33% | 4.8★ (26) | 207 ft | AirbnbVrbo |
Brownie's Den- Modern Cozy Central Resort Condo Vacation home | 3 bd · 2 ba · sleeps 6 | $24,022 | $369 | 18% | — | 210 ft | Booking |
Walk to Snow Summit + game room, fire pit & spa! House | 3 bd · 2 ba · sleeps 8 | $27,416 | $549 | 14% | 5★ (55) | 279 ft | Airbnb |
Next to Summit: Hot tub, Fenced Yard, A/C, Tesla Cabin | 3 bd · 2 ba · sleeps 8 | $32,042 | $516 | 17% | 4.9★ (71) | 318 ft | Airbnb |
Casa Makim-Walk to Slopes, Hot Tub, Fireplace, Jet Tub, BBQ Vacation home | 3 bd · 2 ba · sleeps 8 | $20,661 | $305 | 19% | — | 325 ft | Booking |
Big Red N The Pines Prime location/spacious rooms Cabin | 3 bd · 2 ba · sleeps 6 | $13,224 | $305 | 12% | 4.9★ (72) | 358 ft | Airbnb |
Brownie Retreat #2619 Vacation home | 3 bd · 2 ba · sleeps 6 | $1,641 | $536 | 1% | — | 367 ft | Booking |
Brownie Resort Your Walk-to-Summit Getaway Family's Snowboarders Skiers Vacation home | 3 bd · 3 ba · sleeps 7 | $37,087 | $515 | 20% | — | 367 ft | Booking |
Show all 49 comps
Brownie Retreat Walk-to-Summit Mountain Getaway for Snowboarders & Skiers
Vacation home · 3 bd · 3 ba · sleeps 7 · 367 ft
Revenue $38,213ADR $483Occ ≈ 22%0.5★ (1)
Brownie Retreat: Walk to Snow Summit
House · 3 bd · 2 ba · sleeps 8 · 381 ft
Revenue $24,966ADR $312Occ ≈ 22%4.9★ (41)
Majestic sky retreat #2090
Vacation home · 3 bd · 2 ba · sleeps 10 · 407 ft
Revenue $103,923ADR $699Occ ≈ 41%—
Walk to Summit, Spa, Foosball Spacious and Central
Cabin · 3 bd · 2.5 ba · sleeps 8 · 459 ft
Revenue $12,289ADR $427Occ ≈ 8%4.8★ (44)
Sweet retreat 2 #2333
Vacation home · 3 bd · 1 ba · sleeps 5 · 472 ft
Revenue $61,962ADR $474Occ ≈ 36%—
Remodeled Home! Walk to Snow Summit!
House · 3 bd · 2 ba · sleeps 6 · 0.1 mi
Revenue $5,701ADR $398Occ ≈ 4%4.9★ (28)
Walking to Lake + Slope • Charming Big Bear Cabin
House · 3 bd · 2.5 ba · sleeps 6 · 0.1 mi
Revenue $4,891ADR $271Occ ≈ 5%—
Mountain adventure #1931
Vacation home · 3 bd · 2 ba · sleeps 7 · 0.1 mi
Revenue $55,221ADR $552Occ ≈ 27%3.5★ (1)
Bear Bunch Lodge - Hot Tub, Game Room
House · 3 bd · 2 ba · sleeps 6 · 0.1 mi
Revenue $50,532ADR $304Occ ≈ 46%4.6★ (22)
Golden West Cottage #2581
Vacation home · 3 bd · 2 ba · sleeps 7 · 0.2 mi
Revenue $63,548ADR $590Occ ≈ 30%—
Chic 3BR Cabin • Walk to Snow Summit & Near Lake
Cabin · 3 bd · 2 ba · sleeps 8 · 0.2 mi
Revenue $48,024ADR $354Occ ≈ 37%5★ (60)
RedDoorChalet
Cabin · 3 bd · 1.5 ba · sleeps 8 · 0.2 mi
Revenue $11,932ADR $214Occ ≈ 15%4.8★ (53)
Cozy Big Bear Lake family cottage, at the foot of Ski Summit!
House · 3 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $6,248ADR $412Occ ≈ 4%5★ (44)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Brownie Retreat Walk-to-Summit Mountain Getaway for Snowboarders & Skiers Vacation home | 3 bd · 3 ba · sleeps 7 | $38,213 | $483 | 22% | 0.5★ (1) | 367 ft | Booking |
Walk to Snow Summit - Brownie B House | 3 bd · 2.5 ba · sleeps 6 | $25,262 | $196 | 35% | 4.8★ (31) | 371 ft | AirbnbVrboBooking |
Walk to Snow Summit - Brownie A House | 3 bd · 2.5 ba · sleeps 6 | $29,462 | $134 | 60% | 4.6★ (29) | 371 ft | AirbnbVrboBooking |
Brownie Retreat: Walk to Snow Summit House | 3 bd · 2 ba · sleeps 8 | $24,966 | $312 | 22% | 4.9★ (41) | 381 ft | Airbnb |
Brownie Retreat | Walk to Summit Ski Resort Cabin | 3 bd · 2.5 ba · sleeps 7 | $18,992 | $511 | 10% | 1★ (1) | 381 ft | AirbnbVrbo |
Brownie Resort | Your Walk-to-Summit Ski Resort Cabin | 3 bd · 3 ba · sleeps 7 | $19,514 | $662 | 8% | 5★ (1) | 381 ft | AirbnbVrboBooking |
Happy Trails: Hot Tub! Pool Table! Yard! BBQ! House | 3 bd · 2 ba · sleeps 8 | $50,576 | $305 | 45% | 4.5★ (119) | 384 ft | AirbnbVrbo |
Rustic Cottage Near Snow Summit · Loft · Sleeps 8 Cabin | 3 bd · 1.5 ba · sleeps 8 | $35,822 | $343 | 29% | 4.7★ (29) | 404 ft | AirbnbVrboBooking |
Majestic sky retreat #2090 Vacation home | 3 bd · 2 ba · sleeps 10 | $103,923 | $699 | 41% | — | 407 ft | Booking |
Majestic Sky Basecamp Ski Haus Retreat- Spa- Games Cabin | 3 bd · 2 ba · sleeps 10 | $54,478 | $586 | 25% | 4.7★ (33) | 413 ft | AirbnbVrboBooking |
Walk to Summit, Spa, Foosball Spacious and Central Cabin | 3 bd · 2.5 ba · sleeps 8 | $12,289 | $427 | 8% | 4.8★ (44) | 459 ft | Airbnb |
Mountain Bear Chalet HotTub Pool Table Near Summit Cabin | 3 bd · 2 ba · sleeps 8 | $52,630 | $398 | 36% | 4.7★ (62) | 466 ft | AirbnbVrboBooking |
Sweet Retreat Ski Haus Cottage at Big Bear Lake Cabin | 3 bd · 1 ba · sleeps 5 | $28,600 | $321 | 24% | 4.2★ (8) | 466 ft | AirbnbVrboBooking |
Sweet retreat 2 #2333 Vacation home | 3 bd · 1 ba · sleeps 5 | $61,962 | $474 | 36% | — | 472 ft | Booking |
Papa’s Villa: Pool Table!Propane BBQ!Pet Friendly! House | 3 bd · 2 ba · sleeps 8 | $50,160 | $315 | 44% | 4.8★ (157) | 515 ft | AirbnbVrbo |
Classic Big Bear Home, Walk to Summit w/Game Room Cabin | 3 bd · 2 ba · sleeps 9 | $25,342 | $403 | 17% | 4.8★ (41) | 0.1 mi | AirbnbVrboBooking |
Paradise Slopes | Hot Tub | Game Room | By Slopes House | 3 bd · 2 ba · sleeps 9 | $23,766 | $441 | 15% | 4.6★ (20) | 0.1 mi | AirbnbVrbo |
Remodeled Home! Walk to Snow Summit! House | 3 bd · 2 ba · sleeps 6 | $5,701 | $398 | 4% | 4.9★ (28) | 0.1 mi | Airbnb |
Walking to Lake + Slope • Charming Big Bear Cabin House | 3 bd · 2.5 ba · sleeps 6 | $4,891 | $271 | 5% | — | 0.1 mi | Airbnb |
Mountain adventure #1931 Vacation home | 3 bd · 2 ba · sleeps 7 | $55,221 | $552 | 27% | 3.5★ (1) | 0.1 mi | Booking |
The Cosmic Brownie | <1mi Summit + EV + Spa Cabin | 3 bd · 2 ba · sleeps 6 | $55,590 | $427 | 36% | 4.6★ (13) | 0.1 mi | AirbnbVrbo |
Bear Bunch Lodge - Hot Tub, Game Room House | 3 bd · 2 ba · sleeps 6 | $50,532 | $304 | 46% | 4.6★ (22) | 0.1 mi | Airbnb |
Mountain Adventure Ski Haus w/ Hot Tub Cabin | 3 bd · 2 ba · sleeps 7 | $40,945 | $386 | 29% | 4.2★ (35) | 0.1 mi | AirbnbVrboBooking |
El Alamo, 1 Night Free! Cabin | 3 bd · 2 ba · sleeps 5 | $13,538 | $275 | 13% | 4.8★ (153) | 0.1 mi | AirbnbVrboBooking |
Hot Tub & Fire Pit! Walk to LAKE & Slopes! THR Cabin | 3 bd · 2 ba · sleeps 7 | $21,481 | $474 | 12% | 4.8★ (11) | 0.1 mi | AirbnbVrboBooking |
Pet Friendly bungalow near slopesYardDeckBBQ House | 3 bd · 1.5 ba · sleeps 6 | $44,941 | $203 | 61% | 4.6★ (11) | 0.1 mi | AirbnbVrboBooking |
Log Cabin Walk to the Summit, Hot Tub Cabin | 3 bd · 2 ba · sleeps 10 | $18,286 | $358 | 14% | 4.8★ (45) | 0.1 mi | AirbnbVrbo |
Epic Game Room, Hot Tub, Near Summit & Village Cabin | 3 bd · 2 ba · sleeps 6 | $59,514 | $415 | 39% | 5★ (52) | 0.2 mi | AirbnbVrbo |
Golden West Cottage #2581 Vacation home | 3 bd · 2 ba · sleeps 7 | $63,548 | $590 | 30% | — | 0.2 mi | Booking |
Chic 3BR Cabin • Walk to Snow Summit & Near Lake Cabin | 3 bd · 2 ba · sleeps 8 | $48,024 | $354 | 37% | 5★ (60) | 0.2 mi | Airbnb |
Cozy Cabin in the Pines -Near Summit & Everything! Cabin | 3 bd · 2 ba · sleeps 6 | $30,472 | $364 | 23% | 5★ (31) | 0.2 mi | AirbnbVrbo |
RedDoorChalet Cabin | 3 bd · 1.5 ba · sleeps 8 | $11,932 | $214 | 15% | 4.8★ (53) | 0.2 mi | Airbnb |
Central Big Bear Home • Hot Tub + Outdoor Firepit House | 3 bd · 3 ba · sleeps 7 | $10,386 | $410 | 7% | 5★ (74) | 0.2 mi | AirbnbVrbo |
Hidden Gem, Hot tub, Close to Summit Mtn Trails Cabin | 3 bd · 2 ba · sleeps 6 | $2,260 | $315 | 2% | 5★ (3) | 0.2 mi | AirbnbVrbo |
Cozy Big Bear Lake family cottage, at the foot of Ski Summit! House | 3 bd · 2 ba · sleeps 6 | $6,248 | $412 | 4% | 5★ (44) | 0.2 mi | Vrbo |
Great Outdoor Space w/ Hot Tub And Large Yard House | 3 bd · 2 ba · sleeps 6 | $29,396 | $382 | 21% | 4.8★ (46) | 0.2 mi | AirbnbVrboBooking |
Summit's Trident, Spa, Game Room, Snow Summit Cabin | 3 bd · 2.5 ba · sleeps 7 | $55,704 | $416 | 37% | 5★ (102) | 0.2 mi | AirbnbVrbo |
Central Big Bear Lake Retreat w/ Private Hot Tub! House | 3 bd · 2 ba · sleeps 7 | $29,568 | $354 | 23% | 4.8★ (45) | 0.2 mi | AirbnbVrboBooking |
Walk 2 Trails+Hot Tub+Grill+Pacman+Shuffleboard+EV Cabin | 3 bd · 2 ba · sleeps 6 | $28,600 | $536 | 15% | 5★ (19) | 0.2 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
$29,516
NOI
$4,413
Cash flow /mo
-$1,922
Cash needed
$123,250
Cash-on-cash
-18.7%
ROE (yr 1)
-6.1%
Cap rate
1.0%
DSCR
0.16
Year-1 write-off
$72,907
Year-1 tax shield @ 32%
$23,330
Year-1 return on equity
- Cash flow (annual)-$23,069
- Principal paydown$2,781
- Appreciation at%$12,750
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$5,903
- Platform fees (3% of revenue)$885
- Maintenance / capex (5% of revenue)$1,476
- Utilities & supplies$4,200
- HOA$5,796
- Property tax$6,457
- Insurance (STR-rated)$2,168
Cash needed to close
- Down payment (25%)$106,250
- Closing costs (4.0%)$17,000
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$23,330
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
$342,000
Short-life (5/15-yr)
$72,000 · 21%
Year-1 deduction
$73,000
Year-1 tax shield @ 32%
$23,000
Land 20% (county tax record, assessed value split) · building $270,000 over 39 years
Based on: ~1,900 sq ft (from beds), built 1980, 3 bd / 2 ba, furnished, listing features (game room, fireplace, stone counters, flooring types, appliance list).
IRS-guide safe-harbor floor: $48,000 in year 1 (14% short-life, $15,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,900
Kitchen cabinetsdefault
$10,000 new × 40% good × 2.47 allocation
- $10,100
Kitchen countertops (stone)listing
$10,200 new × 40% good × 2.47 allocation
- $3,300
Decorative trimdefault
$3,300 new × 40% good × 2.47 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.47 allocation
- $1,200
Shelvingdefault
$1,200 new × 40% good × 2.47 allocation
- $4,700
Window coverings (19)default
$4,800 new × 40% good × 2.47 allocation
- $12,100
Carpet, vinyl & laminate (100% of floors)listing
$12,200 new × 40% good × 2.47 allocation
- $7,700
Kitchen & laundry equipment plumbingdefault
$7,800 new × 40% good × 2.47 allocation
- $4,600
Kitchen, laundry & data equipment electricaldefault
$4,700 new × 40% good × 2.47 allocation
- $8,000
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)listing
$8,100 new × 40% good × 2.47 allocation
- $7,800
Furniture conveyed with the sale (used)listing
$19,500 new × 40% good · out of the price
- $2,400
Game-room equipment (used)listing
$6,000 new × 40% good · out of the price
- $203,900
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$206,100 new × 40% good × 2.47 allocation
- $21,200
Building plumbing & fixturesdefault
$21,400 new × 40% good × 2.47 allocation
- $21,100
Building electrical & lightingdefault
$21,400 new × 40% good × 2.47 allocation
- $21,200
HVACdefault
$21,400 new × 40% good × 2.47 allocation
- $2,600
Fireplacelisting
$2,600 new × 40% good × 2.47 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $72,000 | $0 | $900 | $72,900 |
| 2 | $0 | $0 | $6,900 | $6,900 |
| 3 | $0 | $0 | $6,900 | $6,900 |
| 4 | $0 | $0 | $6,900 | $6,900 |
| 5 | $0 | $0 | $6,900 | $6,900 |
| 6+ | $0 | $0 | $241,400 | $241,400 |
| Total | $72,000 | $0 | $270,000 | $342,000 |
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 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.