42204 Heavenly Valley Rd
Big Bear Lake, CA 92315
$839,000
3 bd · 2 ba · 1,753 sqft · Listed 26d ago
View on Realtor.com →Year built
1988
Sqft
1,753
Lot sqft
12,160
HOA / mo
$0
Furnished
No
List date
2026-09-03T23:29:36.000000Z
Revenue
Annual revenue
$40,532
ADR
$390
Occupancy
28%
Cleaning fees (12 mo)
$6,711
Confidence
Low (32.15), 49 comps
Comp revenue range (p25 / median / p75)
Cozy 3-bedroom cabin in charming Big Bear Lake with WiFi
Cabin · 3 bd · 2 ba · sleeps 7 · 0.1 mi
Revenue $6,889ADR $450Occ ≈ 4%4.6★ (5)
Luxe Lodge • EV • Game Room • Dog • SPA • AC • Fenced Acre • FirePit • Fireplace
Cabin · 3 bd · 2.5 ba · sleeps 8 · 0.1 mi
Revenue $122,020ADR $746Occ ≈ 45%5★ (33)
Lazy Bear Lodge – Cozy Cabin near Snow Summit
Cabin · 3 bd · 2 ba · sleeps 8 · 0.2 mi
Revenue $22,514ADR $469Occ ≈ 13%5★ (12)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
heavenly valley lodge spa by both ski resorts view Cabin | 3 bd · 2.5 ba · sleeps 8 | $19,743 | $921 | 6% | 5★ (80) | 463 ft | AirbnbVrbo |
Cozy 3-bedroom cabin in charming Big Bear Lake with WiFi Cabin | 3 bd · 2 ba · sleeps 7 | $6,889 | $450 | 4% | 4.6★ (5) | 0.1 mi | Vrbo |
Heavenly Hideaway Near the Ski Slopes, SPA, Games Cabin | 3 bd · 3 ba · sleeps 10 | $66,098 | $672 | 27% | 5★ (81) | 0.1 mi | AirbnbVrboBooking |
Luxe Lodge • EV • Game Room • Dog • SPA • AC • Fenced Acre • FirePit • Fireplace Cabin | 3 bd · 2.5 ba · sleeps 8 | $122,020 | $746 | 45% | 5★ (33) | 0.1 mi | Vrbo |
Majestic Pines 3b 2b Spacious Near Snow Summit Cabin | 3 bd · 2 ba · sleeps 6 | $26,666 | $182 | 40% | 4.7★ (77) | 0.2 mi | AirbnbVrboBooking |
Ski Location: Large & Spacious + Gameroom + Spa House | 3 bd · 2 ba · sleeps 11 | $16,489 | $745 | 6% | 4.9★ (272) | 0.2 mi | AirbnbVrbo |
Paradise Pines, Walk to Summit & BBQ House | 3 bd · 3 ba · sleeps 12 | $25,202 | $681 | 10% | 5★ (63) | 0.2 mi | AirbnbVrbo |
Lazy Bear Lodge – Cozy Cabin near Snow Summit Cabin | 3 bd · 2 ba · sleeps 8 | $22,514 | $469 | 13% | 5★ (12) | 0.2 mi | Airbnb |
3BR Nest & Needles Forest Getaway, Hot Tub & Games Cabin | 3 bd · 2 ba · sleeps 8 | $58,191 | $339 | 47% | 5★ (64) | 0.2 mi | AirbnbVrboBooking |
Evergreen Pines. Jacuzzi tub, Pool Table and BBQ House | 3 bd · 2.5 ba · sleeps 12 | $69,901 | $534 | 36% | 5★ (15) | 0.2 mi | AirbnbVrbo |
Show all 50 comps
Majestic Pines Home
Apartment · 3 bd · 2 ba · sleeps 8 · 0.2 mi
Revenue $8,633ADR $527Occ ≈ 4%—
Luxe Cabin | SPA | Fire Pit | Game Room | EV | Dog
Cabin · 3 bd · 2.5 ba · sleeps 8 · 0.2 mi
Revenue $104,222ADR $654Occ ≈ 44%5★ (233)
The 99 Pines Walk to Snow Summit Hot Tub
Vacation home · 3 bd · 2 ba · sleeps 7 · 0.3 mi
Revenue $56,510ADR $326Occ ≈ 47%—
Dreams of Summit-1120 by Big Bear Vacations
Vacation home · 3 bd · 3 ba · sleeps 6 · 0.3 mi
Revenue $51,054ADR $684Occ ≈ 20%—
Crestwood summit #2119
Vacation home · 3 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $28,580ADR $1,429Occ ≈ 5%—
LOG CHUTE. Walk to Snow Summit, AC, Spa, Firepit
Cabin · 3 bd · 2.5 ba · sleeps 8 · 0.3 mi
Revenue $58,548ADR $407Occ ≈ 39%5★ (124)
Close to Snow Summit: hot tub, pool, games!
House · 3 bd · 2 ba · sleeps 8 · 0.3 mi
Revenue $39,922ADR $305Occ ≈ 36%4.9★ (268)
Jack's Retreat-Walk to Slopes *EV Charger* Hot Tub
House · 3 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $50,122ADR $297Occ ≈ 46%5★ (86)
Fox Hollow Retreat- Fox Farm Luxury Lodge – Walk to Ski, Trails & Town Hot Tub, Fireplace
Vacation home · 3 bd · 2 ba · sleeps 7 · 0.3 mi
Revenue $62,449ADR $686Occ ≈ 25%—
Fenced yard, Outdoor playground, HotTub, Foosball
House · 3 bd · 3 ba · sleeps 8 · 0.3 mi
Revenue $73,089ADR $307Occ ≈ 65%5★ (52)
At the Base of Snow Summit! Unit 87
Townhouse · 3 bd · 2 ba · sleeps 7 · 0.3 mi
Revenue $9,842ADR $338Occ ≈ 8%4★ (2)
Catalina Retreat -Cozy mountain home in a tree filled neighborhood, plenty of games and a hot tub!
Vacation home · 3 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $38,641ADR $449Occ ≈ 24%4.7★ (10)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Majestic Pines Home Apartment | 3 bd · 2 ba · sleeps 8 | $8,633 | $527 | 4% | — | 0.2 mi | Booking |
Jacuzzi, Fire Pit, Ping Pong - “Lazy Bear Lodge” House | 3 bd · 2 ba · sleeps 8 | $43,815 | $0 | — | 4.5★ (130) | 0.2 mi | AirbnbVrbo |
Luxe Cabin | SPA | Fire Pit | Game Room | EV | Dog Cabin | 3 bd · 2.5 ba · sleeps 8 | $104,222 | $654 | 44% | 5★ (233) | 0.2 mi | Airbnb |
Pine Needle Hideaway! Walk to Snow Summit slopes!! Chalet | 3 bd · 2.5 ba · sleeps 7 | $2,134 | $533 | 1% | 5★ (61) | 0.2 mi | AirbnbVrbo |
BLUEBEARY PINES-PERFECT ESCAPE-CLOSE TO SLOPES Cabin | 3 bd · 2.5 ba · sleeps 8 | $50,561 | $503 | 28% | 5★ (15) | 0.2 mi | AirbnbVrboBooking |
5 Star NICE! AC & EV Game Room, hot tub! LAKE ASM House | 3 bd · 2 ba · sleeps 13 | $76,579 | $707 | 30% | 4.9★ (177) | 0.2 mi | AirbnbVrboBooking |
Casa Crestwood, a cozy family home Cabin | 3 bd · 2 ba · sleeps 6 | $12,479 | $380 | 9% | 4.8★ (55) | 0.3 mi | AirbnbVrbo |
Yvonne's Place |Hot Tub, Mins 2 Village & Lake House | 3 bd · 2 ba · sleeps 6 | $4,189 | $179 | 6% | — | 0.3 mi | AirbnbVrboBooking |
Modern, Steps to Summit, Relaxing Spa. Fireplace. House | 3 bd · 2 ba · sleeps 8 | $41,915 | $303 | 38% | 5★ (134) | 0.3 mi | AirbnbVrbo |
The 99 Pines Walk to Snow Summit Hot Tub Vacation home | 3 bd · 2 ba · sleeps 7 | $56,510 | $326 | 47% | — | 0.3 mi | Booking |
Walk to Ski Resort- Pool Table- Crestwood Summit Chalet | 3 bd · 2 ba · sleeps 6 | $5,871 | $668 | 2% | 3.4★ (7) | 0.3 mi | AirbnbVrboBooking |
Dreams of Summit-1120 by Big Bear Vacations Vacation home | 3 bd · 3 ba · sleeps 6 | $51,054 | $684 | 20% | — | 0.3 mi | Booking |
Walk to Snow Summit! 3BR Chalet + Sauna & Spa Cabin | 3 bd · 2.5 ba · sleeps 6 | $36,693 | $900 | 11% | 4.8★ (8) | 0.3 mi | AirbnbVrboBooking |
Crestwood summit #2119 Vacation home | 3 bd · 2 ba · sleeps 6 | $28,580 | $1,429 | 5% | — | 0.3 mi | Booking |
Pine Cone Alley Cabin Cabin | 3 bd · 3 ba · sleeps 9 | $22,003 | $488 | 12% | 4.9★ (172) | 0.3 mi | AirbnbVrbo |
Winter Park Resort-Snow Summit, Skiing, Village, Cabin | 3 bd · 2 ba · sleeps 7 | $12,105 | $463 | 7% | 4.9★ (35) | 0.3 mi | AirbnbVrbo |
LOG CHUTE. Walk to Snow Summit, AC, Spa, Firepit Cabin | 3 bd · 2.5 ba · sleeps 8 | $58,548 | $407 | 39% | 5★ (124) | 0.3 mi | Airbnb |
Walk to Summit, Spa, BBQ, Fireplace House | 3 bd · 3 ba · sleeps 10 | $57,992 | $447 | 36% | 5★ (182) | 0.3 mi | AirbnbVrbo |
Walk to Summit Shuttle | 2 Kings, AC, Fenced Yard House | 3 bd · 2.5 ba · sleeps 6 | $671 | $671 | 0% | — | 0.3 mi | AirbnbVrbo |
Close to Snow Summit: hot tub, pool, games! House | 3 bd · 2 ba · sleeps 8 | $39,922 | $305 | 36% | 4.9★ (268) | 0.3 mi | Airbnb |
Jack's Retreat-Walk to Slopes *EV Charger* Hot Tub House | 3 bd · 2 ba · sleeps 6 | $50,122 | $297 | 46% | 5★ (86) | 0.3 mi | Airbnb |
Walk to Snow Summit, Hot Tub & Family Fun Games Cabin | 3 bd · 2.5 ba · sleeps 8 | $55,994 | $352 | 44% | 5★ (191) | 0.3 mi | AirbnbVrbo |
Walk to Summit. Relaxing Spa and Fireplace. House | 3 bd · 3 ba · sleeps 8 | $56,270 | $556 | 28% | 5★ (66) | 0.3 mi | AirbnbVrbo |
Remodeled Snow Summit | Game Room | Hot Tub | EV House | 3 bd · 2 ba · sleeps 10 | $38,991 | $565 | 19% | 5★ (101) | 0.3 mi | AirbnbVrbo |
The Snow Critter Cabin Cabin | 3 bd · 2 ba · sleeps 7 | $13,621 | $305 | 12% | 4.9★ (12) | 0.3 mi | AirbnbVrbo |
Steps to Summit! Indoor Spa. Fireplace. Nice Deck. House | 3 bd · 2.5 ba · sleeps 10 | $50,788 | $530 | 26% | 5★ (211) | 0.3 mi | AirbnbVrbo |
Serenity Cabin, Walk to Slopes, AC, Hot tub, EV! House | 3 bd · 2 ba · sleeps 6 | $15,809 | $485 | 9% | 5★ (1) | 0.3 mi | AirbnbVrboBooking |
Fox Hollow Retreat- Fox Farm Luxury Lodge – Walk to Ski, Trails & Town Hot Tub, Fireplace Vacation home | 3 bd · 2 ba · sleeps 7 | $62,449 | $686 | 25% | — | 0.3 mi | Booking |
Fox Hollow Retreat- Hot Tub, Fireplace, Central Cabin | 3 bd · 2 ba · sleeps 7 | $63,365 | $776 | 22% | 4★ (1) | 0.3 mi | AirbnbVrboBooking |
Indoor Spa! Steps to Snow Summit. Fireplaces. BBQ Cabin | 3 bd · 3 ba · sleeps 8 | $49,507 | $476 | 28% | 5★ (73) | 0.3 mi | AirbnbVrbo |
Fenced yard, Outdoor playground, HotTub, Foosball House | 3 bd · 3 ba · sleeps 8 | $73,089 | $307 | 65% | 5★ (52) | 0.3 mi | Airbnb |
Escape For All Seasons Unit 108 Condominium (condo) | 3 bd · 2 ba · sleeps 6 | $6,895 | $314 | 6% | 4.5★ (7) | 0.3 mi | AirbnbVrbo |
Walk to Snow Summit. Game room, BBQ and Spa! House | 3 bd · 3 ba · sleeps 8 | $51,140 | $386 | 36% | 5★ (464) | 0.3 mi | AirbnbVrbo |
Walk to Snow Summit & Trails! Mini Air Hockey! House | 3 bd · 2 ba · sleeps 5 | $30,364 | $227 | 37% | 4.8★ (112) | 0.3 mi | AirbnbVrbo |
At the Base of Snow Summit! Unit 87 Townhouse | 3 bd · 2 ba · sleeps 7 | $9,842 | $338 | 8% | 4★ (2) | 0.3 mi | Airbnb |
3BR Secluded Sun Catcher Retreat in Fox Farm Cabin | 3 bd · 1.5 ba · sleeps 7 | $22,861 | $304 | 21% | 4.8★ (46) | 0.3 mi | AirbnbVrboBooking |
Escape For All Seasons Unit 23 Condominium (condo) | 3 bd · 2 ba · sleeps 6 | $13,976 | $311 | 12% | 4.2★ (17) | 0.3 mi | AirbnbVrboBooking |
Catalina Retreat -Cozy mountain home in a tree filled neighborhood, plenty of games and a hot tub! Vacation home | 3 bd · 2 ba · sleeps 6 | $38,641 | $449 | 24% | 4.7★ (10) | 0.3 mi | Booking |
The Avalon Retreat + Huge Yard + Patio/BBQ Cabin | 3 bd · 1.5 ba · sleeps 7 | $37,226 | $252 | 40% | 4.5★ (31) | 0.3 mi | AirbnbVrboBooking |
Rustic Modern True Log Cabin- Spa / BBQ / Gameroom Cabin | 3 bd · 2 ba · sleeps 12 | $51,929 | $594 | 24% | 4.9★ (126) | 0.4 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
Est. revenue
$40,532
NOI
$11,475
Cash flow /mo
$956
Cash needed
$892,060
Cash-on-cash (all cash)
1.3%
ROE (yr 1)
4.1%
Cap rate
1.4%
DSCR
—
Year-1 write-off
$198,443
Year-1 tax shield @ 32%
$63,502
Year-1 return on equity
- Cash flow (annual)$11,475
- Principal paydown (n/a, cash)$0
- Appreciation at%$25,170
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$8,106
- Platform fees (3% of revenue)$1,216
- Maintenance / capex (5% of revenue)$2,027
- Utilities & supplies$4,200
- HOA$0
- Property tax$10,488
- Insurance (STR-rated)$4,279
Cash needed to close
- Purchase price (all cash)$839,000
- Closing costs (4.0%)$33,560
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$63,502
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
$581,000
Short-life (5/15-yr)
$178,000 · 31%
Year-1 deduction
$198,000
Year-1 tax shield @ 32%
$64,000
Land 31% (county tax record, assessed value split) · building $403,000 over 39 years · new furniture $20,000
Based on: 1,753 sq ft, built 1988, 3 bd / 2 ba, unfurnished, listing features (deck, patio, fence, fireplace, appliance list).
IRS-guide safe-harbor floor: $126,000 in year 1 (18% short-life, $40,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $15,000
Kitchen cabinetsdefault
$9,600 new × 40% good × 3.90 allocation
- $12,300
Kitchen countertopsdefault
$7,900 new × 40% good × 3.90 allocation
- $4,800
Decorative trimdefault
$3,100 new × 40% good × 3.90 allocation
- $500
Mirrorsdefault
$300 new × 40% good × 3.90 allocation
- $1,900
Shelvingdefault
$1,200 new × 40% good × 3.90 allocation
- $7,000
Window coverings (18)default
$4,500 new × 40% good × 3.90 allocation
- $7,000
Carpet, vinyl & laminate (40% of floors)default
$4,500 new × 40% good × 3.90 allocation
- $11,700
Kitchen & laundry equipment plumbingdefault
$7,500 new × 40% good × 3.90 allocation
- $7,100
Kitchen, laundry & data equipment electricaldefault
$4,500 new × 40% good × 3.90 allocation
- $11,500
Appliances (range, dishwasher, disposal, refrigerator, washer, dryer)listing
$7,400 new × 40% good × 3.90 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $16,900
Paving: driveway & walks (paved)default
$8,700 new × 50% good × 3.90 allocation
- $16,300
Landscaping (typical)default
$8,400 new × 50% good × 3.90 allocation
- $15,400
Patioslisting
$7,900 new × 50% good × 3.90 allocation
- $38,500
Decks & porches (attached)listing
$19,700 new × 50% good × 3.90 allocation
- $11,700
Fencinglisting
$6,000 new × 50% good × 3.90 allocation
- $296,500
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$190,000 new × 40% good × 3.90 allocation
- $30,800
Building plumbing & fixturesdefault
$19,700 new × 40% good × 3.90 allocation
- $30,400
Building electrical & lightingdefault
$19,500 new × 40% good × 3.90 allocation
- $30,800
HVACdefault
$19,700 new × 40% good × 3.90 allocation
- $10,600
Hardwood & tile floorsdefault
$6,800 new × 40% good × 3.90 allocation
- $4,100
Fireplacelisting
$2,600 new × 40% good × 3.90 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $98,400 | $98,800 | $1,300 | $198,400 |
| 2 | $0 | $0 | $10,300 | $10,300 |
| 3 | $0 | $0 | $10,300 | $10,300 |
| 4 | $0 | $0 | $10,300 | $10,300 |
| 5 | $0 | $0 | $10,300 | $10,300 |
| 6+ | $0 | $0 | $360,600 | $360,600 |
| Total | $98,400 | $98,800 | $403,200 | $600,300 |
The building's share of the price ($581,000) is 3.9x our depreciated replacement cost of the home ($149,000). 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.