42532 Fox Farm Rd
Big Bear Lake, CA 92315
$649,000
5 bd · 3 ba · 1,553 sqft · Listed 15d ago
View on Realtor.com →Year built
1974
Sqft
1,553
Lot sqft
—
HOA / mo
$0
Furnished
No
List date
2026-09-14T17:40:38.000000Z
Revenue
Annual revenue
$57,839
ADR
$626
Occupancy
25%
Cleaning fees (12 mo)
$8,820
Confidence
Med (52.29), 48 comps
Comp revenue range (p25 / median / p75)
Bear Mountain Getaway
Vacation home · 5 bd · 3 ba · sleeps 10 · 7 ft
Revenue $50,413ADR $792Occ ≈ 17%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Bear Mountain Getaway Vacation home | 5 bd · 3 ba · sleeps 10 | $50,413 | $792 | 17% | — | 7 ft | Booking |
Bear Mountain Getaway- Luxury + Private ADU Suite House | 5 bd · 3 ba · sleeps 8 | $33,989 | $690 | 13% | 4.3★ (6) | 7 ft | AirbnbVrbo |
BigBear Family• Hot Tub •Game Room• EV • Sleeps 16 House | 5 bd · 3 ba · sleeps 16 | $6,109 | $772 | 2% | — | 259 ft | AirbnbVrbo |
Big Bear Lake Sleep 16/ XL Game Room/ EV Charger Villa | 5 bd · 3 ba · sleeps 16 | $106,802 | $754 | 39% | 5★ (96) | 299 ft | AirbnbVrboBooking |
Alpine Luxury. Hot Tub. BBQ. Fire Pit. AC. EV House | 5 bd · 3 ba · sleeps 13 | $65,231 | $640 | 28% | 4.8★ (77) | 354 ft | AirbnbVrbo |
Gummy Bear Lodge• 5 Bedroom, Game Room, sleeps 13 Cabin | 5 bd · 3.5 ba · sleeps 13 | $20,622 | $859 | 7% | 5★ (34) | 0.2 mi | AirbnbVrbo |
Enchanted Pines | 5BR Cabin • Spa • Near Slopes House | 5 bd · 3 ba · sleeps 10 | $109,230 | $519 | 58% | 5★ (142) | 0.3 mi | AirbnbVrbo |
Fox Farm Manor | Hot Tub + Game Den House | 5 bd · 3 ba · sleeps 16 | $52,246 | $1,153 | 12% | 4.8★ (21) | 0.3 mi | AirbnbVrbo |
Ritz-Craterton|Spa•BBQ•Game Room•EV Charger House | 5 bd · 4 ba · sleeps 13 | $70,018 | $585 | 33% | 5★ (36) | 0.3 mi | AirbnbVrbo |
Big Bear Lake Amys Lodge 5-Bedroom Cabin big bear House | 5 bd · 2 ba · sleeps 10 | $30,588 | $668 | 13% | 4.8★ (40) | 0.3 mi | AirbnbVrbo |
Show all 48 comps
Ritz-Craterton
Vacation home · 5 bd · 4 ba · sleeps 13 · 0.3 mi
Revenue $71,028ADR $563Occ ≈ 35%5★ (3)
Perfect Family Getaway, One Light to Snow Summit, Bear Mountain and Shopping
Cabin · 5 bd · 3 ba · sleeps 10 · 0.3 mi
Revenue $30,573ADR $587Occ ≈ 14%4.9★ (67)
A Big Olympic Getaway
Vacation home · 5 bd · 3 ba · sleeps 10 · 0.3 mi
Revenue $12,059ADR $793Occ ≈ 4%—
Ritz-Craterton | Spa, BBQ, Game Room, EV, Pups
House · 5 bd · 4 ba · sleeps 13 · 0.3 mi
Revenue $68,909ADR $607Occ ≈ 31%4.9★ (59)
Getaway Chalet - Perfect escape in a true mountain home! Close to Slopes and the Lake!
Vacation home · 5 bd · 2 ba · sleeps 7 · 0.4 mi
Revenue $29,496ADR $240Occ ≈ 34%—
Balboa at Big Bear ~Modern Mountain Home with Fast Wi-Fi, Private Hot Tub, Fireplace, Loft - Dogs OK
Vacation home · 5 bd · 2 ba · sleeps 8 · 0.4 mi
Revenue $59,325ADR $617Occ ≈ 26%5★ (1)
Bluebird Retreat Cabin big bear with jacuzzi
House · 5 bd · 3 ba · sleeps 9 · 0.4 mi
Revenue $20,113ADR $490Occ ≈ 11%5★ (10)
Bearfoot lodge #2030
Vacation home · 5 bd · 3 ba · sleeps 15 · 0.4 mi
Revenue $138,046ADR $1,408Occ ≈ 27%—
View On the Rocks Scenic Mountain Oasis with Hot Tub, Fire Pit and Game Room
Vacation home · 5 bd · 4 ba · sleeps 15 · 0.5 mi
Revenue $71,321ADR $1,229Occ ≈ 16%—
The Soaring Eagle Lodge
House · 5 bd · 4 ba · sleeps 12 · 0.5 mi
Revenue $35,165ADR $960Occ ≈ 10%4.8★ (6)
Morning Star Log Cabin at Big Bear Ultra-Modern Castle Glen Mountain Chalet
Vacation home · 5 bd · 3 ba · sleeps 10 · 0.6 mi
Revenue $49,900ADR $601Occ ≈ 23%—
Elmwood Place- Hot Tub- Packed Game Room
Chalet · 5 bd · 4 ba · sleeps 12 · 0.7 mi
Revenue $75,129ADR $671Occ ≈ 31%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Ritz-Craterton Vacation home | 5 bd · 4 ba · sleeps 13 | $71,028 | $563 | 35% | 5★ (3) | 0.3 mi | Booking |
Fox Farm Family Retreat Game Room Pet-Friendly Cabin | 5 bd · 3 ba · sleeps 12 | $63,202 | $588 | 29% | 4.7★ (46) | 0.3 mi | AirbnbVrboBooking |
Perfect Family Getaway, One Light to Snow Summit, Bear Mountain and Shopping Cabin | 5 bd · 3 ba · sleeps 10 | $30,573 | $587 | 14% | 4.9★ (67) | 0.3 mi | Vrbo |
A Big Olympic Getaway Vacation home | 5 bd · 3 ba · sleeps 10 | $12,059 | $793 | 4% | — | 0.3 mi | Booking |
Beautiful Mountain Retreat w/ Hot tub & Game room House | 5 bd · 3.5 ba · sleeps 16 | $70,754 | $877 | 22% | 5★ (257) | 0.3 mi | AirbnbVrbo |
Ritz-Craterton | Spa, BBQ, Game Room, EV, Pups House | 5 bd · 4 ba · sleeps 13 | $68,909 | $607 | 31% | 4.9★ (59) | 0.3 mi | Airbnb |
Getaway Chalet - Perfect escape in a true mountain home! Close to Slopes and the Lake! Vacation home | 5 bd · 2 ba · sleeps 7 | $29,496 | $240 | 34% | — | 0.4 mi | Booking |
Balboa at Big Bear ~Modern Mountain Home with Fast Wi-Fi, Private Hot Tub, Fireplace, Loft - Dogs OK Vacation home | 5 bd · 2 ba · sleeps 8 | $59,325 | $617 | 26% | 5★ (1) | 0.4 mi | Booking |
Soaring Pines Big Bear Retreat- Spa- Games- Sauna- Cabin | 5 bd · 4 ba · sleeps 16 | $106,615 | $929 | 31% | 4.5★ (36) | 0.4 mi | AirbnbVrboBooking |
Bluebird Retreat Cabin big bear with jacuzzi House | 5 bd · 3 ba · sleeps 9 | $20,113 | $490 | 11% | 5★ (10) | 0.4 mi | Airbnb |
Bearfoot lodge #2030 Vacation home | 5 bd · 3 ba · sleeps 15 | $138,046 | $1,408 | 27% | — | 0.4 mi | Booking |
Grand View Lodge I Hot Tub, Pool Table I Sleeps 12 House | 5 bd · 2.5 ba · sleeps 12 | $65,143 | $753 | 24% | 4.5★ (93) | 0.4 mi | AirbnbVrboBooking |
Family Friendly, Quiet Neighborhood, Huge Gameroom Cabin | 5 bd · 2.5 ba · sleeps 12 | $50,396 | $436 | 32% | 5★ (223) | 0.5 mi | AirbnbVrbo |
Great Views!HOT TUB!Pets OK!Theater!2 Game Rooms! House | 5 bd · 3 ba · sleeps 16 | $96,409 | $861 | 31% | 4.8★ (53) | 0.5 mi | AirbnbVrbo |
View On the Rocks Scenic Mountain Oasis with Hot Tub, Fire Pit and Game Room Vacation home | 5 bd · 4 ba · sleeps 15 | $71,321 | $1,229 | 16% | — | 0.5 mi | Booking |
Castle Glen home, hot tub on rocks Cabin | 5 bd · 4 ba · sleeps 15 | $53,948 | $1,075 | 14% | 5★ (2) | 0.5 mi | AirbnbVrboBooking |
View on the Rocks. Hot Tub, Game Room, new remodel House | 5 bd · 4 ba · sleeps 16 | $111,301 | $688 | 44% | 4.9★ (68) | 0.5 mi | AirbnbVrbo |
The Soaring Eagle Lodge House | 5 bd · 4 ba · sleeps 12 | $35,165 | $960 | 10% | 4.8★ (6) | 0.5 mi | Airbnb |
Black Bear Castle, Luxe Log Cabin, Spa, Games. EV House | 5 bd · 4 ba · sleeps 12 | $75,396 | $683 | 30% | 4.8★ (46) | 0.6 mi | AirbnbVrbo |
0.5mi to Lake, Deck w/ Views | Eagle Ridge Retreat Cabin | 5 bd · 3.5 ba · sleeps 15 | $110,194 | $691 | 44% | 4.8★ (62) | 0.6 mi | AirbnbVrboBooking |
Morning Star Log Cabin at Big Bear Ultra-Modern Castle Glen Mountain Chalet Vacation home | 5 bd · 3 ba · sleeps 10 | $49,900 | $601 | 23% | — | 0.6 mi | Booking |
5 Bedrooms! HOT TUB! Theater! Pool Table! Arcade! House | 5 bd · 3 ba · sleeps 12 | $134,651 | $895 | 41% | 4.8★ (29) | 0.6 mi | AirbnbVrbo |
Upscale Chateau with Hot Tub, Game Room, 2 Masters House | 5 bd · 4 ba · sleeps 16 | $58,260 | $983 | 16% | 4.7★ (93) | 0.6 mi | AirbnbVrbo |
2 Mi to Lake & Skiing: Big Bear Family Cabin Cabin | 5 bd · 3.5 ba · sleeps 14 | $110,886 | $468 | 65% | 4.6★ (52) | 0.6 mi | AirbnbVrboBooking |
Spectacular Lake Views! Lux! Hot Tub! Game Room! House | 5 bd · 3.5 ba · sleeps 10 | $65,290 | $804 | 22% | 5★ (27) | 0.6 mi | AirbnbVrbo |
New! Bearadise ~ Blue Castle Getaway Cabin | 5 bd · 4 ba · sleeps 10 | $74,741 | $506 | 40% | 5★ (11) | 0.7 mi | AirbnbVrbo |
5BR Big Bear Home • Lake, Hikes & Snow Summit House | 5 bd · 3 ba · sleeps 12 | $66,056 | $608 | 30% | 5★ (29) | 0.7 mi | AirbnbVrboBooking |
Pine-View Big Bear Cabin • Hot Tub + Game Room Cabin | 5 bd · 4 ba · sleeps 12 | $11,908 | $610 | 5% | 5★ (1) | 0.7 mi | AirbnbVrbo |
Spacious Cabin | Hot Tub | 5BR Retreat | Mtn Views Cabin | 5 bd · 3.5 ba · sleeps 13 | $85,164 | $609 | 38% | 4.8★ (90) | 0.7 mi | AirbnbVrbo |
Five Bears Den. Luxe Log Cabin. Spa. Arcade. EV House | 5 bd · 4 ba · sleeps 12 | $85,531 | $737 | 32% | 4.8★ (43) | 0.7 mi | AirbnbVrbo |
Large 5-Bedroom Family Retreat in Big Bear Cabin | 5 bd · 2.5 ba · sleeps 12 | $74,694 | $610 | 34% | 4.8★ (47) | 0.7 mi | AirbnbVrboBooking |
5BR Chalet | Arcade • King Beds • 4-Car • Near MTN House | 5 bd · 2 ba · sleeps 12 | $31,761 | $567 | 15% | 4.9★ (25) | 0.7 mi | AirbnbVrbo |
Elmwood Place Hot Tub Game Room Near Lake Cabin | 5 bd · 3.5 ba · sleeps 12 | $63,271 | $713 | 24% | 4.7★ (35) | 0.7 mi | AirbnbVrboBooking |
Elmwood Place- Hot Tub- Packed Game Room Chalet | 5 bd · 4 ba · sleeps 12 | $75,129 | $671 | 31% | — | 0.7 mi | Booking |
5 Bdrm!Pet Friendly! HOT TUB! Game Table! House | 5 bd · 3 ba · sleeps 12 | $70,822 | $687 | 28% | 4.8★ (20) | 0.7 mi | AirbnbVrbo |
Hot Tub-Game Room-Nintendo Switch-BBQ Chalet | 5 bd · 3.5 ba · sleeps 12 | $60,837 | $574 | 29% | 4.9★ (199) | 0.7 mi | AirbnbVrboBooking |
Modern 5BR Cabin w Hot Tub, Arcade by Ski Resorts House | 5 bd · 4 ba · sleeps 11 | $63,925 | $602 | 29% | 4.7★ (18) | 0.7 mi | AirbnbVrbo |
Charming 5 Bedroom: Spa!A/C!PoolTable!FireTable! House | 5 bd · 3.5 ba · sleeps 11 | $51,981 | $618 | 23% | 4.8★ (26) | 0.7 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
$57,839
NOI
$26,995
Cash flow /mo
-$1,248
Cash needed
$214,710
Cash-on-cash
-7.0%
ROE (yr 1)
4.1%
Cap rate
4.2%
DSCR
0.64
Year-1 write-off
$152,091
Year-1 tax shield @ 32%
$48,669
Year-1 return on equity
- Cash flow (annual)-$14,972
- Principal paydown$4,247
- Appreciation at%$19,470
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$11,568
- Platform fees (3% of revenue)$1,735
- Maintenance / capex (5% of revenue)$2,892
- Utilities & supplies$4,200
- HOA$0
- Property tax$8,113
- Insurance (STR-rated)$3,310
Cash needed to close
- Down payment (25%)$162,250
- Closing costs (4.0%)$25,960
- Furnishing (bought new)$26,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$48,669
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
$512,000
Short-life (5/15-yr)
$124,000 · 24%
Year-1 deduction
$152,000
Year-1 tax shield @ 32%
$49,000
Land 21% (county tax record, assessed value split) · building $387,000 over 39 years · new furniture $27,000
Based on: 1,553 sq ft, built 1974, 5 bd / 3 ba, unfurnished, listing features (fireplace).
IRS-guide safe-harbor floor: $112,000 in year 1 (16% short-life, $36,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $15,600
Kitchen cabinetsdefault
$9,200 new × 40% good × 4.25 allocation
- $12,800
Kitchen countertopsdefault
$7,500 new × 40% good × 4.25 allocation
- $4,600
Decorative trimdefault
$2,700 new × 40% good × 4.25 allocation
- $800
Mirrorsdefault
$500 new × 40% good × 4.25 allocation
- $3,100
Shelvingdefault
$1,800 new × 40% good × 4.25 allocation
- $6,800
Window coverings (16)default
$4,000 new × 40% good × 4.25 allocation
- $6,800
Carpet, vinyl & laminate (40% of floors)default
$4,000 new × 40% good × 4.25 allocation
- $12,200
Kitchen & laundry equipment plumbingdefault
$7,200 new × 40% good × 4.25 allocation
- $7,400
Kitchen, laundry & data equipment electricaldefault
$4,300 new × 40% good × 4.25 allocation
- $13,800
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 4.25 allocation
- $26,500
Furniture bought newlisting
$26,500 new × 100% good · bought separately
- $17,400
Paving: driveway & walks (paved)default
$8,200 new × 50% good × 4.25 allocation
- $16,700
Landscaping (typical)default
$7,900 new × 50% good × 4.25 allocation
- $3,300
Patiosdefault
$1,500 new × 50% good × 4.25 allocation
- $3,300
Decks & porches (attached)default
$1,500 new × 50% good × 4.25 allocation
- $284,600
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$167,400 new × 40% good × 4.25 allocation
- $29,700
Building plumbing & fixturesdefault
$17,400 new × 40% good × 4.25 allocation
- $28,800
Building electrical & lightingdefault
$17,000 new × 40% good × 4.25 allocation
- $29,700
HVACdefault
$17,500 new × 40% good × 4.25 allocation
- $10,200
Hardwood & tile floorsdefault
$6,000 new × 40% good × 4.25 allocation
- $4,500
Fireplacelisting
$2,600 new × 40% good × 4.25 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $110,300 | $40,600 | $1,200 | $152,100 |
| 2 | $0 | $0 | $9,900 | $9,900 |
| 3 | $0 | $0 | $9,900 | $9,900 |
| 4 | $0 | $0 | $9,900 | $9,900 |
| 5 | $0 | $0 | $9,900 | $9,900 |
| 6+ | $0 | $0 | $346,500 | $346,500 |
| Total | $110,300 | $40,600 | $387,500 | $538,300 |
The building's share of the price ($512,000) is 4.2x our depreciated replacement cost of the home ($120,000). 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.