42768 Fox Farm Rd
Big Bear Lake, CA 92315
$839,900
5 bd · 3 ba · Listed 1d ago
View on Realtor.com →Year built
1986
Sqft
—
Lot sqft
7,590
HOA / mo
None
Furnished
Yes
List date
2026-10-29T18:37:20.000000Z
Revenue
Annual revenue
$65,232
ADR
$591
Occupancy
30%
Cleaning fees (12 mo)
$11,624
Confidence
Low (49.62), 49 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $69,929
BigBear Family• Hot Tub •Game Room• EV • Sleeps 16
House · 5 bd · 3 ba · sleeps 16 · 0.3 mi
Revenue $6,109ADR $772Occ ≈ 2%—
Ritz-Craterton
Vacation home · 5 bd · 4 ba · sleeps 13 · 0.3 mi
Revenue $73,773ADR $590Occ ≈ 34%5★ (3)
Bearfoot lodge #2030
Vacation home · 5 bd · 3 ba · sleeps 15 · 0.4 mi
Revenue $137,213ADR $1,408Occ ≈ 27%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Fox Farm Family Retreat Game Room Pet-Friendly Cabin
| 5 bd · 3 ba · sleeps 12 | $61,577 | $597 | 28% | 4.7★ (47) | 7 ft | AirbnbVrboBooking |
Alpine Luxury. Hot Tub. BBQ. Fire Pit. AC. EV House
| 5 bd · 3 ba · sleeps 13 | $71,651 | $636 | 31% | 4.8★ (77) | 0.2 mi | AirbnbVrbo |
Big Bear Lake Sleep 16/ XL Game Room/ EV Charger Villa
| 5 bd · 3 ba · sleeps 16 | $113,987 | $741 | 42% | 5★ (100) | 0.2 mi | AirbnbVrboBooking |
BigBear Family• Hot Tub •Game Room• EV • Sleeps 16 House | 5 bd · 3 ba · sleeps 16 | $6,109 | $772 | 2% | — | 0.3 mi | Airbnb |
Ritz-Craterton|Spa•BBQ•Game Room•EV Charger House
| 5 bd · 4 ba · sleeps 13 | $69,221 | $583 | 33% | 5★ (36) | 0.3 mi | AirbnbVrbo |
Family Friendly, Quiet Neighborhood, Huge Gameroom Cabin
| 5 bd · 2.5 ba · sleeps 12 | $48,172 | $436 | 30% | 5★ (223) | 0.3 mi | AirbnbVrbo |
Ritz-Craterton Vacation home | 5 bd · 4 ba · sleeps 13 | $73,773 | $590 | 34% | 5★ (3) | 0.3 mi | Booking |
Bearfoot lodge #2030 Vacation home | 5 bd · 3 ba · sleeps 15 | $137,213 | $1,408 | 27% | — | 0.4 mi | Booking |
2 Mi to Lake & Skiing: Big Bear Family Cabin Cabin
| 5 bd · 3.5 ba · sleeps 14 | $110,490 | $479 | 63% | 4.7★ (54) | 0.4 mi | AirbnbVrboBooking |
Grand View Lodge I Hot Tub, Pool Table I Sleeps 12 House
| 5 bd · 2.5 ba · sleeps 12 | $68,021 | $736 | 25% | 4.5★ (94) | 0.4 mi | AirbnbVrboBooking |
Show 24 more
The Soaring Eagle Lodge
House · 5 bd · 4 ba · sleeps 12 · 0.4 mi
- Free parking
- Wifi
- Kitchen
- Washer
Revenue $35,900ADR $960Occ ≈ 10%4.8★ (6)
Ritz-Craterton | Spa, BBQ, Game Room, EV, Pups
House · 5 bd · 4 ba · sleeps 13 · 0.4 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +6
Revenue $68,252ADR $606Occ ≈ 31%4.9★ (62)
Castle Glen 5BR · Slope Views · Hot Tub · Game Room · Big Bear
Vacation home · 5 bd · 4 ba · sleeps 15 · 0.5 mi
Revenue $75,834ADR $1,203Occ ≈ 17%—
View on the Rocks. Hot Tub, Game Room, new remodel
House · 5 bd · 4 ba · sleeps 16 · 0.5 mi
Revenue $106,111ADR $847Occ ≈ 34%4.9★ (68)
Elmwood Place- Hot Tub- Packed Game Room
Chalet · 5 bd · 4 ba · sleeps 12 · 0.5 mi
Revenue $76,641ADR $702Occ ≈ 30%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
The Soaring Eagle Lodge House
| 5 bd · 4 ba · sleeps 12 | $35,900 | $960 | 10% | 4.8★ (6) | 0.4 mi | Airbnb |
5 Bedrooms! HOT TUB! Theater! Pool Table! Arcade! House
| 5 bd · 3 ba · sleeps 12 | $137,103 | $903 | 42% | 4.8★ (31) | 0.4 mi | AirbnbVrbo |
Beautiful Mountain Retreat w/ Hot tub & Game room House
| 5 bd · 3.5 ba · sleeps 16 | $79,750 | $935 | 23% | 5★ (258) | 0.4 mi | AirbnbVrbo |
Gummy Bear Lodge• 5 Bedroom, Game Room, sleeps 13 Cabin
| 5 bd · 3.5 ba · sleeps 13 | $22,218 | $859 | 7% | 5★ (35) | 0.4 mi | AirbnbVrbo |
Ritz-Craterton | Spa, BBQ, Game Room, EV, Pups House
| 5 bd · 4 ba · sleeps 13 | $68,252 | $606 | 31% | 4.9★ (62) | 0.4 mi | Airbnb |
Pine-View Big Bear Cabin • Hot Tub + Game Room Cabin
| 5 bd · 4 ba · sleeps 12 | $19,769 | $579 | 9% | 5★ (3) | 0.4 mi | AirbnbVrboBooking |
Castle with Hot Tub, Game Room, 2 Masters, Decks House
| 5 bd · 4 ba · sleeps 16 | $60,252 | $980 | 17% | 4.7★ (94) | 0.4 mi | AirbnbVrbo |
Castle Glen 5BR · Slope Views · Hot Tub · Game Room · Big Bear Vacation home | 5 bd · 4 ba · sleeps 15 | $75,834 | $1,203 | 17% | — | 0.5 mi | Booking |
Castle Glen home, hot tub on rocks Cabin
| 5 bd · 4 ba · sleeps 15 | $57,211 | $1,032 | 15% | 5★ (2) | 0.5 mi | AirbnbVrboBooking |
View on the Rocks. Hot Tub, Game Room, new remodel House | 5 bd · 4 ba · sleeps 16 | $106,111 | $847 | 34% | 4.9★ (68) | 0.5 mi | Airbnb |
Great Views!HOT TUB!Pets OK!Theater!2 Game Rooms! House
| 5 bd · 3 ba · sleeps 16 | $96,977 | $899 | 30% | 4.8★ (53) | 0.5 mi | AirbnbVrbo |
Large 5-Bedroom Family Retreat in Big Bear Cabin | 5 bd · 2.5 ba · sleeps 12 | $74,948 | $641 | 32% | 4.8★ (47) | 0.5 mi | AirbnbBooking |
Alpine Verde Cabin: Hot Tub, Game Room, EV Charger House | 5 bd · 4 ba · sleeps 12 | $25,467 | $891 | 8% | 5★ (10) | 0.5 mi | AirbnbVrbo |
Elmwood Place Hot Tub Game Room Near Lake Cabin | 5 bd · 3.5 ba · sleeps 12 | $59,986 | $729 | 23% | 4.7★ (35) | 0.5 mi | AirbnbBooking |
Elmwood Place- Hot Tub- Packed Game Room Chalet | 5 bd · 4 ba · sleeps 12 | $76,641 | $702 | 30% | — | 0.5 mi | Booking |
Five Bears Den. Luxe Log Cabin. Spa. Arcade. EV House
| 5 bd · 4 ba · sleeps 12 | $86,342 | $742 | 32% | 4.8★ (44) | 0.5 mi | AirbnbVrbo |
5BR Chalet | Arcade • King Beds • 4-Car • Near MTN House
| 5 bd · 2 ba · sleeps 12 | $32,935 | $559 | 16% | 4.9★ (25) | 0.5 mi | AirbnbVrbo |
Elmwood Place | Mountain Retreat | Hot Tub + Games House | 5 bd · 3.5 ba · sleeps 12 | $2,333 | $489 | 1% | 5★ (1) | 0.5 mi | AirbnbVrbo |
5 Bdrm!Pet Friendly! HOT TUB! Game Table! House
| 5 bd · 3 ba · sleeps 12 | $70,637 | $691 | 28% | 4.8★ (23) | 0.5 mi | AirbnbVrbo |
Fox Farm Manor | Hot Tub + Game Den House
| 5 bd · 3 ba · sleeps 16 | $53,868 | $1,164 | 13% | 4.8★ (22) | 0.5 mi | AirbnbVrbo |
Rumpus Themed Cabin Near Slopes, Game room & SPA Cabin
| 5 bd · 2 ba · sleeps 12 | $100,165 | $554 | 50% | 4.8★ (30) | 0.6 mi | AirbnbVrbo |
Spacious Cabin | Hot Tub | 5BR Retreat | Mtn Views Cabin
| 5 bd · 3.5 ba · sleeps 13 | $85,998 | $602 | 39% | 4.8★ (94) | 0.6 mi | AirbnbVrbo |
Hot Tub-Game Room-Nintendo Switch-BBQ Chalet
| 5 bd · 3.5 ba · sleeps 12 | $61,035 | $566 | 30% | 4.9★ (199) | 0.6 mi | AirbnbVrboBooking |
Soaring Pines Big Bear Retreat- Spa- Games- Sauna- Cabin
| 5 bd · 4 ba · sleeps 16 | $113,236 | $915 | 34% | 4.6★ (38) | 0.6 mi | AirbnbVrboBooking |
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 7.99% = 7.24% Freddie Mac 30-yr avg (Oct 29) + 0.75% investor premium
Est. revenue
$65,232
NOI
$29,245
Cash flow /mo
-$2,181
Cash needed
$243,571
Cash-on-cash
-10.7%
ROE (yr 1)
1.8%
Cap rate
3.5%
DSCR
0.53
Year-1 write-off
$194,523
Year-1 tax shield @ 32%
$62,247
Year-1 return on equity
- Cash flow (annual)-$26,169
- Principal paydown$5,273
- Appreciation at%$25,197
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)$13,046
- Platform fees (3% of revenue)$1,957
- Maintenance / capex (5% of revenue)$3,262
- Utilities & supplies$4,200
- HOA$0
- Property tax$10,499
- Insurance (STR-rated)$4,283
Cash needed to close
- Down payment (25%)$209,975
- Closing costs (4.0%)$33,596
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$62,247
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
$675,000
Short-life (5/15-yr)
$194,000 · 29%
Year-1 deduction
$195,000
Year-1 tax shield @ 32%
$62,000
Land 20% (county tax record, assessed value split) · building $481,000 over 39 years
Based on: ~2,900 sq ft (from beds), built 1986, 5 bd / 3 ba, furnished, listing features (deck, fence, game room, fireplace, stone counters, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $111,000 in year 1 (16% short-life, $36,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $13,900
Kitchen cabinetsdefault
$12,200 new × 40% good × 2.87 allocation
- $14,200
Kitchen countertops (stone)listing
$12,400 new × 40% good × 2.87 allocation
- $5,800
Decorative trimdefault
$5,100 new × 40% good × 2.87 allocation
- $500
Mirrorsdefault
$500 new × 40% good × 2.87 allocation
- $2,100
Shelvingdefault
$1,800 new × 40% good × 2.87 allocation
- $8,300
Window coverings (29)default
$7,300 new × 40% good × 2.87 allocation
- $21,400
Carpet, vinyl & laminate (100% of floors)listing
$18,700 new × 40% good × 2.87 allocation
- $10,800
Kitchen & laundry equipment plumbingdefault
$9,500 new × 40% good × 2.87 allocation
- $6,600
Kitchen, laundry & data equipment electricaldefault
$5,700 new × 40% good × 2.87 allocation
- $6,500
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 40% good × 2.87 allocation
- $10,600
Furniture conveyed with the sale (used)listing
$26,500 new × 40% good · out of the price
- $2,400
Game-room equipment (used)listing
$6,000 new × 40% good · out of the price
- $16,000
Paving: driveway & walks (paved)default
$11,200 new × 50% good × 2.87 allocation
- $15,400
Landscaping (typical)default
$10,700 new × 50% good × 2.87 allocation
- $4,100
Patiosdefault
$2,900 new × 50% good × 2.87 allocation
- $46,700
Decks & porches (attached)listing
$32,600 new × 50% good × 2.87 allocation
- $8,600
Fencinglisting
$6,000 new × 50% good × 2.87 allocation
- $360,600
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$314,600 new × 40% good × 2.87 allocation
- $37,500
Building plumbing & fixturesdefault
$32,700 new × 40% good × 2.87 allocation
- $39,000
Building electrical & lightingdefault
$34,000 new × 40% good × 2.87 allocation
- $37,400
HVACdefault
$32,700 new × 40% good × 2.87 allocation
- $6,000
Fireplaces (2)listing
$5,300 new × 40% good × 2.87 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $103,200 | $90,800 | $500 | $194,500 |
| 2 | $0 | $0 | $12,300 | $12,300 |
| 3 | $0 | $0 | $12,300 | $12,300 |
| 4 | $0 | $0 | $12,300 | $12,300 |
| 5 | $0 | $0 | $12,300 | $12,300 |
| 6+ | $0 | $0 | $430,700 | $430,700 |
| Total | $103,200 | $90,800 | $480,500 | $674,500 |
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.