43666 Sheephorn Rd
Big Bear Lake, CA 92315
$699,900
3 bd · 3 ba · 1,440 sqft · Listed 13d ago
View on Realtor.com →Year built
1968
Sqft
1,440
Lot sqft
5,950
HOA / mo
$0
Furnished
No
List date
2026-09-16T18:53:44.000000Z
Revenue
Annual revenue
$37,191
ADR
$286
Occupancy
36%
Cleaning fees (12 mo)
$7,174
Confidence
Low (36.68), 49 comps
Comp revenue range (p25 / median / p75)
The Nesting Bear Cabin
House · 3 bd · 2.5 ba · sleeps 6 · 36 ft
Revenue $19,017ADR $233Occ ≈ 22%4.8★ (52)
Hot Tub+Game Room! Beautiful Lake/Slope Views! BBL
House · 3 bd · 3 ba · sleeps 9 · 112 ft
Revenue $3,475ADR $671Occ ≈ 1%—
Mountain Haven with Hot Tub + Man Cave + Arcade!
Cabin · 3 bd · 2 ba · sleeps 6 · 440 ft
Revenue $25,223ADR $296Occ ≈ 23%4.7★ (175)
Hillside Cedar Chalet w/Hot Tub - 8 Min to Slopes
Cabin · 3 bd · 2 ba · sleeps 6 · 453 ft
Revenue $27,004ADR $376Occ ≈ 20%4.8★ (86)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
The Nesting Bear Cabin House | 3 bd · 2.5 ba · sleeps 6 | $19,017 | $233 | 22% | 4.8★ (52) | 36 ft | Airbnb |
Hot Tub & Game Room! Amazing View of Lake & Slopes House | 3 bd · 3 ba · sleeps 9 | $9,150 | $506 | 5% | 4.9★ (49) | 112 ft | AirbnbVrbo |
Hot Tub+Game Room! Beautiful Lake/Slope Views! BBL House | 3 bd · 3 ba · sleeps 9 | $3,475 | $671 | 1% | — | 112 ft | Airbnb |
Heavenly Heights: Foosball Table! Near Bear Mtn! House | 3 bd · 2 ba · sleeps 7 | $42,149 | $312 | 37% | 4.8★ (199) | 299 ft | AirbnbVrbo |
Epic Ski Views! Chic Moonridge Cabin w/Hot Tub Cabin | 3 bd · 2 ba · sleeps 6 | $55,933 | $597 | 26% | 4.8★ (66) | 305 ft | AirbnbVrbo |
Cozy Cabin, Mountain Views, Hot Tub, Pool Table Cabin | 3 bd · 2 ba · sleeps 7 | $42,129 | $403 | 29% | 5★ (49) | 328 ft | AirbnbVrbo |
AmazingLake,Mountain&GolfCourseViews!Decks!BBQ! House | 3 bd · 3 ba · sleeps 7 | $44,012 | $305 | 40% | 4.6★ (169) | 377 ft | AirbnbVrbo |
Mountain Haven with Hot Tub + Man Cave + Arcade! Cabin | 3 bd · 2 ba · sleeps 6 | $25,223 | $296 | 23% | 4.7★ (175) | 440 ft | Airbnb |
Tree Top Villa:Decks!Pool Table! Foosball! House | 3 bd · 2 ba · sleeps 8 | $29,713 | $306 | 27% | 4.7★ (45) | 440 ft | AirbnbVrbo |
Hillside Cedar Chalet w/Hot Tub - 8 Min to Slopes Cabin | 3 bd · 2 ba · sleeps 6 | $27,004 | $376 | 20% | 4.8★ (86) | 453 ft | Airbnb |
Show all 49 comps
Grizzly Moonridge Retreat | Hot Tub + In Law Suite
House · 3 bd · 2 ba · sleeps 8 · 0.1 mi
Revenue $27,404ADR $321Occ ≈ 23%4.8★ (174)
Rocky Bear Pines • Cozy Cabin w/Spa•2 Fireplaces
Cabin · 3 bd · 2 ba · sleeps 8 · 0.1 mi
Revenue $52,205ADR $208Occ ≈ 69%4.9★ (79)
Ski View Chalet - Prepare to be awestruck with the breathtaking and massive mountain views!
Vacation home · 3 bd · 2 ba · sleeps 6 · 0.1 mi
Revenue $93,751ADR $604Occ ≈ 43%—
Moonlight Ridge Cabin
Vacation home · 3 bd · 4 ba · sleeps 8 · 0.1 mi
Revenue $70,612ADR $419Occ ≈ 46%—
034 - Menlo Suite - Big Bear Getaway
Vacation home · 3 bd · 3 ba · sleeps 6 · 0.1 mi
Revenue $29,856ADR $270Occ ≈ 30%3.4★ (4)
Little Bear Family Cabin~5 mins from Bear Mountain
Cabin · 3 bd · 2 ba · sleeps 6 · 0.1 mi
Revenue $8,429ADR $271Occ ≈ 9%4.9★ (59)
Moonridge Chalet - amazing A frame home for a couples retreat
Cabin · 3 bd · 2 ba · sleeps 8 · 0.1 mi
Revenue $16,588ADR $684Occ ≈ 7%—
The perfect gathering place for family & friends!
Cabin · 3 bd · 2 ba · sleeps 8 · 0.1 mi
Revenue $89,612ADR $715Occ ≈ 34%5★ (173)
Moose Mountain Manor Ski Retreat w/ Hot Tub
Cabin · 3 bd · 2 ba · sleeps 6 · 0.1 mi
Revenue $39,347ADR $522Occ ≈ 21%4.2★ (19)
Moose Mountain Manor Big Bear~ Hot Tub~Central~BBQ~
Vacation home · 3 bd · 2 ba · sleeps 6 · 0.1 mi
Revenue $59,901ADR $472Occ ≈ 35%4.3★ (3)
kayak, SUP Boards, Hot Tub, Games Room, Central
Cabin · 3 bd · 2 ba · sleeps 8 · 0.2 mi
Revenue $69,735ADR $473Occ ≈ 40%5★ (44)
Heavenly Retreat: Billiards, Glimpse of Lake, BBQ
Cabin · 3 bd · 2.5 ba · sleeps 8 · 0.2 mi
Revenue $40,893ADR $374Occ ≈ 30%4.9★ (97)
Hot Tub, Fire Pit & Views | Near Lake & Village
Bungalow · 3 bd · 2 ba · sleeps 8 · 0.2 mi
Revenue $71,523ADR $365Occ ≈ 54%5★ (63)
Mountain Hideaway | Private Hot Tub, Firepit & BBQ
Bungalow · 3 bd · 2 ba · sleeps 8 · 0.2 mi
Revenue $2,248ADR $321Occ ≈ 2%—
Birdsong Terrace Cozy Cabin near slopes Moonridge
Cabin · 3 bd · 2 ba · sleeps 7 · 0.2 mi
Revenue $17,052ADR $214Occ ≈ 22%4.7★ (211)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
HotTub, Coffee Bar, GameRoom, snow play area House | 3 bd · 3 ba · sleeps 6 | $51,242 | $332 | 42% | 4.9★ (42) | 459 ft | AirbnbVrbo |
Moonlight Ridge, Ski Slope Views, Spa & Arcade House | 3 bd · 3.5 ba · sleeps 8 | $61,142 | $407 | 41% | 5★ (86) | 482 ft | AirbnbVrbo |
Stylish & Cozy "Nut House" | Great & Game Rm | Spa House | 3 bd · 2.5 ba · sleeps 8 | $39,684 | $291 | 37% | 5★ (34) | 512 ft | AirbnbVrbo |
Grizzly Moonridge Retreat | Hot Tub + In Law Suite House | 3 bd · 2 ba · sleeps 8 | $27,404 | $321 | 23% | 4.8★ (174) | 0.1 mi | Airbnb |
Teddy’s Hideaway - Fenced Yard, Pup Friendly Chalet | 3 bd · 2 ba · sleeps 5 | $13,468 | $350 | 11% | 4.6★ (76) | 0.1 mi | AirbnbVrbo |
Rocky Bear Pines • Cozy Cabin w/Spa•2 Fireplaces Cabin | 3 bd · 2 ba · sleeps 8 | $52,205 | $208 | 69% | 4.9★ (79) | 0.1 mi | Airbnb |
Ski View Chalet - Prepare to be awestruck with the breathtaking and massive mountain views! Vacation home | 3 bd · 2 ba · sleeps 6 | $93,751 | $604 | 43% | — | 0.1 mi | Booking |
Moonlight Ridge Cabin Vacation home | 3 bd · 4 ba · sleeps 8 | $70,612 | $419 | 46% | — | 0.1 mi | Booking |
Luxury Scandinavian Cabin | Hot Tub + Fire Pit Cabin | 3 bd · 2 ba · sleeps 6 | $48,062 | $447 | 29% | 4.8★ (49) | 0.1 mi | AirbnbVrbo |
034 - Menlo Suite - Big Bear Getaway Vacation home | 3 bd · 3 ba · sleeps 6 | $29,856 | $270 | 30% | 3.4★ (4) | 0.1 mi | Booking |
Pinecone Lodge +Hot Tub +Game Room + Mins 2 slopes Cabin | 3 bd · 2 ba · sleeps 8 | $42,334 | $0 | — | 5★ (32) | 0.1 mi | AirbnbVrboBooking |
Bear Butte Lodge: Hot Tub! Pool Table! House | 3 bd · 2 ba · sleeps 8 | $23,507 | $423 | 15% | 4.9★ (29) | 0.1 mi | AirbnbVrbo |
1 Mi to Skiing: Mtn-View Cabin in Big Bear Lake Cabin | 3 bd · 2 ba · sleeps 5 | $54,388 | $267 | 56% | 4.8★ (59) | 0.1 mi | AirbnbVrboBooking |
Little Bear Family Cabin~5 mins from Bear Mountain Cabin | 3 bd · 2 ba · sleeps 6 | $8,429 | $271 | 9% | 4.9★ (59) | 0.1 mi | Airbnb |
3bedroom 2.5 bath Close to Bear Mtn House | 3 bd · 2.5 ba · sleeps 7 | $17,322 | $241 | 20% | 4.5★ (21) | 0.1 mi | AirbnbVrbo |
Cabin Home+Hot Tub+Tesla Charger+ WiFi+Fireplace Cabin | 3 bd · 2 ba · sleeps 7 | $31,648 | $442 | 20% | 4.3★ (11) | 0.1 mi | AirbnbVrbo |
3BR Moonridge Alpine Retreat near Bear MTN & Pets Apartment | 3 bd · 2 ba · sleeps 6 | $39,031 | $210 | 51% | 5★ (41) | 0.1 mi | AirbnbVrbo |
New! Bearadise ~ Chic Mountain Retreat Cabin | 3 bd · 3 ba · sleeps 10 | $95,511 | $451 | 58% | 4.5★ (55) | 0.1 mi | AirbnbVrbo |
Moonridge Chalet - amazing A frame home for a couples retreat Cabin | 3 bd · 2 ba · sleeps 8 | $16,588 | $684 | 7% | — | 0.1 mi | Vrbo |
Big Bear Cabin w/ Hot Tub < 3 Mi to Skiing! Cabin | 3 bd · 2 ba · sleeps 6 | $17,884 | $364 | 13% | 4.5★ (21) | 0.1 mi | AirbnbVrboBooking |
Chic Moonridge Overlook Retreat, Spa & Sun room Cabin | 3 bd · 2 ba · sleeps 6 | $36,865 | $221 | 46% | 4.9★ (109) | 0.1 mi | AirbnbVrbo |
Sunset BEARadise - House close to Bear Mountain Cabin | 3 bd · 2 ba · sleeps 7 | $26,253 | $346 | 21% | 4.8★ (255) | 0.1 mi | AirbnbVrbo |
Legacy at the Cabin - Big Bear Lake Cabin | 3 bd · 2 ba · sleeps 10 | $21,507 | $309 | 19% | 4.7★ (153) | 0.1 mi | AirbnbVrbo |
The perfect gathering place for family & friends! Cabin | 3 bd · 2 ba · sleeps 8 | $89,612 | $715 | 34% | 5★ (173) | 0.1 mi | Airbnb |
Hexagon Mountain View & Spa Vacation home | 3 bd · 2 ba · sleeps 6 | $11,620 | $447 | 7% | 4.7★ (3) | 0.1 mi | AirbnbVrbo |
Moose Mountain Manor Ski Retreat w/ Hot Tub Cabin | 3 bd · 2 ba · sleeps 6 | $39,347 | $522 | 21% | 4.2★ (19) | 0.1 mi | Airbnb |
Renovated Moonridge Cabin w/ Hot Tub & Lake Views! Cabin | 3 bd · 2 ba · sleeps 6 | $17,968 | $206 | 24% | 4.6★ (8) | 0.1 mi | AirbnbVrboBooking |
Walk to Bear Mtn, Zoo, Game Rm, Play House and Spa House | 3 bd · 2 ba · sleeps 9 | $24,014 | $455 | 14% | 4.7★ (46) | 0.1 mi | AirbnbVrbo |
Moose Mountain Manor Big Bear~ Hot Tub~Central~BBQ~ Vacation home | 3 bd · 2 ba · sleeps 6 | $59,901 | $472 | 35% | 4.3★ (3) | 0.1 mi | Booking |
kayak, SUP Boards, Hot Tub, Games Room, Central Cabin | 3 bd · 2 ba · sleeps 8 | $69,735 | $473 | 40% | 5★ (44) | 0.2 mi | Airbnb |
Cabin on the Corner House | 3 bd · 2 ba · sleeps 8 | $15,990 | $284 | 15% | 4.9★ (100) | 0.2 mi | AirbnbBooking |
Resort-StyleBackyard w/Sauna,Firepit&PuttingGreen! House | 3 bd · 3 ba · sleeps 8 | $29,281 | $282 | 28% | 4.8★ (12) | 0.2 mi | AirbnbVrbo |
Heavenly Retreat: Billiards, Glimpse of Lake, BBQ Cabin | 3 bd · 2.5 ba · sleeps 8 | $40,893 | $374 | 30% | 4.9★ (97) | 0.2 mi | Airbnb |
Hot Tub, Fire Pit & Views | Near Lake & Village Bungalow | 3 bd · 2 ba · sleeps 8 | $71,523 | $365 | 54% | 5★ (63) | 0.2 mi | Airbnb |
New! Bearadise ~ Stylish Mountain Retreat Villa | 3 bd · 2 ba · sleeps 8 | $89,620 | $364 | 67% | 4.7★ (85) | 0.2 mi | AirbnbVrbo |
Mountain Hideaway | Private Hot Tub, Firepit & BBQ Bungalow | 3 bd · 2 ba · sleeps 8 | $2,248 | $321 | 2% | — | 0.2 mi | Airbnb |
Serene Cabin w/ Hot Tub < 1 Mi to Bear Mountain! Cabin | 3 bd · 2 ba · sleeps 6 | $19,513 | $273 | 20% | 4.7★ (128) | 0.2 mi | AirbnbVrboBooking |
Birdsong Terrace Cozy Cabin near slopes Moonridge Cabin | 3 bd · 2 ba · sleeps 7 | $17,052 | $214 | 22% | 4.7★ (211) | 0.2 mi | Airbnb |
Dreamscape Villa backs ot the forest! Spa, pool ta House | 3 bd · 2.5 ba · sleeps 8 | $33,813 | $326 | 28% | 4.2★ (97) | 0.2 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 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$37,191
NOI
$11,309
Cash flow /mo
-$2,829
Cash needed
$228,471
Cash-on-cash
-14.9%
ROE (yr 1)
-3.7%
Cap rate
1.6%
DSCR
0.25
Year-1 write-off
$162,549
Year-1 tax shield @ 32%
$52,016
Year-1 return on equity
- Cash flow (annual)-$33,949
- Principal paydown$4,580
- Appreciation at%$20,997
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$7,438
- Platform fees (3% of revenue)$1,116
- Maintenance / capex (5% of revenue)$1,860
- Utilities & supplies$4,200
- HOA$0
- Property tax$8,749
- Insurance (STR-rated)$3,569
Cash needed to close
- Down payment (25%)$174,975
- Closing costs (4.0%)$27,996
- Furnishing (bought new)$25,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$52,016
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
$472,000
Short-life (5/15-yr)
$136,000 · 29%
Year-1 deduction
$163,000
Year-1 tax shield @ 32%
$52,000
Land 33% (county tax record, assessed value split) · building $336,000 over 39 years · new furniture $26,000
Based on: 1,440 sq ft, built 1968, 3 bd / 3 ba, unfurnished, listing features (deck, game room, fireplace, stone counters, flooring types, appliance list).
IRS-guide safe-harbor floor: $96,000 in year 1 (15% short-life, $31,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $14,100
Kitchen cabinetsdefault
$9,000 new × 40% good × 3.94 allocation
- $14,400
Kitchen countertops (stone)listing
$9,200 new × 40% good × 3.94 allocation
- $4,000
Decorative trimdefault
$2,500 new × 40% good × 3.94 allocation
- $700
Mirrorsdefault
$500 new × 40% good × 3.94 allocation
- $1,900
Shelvingdefault
$1,200 new × 40% good × 3.94 allocation
- $5,500
Window coverings (14)default
$3,500 new × 40% good × 3.94 allocation
- $3,600
Carpet, vinyl & laminate (25% of floors)listing
$2,300 new × 40% good × 3.94 allocation
- $11,000
Kitchen & laundry equipment plumbingdefault
$7,000 new × 40% good × 3.94 allocation
- $6,600
Kitchen, laundry & data equipment electricaldefault
$4,200 new × 40% good × 3.94 allocation
- $9,000
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 40% good × 3.94 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $15,500
Paving: driveway & walks (paved)listing
$7,900 new × 50% good × 3.94 allocation
- $14,900
Landscaping (typical)default
$7,600 new × 50% good × 3.94 allocation
- $2,800
Patiosdefault
$1,400 new × 50% good × 3.94 allocation
- $31,900
Decks & porches (attached)listing
$16,200 new × 50% good × 3.94 allocation
- $245,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$155,700 new × 40% good × 3.94 allocation
- $25,500
Building plumbing & fixturesdefault
$16,200 new × 40% good × 3.94 allocation
- $24,500
Building electrical & lightingdefault
$15,500 new × 40% good × 3.94 allocation
- $25,600
HVACdefault
$16,200 new × 40% good × 3.94 allocation
- $10,900
Hardwood & tile floorsdefault
$7,000 new × 40% good × 3.94 allocation
- $4,100
Fireplacelisting
$2,600 new × 40% good × 3.94 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $96,400 | $65,100 | $1,100 | $162,500 |
| 2 | $0 | $0 | $8,600 | $8,600 |
| 3 | $0 | $0 | $8,600 | $8,600 |
| 4 | $0 | $0 | $8,600 | $8,600 |
| 5 | $0 | $0 | $8,600 | $8,600 |
| 6+ | $0 | $0 | $300,300 | $300,300 |
| Total | $96,400 | $65,100 | $335,900 | $497,300 |
The building's share of the price ($472,000) is 3.9x 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.