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Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

230 Sunset Ln

230 Sunset Ln

Sugarloaf, CA 92386

$265,000

2 bd · 1 ba · 588 sqft · Listed 9d ago

View on Realtor.com →
Rental historyNegative cash flow

Year built

1965

Sqft

588

Lot sqft

4,750

HOA / mo

None

Furnished

Yes

List date

2026-09-20T22:40:18.000000Z

Revenue

Annual revenue

$23,308

ADR

$169

Occupancy

38%

Cleaning fees (12 mo)

$5,032

Confidence

Low (46.28), 50 comps

Comp revenue range (p25 / median / p75)

$14,662$21,908$28,332

  • Our Hideaway is your hideaway

    House · 2 bd · 1 ba · sleeps 5 · 167 ft

    Revenue $14,592ADR $145Occ ≈ 28%4.8★ (33)

    Airbnb

  • Sunset Chalet

    Cabin · 2 bd · 1 ba · sleeps 6 · 187 ft

    Revenue $11,934ADR $150Occ ≈ 22%5★ (49)

    Airbnb

  • Pet Friendly cabin big fenced yard EV Charger!

    Cabin · 2 bd · 1 ba · sleeps 7 · 246 ft

    Revenue $15,191ADR $264Occ ≈ 16%4.5★ (8)

    Airbnb

  • Hello Love Chalet Mountain~Getaway

    House · 2 bd · 1 ba · sleeps 2 · 276 ft

    Revenue $20,457ADR $60Occ ≈ 93%4.8★ (30)

    Airbnb

  • Serene Mountain Cottage

    Cottage · 2 bd · 1 ba · sleeps 6 · 374 ft

    Revenue $22,349ADR $156Occ ≈ 39%5★ (60)

    AirbnbVrboBooking

  • Cabin in Sugarloaf, Smart TV, Deck, Fenced Yard, B

    Cabin · 2 bd · 1 ba · sleeps 5 · 374 ft

    Revenue $22,513ADR $135Occ ≈ 46%4.8★ (5)

    AirbnbVrboBooking

  • Clean Cute Cabin-Jacuzzi, aircon, Wi-Fi, Parking

    Cabin · 2 bd · 1 ba · sleeps 4 · 397 ft

    Revenue $25,169ADR $215Occ ≈ 32%5★ (171)

    AirbnbVrbo

  • Big Bear Cozy Cabin*AC*Deck*Firepit*BBQ*Fireplace

    Cabin · 2 bd · 1 ba · sleeps 6 · 433 ft

    Revenue $19,859ADR $177Occ ≈ 31%4.9★ (41)

    AirbnbVrbo

  • Big Sugar Bear - New Charming 2 bedroom House in Big Bear with AC Deck BBQ Firepit Fireplace Private

    Vacation home · 2 bd · 1 ba · sleeps 4 · 440 ft

    Revenue $23,956ADR $225Occ ≈ 29%—

    Booking

  • Cozy Bear Cabin, 15% off 7days or more

    Cabin · 2 bd · 1 ba · sleeps 4 · 505 ft

    Revenue $29,512ADR $170Occ ≈ 48%5★ (217)

    Airbnb

Show all 50 comps

  • Sugar Shack hosted by Big Bear Cool Cabins

    Cabin · 2 bd · 1 ba · sleeps 4 · 525 ft

    Revenue $6,595ADR $197Occ ≈ 9%4★ (25)

    AirbnbVrboBooking

  • Bear Forest Hideaway + 5 Bed's + Indoor Fireplace!

    Cabin · 2 bd · 1 ba · sleeps 4 · 0.1 mi

    Revenue $16,539ADR $376Occ ≈ 12%4.7★ (11)

    AirbnbBooking

  • Sunrise on Sunset

    House · 2 bd · 1 ba · sleeps 5 · 0.1 mi

    Revenue $10,519ADR $204Occ ≈ 14%5★ (2)

    AirbnbVrbo

  • 2bedroom pool table EV Charger Pet Friendly!

    Cabin · 2 bd · 1 ba · sleeps 7 · 0.1 mi

    Revenue $16,061ADR $266Occ ≈ 17%4.5★ (21)

    Airbnb

  • The Sugar Nugget Chalet

    Chalet · 2 bd · 1.5 ba · sleeps 5 · 0.1 mi

    Revenue $1,702ADR $262Occ ≈ 2%5★ (4)

    Airbnb

  • Wonderful Wabash

    House · 2 bd · 2 ba · sleeps 6 · 0.1 mi

    Revenue $21,242ADR $224Occ ≈ 26%4.9★ (38)

    AirbnbBooking

  • Spacious 2 bedroom cabin / PET FRIENDLY Modernized

    Cabin · 2 bd · 1 ba · sleeps 6 · 0.1 mi

    Revenue $42,315ADR $167Occ ≈ 69%5★ (391)

    Airbnb

  • Modern Comfort in the Mountains

    House · 2 bd · 2 ba · sleeps 6 · 0.1 mi

    Revenue $928ADR $185Occ ≈ 1%—

    Vrbo

  • *Sunset Pines Forested Retreat*Foosball*Essentials

    Cabin · 2 bd · 1.5 ba · sleeps 6 · 0.1 mi

    Revenue $24,734ADR $418Occ ≈ 16%3★ (2)

    AirbnbVrboBooking

  • Imperial Alpine Cabin | Forest Snow Escape

    House · 2 bd · 1 ba · sleeps 5 · 0.1 mi

    Revenue $43,024ADR $283Occ ≈ 42%5★ (10)

    AirbnbVrbo

  • Good View Peaks!

    Cabin · 2 bd · 1 ba · sleeps 6 · 0.1 mi

    Revenue $41,210ADR $190Occ ≈ 59%4.9★ (52)

    AirbnbVrbo

  • Modern Mountain Chalet -EV charg

    Cabin · 2 bd · 1 ba · sleeps 7 · 0.1 mi

    Revenue $9,474ADR $239Occ ≈ 11%3★ (5)

    AirbnbVrbo

  • Near Lakes & Skiing: Cozy Sugarloaf Cabin w/ Yard

    Cabin · 2 bd · 1 ba · sleeps 6 · 0.1 mi

    Revenue $7,207ADR $160Occ ≈ 12%3.5★ (9)

    AirbnbVrboBooking

  • Cute, Cozy, Peaceful Getaway, Fenced Yard

    Cabin · 2 bd · 1 ba · sleeps 4 · 0.1 mi

    Revenue $8,643ADR $242Occ ≈ 10%5★ (17)

    AirbnbVrbo

  • Apres chalet #2364

    Vacation home · 2 bd · 1 ba · sleeps 4 · 0.1 mi

    Revenue $36,293ADR $370Occ ≈ 27%—

    Booking

  • Apres Chalet Retreat | Pet-Friendly Cottage | Hot Tub | Nature Escape

    Vacation home · 2 bd · 2 ba · sleeps 4 · 0.1 mi

    Revenue $30,498ADR $309Occ ≈ 27%—

    Booking

  • Apres Chalet at Big Bear- Log Cabin Retreat w/ Spa

    Cabin · 2 bd · 1.5 ba · sleeps 4 · 0.1 mi

    Revenue $25,611ADR $343Occ ≈ 20%4.7★ (21)

    AirbnbVrbo

  • 5 Mi to Lake & Skiing! All-Season Big Bear Base

    House · 2 bd · 2 ba · sleeps 7 · 0.1 mi

    Revenue $1,956ADR $146Occ ≈ 4%—

    AirbnbBooking

  • Pet-friendly Woodland Escape - Sugar Pine Hollow

    House · 2 bd · 1 ba · sleeps 4 · 0.1 mi

    Revenue $32,989ADR $131Occ ≈ 69%4.8★ (231)

    AirbnbVrbo

  • Chalet Style Cabin, Foosball, Smart TV, BBQ, Deck

    House · 2 bd · 1.5 ba · sleeps 4 · 0.1 mi

    Revenue $8,816ADR $246Occ ≈ 10%4.5★ (14)

    AirbnbVrboBooking

  • Log Cab-Inn | Authentic w/ Modern Luxuries & Spa!

    Cabin · 2 bd · 1 ba · sleeps 4 · 0.2 mi

    Revenue $39,447ADR $244Occ ≈ 44%5★ (239)

    AirbnbVrbo

  • Valleyview Farmhouse - EV Charging, Spa and Pets

    Cabin · 2 bd · 1 ba · sleeps 4 · 0.2 mi

    Revenue $32,241ADR $222Occ ≈ 40%4.8★ (128)

    AirbnbVrbo

  • Romantic cozy cabin with hot tub, pet friendly!

    Cabin · 2 bd · 1 ba · sleeps 4 · 0.2 mi

    Revenue $12,067ADR $335Occ ≈ 10%5★ (94)

    Airbnb

  • ★Mountain Getaway★New Hot Tub ★ Fenced Backyard ★

    House · 2 bd · 2 ba · sleeps 7 · 0.2 mi

    Revenue $51,239ADR $212Occ ≈ 66%4.9★ (416)

    Airbnb

  • Luna Haven-Peaceful 2BR 2BA

    House · 2 bd · 2 ba · sleeps 6 · 0.2 mi

    Revenue $17,551ADR $251Occ ≈ 19%4.9★ (23)

    Airbnb

  • Designer Cottage near Village, Snow Tubing, Skiing

    Cabin · 2 bd · 1 ba · sleeps 5 · 0.2 mi

    Revenue $26,648ADR $243Occ ≈ 30%5★ (56)

    AirbnbVrbo

  • Rustic Big Bear Cabin • A/C • Pet Friendly

    Cabin · 2 bd · 1 ba · sleeps 6 · 0.2 mi

    Revenue $14,870ADR $154Occ ≈ 26%5★ (14)

    AirbnbVrbo

  • NEW Cozy Pines Cottage and Fire pit

    Vacation home · 2 bd · 1 ba · sleeps 6 · 0.2 mi

    Revenue $26,402ADR $230Occ ≈ 31%—

    Booking

  • Cozy Cabin Retreat

    Cabin · 2 bd · 1 ba · sleeps 4 · 0.2 mi

    Revenue $15,999ADR $209Occ ≈ 21%4.5★ (741)

    Airbnb

  • NEW Cozy Pines Cottage W Hot Tub & Fire pit!

    House · 2 bd · 1 ba · sleeps 6 · 0.2 mi

    Revenue $27,874ADR $260Occ ≈ 29%4.8★ (81)

    AirbnbVrboBooking

  • Petite Retreat - cozy 2 bedroom cabin with hot tub

    Cabin · 2 bd · 1 ba · sleeps 4 · 0.2 mi

    Revenue $43,957ADR $256Occ ≈ 47%5★ (192)

    AirbnbVrbo

  • Gambrel Cabin | Hot Tub & Fireplace

    Cabin · 2 bd · 1.5 ba · sleeps 6 · 0.2 mi

    Revenue $28,485ADR $267Occ ≈ 29%4.2★ (6)

    AirbnbVrboBooking

  • Starry Pines Cabin- Deck, Firepit, & Wildlife

    Cabin · 2 bd · 1 ba · sleeps 4 · 0.2 mi

    Revenue $25,742ADR $0Occ ≈ —5★ (14)

    AirbnbVrbo

  • Cute & Cozy Cabin w/ Large Deck & Front Yard

    Cabin · 2 bd · 1 ba · sleeps 5 · 0.2 mi

    Revenue $21,467ADR $136Occ ≈ 43%5★ (277)

    Airbnb

  • Cheerful-2 bedroom cabin with indoor fireplace

    Cabin · 2 bd · 1.5 ba · sleeps 6 · 0.2 mi

    Revenue $13,125ADR $173Occ ≈ 21%4.8★ (46)

    Airbnb

  • Starry Pines Cabin - Deck, Firepit & Jacuzzi

    House · 2 bd · 1 ba · sleeps 4 · 0.2 mi

    Revenue $46,126ADR $201Occ ≈ 63%5★ (69)

    Airbnb

  • Navigate Stays Woodsy Hideaway Cozy & Nostalgic

    House · 2 bd · 1.5 ba · sleeps 6 · 0.2 mi

    Revenue $26,681ADR $287Occ ≈ 25%4.6★ (26)

    AirbnbVrboBooking

  • Mountain Tree House *W/Fireplace, BBQ, Fire-pit*

    Cabin · 2 bd · 1 ba · sleeps 6 · 0.2 mi

    Revenue $18,717ADR $224Occ ≈ 23%4.8★ (99)

    AirbnbVrbo

  • Cozy Cabin-EV Charging, Hot Tub & Fireplace

    Cabin · 2 bd · 1 ba · sleeps 6 · 0.2 mi

    Revenue $18,716ADR $213Occ ≈ 24%4.8★ (85)

    AirbnbVrbo

  • Mountain Getaway#2183

    Vacation home · 2 bd · 1 ba · sleeps 4 · 0.2 mi

    Revenue $22,754ADR $948Occ ≈ 7%—

    Booking

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

Financing
Term

Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

Est. revenue

$23,308

NOI

$8,315

Cash flow /mo

-$735

Cash needed

$76,850

Cash-on-cash

-11.5%

ROE (yr 1)

1.1%

Cap rate

3.1%

DSCR

0.49

Year-1 write-off

$89,423

Year-1 tax shield @ 32%

$28,615

Year-1 return on equity

  • Cash flow (annual)-$8,821
  • Principal paydown$1,734
  • Appreciation at%$7,950
ROE1.1%
ROE incl. year-1 tax savings (32% bracket, STR loophole)38.4%
Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$4,662
  • Platform fees (3% of revenue)$699
  • Maintenance / capex (5% of revenue)$1,165
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$3,313
  • Insurance (STR-rated)$1,352

Cash needed to close

  • Down payment (25%)$66,250
  • Closing costs (4.0%)$10,600
  • Furnishing (conveyed with the sale)$0

Tax savings if the STR loophole applies

  • Tax shield @ 32%$28,615

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

$200,000

Short-life (5/15-yr)

$89,000 · 44%

Year-1 deduction

$89,000

Year-1 tax shield @ 32%

$29,000

Land 25% (county tax record, assessed value split) · building $111,000 over 39 years

Based on: 588 sq ft, built 1965, 2 bd / 1 ba, furnished, listing features (deck, fence, fireplace, stone counters, flooring types, appliance list).

IRS-guide safe-harbor floor: $57,000 in year 1 (28% short-life, $18,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$51,600

  • Kitchen cabinetsdefault

    $7,100 new × 40% good × 3.25 allocation

    $9,200

  • Kitchen countertops (stone)listing

    $7,300 new × 40% good × 3.25 allocation

    $9,400

  • Decorative trimdefault

    $1,000 new × 40% good × 3.25 allocation

    $1,300

  • Mirrorsdefault

    $200 new × 40% good × 3.25 allocation

    $200

  • Shelvingdefault

    $900 new × 40% good × 3.25 allocation

    $1,200

  • Window coverings (6)default

    $1,500 new × 40% good × 3.25 allocation

    $2,000

  • Carpet, vinyl & laminate (50% of floors)listing

    $1,900 new × 40% good × 3.25 allocation

    $2,500

  • Kitchen & laundry equipment plumbingdefault

    $5,500 new × 40% good × 3.25 allocation

    $7,200

  • Kitchen, laundry & data equipment electricaldefault

    $3,300 new × 40% good × 3.25 allocation

    $4,300

  • Appliances (range, microwave, dishwasher, disposal, refrigerator)listing

    $6,100 new × 40% good × 3.25 allocation

    $7,900

  • Furniture conveyed with the sale (used)listing

    $16,000 new × 40% good · out of the price

    $6,400
15-year land improvements$37,500

  • Paving: driveway & walks (paved)default

    $5,000 new × 50% good × 3.25 allocation

    $8,200

  • Landscaping (typical)default

    $4,800 new × 50% good × 3.25 allocation

    $7,900

  • Patiosdefault

    $600 new × 50% good × 3.25 allocation

    $900

  • Decks & porches (attached)listing

    $6,600 new × 50% good × 3.25 allocation

    $10,800

  • Fencinglisting

    $6,000 new × 50% good × 3.25 allocation

    $9,800
Building, 39-year$111,300

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $63,200 new × 40% good × 3.25 allocation

    $82,200

  • Building plumbing & fixturesdefault

    $6,500 new × 40% good × 3.25 allocation

    $8,500

  • Building electrical & lightingdefault

    $4,700 new × 40% good × 3.25 allocation

    $6,100

  • HVACdefault

    $6,600 new × 40% good × 3.25 allocation

    $8,600

  • Hardwood & tile floorsdefault

    $1,900 new × 40% good × 3.25 allocation

    $2,500

  • Fireplacelisting

    $2,600 new × 40% good × 3.25 allocation

    $3,400

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$51,600$37,500$400$89,400
2$0$0$2,900$2,900
3$0$0$2,900$2,900
4$0$0$2,900$2,900
5$0$0$2,900$2,900
6+$0$0$99,500$99,500
Total$51,600$37,500$111,300$200,400

The building's share of the price ($194,000) is 3.3x our depreciated replacement cost of the home ($60,000). 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.