773 Cienega Rd Unit A
Big Bear Lake, CA 92315
$429,000
3 bd · 2 ba · 1,404 sqft · Listed 1d ago
View on Realtor.com →Year built
1981
Sqft
1,404
Lot sqft
966
HOA / mo
$645
Furnished
Yes
List date
2026-11-11T05:20:06.000000Z
Revenue
Annual revenue
$25,700
ADR
$211
Occupancy
33%
Cleaning fees (12 mo)
$5,520
Confidence
Low (25.87), 48 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $22,691
Pool, jacuzzi, marina, on the lake! Close to town!
Townhouse · 3 bd · 2 ba · sleeps 7 · 98 ft
- Hot tub
- Pool
- Free parking
- Pets OK
- +5
Revenue $26,536ADR $200Occ ≈ 36%4.8★ (133)
Restmoore Big Bear | Boulder Bay Condo | Pool, Spa, Ski Shuttle, Remote Office
Vacation home · 3 bd · 2 ba · sleeps 6 · 125 ft
Revenue $19,491ADR $531Occ ≈ 10%—
Pet-friendly lakefront condo with fireplace, community pool, hot tub + more!
Condominium (condo) · 3 bd · 2 ba · sleeps 7 · 164 ft
Revenue $27ADR $0Occ ≈ —3.4★ (5)
Delisted
Bayshore - Spacious condo within walking distance to all Big Bear has to offer!
Vacation home · 3 bd · 2 ba · sleeps 7 · 164 ft
Revenue $41,755ADR $356Occ ≈ 32%—
Boulder Bear Lakeside Condo- Big Bear Modern Retreat
Vacation home · 3 bd · 2 ba · sleeps 7 · 259 ft
Revenue $5,224ADR $373Occ ≈ 4%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Pool, jacuzzi, marina, on the lake! Close to town! Townhouse
| 3 bd · 2 ba · sleeps 7 | $26,536 | $200 | 36% | 4.8★ (133) | 98 ft | Airbnb |
ClosetoSkiing,Lake&Village!CommualPool/Spa/Dock! House
| 3 bd · 2 ba · sleeps 7 | $37,216 | $236 | 43% | 5★ (44) | 125 ft | AirbnbVrbo |
Restmoore Big Bear | Boulder Bay Condo | Pool, Spa, Ski Shuttle, Remote Office Vacation home | 3 bd · 2 ba · sleeps 6 | $19,491 | $531 | 10% | — | 125 ft | Booking |
Relaxing Restmoore Townhouse at Big Bear Lake Condominium (condo)
| 3 bd · 2 ba · sleeps 6 | $23,011 | $286 | 22% | 4.5★ (7) | 125 ft | AirbnbVrboBooking |
Pet-friendly lakefront condo with fireplace, community pool, hot tub + more! Condominium (condo) | 3 bd · 2 ba · sleeps 7 | $27 | $0 | — | 3.4★ (5) | 164 ft | Delisted |
Bayshore - Spacious condo within walking distance to all Big Bear has to offer! Vacation home | 3 bd · 2 ba · sleeps 7 | $41,755 | $356 | 32% | — | 164 ft | Booking |
Cozy 3BR Knotty Pine, Near Lake & Trails, Deck Apartment
| 3 bd · 2 ba · sleeps 7 | $14,147 | $207 | 19% | 5★ (11) | 171 ft | AirbnbVrbo |
Boulder Bear Lakeside Condo- Woodland Retreat Apartment | 3 bd · 2 ba · sleeps 7 | $58,425 | $1,021 | 16% | 3.2★ (4) | 213 ft | AirbnbBooking |
Boulder Bear Lakeside Condo- Big Bear Modern Retreat Vacation home | 3 bd · 2 ba · sleeps 7 | $5,224 | $373 | 4% | — | 259 ft | Booking |
Big Bear Modern Cozy TownHome w/pools w/hot tubs House
| 3 bd · 2 ba · sleeps 7 | $1,965 | $245 | 2% | 4.8★ (32) | 266 ft | AirbnbVrbo |
Show 31 more
Grey Squirrel Resort - Mystical Forest
Cabin · 3 bd · 1.5 ba · sleeps 8 · 0.1 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $1,220ADR $244Occ ≈ 1%—
Lakeside Condo with Pool, Hot Tub and Lake View!
Townhouse · 3 bd · 2 ba · sleeps 7 · 0.2 mi
- Hot tub
- Pool
- Free parking
- Pets OK
- +4
Revenue $21,784ADR $251Occ ≈ 24%4.8★ (137)
Lakeview Pines Retreat
Cabin · 3 bd · 2.5 ba · sleeps 7 · 0.2 mi
- Free parking
- Wifi
- Kitchen
- Washer
- +1
Revenue $2,944ADR $351Occ ≈ 2%5★ (5)
Home away from home
House · 3 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $10,607ADR $186Occ ≈ 16%4.7★ (198)
Delisted
Newly Renovated Cabin! | 6 Beds | Fenced Backyard
Cabin · 3 bd · 1 ba · sleeps 7 · 0.3 mi
Revenue $46,153ADR $210Occ ≈ 60%4.8★ (93)
Woodland Escape
Cabin · 3 bd · 2.5 ba · sleeps 8 · 0.3 mi
- Free parking
- Pets OK
- Wifi
- Kitchen
- +2
Revenue $23,458ADR $200Occ ≈ 32%2★ (1)
Grinning Bear
Cabin · 3 bd · 2.5 ba · sleeps 8 · 0.3 mi
Revenue $14,350ADR $377Occ ≈ 10%4.4★ (30)
Rooster's Den #710
Vacation home · 3 bd · 2 ba · sleeps 7 · 0.3 mi
Revenue $66,231ADR $682Occ ≈ 27%0.5★ (1)
Rooster's Den ~ Charming house with expansive deck, cable, internet, near Big Bear Lake
Vacation home · 3 bd · 2 ba · sleeps 8 · 0.3 mi
Revenue $50,372ADR $430Occ ≈ 32%1★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
3 bdrm Condo close to Marina & Village! House
| 3 bd · 2 ba · sleeps 7 | $30,951 | $257 | 33% | 4.8★ (36) | 325 ft | AirbnbVrbo |
Big Bear G5 Getaway 3+2 Condo in Boulder Bay w/SPA Townhouse
| 3 bd · 2 ba · sleeps 7 | $7,318 | $314 | 6% | 3.5★ (8) | 331 ft | AirbnbVrboBooking |
Cienega Getaway Lakeside Townhouse at Big Bear Condominium (condo) | 3 bd · 2 ba · sleeps 7 | $56,367 | $636 | 24% | 4.5★ (19) | 331 ft | AirbnbBooking |
Boulder Bay | Pool + Tennis | Walk to Lake Condominium (condo)
| 3 bd · 2 ba · sleeps 7 | $13,747 | $273 | 14% | 4.3★ (31) | 364 ft | AirbnbVrboBooking |
Pines Haven- Close to Marinas and Shopping Condominium (condo)
| 3 bd · 2 ba · sleeps 7 | $12,268 | $509 | 7% | 4.5★ (41) | 364 ft | AirbnbVrbo |
Lakefront Complex | Pools + Hot Tubs + Fireplace Condominium (condo)
| 3 bd · 2 ba · sleeps 7 | $11,648 | $329 | 10% | 4.4★ (20) | 427 ft | AirbnbVrboBooking |
Pet-friendly lakefront condo with fireplace balcon Condominium (condo) | 3 bd · 2 ba · sleeps 7 | $22,691 | $274 | 23% | 4.2★ (15) | 436 ft | AirbnbBooking |
Amazing 3BR/2BA Lakefront Condo! Close to Village! House
| 3 bd · 2 ba · sleeps 7 | $26,418 | $295 | 25% | 4.8★ (34) | 489 ft | AirbnbVrbo |
Grey Squirrel Resort - Rustic Hideaway Cabin
| 3 bd · 2 ba · sleeps 6 | $1,605 | $225 | 2% | — | 0.1 mi | AirbnbVrbo |
Grey Squirrel Resort - Mystical Forest Cabin
| 3 bd · 1.5 ba · sleeps 8 | $1,220 | $244 | 1% | — | 0.1 mi | Airbnb |
Lakefront Condo: Pools, Hot Tubs & Walk to Marina Apartment
| 3 bd · 2 ba · sleeps 7 | $5,157 | $222 | 6% | 4★ (2) | 0.1 mi | AirbnbVrbo |
Cozy Big Bear Cabin with Arcade Cabin
| 3 bd · 1.5 ba · sleeps 6 | $15,409 | $215 | 20% | 4.8★ (20) | 0.1 mi | AirbnbVrbo |
Walk to Lake | Fenced Yard + Fireplace Cabin
| 3 bd · 2 ba · sleeps 6 | $15,733 | $375 | 11% | 5★ (6) | 0.1 mi | AirbnbVrboBooking |
Walk to the Lake! Pet Friendly! Pool and Hot Tub! House
| 3 bd · 2 ba · sleeps 7 | $30,281 | $243 | 34% | 4.6★ (37) | 0.1 mi | AirbnbVrbo |
Lakeside Condo with Pool, Hot Tub and Lake View! Townhouse
| 3 bd · 2 ba · sleeps 7 | $21,784 | $251 | 24% | 4.8★ (137) | 0.2 mi | Airbnb |
Lakefront/Hot Tub/Fireplace/Great Location Condominium (condo)
| 3 bd · 2 ba · sleeps 8 | $38,062 | $381 | 27% | 4.9★ (88) | 0.2 mi | AirbnbVrbo |
Cozy Lakefront Retreat, Views & Fireplace Apartment
| 3 bd · 2 ba · sleeps 6 | $37,255 | $234 | 44% | 5★ (37) | 0.2 mi | AirbnbVrbo |
Peacefull Pines 2, Marina front home House
| 3 bd · 2 ba · sleeps 6 | $19,651 | $303 | 18% | 4.8★ (44) | 0.2 mi | AirbnbVrbo |
Lakeview Pines Retreat Cabin
| 3 bd · 2.5 ba · sleeps 7 | $2,944 | $351 | 2% | 5★ (5) | 0.2 mi | Airbnb |
Home away from home House | 3 bd · 2 ba · sleeps 6 | $10,607 | $186 | 16% | 4.7★ (198) | 0.2 mi | Delisted |
Beary Relaxing Stay. Walk to Lake. Close to Slopes Cabin
| 3 bd · 3 ba · sleeps 8 | $29,959 | $350 | 23% | 4.9★ (42) | 0.2 mi | AirbnbVrbo |
PetFriendly!IncredibleNaturalLandscape!Firepit! House
| 3 bd · 2 ba · sleeps 6 | $32,153 | $326 | 27% | 4.7★ (33) | 0.3 mi | AirbnbVrbo |
Newly Renovated Cabin! | 6 Beds | Fenced Backyard Cabin | 3 bd · 1 ba · sleeps 7 | $46,153 | $210 | 60% | 4.8★ (93) | 0.3 mi | Booking |
Spectacular hideaway. Smart TV, BBQ, Fireplace Cabin | 3 bd · 1.5 ba · sleeps 6 | $44,869 | $355 | 35% | 4.4★ (30) | 0.3 mi | AirbnbBooking |
Larks Modern Retreat Near Lake, Spa & Arcade Games Cabin
| 3 bd · 2 ba · sleeps 6 | $71,340 | $461 | 42% | 4.9★ (61) | 0.3 mi | AirbnbVrbo |
Woodland Escape Cabin
| 3 bd · 2.5 ba · sleeps 8 | $23,458 | $200 | 32% | 2★ (1) | 0.3 mi | Airbnb |
Grinning Bear Cabin | 3 bd · 2.5 ba · sleeps 8 | $14,350 | $377 | 10% | 4.4★ (30) | 0.3 mi | Airbnb |
Rooster's Den #710 Vacation home | 3 bd · 2 ba · sleeps 7 | $66,231 | $682 | 27% | 0.5★ (1) | 0.3 mi | Booking |
Rooster's Den ~ Charming house with expansive deck, cable, internet, near Big Bear Lake Vacation home | 3 bd · 2 ba · sleeps 8 | $50,372 | $430 | 32% | 1★ (1) | 0.3 mi | Booking |
Rooster's Den Big Bear~ Central Family Chalet Cabin
| 3 bd · 2 ba · sleeps 7 | $31,898 | $619 | 14% | 4.5★ (2) | 0.3 mi | AirbnbVrbo |
Boulder Bay Beauty! Cabin
| 3 bd · 1.5 ba · sleeps 6 | $18,537 | $218 | 23% | 4.9★ (8) | 0.3 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 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium
Est. revenue
$25,700
NOI
-$343
Cash flow /mo
-$2,374
Cash needed
$124,410
Cash-on-cash
-22.9%
ROE (yr 1)
-10.4%
Cap rate
-0.1%
DSCR
-0.01
Year-1 write-off
$79,336
Year-1 tax shield @ 32%
$25,388
Year-1 return on equity
- Cash flow (annual)-$28,485
- Principal paydown$2,725
- Appreciation at%$12,870
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)$5,140
- Platform fees (3% of revenue)$771
- Maintenance / capex (5% of revenue)$1,285
- Utilities & supplies$4,200
- HOA$7,740
- Property tax$5,363
- Insurance (STR-rated)$2,188
Cash needed to close
- Down payment (25%)$107,250
- Closing costs (4.0%)$17,160
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$25,388
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
$345,000
Short-life (5/15-yr)
$79,000 · 23%
Year-1 deduction
$79,000
Year-1 tax shield @ 32%
$25,000
Land 20% (county tax record, assessed value split) · building $266,000 over 39 years
Based on: 1,404 sq ft, built 1981, 3 bd / 2 ba, furnished, listing features (hot tub, deck, fireplace, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $54,000 in year 1 (15% short-life, $17,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $11,400
Kitchen cabinetsdefault
$8,900 new × 40% good × 3.22 allocation
- $9,300
Kitchen countertopsdefault
$7,300 new × 40% good × 3.22 allocation
- $3,200
Decorative trimdefault
$2,500 new × 40% good × 3.22 allocation
- $400
Mirrorsdefault
$300 new × 40% good × 3.22 allocation
- $1,500
Shelvingdefault
$1,200 new × 40% good × 3.22 allocation
- $4,500
Window coverings (14)default
$3,500 new × 40% good × 3.22 allocation
- $4,600
Carpet, vinyl & laminate (40% of floors)listing
$3,600 new × 40% good × 3.22 allocation
- $8,900
Kitchen & laundry equipment plumbingdefault
$6,900 new × 40% good × 3.22 allocation
- $5,400
Kitchen, laundry & data equipment electricaldefault
$4,200 new × 40% good × 3.22 allocation
- $10,400
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)listing
$8,100 new × 40% good × 3.22 allocation
- $11,600
Hot tub (freestanding)listing
$9,000 new × 40% good × 3.22 allocation
- $7,800
Furniture conveyed with the sale (used)listing
$19,500 new × 40% good · out of the price
- $195,400
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$151,900 new × 40% good × 3.22 allocation
- $20,300
Building plumbing & fixturesdefault
$15,800 new × 40% good × 3.22 allocation
- $19,400
Building electrical & lightingdefault
$15,100 new × 40% good × 3.22 allocation
- $20,300
HVACdefault
$15,800 new × 40% good × 3.22 allocation
- $7,000
Hardwood & tile floorsdefault
$5,400 new × 40% good × 3.22 allocation
- $3,400
Fireplacelisting
$2,600 new × 40% good × 3.22 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $79,100 | $0 | $300 | $79,300 |
| 2 | $0 | $0 | $6,800 | $6,800 |
| 3 | $0 | $0 | $6,800 | $6,800 |
| 4 | $0 | $0 | $6,800 | $6,800 |
| 5 | $0 | $0 | $6,800 | $6,800 |
| 6+ | $0 | $0 | $238,200 | $238,200 |
| Total | $79,100 | $0 | $265,800 | $344,800 |
The building's share of the price ($337,000) is 3.2x our depreciated replacement cost of the home ($105,000). 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, 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.