Mountain-View
For Sale
$729,900
41869 Brownie Lane, Big Bear Lake, CA 92315
Big Bear Lake, CA
Property Size2,016 SF
Lot Size0.17 Acres
Price / SF$362.05
Days on Market117
Property Features for 41869 Brownie Lane
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Kitchen, Laundry Room, Bedroom 4, Bedroom 2, Bathroom 2, Bedroom 1, Bathroom 1
Fireplace
1
Lot features
2-5 Units/ Acre
Directions
Big Bear Blvd, Left To Summit Blvd, Right on Brownie Lane
Subdivision
289 - Big Bear Area
Standard status
Active
APN
2328055050000
Size
2,016 SF
Lot size
0.17 Acres
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas
Water source
Public
Amenities
fireplace
laundry area
gazebo
Building Details
Year built
1978
Floors in Building
1
Number of units
2
Listing Agency:
RE/MAX TIME REALTY · RE/MAX International
(909) 373-0880
Listed By:
ROBERT WATKINS · License #01459483
(909) 205-5848
Added: May 6
Changed: Aug 28
Last Checked: Aug 30 at 12:06AM
MLS# IV26095624
Copyright © 2026 California Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 2,016-square-foot duplex, built in 1978 on 0.1739 acres, contains two units with a total of four bedrooms and two bathrooms. Each residence includes two bedrooms, one bathroom, a family room with a fireplace, an open kitchen adjoining the dining and living areas, and a laundry area. Natural gas heating serves the property, with public water and public sewer.
Recent exterior work includes a new driveway, extensive concrete improvements, artificial turf in the front and rear yards, and decomposed granite landscaping. A gazebo with seating expands the outdoor area, while mountain and forest views define the setting. The property is in Big Bear Lake near Village shopping, dining, and entertainment, with access to Highway 18, Highway 330, and Highway 38.
Recent exterior work includes a new driveway, extensive concrete improvements, artificial turf in the front and rear yards, and decomposed granite landscaping. A gazebo with seating expands the outdoor area, while mountain and forest views define the setting. The property is in Big Bear Lake near Village shopping, dining, and entertainment, with access to Highway 18, Highway 330, and Highway 38.
Key Highlights
- Two‑unit duplex totaling 2,016 square feet
- Each unit includes 2 bedrooms and 1 bathroom
- Family rooms with fireplaces and open kitchen layouts
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$20,559
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
2.82%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$411,180
$411.2K
Cap Rate 7%
$293,700
$293.7K
Cap Rate 9%
$228,433
$228.4K
Market Conditions
NOI Build-Up for 2,016 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$31.2K $15.48/SF
− Vacancy
−$1.8K −$0.91/SF
EGI
$29.4K $14.57/SF
− OpEx
−$8.8K −$4.37/SF
NOI
$20.6K $10.20/SF
Area
San Bernardino County, CA
Vacancy
5.89%
Lease Rate
$15.48 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$411,180
Cap Rate 7%
$293,700
Cap Rate 9%
$228,433
Alternative Uses
Best Use
Multifamily LT 5
$293.7K
$257.0K – $342.7K
NOI $20,559 @ 7.0% cap · market cap 2.82%
Second Best
Apartment 5plus
$255.0K
$223.1K – $297.5K
NOI $17,847 @ 7.0% cap · market cap 2.45%
Theoretical Best
Office A
$425.2K
$372.1K – $496.1K
NOI $29,767 @ 7.0% cap · market cap 4.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2
Businesses Nearby
Explore this area
Business Placement
Demographics for 92315, CA
5,148
Population
9,861
Households
0.5
Avg Household Size
51
Median Age
34%
College-Educated
92%
High-School Grad
29.4 sq mi
ZIP Area
175
Density / Sq Mi
$79,293
Median Household Income
$43,778
Median Earnings
$1,278
Median Rent
$538,200
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two residential units feature fireplaces, open kitchens, laundry areas, and upgraded outdoor improvements.
Where is this duplex located?
The property is located at 41869 Brownie Lane Big Bear Lake, CA.
What is the asking price?
The asking price for this property is $729,900.
What are key features of this property?
This property features: Two‑unit duplex totaling 2,016 square feet; Each unit includes 2 bedrooms and 1 bathroom; Family rooms with fireplaces and open kitchen layouts
