76 Seven Oaks Trl · Big Bear Lake, CA 92305

$159,000

1 bd · 1.0 ba · 624 sqft · SingleFamily · 67 Days on market

Built 1934 Fair condition $255/sqft · 37% above area Est $116k · 37% over

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +27.1/30.0
• DSCR +9.4/10.0
• 1% rule +7.3/10.0
• Appreciation +6.7/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Charming Mountain Cabin Near the Santa Ana River of Angelus Oaks Tucked among towering pines and set just above the gentle flow of the Santa Ana River, this inviting mountain cabin offers a peaceful escape where time seems to slow down, and nature takes center stage. Surrounded by the beauty of the San Gorgonio Mountains and crisp mountain air, this 1-bedroom, 1-bathroom retreat sits on U. S. Forest Service Land as a recreational-use cabin under a special-use permit, offering a unique setting in the heart of Angelus Oaks. From the moment you enter the home, you will appreciate the open floor plan that creates a bright and welcoming atmosphere. Exposed-beam ceilings, abundant natural light, and a cozy wood-burning stove add warmth and comfort, while travertine flooring with a decorative mosaic medallion entry flows throughout the home. The living room also features a built-in entertainment shelf and storage cabinet, offering both functionality and charm, and a convenient sleeper sofa offers flexible space for guests or additional sleeping accommodations. The updated kitchen is a standout feature, showcasing granite countertops, rich wood cabinetry, soft-close drawers, and a farmhouse-style stainless steel sink perfectly positioned beneath picturesque windows overlooking the Santa Ana River. The thoughtfully updated bathroom highlights quality craftsmanship with a custom-tiled walk-in shower and natural stone/Travetine finishes. French glass doors lead to a serene bedroom retreat surrounded by windows, featuring warm wood paneling, unique architectural details, and a built-in closet for added convenience. Enjoy outdoor living with a welcoming front porch and spacious back patio, ideal for taking in the tranquil mountain surroundings. Situated on flat land with ample parking, this property offers comfort and accessibility while maintaining its peaceful setting. Perfectly located near Jenks Lake, scenic biking/hiking trails, Big Bear, and Bear Summit, yet still within a comfortable drive to Redlands and Yucaipa, this charming cabin makes the ideal weekend escape. Start your mornings with coffee on the porch as the gentle sound of the river flows nearby, spend your afternoons exploring peaceful forest trails beneath towering pines, and unwind in the evenings by the fireplace under a sky full of stars. A place to slow down, recharge, and enjoy the simple beauty of mountain living, your perfect getaway from the everyday. Special note: This unique cabin is for Recreational use and is cash only.

Key facts

• Open floor plan
• Mountain cabin
• Travertine flooring

Tags

• MOUNTAIN CABIN
• OPEN FLOOR PLAN
• EXPOSED-BEAM CEILINGS
• WOOD-BURNING STOVE
• TRAVERTINE FLOORING
• BUILT-IN ENTERTAINMENT SHELF

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $159k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $452 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $149k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 2.4% in Big Bear Lake — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 64/100 on livability (#420 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+; Watch: crime C-, housing C-, health & safety D+.
• Bear Valley Unified (town): math 26% / reading 43% proficiency, ranked #289 of 517 in CA (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 33 active listings in the ZIP; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $5k appreciation (3.5% local appreciation)).
• San Bernardino County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.5% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $30k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $159k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1934 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1934 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.23% ✓
• Cap rate: 9.70%
• Cash-on-cash: 12.18%
• DSCR: 1.54
• GRM: 6.8

CMA / ARV

• ARV (median comp): $116,391
• List price: $159,000
• Delta: 36.61%
• Verdict: OVERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

3.46% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 2.16×
• Total profit: $51,830
• Equity at exit: $75,611

10-year hold

• IRR: 20.8%
• Equity multiple: 4.13×
• Total profit: $139,542
• Equity at exit: $119,833

Cash invested: $44,520 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 92305

• Home prices YoY: 1.1%
• Active inventory: 33
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,963 medium
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $452

Break-even live

Break-even rent $1,391

Max offer price $159,000

Occupancy floor 72%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $159,000 Active 67 DOM
2. 2026-06-17
   days on market $159,000 Active 66 DOM
3. 2026-06-16
   days on market $159,000 Active 65 DOM
4. 2026-06-15
   pricedays on market $159,000 Active 64 DOM
5. 2026-06-13
   days on market $174,000 Active 62 DOM
6. 2026-06-13
   days on market $174,000 Active 61 DOM
7. 2026-06-09
   days on market $174,000 Active 58 DOM
8. 2026-06-08
   days on market $174,000 Active 57 DOM
9. 2026-06-07
   days on market $174,000 Active 56 DOM
10. 2026-06-04
    days on market $174,000 Active 53 DOM
11. 2026-06-03
    days on market $174,000 Active 52 DOM
12. 2026-06-02
    days on market $174,000 Active 51 DOM
13. 2026-06-01
    days on market $174,000 Active 50 DOM
14. 2026-05-31
    days on market $174,000 Active 49 DOM
15. 2026-04-12
    listed $189,000 Active 2531-char remark

    Show marketing remark (2531 chars)

    Charming Mountain Cabin Near the Santa Ana River of Angelus Oaks Tucked among towering pines and set just above the gentle flow of the Santa Ana River, this inviting mountain cabin offers a peaceful escape where time seems to slow down, and nature takes center stage. Surrounded by the beauty of the San Gorgonio Mountains and crisp mountain air, this 1-bedroom, 1-bathroom retreat sits on U. S. Forest Service Land as a recreational-use cabin under a special-use permit, offering a unique setting in the heart of Angelus Oaks. From the moment you enter the home, you will appreciate the open floor plan that creates a bright and welcoming atmosphere. Exposed-beam ceilings, abundant natural light, and a cozy wood-burning stove add warmth and comfort, while travertine flooring with a decorative mosaic medallion entry flows throughout the home. The living room also features a built-in entertainment shelf and storage cabinet, offering both functionality and charm, and a convenient sleeper sofa offers flexible space for guests or additional sleeping accommodations. The updated kitchen is a standout feature, showcasing granite countertops, rich wood cabinetry, soft-close drawers, and a farmhouse-style stainless steel sink perfectly positioned beneath picturesque windows overlooking the Santa Ana River. The thoughtfully updated bathroom highlights quality craftsmanship with a custom-tiled walk-in shower and natural stone/Travetine finishes. French glass doors lead to a serene bedroom retreat surrounded by windows, featuring warm wood paneling, unique architectural details, and a built-in closet for added convenience. Enjoy outdoor living with a welcoming front porch and spacious back patio, ideal for taking in the tranquil mountain surroundings. Situated on flat land with ample parking, this property offers comfort and accessibility while maintaining its peaceful setting. Perfectly located near Jenks Lake, scenic biking/hiking trails, Big Bear, and Bear Summit, yet still within a comfortable drive to Redlands and Yucaipa, this charming cabin makes the ideal weekend escape. Start your mornings with coffee on the porch as the gentle sound of the river flows nearby, spend your afternoons exploring peaceful forest trails beneath towering pines, and unwind in the evenings by the fireplace under a sky full of stars. A place to slow down, recharge, and enjoy the simple beauty of mountain living, your perfect getaway from the everyday. Special note: This unique cabin is for Recreational use and is cash only.

16. 2017-03-22
    soldstatus $100,000 Closed Sale 1113-char remark

    Show marketing remark (1113 chars)

    This cabin is on U. S. Forest Service land so as such cannot be financed, cannot be used as a primary residence, cannot be rented out, cash only offers accepted You have to see this gem to believe it! Completely and totally remodeled and reimagined. The kitchen is a masterpiece with granite counters, all new beautiful cabinetry, new range oven, new walls, new flooring, new plumbing, new everything!. Also new 16”x16” slate type stone flooring throughout the kitchen, living room and the one bedroom. But such a bedroom! Leaded beveled glass doors open to a bedroom unlike any other on the mountain. All the other doors in the cabin are new solid wood doors, the exterior doors are fronted with security doors. The porcelainized air tight wood burning stove is more than enough to heat the 624 sq. ft. cabin. This incredible cabin sits just off Seven Oaks Road so is accessible year around, with the Santa Ana River just the other side of the road. Fishing, hiking glorious walking trails abound in the area. If this is your idea of roughing it in the remote mountains then you MUST SEE this one.

17. 2017-03-06
    status Pending Sale 1113-char remark

    Show marketing remark (1113 chars)

    This cabin is on U. S. Forest Service land so as such cannot be financed, cannot be used as a primary residence, cannot be rented out, cash only offers accepted You have to see this gem to believe it! Completely and totally remodeled and reimagined. The kitchen is a masterpiece with granite counters, all new beautiful cabinetry, new range oven, new walls, new flooring, new plumbing, new everything!. Also new 16”x16” slate type stone flooring throughout the kitchen, living room and the one bedroom. But such a bedroom! Leaded beveled glass doors open to a bedroom unlike any other on the mountain. All the other doors in the cabin are new solid wood doors, the exterior doors are fronted with security doors. The porcelainized air tight wood burning stove is more than enough to heat the 624 sq. ft. cabin. This incredible cabin sits just off Seven Oaks Road so is accessible year around, with the Santa Ana River just the other side of the road. Fishing, hiking glorious walking trails abound in the area. If this is your idea of roughing it in the remote mountains then you MUST SEE this one.

18. 2016-11-11
    listed $105,000 Active 1113-char remark

    Show marketing remark (1113 chars)

    This cabin is on U. S. Forest Service land so as such cannot be financed, cannot be used as a primary residence, cannot be rented out, cash only offers accepted You have to see this gem to believe it! Completely and totally remodeled and reimagined. The kitchen is a masterpiece with granite counters, all new beautiful cabinetry, new range oven, new walls, new flooring, new plumbing, new everything!. Also new 16”x16” slate type stone flooring throughout the kitchen, living room and the one bedroom. But such a bedroom! Leaded beveled glass doors open to a bedroom unlike any other on the mountain. All the other doors in the cabin are new solid wood doors, the exterior doors are fronted with security doors. The porcelainized air tight wood burning stove is more than enough to heat the 624 sq. ft. cabin. This incredible cabin sits just off Seven Oaks Road so is accessible year around, with the Santa Ana River just the other side of the road. Fishing, hiking glorious walking trails abound in the area. If this is your idea of roughing it in the remote mountains then you MUST SEE this one.

19. 2012-11-30
    soldstatus $58,000 Closed
20. 2012-10-28
    status Pending
21. 2012-10-20
    listed $58,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 3/10 Moderate 12 d/yr ≥81°F today · 32 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 33 unhealthy d/yr today · 39 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,554
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$1,884
• − Management: −$1,884
• − Depreciation: −$4,625
• Taxable income: $3,073
• Est. tax owed @ 24.0%: −$738
• After-tax cash flow: $4,684/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This charming mountain cabin requires moderate repairs and maintenance to improve its condition and appeal. Upgrading the kitchen and adding landscaping will significantly increase its resale and rental value.

Repairs flagged

• Moderate Kitchen cabinets — Worn appearance, need cleaning and possibly replacement
• Moderate Appliances — Dated appearance, need replacement
• Major Landscaping — Needs significant improvement to enhance curb appeal

Value-add opportunities

• Resale Replace dated appliances and cabinets — Modern appliances and updated cabinetry will attract more buyers
• Both Landscaping improvements — Enhances curb appeal and creates a more inviting atmosphere

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance, need cleaning and possibly replacement	Moderate	$3,000–15,000
Appliances · Dated appearance, need replacement	Moderate	$3,000–15,000
Landscaping · Needs significant improvement to enhance curb appeal	Major	$15,000–50,000
Total estimated repair cost · 3 items		$21,000–80,000

Value-add ROI direction

• Resale Replace dated appliances and cabinets — Modern appliances and updated cabinetry will attract more buyers ↑
• Both Landscaping improvements — Enhances curb appeal and creates a more inviting atmosphere ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Bear Valley Unified
• NCES district ID: 0604230
• Math proficiency: 26% ▼ -4.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $42,222
• Composite: 29.12/100
• National rank: #6588
• State rank: #289 of 517 in CA

Livability — Big Bear Lake

• Score: 64/100
• State rank: #420
• US rank: #14284

Category grades

Amenities D- Commute A+ Cost of living F Crime C- Employment C Housing C- Health & safety D+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 5,215
• Population (ZIP): 371

Population outlook (San Bernardino County) Hauer SSP2

• Today (2025): 2,300,329 people
• By 2030: 2,378,907 · +3.4%
• By 2040: 2,523,137 · +9.7%
• By 2050: 2,642,388 · +14.9%
• By 2075: 2,880,769 · +25.2%
• By 2100: 2,909,436 · +26.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Scotch-Irish 5% Iranian 3% Russian 2%
• Foreign-born: 5%
• Languages at home: 79% English-only · Russian/Polish/Slavic 21%

Political lean MEDSL · San Bernardino

• 2024 margin: Toss-up / Even · D 47.5% · R 49.7% · Other 2.8%
• 2008→2024 swing: -8.5pp toward R · 2008: 6.3pp · 2024: -2.1pp
• All cycles: 2024: R+2.1 2020: D+10.7 2016: D+9.8 2012: D+5.4 2008: D+6.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.46%
• Current HPI: 307.1726
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

+225.9% since first listed

7 events — show timeline

• 2026-04-12 Listed $189,000 TheMLS
• 2017-03-22 Sold (MLS) $100,000 CRMLS
• 2017-03-06 Pending — CRMLS
• 2016-11-11 Listed $105,000 CRMLS
• 2012-11-30 Sold (MLS) $58,000 CRMLS
• 2012-10-28 Pending — CRMLS
• 2012-10-20 Listed $58,000 CRMLS