14816 Cool Gln · Silver Lakes, CA 92342

$280,000

3 bd · 2.0 ba · 1,862 sqft · SingleFamily public records · 33 Days on market

Built 1989 0.26 ac lot Est $352k · 20% under $235/mo HOA · 8% of rent

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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 +18.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +5.4/10.0
• Appreciation +5.2/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

GREAT LOCATION. ELEVATED CORNER LOT WITH VIEW OF GOLF COURSE ORIGINAL OWNER. 3 BD. , 2 BA. ,FORMAL LIVING ROOM AND DINING, FAMILY ROOM INDOOR LAUNDRY WITH COMPUTER NOOK, APPROX 1862 SQ. FT. TILE ROOF, COVERED PATIO, 2-CAR GARAGE WITH EXTRA SPACE FOR GOLF CART.

Key facts

• Hybrid water heater
• New hvac system
• 0.26 acre lot

Tags

• SILVER LAKES COMMUNITY
• HYBRID WATER HEATER
• NEW HVAC SYSTEM
• GARAGE 220 ELECTRICAL SERVICE

Property features AI

Finance

• Other: Access via paved county road
• HOA & community: Part of Silver Lakes HOA; Monthly association fee of $235; Community amenities include pool, spa, clubhouse, gym/exercise room, tennis, pickleball, golf, racquetball, bocce, sport court, play areas, dog park, hiking and biking trails, horse trails, fishing, dock, outdoor cooking/barbecue, meeting/banquet facilities, storage area, common RV parking, picnic areas, fire pit

Exterior

• Parking: Attached garage; 2 garage spaces; Driveway; 2 total parking spaces
• Utilities: 220V in garage; Natural gas connected; Electricity connected; Water connected (district/public); Public sewer / sewer connected; Telephone available in street; Cable available
• Home design: Single-story house; One story; Planned development; Corner lot; Lake rights / lake access; No common walls; Fixer / cosmetic repairs needed; Front-facing entry
• Construction: Built (year per assessor); Stucco construction; Tile roof; No fencing
• Exterior features: Concrete patio; Has patio; Association pool / community pool

Interior

• Kitchen: Stone counters; Breakfast counter/bar; Family kitchen; Separate eating area; Dishwasher; Garbage disposal; Gas range; Water heater unit
• Bedrooms: Main floor primary bedroom; All bedrooms on main level; 3 main-level bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms; Tile counters in bathrooms; Shower in tub
• Heating & cooling: Central cooling; Central furnace heating; Fireplace heating (family room); Has fireplace (family room)
• Interior features: Ceiling fan; Pantry; Stone counters; Front entry; One-level living; Has spa (association/community)
• Laundry & utility: Interior laundry (inside)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $280k).
• Recommended offer: $272k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 4.0% in Silver Lakes — 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 56/100 on livability (#822 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, housing A+; Watch: schools C-, crime D-, amenities F.
• Victor Valley Union High (urban): math 25% / reading 25% proficiency, ranked #407 of 517 in CA (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 227 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($2k loan paydown + $1k appreciation (0.4% 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 (0.4% appreciation + 3.0% rent growth), your $78k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $190k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $271,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 1.04% ✓
• Cap rate: 7.33%
• Cash-on-cash: 3.71%
• DSCR: 1.16
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $351,918
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14785 Blue Grass Dr	0.14mi	3/2.0	2,003 (+8%)	7mo	$353,000	$176	75
14827 Blue Grass Dr	0.18mi	3/2.0	2,045 (+10%)	3mo	$340,000	$166	73
14927 Tournament Dr	0.13mi	3/2.0	2,026 (+9%)	9mo	$470,000	$232	72
27865 Fairacres Ln	0.44mi	3/2.0	1,962 (+5%)	3mo	$390,000	$199	68
14596 Cool Glen Dr	0.30mi	2/2.0 (-1)	1,757 (-6%)	8mo	$300,000	$171	65
14627 Greenbriar Dr	0.36mi	3/2.0	1,717 (-8%)	9mo	$260,000	$151	62
15171 Blue Grass Dr	0.46mi	3/2.0	1,706 (-8%)	5mo	$377,777	$221	60
27584 Silver Lks	0.72mi	3/2.5	1,843 (-1%)	9mo	$339,900	$184	55
27857 Hummingbird	0.63mi	4/2.5 (+1)	1,758 (-6%)	3mo	$399,999	$228	52
27767 Hummingbird Ln	0.52mi	3/2.0	1,612 (-13%)	8mo	$305,000	$189	47
15257 Blue Grass Dr	0.56mi	2/2.0 (-1)	1,631 (-12%)	8mo	$300,000	$184	42
27488 Lakeview Dr	0.73mi	3/2.0	1,613 (-13%)	10mo	$312,000	$193	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.3%
• Equity multiple: 1.16×
• Total profit: $12,469
• Equity at exit: $86,748

10-year hold

• IRR: 8.3%
• Equity multiple: 1.94×
• Total profit: $73,823
• Equity at exit: $108,725

Cash invested: $78,400 (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 92342

• Home prices YoY: 0.1%
• Active inventory: 227
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,918 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$243 /mo · $2,919/yr
• Insurance: −$117
• HOA: −$235
• Vacancy / Maint / Mgmt: −$613
• Net cashflow: $242

Break-even live

Break-even rent $2,612

Max offer price $280,000

Occupancy floor 87%

Sensitivity live

Price	-10% $401	-5% $321	+0% $242	+5% $163	+10% $84
Rent	-10% $12	-5% $127	+0% $242	+5% $357	+10% $473
Rate	-1.0pp $383	-0.5pp $313	base $242	+0.5pp $170	+1.0pp $96

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15178 Orchard Hill Ln Helendale, CA	4.0	2.5	2254	$2,900	$1.29	0d	1	0.66mi
14365 Nautical Ln Unit A Helendale, CA	2.0	2.5	1950	$2,950	$1.51	3d	1	1.33mi

HOA detail

• Monthly dues: $235 · $2,820/yr

Listing history 20 events

1. 2026-06-18
   days on market $280,000 Active 33 DOM
2. 2026-06-17
   days on market $280,000 Active 32 DOM
3. 2026-06-16
   days on market $280,000 Active 31 DOM
4. 2026-06-15
   price $280,000 Active 30 DOM
5. 2026-06-15
   days on market $260,000 Active 30 DOM
6. 2026-06-13
   days on market $260,000 Active 28 DOM
7. 2026-06-13
   days on market $260,000 Active 27 DOM
8. 2026-06-09
   days on market $260,000 Active 24 DOM
9. 2026-06-08
   days on market $260,000 Active 23 DOM
10. 2026-06-07
    days on market $260,000 Active 22 DOM
11. 2026-06-04
    days on market $260,000 Active 19 DOM
12. 2026-06-03
    days on market $260,000 Active 18 DOM
13. 2026-06-02
    days on market $260,000 Active 17 DOM
14. 2026-06-01
    days on market $260,000 Active 16 DOM
15. 2026-05-31
    days on market $260,000 Active 15 DOM
16. 2026-05-16
    listed $260,000 Active
17. 2019-04-17
    soldstatus $190,000
18. 2003-04-24
    soldstatus $150,000 260-char remark

    Show marketing remark (260 chars)

    GREAT LOCATION. ELEVATED CORNER LOT WITH VIEW OF GOLF COURSE ORIGINAL OWNER. 3 BD. , 2 BA. ,FORMAL LIVING ROOM AND DINING, FAMILY ROOM INDOOR LAUNDRY WITH COMPUTER NOOK, APPROX 1862 SQ. FT. TILE ROOF, COVERED PATIO, 2-CAR GARAGE WITH EXTRA SPACE FOR GOLF CART.

19. 2003-04-24
    soldstatus $150,000

    Show marketing remark (260 chars)

    GREAT LOCATION. ELEVATED CORNER LOT WITH VIEW OF GOLF COURSE ORIGINAL OWNER. 3 BD. , 2 BA. ,FORMAL LIVING ROOM AND DINING, FAMILY ROOM INDOOR LAUNDRY WITH COMPUTER NOOK, APPROX 1862 SQ. FT. TILE ROOF, COVERED PATIO, 2-CAR GARAGE WITH EXTRA SPACE FOR GOLF CART.

20. 1987-06-05
    soldstatus $12,000

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

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $2,919 · $243/mo
• Projected year-2 tax: $2,919 · $243/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 5 d/yr ≥102°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 12 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,018
• − Mortgage interest: −$15,684
• − Property taxes: −$2,919
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,801
• − Management: −$2,801
• − HOA: −$2,820
• − Depreciation: −$8,145
• Taxable loss: −$1,554
• Est. tax savings @ 24.0%: +$373
• After-tax cash flow: $3,278/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.

Schools (NCES district)

• District: Victor Valley Union High
• NCES district ID: 0636972
• Math proficiency: 25% ▲ 6.00%
• Reading proficiency: 25% ▼ -12.00%
• Median HH income: $45,112
• Composite: 21.6/100
• National rank: #8296
• State rank: #407 of 517 in CA

Livability — Silver Lakes

• Score: 56/100
• State rank: #822
• US rank: #23053

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Silver Lakes, CA
• City population: 6,677
• Population (ZIP): 6,677

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 49% Hispanic / Latino 22% Two or more races 22% Asian 5% Black 4% Pacific Islander 4%
• Hispanic origin (detail): Mexican 19% Puerto Rican 3%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 82% English-only · Spanish 13% Chinese 2% Other Indo-European 1%

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: ▲ 0.39%
• Current HPI: 309.2904
• 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

+2066.7% since first listed

5 events — show timeline

• 2026-05-16 Listed $260,000 CRMLS
• 2019-04-17 Sold (Public Records) $190,000 Public Records
• 2003-04-24 Sold (Public Records) $150,000 Public Records
• 2003-04-24 Sold (MLS) $150,000 CRMLS
• 1987-06-05 Sold (Public Records) $12,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $2,919 · +7.1% YoY. Source: county tax records.