26501 Mainsail Ln · Silver Lakes, CA 92342

$300,000

3 bd · 2.0 ba · 1,982 sqft · SingleFamily public records · 726 Days on market

Built 2004 7,869 sqft lot Est $410k · 27% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +11.7/30.0
• Appreciation +5.2/10.0
• 1% rule +3.6/10.0
• DSCR +3.4/10.0
• 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

GORGEOUS SILVER LAKES HOME will capture your heart! Tour this lovely 3 Br 2 Ba home today! Wide open floor plan - lots of light - tons of character for the savvy buyer. Central kitchen with Corian counters and beautiful maple cabinets. Wide hallways and cathedral ceilings make it feel even more spacious! Living room/dining room AND large family room with fireplace. HUGE master bedroom, walk-in closet, dual sinks in Master with large walk-in shower. Newer carpet and paint, large indoor laundry, oversized 2 car garage and extra large parking area in driveway. Beautifully landscaped, with grass area in backyard. Fully fenced and gated on each side. Located in the private community of Silver Lakes, where you vacation where you live! Near middle/high school in great location. Easy access to the 395, National Trails and the 15!

Key facts

• Flexible floor plan
• Convenient location
• 7,869 sq ft lot

Tags

• FLEXIBLE FLOOR PLAN
• SPACIOUS LIVING/DINING SPACE
• CONVENIENT LOCATION

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: Attached garage; Two garage parking spaces (two total parking spaces)
• Utilities: Public sewer; District/public water
• Home design: Single-story house; Entry at front door; No accessory dwelling unit
• Construction: Year built from public records
• Exterior features: House (single-family); Level with street lot; No pool; Has a view

Interior

• Bedrooms: Three main-level bedrooms
• Bathrooms: Two full bathrooms (main level)
• Heating & cooling: Central heating (central furnace); Central cooling
• Interior features: One-level layout; Front door entry; All bedrooms on the main level; Primary bathroom
• Laundry & utility: Laundry inside; Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-89 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (5.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $259k (13.8% below list).
• Recommended offer: $259k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: crime D-, amenities F, commute 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.
• Zoned schools: Helendale Elementary (math 27% / reading 38%, grade F, #771 of 1,571 statewide, top 49%, 520 students, 56% FRL); Riverview Middle (math 27% / reading 42%, grade F, #183 of 498 statewide, top 38%, 158 students, 53% FRL); Adelanto High (2,223 students, 71% FRL).
• Market conditions: 229 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 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.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 726 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 18y ago; this cycle's ask has dropped $79k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $260k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $258,589 (13.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 726 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.86% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.27%
• DSCR: 0.94
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $410,274
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26534 Topsail Ln	0.10mi	3/2.0	2,050 (+3%)	7mo	$405,000	$198	84
26572 Mainsail	0.10mi	3/2.0	1,801 (-9%)	2mo	$379,000	$210	78
14108 Rivers Edge Rd	0.22mi	4/2.0 (+1)	2,081 (+5%)	7mo	$420,000	$202	71
26601 Mainsail Ln	0.15mi	4/2.0 (+1)	2,140 (+8%)	5mo	$425,000	$199	71
26632 Silver Lks	0.23mi	3/2.0	1,786 (-10%)	7mo	$370,000	$207	67
14321 Rivers Edge	0.37mi	3/2.0	2,110 (+6%)	6mo	$445,000	$211	67
26570 Spar Ln	0.31mi	4/2.5 (+1)	2,158 (+9%)	2mo	$265,000	$123	62
26483 Anchorage Ln	0.34mi	3/2.0	1,776 (-10%)	6mo	$360,000	$203	62
14363 Ironsides	0.68mi	3/2.0	1,882 (-5%)	1mo	$455,000	$242	59
14433 Ironsides Ln	0.75mi	3/2.0	1,918 (-3%)	1mo	$460,000	$240	59
26576 Bluewater Rd	0.70mi	2/2.0 (-1)	1,894 (-4%)	1mo	$440,000	$232	54
26325 Edgewater	0.60mi	3/2.0	1,800 (-9%)	4mo	$190,000	$106	53

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: -2.2%
• Equity multiple: 0.89×
• Total profit: $-8,901
• Equity at exit: $92,944

10-year hold

• IRR: 3.3%
• Equity multiple: 1.37×
• Total profit: $30,892
• Equity at exit: $116,491

Cash invested: $84,000 (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: 229
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,586 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$434 /mo · $5,206/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$543
• Net cashflow: $-89

Break-even live

Break-even rent $2,699

Max offer price $284,236

Occupancy floor 98%

Sensitivity live

Price	-10% $81	-5% $-4	+0% $-89	+5% $-174	+10% $-259
Rent	-10% $-294	-5% $-191	+0% $-89	+5% $13	+10% $115
Rate	-1.0pp $62	-0.5pp $-13	base $-89	+0.5pp $-167	+1.0pp $-246

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26605 Voyage Ln Helendale, CA	4.0	2.0	1548	$2,500	$1.61	0d	1	0.15mi
14383 Rivers Edge Rd Helendale, CA	3.0	2.0	1994	$2,600	$1.30	19d	1	0.45mi
14365 Nautical Ln Unit A Helendale, CA	2.0	2.5	1950	$2,950	$1.51	4d	1	0.85mi

Listing history 39 events

1. 2026-06-21
   days on market $300,000 Active 726 DOM
2. 2026-06-18
   days on market $300,000 Active 723 DOM
3. 2026-06-17
   days on market $300,000 Active 722 DOM
4. 2026-06-16
   days on market $300,000 Active 721 DOM
5. 2026-06-15
   days on market $300,000 Active 720 DOM
6. 2026-06-13
   days on market $300,000 Active 718 DOM
7. 2026-06-13
   days on market $300,000 Active 717 DOM
8. 2026-06-09
   days on market $300,000 Active 714 DOM
9. 2026-06-08
   days on market $300,000 Active 713 DOM
10. 2026-06-07
    days on market $300,000 Active 712 DOM
11. 2026-06-04
    days on market $300,000 Active 709 DOM
12. 2026-06-03
    days on market $300,000 Active 708 DOM
13. 2026-06-02
    days on market $300,000 Active 707 DOM
14. 2026-06-01
    days on market $300,000 Active 706 DOM
15. 2026-05-31
    days on market $300,000 Active 705 DOM
16. 2026-01-06
    price $300,000
17. 2025-06-05
    price $329,000
18. 2024-06-25
    listed $379,000 Active
19. 2021-11-24
    historical
20. 2020-07-29
    soldstatus $260,000 833-char remark

    Show marketing remark (833 chars)

    GORGEOUS SILVER LAKES HOME will capture your heart! Tour this lovely 3 Br 2 Ba home today! Wide open floor plan - lots of light - tons of character for the savvy buyer. Central kitchen with Corian counters and beautiful maple cabinets. Wide hallways and cathedral ceilings make it feel even more spacious! Living room/dining room AND large family room with fireplace. HUGE master bedroom, walk-in closet, dual sinks in Master with large walk-in shower. Newer carpet and paint, large indoor laundry, oversized 2 car garage and extra large parking area in driveway. Beautifully landscaped, with grass area in backyard. Fully fenced and gated on each side. Located in the private community of Silver Lakes, where you vacation where you live! Near middle/high school in great location. Easy access to the 395, National Trails and the 15!

21. 2020-07-29
    soldstatus $260,000

    Show marketing remark (833 chars)

    GORGEOUS SILVER LAKES HOME will capture your heart! Tour this lovely 3 Br 2 Ba home today! Wide open floor plan - lots of light - tons of character for the savvy buyer. Central kitchen with Corian counters and beautiful maple cabinets. Wide hallways and cathedral ceilings make it feel even more spacious! Living room/dining room AND large family room with fireplace. HUGE master bedroom, walk-in closet, dual sinks in Master with large walk-in shower. Newer carpet and paint, large indoor laundry, oversized 2 car garage and extra large parking area in driveway. Beautifully landscaped, with grass area in backyard. Fully fenced and gated on each side. Located in the private community of Silver Lakes, where you vacation where you live! Near middle/high school in great location. Easy access to the 395, National Trails and the 15!

22. 2020-07-14
    historical
23. 2020-01-13
    listed $260,000 833-char remark

    Show marketing remark (833 chars)

    GORGEOUS SILVER LAKES HOME will capture your heart! Tour this lovely 3 Br 2 Ba home today! Wide open floor plan - lots of light - tons of character for the savvy buyer. Central kitchen with Corian counters and beautiful maple cabinets. Wide hallways and cathedral ceilings make it feel even more spacious! Living room/dining room AND large family room with fireplace. HUGE master bedroom, walk-in closet, dual sinks in Master with large walk-in shower. Newer carpet and paint, large indoor laundry, oversized 2 car garage and extra large parking area in driveway. Beautifully landscaped, with grass area in backyard. Fully fenced and gated on each side. Located in the private community of Silver Lakes, where you vacation where you live! Near middle/high school in great location. Easy access to the 395, National Trails and the 15!

24. 2020-01-13
    listed $260,000

    Show marketing remark (833 chars)

    GORGEOUS SILVER LAKES HOME will capture your heart! Tour this lovely 3 Br 2 Ba home today! Wide open floor plan - lots of light - tons of character for the savvy buyer. Central kitchen with Corian counters and beautiful maple cabinets. Wide hallways and cathedral ceilings make it feel even more spacious! Living room/dining room AND large family room with fireplace. HUGE master bedroom, walk-in closet, dual sinks in Master with large walk-in shower. Newer carpet and paint, large indoor laundry, oversized 2 car garage and extra large parking area in driveway. Beautifully landscaped, with grass area in backyard. Fully fenced and gated on each side. Located in the private community of Silver Lakes, where you vacation where you live! Near middle/high school in great location. Easy access to the 395, National Trails and the 15!

25. 2018-10-31
    historical
26. 2017-09-27
    soldstatus $220,000
27. 2017-09-27
    soldstatus $220,000
28. 2017-08-01
    listed $220,000
29. 2016-12-15
    listed $210,000
30. 2016-12-15
    listed $210,000
31. 2008-09-30
    soldstatus $175,000 Closed
32. 2008-09-30
    soldstatus $175,000
33. 2008-09-12
    historical
34. 2008-08-15
    listed $168,900
35. 2004-12-23
    soldstatus $265,000
36. 2004-12-23
    soldstatus $265,000
37. 2003-11-06
    soldstatus $16,000
38. 1995-08-09
    soldstatus $5,500
39. 1989-01-05
    soldstatus $22,000

ⓘ 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: $5,206 · $434/mo
• Projected year-2 tax: $5,206 · $434/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 6 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 15 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,031
• − Mortgage interest: −$16,805
• − Property taxes: −$5,206
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,482
• − Management: −$2,482
• − Depreciation: −$8,727
• Taxable loss: −$6,172
• Est. tax savings @ 24.0%: +$1,481
• After-tax cash flow: $411/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

+1263.6% since first listed

24 events — show timeline

• 2026-01-06 Price Changed $300,000 CRMLS
• 2025-06-05 Price Changed $329,000 CRMLS
• 2024-06-25 Listed $379,000 CRMLS
• 2021-11-24 Listing Removed — CRMLS
• 2020-07-29 Sold (Public Records) $260,000 Public Records
• 2020-07-29 Sold (MLS) $260,000 CRMLS
• 2020-07-14 Listing Removed — SDMLS
• 2020-01-13 Listed $260,000 SDMLS
• 2020-01-13 Listed $260,000 CRMLS
• 2018-10-31 Listing Removed — SDMLS
• 2017-09-27 Sold (Public Records) $220,000 Public Records
• 2017-09-27 Sold (MLS) $220,000 CRMLS
• 2017-08-01 Listed $220,000 CRMLS
• 2016-12-15 Listed $210,000 SDMLS
• 2016-12-15 Listed $210,000 CRMLS
• 2008-09-30 Sold (MLS) $175,000 CRMLS
• 2008-09-30 Sold (MLS) $175,000 CRMLS
• 2008-09-12 Listing Removed — CRMLS
• 2008-08-15 Listed $168,900 CRMLS
• 2004-12-23 Sold (Public Records) $265,000 Public Records
• 2004-12-23 Sold (MLS) $265,000 CRMLS
• 2003-11-06 Sold (Public Records) $16,000 Public Records
• 1995-08-09 Sold (Public Records) $5,500 Public Records
• 1989-01-05 Sold (Public Records) $22,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $5,206 · -10.2% YoY. Source: county tax records.