26232 Idlewild Way · Malibu, CA 90265

$1,795,000

3 bd · 3.0 ba · 1,948 sqft · SingleFamily public records · 59 Days on market

Built 1987 9,835 sqft lot $921/sqft · at area comps Est $1865k · at est.

---

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 +17.0/30.0
• ARV discount +9.2/15.0
• Schools +6.2/10.0
• DSCR +5.3/10.0
• Appreciation +5.3/10.0
• 1% rule +4.0/10.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0

Listing remarks MLS

Set among the mountains just minutes from the beach, this peaceful retreat offers a rare balance of privacy, nature, and tranquility, with sweeping views of Malibu Bowl. This 3-bedroom, 3-bathroom home is set across a rare double lot creating a sense of space and separation that's hard to find. High ceilings, hardwood floors, and an abundance of natural light define the open layout, complemented by travertine stone and a wood-burning fireplace. The kitchen and bathrooms feature a timeless design focused on function and clean modern aesthetics. The kitchen includes a built-in, full-height Thermador Professional 24-inch stainless steel wine refrigerator with approximately 98-bottle capacity. Outdoor living is exceptional, creating a natural extension of the interior spaces. A large, expansive deck takes full advantage of the mountain and canyon backdrop, with ample room for al fresco dining, lounging, and entertaining, complete with a built-in BBQ. Tucked away at the rear of the property, a private, thoughtfully designed area features an Endless Pool, ideal for swim-in-place exercise, fitness, and relaxation. Additional features include a 2-car garage with Tesla charger, roof sprinkler system, and Starlink connectivity. Freshly painted and move-in ready, the home is located within the Santa Monica-Malibu Unified School District, including its newer school facilities.

Key facts

• Sweeping views
• Double lot
• Natural light

Tags

• SWEEPING VIEWS
• DOUBLE LOT
• NATURAL LIGHT
• BUILT-IN WINE REFRIGERATOR
• EXPANSIVE DECK
• BUILT-IN BBQ

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $1.79M.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.62M (9.8% below list).
• Recommended offer: $1.62M (9.8% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 0.7% in Malibu — 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 53/100 on livability (#979 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, schools B; Watch: housing C-, crime F, amenities F.
• Santa Monica-Malibu Unified (urban): math 61% / reading 74% proficiency, ranked #123 of 1,400 in CA (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents falling (-3.4%/yr); 627 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $16,187/mo this rent would consume 99% of the median local household income ($197k/yr) (locally 420% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $24k of equity ($12k loan paydown + $11k appreciation (0.6% local appreciation)).
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 5, paydown + projected appreciation supports a ~$115k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($1.74M) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $1.20M; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,618,659 (9.8% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. Crime grade is F 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: 0.90% ✗
• Cap rate: 7.11%
• Cash-on-cash: 2.91%
• DSCR: 1.13
• GRM: 9.2

CMA / ARV

• ARV (median comp): $1,865,139
• List price: $1,795,000
• Delta: -3.76%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26343 Lockwood Rd	0.24mi	3/3.0	1,950 (+0%)	10mo	$1,205,000	$618	81
26237 Fairside Rd	0.06mi	4/4.0 (+1)	2,082 (+7%)	17mo	$2,700,000	$1,297	63
26335 Lockwood Rd	0.22mi	3/3.0	2,230 (+14%)	5mo	$2,126,000	$953	61

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

Projected returns pro-forma

0.62% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 1.2%
• Equity multiple: 1.06×
• Total profit: $30,067
• Equity at exit: $577,359

10-year hold

• IRR: 4.3%
• Equity multiple: 1.47×
• Total profit: $238,300
• Equity at exit: $740,571

Cash invested: $502,600 (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 90265

• Home prices YoY: 0.1%
• Rents YoY: -3.4%
• Active inventory: 627
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $16,187 medium
• Mortgage (P&I): −$9,413
• Tax from tax record: −$1,409 /mo · $16,913/yr
• Insurance: −$748
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,399
• Net cashflow: $1,217

Break-even live

Break-even rent $14,646

Max offer price $1,795,000

Occupancy floor 87%

Sensitivity live

Price	-10% $2,233	-5% $1,725	+0% $1,217	+5% $709	+10% $201
Rent	-10% $-62	-5% $578	+0% $1,217	+5% $1,856	+10% $2,496
Rate	-1.0pp $2,121	-0.5pp $1,673	base $1,217	+0.5pp $752	+1.0pp $279

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: $448,750
• Closing costs: $53,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26237 Fairside Rd Malibu, CA	4.0	4.0	2082	$13,000	$6.24	17d	1	0.06mi
26349 Fairside Rd Malibu, CA	3.0	3.0	1876	$7,500	$4.00	44d	1	0.20mi

Listing history 26 events

1. 2026-06-18
   days on market $1,795,000 Active 59 DOM
2. 2026-06-17
   days on market $1,795,000 Active 58 DOM
3. 2026-06-16
   days on market $1,795,000 Active 57 DOM
4. 2026-06-15
   days on market $1,795,000 Active 56 DOM
5. 2026-06-13
   days on market $1,795,000 Active 54 DOM
6. 2026-06-13
   days on market $1,795,000 Active 53 DOM
7. 2026-06-09
   days on market $1,795,000 Active 50 DOM
8. 2026-06-08
   days on market $1,795,000 Active 49 DOM
9. 2026-06-07
   days on market $1,795,000 Active 48 DOM
10. 2026-06-04
    days on market $1,795,000 Active 45 DOM
11. 2026-06-03
    days on market $1,795,000 Active 44 DOM
12. 2026-06-02
    days on market $1,795,000 Active 43 DOM
13. 2026-06-01
    days on market $1,795,000 Active 42 DOM
14. 2026-05-31
    days on market $1,795,000 Active 41 DOM
15. 2026-04-20
    listed $1,795,000 Active 1387-char remark

    Show marketing remark (1387 chars)

    Set among the mountains just minutes from the beach, this peaceful retreat offers a rare balance of privacy, nature, and tranquility, with sweeping views of Malibu Bowl. This 3-bedroom, 3-bathroom home is set across a rare double lot creating a sense of space and separation that's hard to find. High ceilings, hardwood floors, and an abundance of natural light define the open layout, complemented by travertine stone and a wood-burning fireplace. The kitchen and bathrooms feature a timeless design focused on function and clean modern aesthetics. The kitchen includes a built-in, full-height Thermador Professional 24-inch stainless steel wine refrigerator with approximately 98-bottle capacity. Outdoor living is exceptional, creating a natural extension of the interior spaces. A large, expansive deck takes full advantage of the mountain and canyon backdrop, with ample room for al fresco dining, lounging, and entertaining, complete with a built-in BBQ. Tucked away at the rear of the property, a private, thoughtfully designed area features an Endless Pool, ideal for swim-in-place exercise, fitness, and relaxation. Additional features include a 2-car garage with Tesla charger, roof sprinkler system, and Starlink connectivity. Freshly painted and move-in ready, the home is located within the Santa Monica-Malibu Unified School District, including its newer school facilities.

16. 2023-08-22
    listed Active
17. 2023-06-22
    price
18. 2023-03-08
    listed Active
19. 2022-09-28
    listed Active
20. 2015-11-03
    soldstatus $1,200,000
21. 2015-10-03
    soldstatus $1,200,000 Closed
22. 2015-09-08
    status Backup Offers Accepted
23. 2015-09-07
    status Active
24. 2015-09-05
    historical Expired
25. 2015-05-05
    listed $1,295,000 Active
26. 1994-09-02
    soldstatus $405,000

ⓘ 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: $16,913 · $1,409/mo
• Projected year-2 tax: $16,913 · $1,409/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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥83°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $194,239
• − Mortgage interest: −$100,548
• − Property taxes: −$16,913
• − Insurance: −$8,975
• − Repairs & maintenance: −$15,539
• − Management: −$15,539
• − Depreciation: −$52,218
• Taxable loss: −$15,494
• Est. tax savings @ 24.0%: +$3,718
• After-tax cash flow: $18,321/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: Santa Monica-Malibu Unified
• NCES district ID: 0635700
• Math proficiency: 61% ▬ 0.00%
• Reading proficiency: 74% ▬ 0.00%
• Median HH income: $81,489
• Composite: 61.58/100
• National rank: #1535
• State rank: #123 of 1400 in CA

Livability — Malibu

• Score: 53/100
• State rank: #979
• US rank: #24630

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Los Angeles County · 9,444,647 people
• City population: 15,918
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 15,918
• Household income: $196,742
• Rent vs Own: 21.5% rent · 78.5% own
• Severe rent burden: 420.0

Population outlook (Los Angeles County) Hauer SSP2

• Today (2025): 10,940,515 people
• By 2030: 11,256,481 · +2.9%
• By 2040: 11,729,929 · +7.2%
• By 2050: 11,948,407 · +9.2%
• By 2075: 11,818,114 · +8.0%
• By 2100: 10,842,928 · -0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 10% Hispanic / Latino 9% Asian 5% Black 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 8% Scotch-Irish 3% Romanian 3%
• Foreign-born: 16% · Canada, South Korea, China
• Languages at home: 82% English-only · Spanish 6% Other Indo-European 6% French/Haitian/Cajun 2%

Political lean MEDSL · Los Angeles

• 2024 margin: Solid D (+32.9) · D 64.8% · R 31.9% · Other 3.3%
• 2008→2024 swing: -7.4pp toward R · 2008: 40.4pp · 2024: 32.9pp
• All cycles: 2024: D+32.9 2020: D+44.2 2016: D+48.0 2012: D+40.0 2008: D+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.62%
• Current HPI: 498.5117
• Rent YoY: ▼ -3.39%
• Metro: Los Angeles-Long Beach-Anaheim, CA
• 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

+343.2% since first listed

12 events — show timeline

• 2026-04-20 Listed $1,795,000 TheMLS
• 2023-08-22 Listed — TheMLS
• 2023-06-22 Price Changed — TheMLS
• 2023-03-08 Listed — TheMLS
• 2022-09-28 Listed — TheMLS
• 2015-11-03 Sold (Public Records) $1,200,000 Public Records
• 2015-10-03 Sold (MLS) $1,200,000 TheMLS
• 2015-09-08 Pending — TheMLS
• 2015-09-07 Relisted — TheMLS
• 2015-09-05 Delisted — TheMLS
• 2015-05-05 Listed $1,295,000 TheMLS
• 1994-09-02 Sold (Public Records) $405,000 Public Records

Property tax history

+7.3%/yr

Latest (2025): $16,913 · +8.8% YoY. Source: county tax records.