13992 Irving Ln · Lytle Creek, CA 92358

$225,000

1 bd · 1.0 ba · 954 sqft · Other public records · 76 Days on market

Built 1937 10,000 sqft lot $236/sqft · 45% below area Est $407k · 45% under

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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 +18.2/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.7/10.0
• 1% rule +4.1/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.1/5.0

Listing remarks MLS

Creekside Cabin, nestled in a serene, secluded spot just steps from a gentle creek that whispers through the trees, this charming cabin offers the perfect escape from the everyday world. Step into your own peaceful retreat on a spacious lot embraced by mature trees and dappled shade, where the stresses of life simply melt away. The cabin proved its resilience during recent rains, standing strong and dry while nature did its work around it. Enjoy the expansive yard, a semi-fenced haven, ideal to roam and play. Sip your morning coffee or unwind in the evening on the inviting balcony, listening to the soothing sounds of flowing water and rustling leaves. Inside, gather around in the living room, by the cozy fireplace on cooler nights. The kitchen cabinets are in good condition and include a stove/oven, microwave and refrigerator. Next to the kitchen is a very spacious dining area with forest views from every window. The laundry room includes the washer and dryer and has a countertop for folding and shelving for storage. The main bedroom has a lighted closet. The other bedroom has built in closet and cabinets. The bathroom is sparkling clean with a bathtub/shower with grab bars, storage cabinets and a light/exhaust unit. Step through the back slider, a few steps out, there is a creek with waterfalls and pond right there, plus the main creek beyond. You will like the peach, apple and apricot trees and many blackberry bushes too. There is a storage room next to the house and a basement too. Enjoy the Community Center, hiking, fishing, camping, off-roading nearby, picnicking, peace and serenity. With the fresh air and relaxing sound of the creek, you will not want to leave your retreat!

Key facts

• Inviting balcony
• Bathtub shower
• Expansive yard

Tags

• EXPANSIVE YARD
• INVITING BALCONY
• COZY FIREPLACE
• LIGHTED CLOSET
• BATHTUB SHOWER
• PEACH APPLE APRICOT TREES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $225k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/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 $205k (8.9% below list).
• Recommended offer: $205k (8.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 42/100 on livability (#1,367 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A-, employment B; Watch: schools F, crime F, amenities F.
• Rialto Unified (suburban): math 25% / reading 46% proficiency, ranked #268 of 517 in CA (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 10 active listings in the ZIP; 1 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 $24k of equity ($2k loan paydown + $22k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $63k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask has dropped $50k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $135k; list at $225k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,000 (8.9% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
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: 0.91% ✗
• Cap rate: 7.37%
• Cash-on-cash: 3.84%
• DSCR: 1.17
• GRM: 9.1

CMA / ARV

• ARV (median comp): $406,768
• List price: $225,000
• Delta: -44.69%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.0%
• Equity multiple: 3.15×
• Total profit: $135,344
• Equity at exit: $202,698

10-year hold

• IRR: 23.6%
• Equity multiple: 7.16×
• Total profit: $388,349
• Equity at exit: $437,126

Cash invested: $63,000 (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 92358

• Home prices YoY: 12.0%
• Active inventory: 10
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,050 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$144 /mo · $1,728/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $202

Break-even live

Break-even rent $1,794

Max offer price $225,000

Occupancy floor 85%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14043 Meadow Ln Lytle Creek, CA	2.0	1.0	880	$2,050	$2.33	43d	1	0.08mi

Listing history 24 events

1. 2026-06-18
   days on market $225,000 Active 76 DOM
2. 2026-06-17
   days on market $225,000 Active 75 DOM
3. 2026-06-16
   days on market $225,000 Active 74 DOM
4. 2026-06-15
   days on market $225,000 Active 73 DOM
5. 2026-06-13
   days on market $225,000 Active 71 DOM
6. 2026-06-13
   days on market $225,000 Active 70 DOM
7. 2026-06-09
   days on market $225,000 Active 67 DOM
8. 2026-06-08
   days on market $225,000 Active 66 DOM
9. 2026-06-07
   days on market $225,000 Active 65 DOM
10. 2026-06-04
    days on market $225,000 Active 62 DOM
11. 2026-06-03
    days on market $225,000 Active 61 DOM
12. 2026-06-02
    days on market $225,000 Active 60 DOM
13. 2026-06-01
    days on market $225,000 Active 59 DOM
14. 2026-05-31
    days on market $225,000 Active 58 DOM
15. 2026-05-19
    price $225,000 1708-char remark

    Show marketing remark (1708 chars)

    Creekside Cabin, nestled in a serene, secluded spot just steps from a gentle creek that whispers through the trees, this charming cabin offers the perfect escape from the everyday world. Step into your own peaceful retreat on a spacious lot embraced by mature trees and dappled shade, where the stresses of life simply melt away. The cabin proved its resilience during recent rains, standing strong and dry while nature did its work around it. Enjoy the expansive yard, a semi-fenced haven, ideal to roam and play. Sip your morning coffee or unwind in the evening on the inviting balcony, listening to the soothing sounds of flowing water and rustling leaves. Inside, gather around in the living room, by the cozy fireplace on cooler nights. The kitchen cabinets are in good condition and include a stove/oven, microwave and refrigerator. Next to the kitchen is a very spacious dining area with forest views from every window. The laundry room includes the washer and dryer and has a countertop for folding and shelving for storage. The main bedroom has a lighted closet. The other bedroom has built in closet and cabinets. The bathroom is sparkling clean with a bathtub/shower with grab bars, storage cabinets and a light/exhaust unit. Step through the back slider, a few steps out, there is a creek with waterfalls and pond right there, plus the main creek beyond. You will like the peach, apple and apricot trees and many blackberry bushes too. There is a storage room next to the house and a basement too. Enjoy the Community Center, hiking, fishing, camping, off-roading nearby, picnicking, peace and serenity. With the fresh air and relaxing sound of the creek, you will not want to leave your retreat!

16. 2026-05-07
    price $249,900 1708-char remark

    Show marketing remark (1708 chars)

    Creekside Cabin, nestled in a serene, secluded spot just steps from a gentle creek that whispers through the trees, this charming cabin offers the perfect escape from the everyday world. Step into your own peaceful retreat on a spacious lot embraced by mature trees and dappled shade, where the stresses of life simply melt away. The cabin proved its resilience during recent rains, standing strong and dry while nature did its work around it. Enjoy the expansive yard, a semi-fenced haven, ideal to roam and play. Sip your morning coffee or unwind in the evening on the inviting balcony, listening to the soothing sounds of flowing water and rustling leaves. Inside, gather around in the living room, by the cozy fireplace on cooler nights. The kitchen cabinets are in good condition and include a stove/oven, microwave and refrigerator. Next to the kitchen is a very spacious dining area with forest views from every window. The laundry room includes the washer and dryer and has a countertop for folding and shelving for storage. The main bedroom has a lighted closet. The other bedroom has built in closet and cabinets. The bathroom is sparkling clean with a bathtub/shower with grab bars, storage cabinets and a light/exhaust unit. Step through the back slider, a few steps out, there is a creek with waterfalls and pond right there, plus the main creek beyond. You will like the peach, apple and apricot trees and many blackberry bushes too. There is a storage room next to the house and a basement too. Enjoy the Community Center, hiking, fishing, camping, off-roading nearby, picnicking, peace and serenity. With the fresh air and relaxing sound of the creek, you will not want to leave your retreat!

17. 2026-04-03
    listed $275,000 Active 1708-char remark

    Show marketing remark (1708 chars)

    Creekside Cabin, nestled in a serene, secluded spot just steps from a gentle creek that whispers through the trees, this charming cabin offers the perfect escape from the everyday world. Step into your own peaceful retreat on a spacious lot embraced by mature trees and dappled shade, where the stresses of life simply melt away. The cabin proved its resilience during recent rains, standing strong and dry while nature did its work around it. Enjoy the expansive yard, a semi-fenced haven, ideal to roam and play. Sip your morning coffee or unwind in the evening on the inviting balcony, listening to the soothing sounds of flowing water and rustling leaves. Inside, gather around in the living room, by the cozy fireplace on cooler nights. The kitchen cabinets are in good condition and include a stove/oven, microwave and refrigerator. Next to the kitchen is a very spacious dining area with forest views from every window. The laundry room includes the washer and dryer and has a countertop for folding and shelving for storage. The main bedroom has a lighted closet. The other bedroom has built in closet and cabinets. The bathroom is sparkling clean with a bathtub/shower with grab bars, storage cabinets and a light/exhaust unit. Step through the back slider, a few steps out, there is a creek with waterfalls and pond right there, plus the main creek beyond. You will like the peach, apple and apricot trees and many blackberry bushes too. There is a storage room next to the house and a basement too. Enjoy the Community Center, hiking, fishing, camping, off-roading nearby, picnicking, peace and serenity. With the fresh air and relaxing sound of the creek, you will not want to leave your retreat!

18. 2018-03-27
    soldstatus $135,000 Closed Sale 1510-char remark

    Show marketing remark (1510 chars)

    Steps from the stream behind your new home! Welcome to your new getaway home located in the quaint town of Lytle Creek, desirable area of "Happy Jack". You will have the mountain feel and fresh air without the long drive. This home is ready to move into. Located at the end of the street with lots of privacy and space. You can see and hear the stream from the home. Many updates have been completed within 10 years, including roof, plumbing, electrical, well/water pumps, insulation, flooring and paint inside and out. The entry has lots of shelving and a slider to the side with a balcony and view. Relax in the living room with a cozy wood burning fireplace and ceiling fan. The kitchen has wood cabinets, stove and microwave. There is a very spacious area for dining next to the kitchen. The laundry room includes the washer and dryer and has a countertop for folding and shelving for storage. The main bedroom was recently painted and has a lighted closet. There is another room that can be made into a private bedroom with a closet and cabinets. The bathroom is nice and clean with a bathtub/shower with grab bars, storage and a light/heater/exhaust unit. Step through the back slider and walk to the stream. You will like the peach, apple and apricot trees and many blackberry bushes too. There is a storage room next to the house and extra storage. Enjoy the Community Center, hiking, fishing, camping, picnicking, peace and serenity. Located on US Forest Service leased land. Cash only sale.

19. 2018-03-11
    historical Active Under Contract 1510-char remark

    Show marketing remark (1510 chars)

    Steps from the stream behind your new home! Welcome to your new getaway home located in the quaint town of Lytle Creek, desirable area of "Happy Jack". You will have the mountain feel and fresh air without the long drive. This home is ready to move into. Located at the end of the street with lots of privacy and space. You can see and hear the stream from the home. Many updates have been completed within 10 years, including roof, plumbing, electrical, well/water pumps, insulation, flooring and paint inside and out. The entry has lots of shelving and a slider to the side with a balcony and view. Relax in the living room with a cozy wood burning fireplace and ceiling fan. The kitchen has wood cabinets, stove and microwave. There is a very spacious area for dining next to the kitchen. The laundry room includes the washer and dryer and has a countertop for folding and shelving for storage. The main bedroom was recently painted and has a lighted closet. There is another room that can be made into a private bedroom with a closet and cabinets. The bathroom is nice and clean with a bathtub/shower with grab bars, storage and a light/heater/exhaust unit. Step through the back slider and walk to the stream. You will like the peach, apple and apricot trees and many blackberry bushes too. There is a storage room next to the house and extra storage. Enjoy the Community Center, hiking, fishing, camping, picnicking, peace and serenity. Located on US Forest Service leased land. Cash only sale.

20. 2017-12-30
    listed $150,000 Active 1510-char remark

    Show marketing remark (1510 chars)

    Steps from the stream behind your new home! Welcome to your new getaway home located in the quaint town of Lytle Creek, desirable area of "Happy Jack". You will have the mountain feel and fresh air without the long drive. This home is ready to move into. Located at the end of the street with lots of privacy and space. You can see and hear the stream from the home. Many updates have been completed within 10 years, including roof, plumbing, electrical, well/water pumps, insulation, flooring and paint inside and out. The entry has lots of shelving and a slider to the side with a balcony and view. Relax in the living room with a cozy wood burning fireplace and ceiling fan. The kitchen has wood cabinets, stove and microwave. There is a very spacious area for dining next to the kitchen. The laundry room includes the washer and dryer and has a countertop for folding and shelving for storage. The main bedroom was recently painted and has a lighted closet. There is another room that can be made into a private bedroom with a closet and cabinets. The bathroom is nice and clean with a bathtub/shower with grab bars, storage and a light/heater/exhaust unit. Step through the back slider and walk to the stream. You will like the peach, apple and apricot trees and many blackberry bushes too. There is a storage room next to the house and extra storage. Enjoy the Community Center, hiking, fishing, camping, picnicking, peace and serenity. Located on US Forest Service leased land. Cash only sale.

21. 2017-12-27
    historical
22. 2017-11-06
    status Active
23. 2017-10-19
    historical Active Under Contract
24. 2017-06-30
    listed $150,000 Active

ⓘ 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: $1,728 · $144/mo
• Projected year-2 tax: $1,728 · $144/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 9/10 Extreme
• 🌡 Heat 4/10 Moderate 8 d/yr ≥95°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 30 unhealthy d/yr today · 36 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,600
• − Mortgage interest: −$12,603
• − Property taxes: −$1,728
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,968
• − Management: −$1,968
• − Depreciation: −$6,545
• Taxable loss: −$1,338
• Est. tax savings @ 24.0%: +$321
• After-tax cash flow: $2,743/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: Rialto Unified
• NCES district ID: 0632370
• Math proficiency: 25% ▲ 3.00%
• Reading proficiency: 46% ▲ 10.00%
• Median HH income: $50,916
• Composite: 30.77/100
• National rank: #6154
• State rank: #268 of 517 in CA

Livability — Lytle Creek

• Score: 42/100
• State rank: #1367
• US rank: #27080

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lytle Creek, CA
• Population (ZIP): 712

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 33% Two or more races 5% Native American 4% Asian 4%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 4% Portuguese 4% Italian 2%
• Foreign-born: 5% · South Korea, Canada
• Languages at home: 88% English-only · Spanish 6% Korean 4% Other Indo-European 2%

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: ▲ 46.96%
• Current HPI: 438.7806
• 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

+50.0% since first listed

10 events — show timeline

• 2026-05-19 Price Changed $225,000 CRMLS
• 2026-05-07 Price Changed $249,900 CRMLS
• 2026-04-03 Listed $275,000 CRMLS
• 2018-03-27 Sold (MLS) $135,000 CRMLS
• 2018-03-11 Contingent — CRMLS
• 2017-12-30 Listed $150,000 CRMLS
• 2017-12-27 Listing Removed — CRMLS
• 2017-11-06 Relisted — CRMLS
• 2017-10-19 Contingent — CRMLS
• 2017-06-30 Listed $150,000 CRMLS

Property tax history

+18.7%/yr

Latest (2025): $1,728 · +3.8% YoY. Source: county tax records.