52791 Pine Cove Rd · Idyllwild-Pine Cove, CA 92549

$29,900

1 bd · 1.0 ba · 560 sqft · Manufactured public records · 237 Days on market

Built 1962 $53/sqft · 71% below area $675/mo HOA · 47% of rent

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come and enjoy mountain living in this nicely remodel 1 bedroom home, situated in a quiet mountain setting. New floors, cabinets, countertops, fresh paint inside and out, and a front deck for your outdoor enjoyment. The living room offers a spacious area with a nice nook. Just off the bedroom is a mudroom. This is a Family Park, pet friendly with Park approval. The home is move in ready and priced for affordable mountain living.

Key facts

• New floors
• Front deck
• Fresh paint

Tags

• REMODEL HOME
• NEW FLOORS
• NEW CABINETS
• NEW COUNTERTOPS
• FRESH PAINT
• FRONT DECK

🏷️ Possibly a rental listed for sale. The $29,900 price doesn't fit this home's estimated sale value (~$109,450) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $30k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.6% vs local median 2.9% in Idyllwild-Pine Cove — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Hemet Unified (suburban): math 19% / reading 41% proficiency, ranked #360 of 517 in CA (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 183 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $897 of value loss. Plan a longer hold.
• Riverside County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 237 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $25k (46%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 47% of rent.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $26,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 237 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 4.82% ✓
• Cap rate: 16.60%
• Cash-on-cash: 36.80%
• DSCR: 2.64
• GRM: 1.7

CMA / ARV

• ARV (median comp): $109,450
• List price: $29,900
• Delta: -72.68%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
52901 Pine Cove Rd #37	0.15mi	1/1.0	560 (0%)	6mo	$142,000	$254	88
52791 Pine Cove Rd #5	0.01mi	2/1.0 (+1)	612 (+9%)	22mo	$39,000	$64	61

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

Projected returns pro-forma

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

5-year hold

• IRR: 33.5%
• Equity multiple: 2.43×
• Total profit: $11,944
• Equity at exit: $4,458

10-year hold

• IRR: 40.8%
• Equity multiple: 4.97×
• Total profit: $33,230
• Equity at exit: $2,585

Cash invested: $8,372 (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 92549

• Home prices YoY: -25.8%
• Active inventory: 183
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,441 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$37 /mo · $448/yr
• Insurance: −$12
• HOA: −$675
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $257

Break-even live

Break-even rent $1,116

Max offer price $29,900

Occupancy floor 77%

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
52740 Pine Cove Rd Idyllwild-Pine Cove, CA	1.0	1.0	650	$1,450	$2.23	43d	1	0.05mi
25055 Marion Ridge Dr Idyllwild-Pine Cove, CA	1.0	1.0	380	$1,300	$3.42	43d	1	0.12mi
23285 California 243 Unit C Idyllwild-Pine Cove, CA	1.0	1.0	600	$1,199	$2.00	1d	1	0.22mi

HOA detail

• Monthly dues: $675 · $8,100/yr

Listing history 26 events

1. 2026-06-18
   days on market $29,900 Active 237 DOM
2. 2026-06-17
   days on market $29,900 Active 236 DOM
3. 2026-06-16
   days on market $29,900 Active 235 DOM
4. 2026-06-15
   days on market $29,900 Active 234 DOM
5. 2026-06-13
   days on market $29,900 Active 232 DOM
6. 2026-06-09
   days on market $29,900 Active 228 DOM
7. 2026-06-08
   days on market $29,900 Active 227 DOM
8. 2026-06-07
   days on market $29,900 Active 226 DOM
9. 2026-06-04
   days on market $29,900 Active 223 DOM
10. 2026-06-03
    days on market $29,900 Active 222 DOM
11. 2026-06-02
    days on market $29,900 Active 221 DOM
12. 2026-06-01
    days on market $29,900 Active 220 DOM
13. 2026-05-31
    days on market $29,900 Active 219 DOM
14. 2026-05-19
    price $29,900 432-char remark

    Show marketing remark (432 chars)

    Come and enjoy mountain living in this nicely remodel 1 bedroom home, situated in a quiet mountain setting. New floors, cabinets, countertops, fresh paint inside and out, and a front deck for your outdoor enjoyment. The living room offers a spacious area with a nice nook. Just off the bedroom is a mudroom. This is a Family Park, pet friendly with Park approval. The home is move in ready and priced for affordable mountain living.

15. 2026-05-08
    price $32,462 432-char remark

    Show marketing remark (432 chars)

    Come and enjoy mountain living in this nicely remodel 1 bedroom home, situated in a quiet mountain setting. New floors, cabinets, countertops, fresh paint inside and out, and a front deck for your outdoor enjoyment. The living room offers a spacious area with a nice nook. Just off the bedroom is a mudroom. This is a Family Park, pet friendly with Park approval. The home is move in ready and priced for affordable mountain living.

16. 2026-04-20
    price $33,465 432-char remark

    Show marketing remark (432 chars)

    Come and enjoy mountain living in this nicely remodel 1 bedroom home, situated in a quiet mountain setting. New floors, cabinets, countertops, fresh paint inside and out, and a front deck for your outdoor enjoyment. The living room offers a spacious area with a nice nook. Just off the bedroom is a mudroom. This is a Family Park, pet friendly with Park approval. The home is move in ready and priced for affordable mountain living.

17. 2026-03-22
    price $34,500 432-char remark

    Show marketing remark (432 chars)

    Come and enjoy mountain living in this nicely remodel 1 bedroom home, situated in a quiet mountain setting. New floors, cabinets, countertops, fresh paint inside and out, and a front deck for your outdoor enjoyment. The living room offers a spacious area with a nice nook. Just off the bedroom is a mudroom. This is a Family Park, pet friendly with Park approval. The home is move in ready and priced for affordable mountain living.

18. 2026-02-14
    price $37,900 432-char remark

    Show marketing remark (432 chars)

    Come and enjoy mountain living in this nicely remodel 1 bedroom home, situated in a quiet mountain setting. New floors, cabinets, countertops, fresh paint inside and out, and a front deck for your outdoor enjoyment. The living room offers a spacious area with a nice nook. Just off the bedroom is a mudroom. This is a Family Park, pet friendly with Park approval. The home is move in ready and priced for affordable mountain living.

19. 2025-12-05
    price $39,900 432-char remark

    Show marketing remark (432 chars)

    Come and enjoy mountain living in this nicely remodel 1 bedroom home, situated in a quiet mountain setting. New floors, cabinets, countertops, fresh paint inside and out, and a front deck for your outdoor enjoyment. The living room offers a spacious area with a nice nook. Just off the bedroom is a mudroom. This is a Family Park, pet friendly with Park approval. The home is move in ready and priced for affordable mountain living.

20. 2025-11-15
    price $52,900 432-char remark

    Show marketing remark (432 chars)

    Come and enjoy mountain living in this nicely remodel 1 bedroom home, situated in a quiet mountain setting. New floors, cabinets, countertops, fresh paint inside and out, and a front deck for your outdoor enjoyment. The living room offers a spacious area with a nice nook. Just off the bedroom is a mudroom. This is a Family Park, pet friendly with Park approval. The home is move in ready and priced for affordable mountain living.

21. 2025-10-24
    listed $54,900 Active 432-char remark

    Show marketing remark (432 chars)

    Come and enjoy mountain living in this nicely remodel 1 bedroom home, situated in a quiet mountain setting. New floors, cabinets, countertops, fresh paint inside and out, and a front deck for your outdoor enjoyment. The living room offers a spacious area with a nice nook. Just off the bedroom is a mudroom. This is a Family Park, pet friendly with Park approval. The home is move in ready and priced for affordable mountain living.

22. 2015-10-08
    historical
23. 2015-10-08
    historical
24. 2015-05-04
    listed $15,500 Active
25. 2015-05-03
    listed $14,500 Active
26. 1982-01-01
    soldstatus $96,000

ⓘ 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 2/10 Low
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 15 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,292
• − Mortgage interest: −$1,675
• − Property taxes: −$448
• − Insurance: −$150
• − Repairs & maintenance: −$1,383
• − Management: −$1,383
• − HOA: −$8,100
• − Depreciation: −$870
• Taxable income: $3,282
• Est. tax owed @ 24.0%: −$788
• After-tax cash flow: $2,293/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: Hemet Unified
• NCES district ID: 0616920
• Math proficiency: 19% ▼ -3.00%
• Reading proficiency: 41% ▲ 4.00%
• Median HH income: $39,962
• Composite: 25.16/100
• National rank: #7517
• State rank: #360 of 517 in CA

Livability — Idyllwild-Pine Cove

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Idyllwild-Pine Cove, CA
• County: Riverside County · 2,287,001 people
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 4,016
• Household income: $73,750
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 156.0

Population outlook (Riverside County) Hauer SSP2

• Today (2025): 2,664,475 people
• By 2030: 2,802,692 · +5.2%
• By 2040: 3,050,904 · +14.5%
• By 2050: 3,256,783 · +22.2%
• By 2075: 3,655,058 · +37.2%
• By 2100: 3,766,594 · +41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 57% Hispanic / Latino 24% Asian 9% Two or more races 8% Native American 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 4% Italian 2% Romanian 2%
• Foreign-born: 20% · Canada, China, Vietnam
• Languages at home: 79% English-only · Spanish 14% Tagalog/Filipino 2% Other Indo-European 2%

Political lean MEDSL · Riverside

• 2024 margin: Toss-up / Even · D 48.0% · R 49.3% · Other 2.6%
• 2008→2024 swing: -3.6pp toward R · 2008: 2.3pp · 2024: -1.3pp
• All cycles: 2024: R+1.3 2020: D+8.0 2016: D+4.3 2012: R+0.4 2008: D+2.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.32%
• Current HPI: 287.8582
• Rent YoY: —
• Metro: Riverside-San Bernardino-Ontario, 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

-68.9% since first listed

13 events — show timeline

• 2026-05-19 Price Changed $29,900 IAOR
• 2026-05-08 Price Changed $32,462 IAOR
• 2026-04-20 Price Changed $33,465 IAOR
• 2026-03-22 Price Changed $34,500 IAOR
• 2026-02-14 Price Changed $37,900 IAOR
• 2025-12-05 Price Changed $39,900 IAOR
• 2025-11-15 Price Changed $52,900 IAOR
• 2025-10-24 Listed $54,900 IAOR
• 2015-10-08 Listing Removed — GPSMLS
• 2015-10-08 Listing Removed — GPSMLS
• 2015-05-04 Listed $15,500 GPSMLS
• 2015-05-03 Listed $14,500 GPSMLS
• 1982-01-01 Sold (Public Records) $96,000 Public Records