25955 California 243 #40 · Idyllwild-Pine Cove, CA 92549

$32,000

1 bd · 1.0 ba · 400 sqft · Manufactured · 76 Days on market

Built 1971 Fair condition $80/sqft · 41% below area Est $54k · 41% under $817/mo HOA · 55% of rent ↓ 29% since listing

---

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 +15.0/15.0
• 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 +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your Hidden Gem in the center of tow. Located at the end of the road in the Idyllwild Trailer Park a 55+ community. Space rent is $812 a month and includes snowplowing, sewer, and trash. separately metered for electric and propane, water is an additional charge. The community features laundry mat, community hall and a walk into town location. The unit features a propane stove in the corner of the living room. Enjoy the front and back covered decks offering great outdoor space. The eat in kitchen leads to the hall with ample closet and storage space, the bathroom and finally into the bedroom, currently set up with small nightstand and 2 beds. This is the perfect summer retreat from the heat below or the quintessential full time living. Make this a must see today.

Key facts

• Eat in kitchen
• Garage
• Built 1971

Tags

• WALK INTO TOWN LOCATION
• FRONT AND BACK COVERED DECKS
• EAT IN KITCHEN
• AMPLE CLOSET AND STORAGE SPACE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $32k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $71 ($848/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $32k).
• Recommended offer: $30k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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.
• Zoned schools: Idyllwild (269 students, 73% FRL); Hemet High (math 21% / reading 46%, grade F, #656 of 1,170 statewide, top 57%, 2,438 students, 82% FRL).
• Market conditions: 186 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $221 of loan paydown is wiped out by about $960 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 $9k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($30k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 55% of rent.
• Climate carrying-cost: severe flood risk; severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $30,080 (6.0% 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 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 4.65% ✓
• Cap rate: 11.43%
• Cash-on-cash: 18.36%
• DSCR: 1.82
• GRM: 1.8

CMA / ARV

• ARV (median comp): $54,262
• List price: $32,000
• Delta: -41.03%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25955 Hwy 243 #17	0.01mi	1/1.0	400 (0%)	2mo	$75,000	$188	98
25995 Hwy 243 #17	0.05mi	1/1.0	400 (0%)	2mo	$75,000	$188	96
25955 Highway 243 #53	0.00mi	1/1.0	400 (0%)	9mo	$40,000	$100	92
25955 Hwy 243 #2	0.00mi	1/1.0	450 (+12%)	5mo	$55,000	$122	75

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: -0.3%
• Equity multiple: 0.99×
• Total profit: $-120
• Equity at exit: $4,771

10-year hold

• IRR: 10.7%
• Equity multiple: 1.89×
• Total profit: $7,986
• Equity at exit: $2,767

Cash invested: $8,960 (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: 186
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,488 medium
• Mortgage (P&I): −$168
• Tax est. 1.5%: −$40 /mo · $480/yr
• Insurance: −$13
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$817
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $71

Break-even live

Break-even rent $1,398

Max offer price $32,000

Occupancy floor 90%

Sensitivity live

Price	-10% $93	-5% $82	+0% $71	+5% $60	+10% $49
Rent	-10% $-47	-5% $12	+0% $71	+5% $129	+10% $188
Rate	-1.0pp $87	-0.5pp $79	base $71	+0.5pp $62	+1.0pp $54

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: $8,000
• Closing costs: $960
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
55045 Strong Dr Idyllwild, CA	—	1.0	300	$1,500	$5.00	45d	1	0.84mi

HOA detail

• Monthly dues: $817 · $9,804/yr
• Likely covers: watersewertrashelectricsnow removal

Listing history 20 events

1. 2026-06-18
   status $32,000 Pending 76 DOM
2. 2026-06-17
   days on market $32,000 Active Under Contract 76 DOM
3. 2026-06-16
   days on market $32,000 Active Under Contract 75 DOM
4. 2026-06-15
   days on market $32,000 Active Under Contract 74 DOM
5. 2026-06-13
   days on market $32,000 Active Under Contract 72 DOM
6. 2026-06-09
   days on market $32,000 Active Under Contract 68 DOM
7. 2026-06-08
   days on market $32,000 Active Under Contract 67 DOM
8. 2026-06-07
   days on market $32,000 Active Under Contract 66 DOM
9. 2026-06-04
   days on market $32,000 Active Under Contract 63 DOM
10. 2026-06-03
    days on market $32,000 Active Under Contract 62 DOM
11. 2026-06-02
    days on market $32,000 Active Under Contract 61 DOM
12. 2026-06-01
    days on market $32,000 Active Under Contract 60 DOM
13. 2026-05-31
    days on market $32,000 Active Under Contract 59 DOM
14. 2026-04-02
    listed $32,000 Active 783-char remark

    Show marketing remark (783 chars)

    Welcome to your Hidden Gem in the center of tow. Located at the end of the road in the Idyllwild Trailer Park a 55+ community. Space rent is $812 a month and includes snowplowing, sewer, and trash. separately metered for electric and propane, water is an additional charge. The community features laundry mat, community hall and a walk into town location. The unit features a propane stove in the corner of the living room. Enjoy the front and back covered decks offering great outdoor space. The eat in kitchen leads to the hall with ample closet and storage space, the bathroom and finally into the bedroom, currently set up with small nightstand and 2 beds. This is the perfect summer retreat from the heat below or the quintessential full time living. Make this a must see today.

15. 2026-03-07
    price $32,000 783-char remark

    Show marketing remark (783 chars)

    Welcome to your Hidden Gem in the center of tow. Located at the end of the road in the Idyllwild Trailer Park a 55+ community. Space rent is $812 a month and includes snowplowing, sewer, and trash. separately metered for electric and propane, water is an additional charge. The community features laundry mat, community hall and a walk into town location. The unit features a propane stove in the corner of the living room. Enjoy the front and back covered decks offering great outdoor space. The eat in kitchen leads to the hall with ample closet and storage space, the bathroom and finally into the bedroom, currently set up with small nightstand and 2 beds. This is the perfect summer retreat from the heat below or the quintessential full time living. Make this a must see today.

16. 2025-10-24
    status Active 783-char remark

    Show marketing remark (783 chars)

    Welcome to your Hidden Gem in the center of tow. Located at the end of the road in the Idyllwild Trailer Park a 55+ community. Space rent is $812 a month and includes snowplowing, sewer, and trash. separately metered for electric and propane, water is an additional charge. The community features laundry mat, community hall and a walk into town location. The unit features a propane stove in the corner of the living room. Enjoy the front and back covered decks offering great outdoor space. The eat in kitchen leads to the hall with ample closet and storage space, the bathroom and finally into the bedroom, currently set up with small nightstand and 2 beds. This is the perfect summer retreat from the heat below or the quintessential full time living. Make this a must see today.

17. 2025-10-17
    historical Active Under Contract 783-char remark

    Show marketing remark (783 chars)

    Welcome to your Hidden Gem in the center of tow. Located at the end of the road in the Idyllwild Trailer Park a 55+ community. Space rent is $812 a month and includes snowplowing, sewer, and trash. separately metered for electric and propane, water is an additional charge. The community features laundry mat, community hall and a walk into town location. The unit features a propane stove in the corner of the living room. Enjoy the front and back covered decks offering great outdoor space. The eat in kitchen leads to the hall with ample closet and storage space, the bathroom and finally into the bedroom, currently set up with small nightstand and 2 beds. This is the perfect summer retreat from the heat below or the quintessential full time living. Make this a must see today.

18. 2025-05-09
    status Active 783-char remark

    Show marketing remark (783 chars)

    Welcome to your Hidden Gem in the center of tow. Located at the end of the road in the Idyllwild Trailer Park a 55+ community. Space rent is $812 a month and includes snowplowing, sewer, and trash. separately metered for electric and propane, water is an additional charge. The community features laundry mat, community hall and a walk into town location. The unit features a propane stove in the corner of the living room. Enjoy the front and back covered decks offering great outdoor space. The eat in kitchen leads to the hall with ample closet and storage space, the bathroom and finally into the bedroom, currently set up with small nightstand and 2 beds. This is the perfect summer retreat from the heat below or the quintessential full time living. Make this a must see today.

19. 2025-05-09
    price $39,000 783-char remark

    Show marketing remark (783 chars)

    Welcome to your Hidden Gem in the center of tow. Located at the end of the road in the Idyllwild Trailer Park a 55+ community. Space rent is $812 a month and includes snowplowing, sewer, and trash. separately metered for electric and propane, water is an additional charge. The community features laundry mat, community hall and a walk into town location. The unit features a propane stove in the corner of the living room. Enjoy the front and back covered decks offering great outdoor space. The eat in kitchen leads to the hall with ample closet and storage space, the bathroom and finally into the bedroom, currently set up with small nightstand and 2 beds. This is the perfect summer retreat from the heat below or the quintessential full time living. Make this a must see today.

20. 2024-11-07
    listed $45,000 Active 783-char remark

    Show marketing remark (783 chars)

    Welcome to your Hidden Gem in the center of tow. Located at the end of the road in the Idyllwild Trailer Park a 55+ community. Space rent is $812 a month and includes snowplowing, sewer, and trash. separately metered for electric and propane, water is an additional charge. The community features laundry mat, community hall and a walk into town location. The unit features a propane stove in the corner of the living room. Enjoy the front and back covered decks offering great outdoor space. The eat in kitchen leads to the hall with ample closet and storage space, the bathroom and finally into the bedroom, currently set up with small nightstand and 2 beds. This is the perfect summer retreat from the heat below or the quintessential full time living. Make this a must see today.

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 3/10 Moderate 8 d/yr ≥87°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,852
• − Mortgage interest: −$1,792
• − Property taxes: −$480
• − Insurance: −$957
• − Repairs & maintenance: −$1,428
• − Management: −$1,428
• − HOA: −$9,804
• − Depreciation: −$931
• Taxable income: $1,031
• Est. tax owed @ 24.0%: −$247
• After-tax cash flow: $600/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

The home is in fair condition with moderate repairs needed, particularly in the kitchen and bathroom. Updates to these areas would significantly increase its resale value.

Repairs flagged

• Moderate kitchen cabinets — yellow cabinets need updating
• Moderate stove — outdated stove needs replacement
• Minor bathroom fixtures — basic fixtures need updating

Value-add opportunities

• Resale update kitchen cabinets — modernizing the kitchen
• Resale update flooring — modernizing the flooring
• Resale update bathroom fixtures — modernizing the bathroom

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · yellow cabinets need updating	Moderate	$3,000–15,000
stove · outdated stove needs replacement	Moderate	$3,000–15,000
bathroom fixtures · basic fixtures need updating	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Resale update kitchen cabinets — modernizing the kitchen ↑
• Resale update flooring — modernizing the flooring ↑
• Resale update bathroom fixtures — modernizing the bathroom ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-28.9% since first listed

7 events — show timeline

• 2026-04-02 Listed $32,000 GPSMLS
• 2026-03-07 Price Changed $32,000 IAOR
• 2025-10-24 Relisted — IAOR
• 2025-10-17 Contingent — IAOR
• 2025-05-09 Relisted — IAOR
• 2025-05-09 Price Changed $39,000 IAOR
• 2024-11-07 Listed $45,000 IAOR