22601 Bear Valley Rd #63 · Apple Valley, CA 92308

$105,000

2 bd · 1.0 ba · 960 sqft · Manufactured public records · 18 Days on market

Built 1971 $109/sqft · 35% above area Est $85k · 24% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Rent growth +3.6/5.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully updated 2-bedroom, move-in ready home located in a quiet, well-maintained community. A perfect low-elevation getaway for Big Bear residents, offering warmer winters while staying close to the mountains. New wood-style laminate flooring and fresh interior paint were completed just two years ago. Home is preferred to be sold furnished, with flexibility for buyer needs. The oversized living room features a 75” mounted TV, electric fireplace, and interchangeable sectional. An open dining area includes built-in cabinetry for extra storage. The fully remodeled kitchen offers stainless steel appliances, a premium dishwasher, deep wide sink, ice-maker refrigerator, custom stone-st

Key facts

• Open dining area
• Updated home
• Fresh interior paint

Tags

• UPDATED HOME
• FRESH INTERIOR PAINT
• OVERSIZED LIVING ROOM
• ELECTRIC FIREPLACE
• OPEN DINING AREA
• FULLY REMODELED KITCHEN

Property features AI

Finance

• Other: Directions and paved road access available
• Financial info: Manager approval required
• HOA & community: Land lease in park (land lease amount listed); Park: Vali-Hi Mobile Home Park; Community features include street lighting; Rent includes water and trash

Exterior

• Parking: Carport (1 space)
• Utilities: Public/district water; Public sewer; Water connected
• Home design: Mobile home (double-wide); Mobile remains on site; Mobile dimensions approximately 12' x 42'; Single story; Facing/entry from the side
• Construction: Aluminum exterior; Raised foundation with pier jacks
• Exterior features: Metal roof; Chain-link fence; In-ground community pool (fenced); Aluminum skirting; Lot is level/flat; Close to clubhouse; Has view

Interior

• Kitchen: Gas cooktop; Gas oven; Microwave; Refrigerator; Dishwasher; Water heater unit
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central cooling; Natural gas heating; Central furnace
• Interior features: Furnished; Double-pane windows; Side entry; Single-level (one story); Entry level: 1
• Laundry & utility: Laundry in kitchen; Stackable washer/dryer (stackable)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $105k.

Deal economics

• At list price, monthly cash flow is $470 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 3.5% in Apple Valley — 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 61/100 on livability (#532 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, commute B+; Watch: employment D+, schools F, crime D-.
• Apple Valley Unified (suburban): math 25% / reading 40% proficiency, ranked #955 of 1,400 in CA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.3%/yr); 427 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• San Bernardino County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $13k; list at $105k implies a 708% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 2→6/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,425 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.44% ✓
• Cap rate: 11.67%
• Cash-on-cash: 19.19%
• DSCR: 1.85
• GRM: 5.8

CMA / ARV

• ARV (median comp): $84,954
• List price: $105,000
• Delta: 23.60%
• Verdict: OVERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22601 Bear Valley Rd #56	0.00mi	2/1.0	900 (-6%)	15mo	$65,000	$72	77
22601 Bear Valley Rd #48	0.03mi	2/2.0	924 (-4%)	18mo	$70,000	$76	73
22601 Bear Valley Rd #3	0.03mi	2/2.0	840 (-12%)	21mo	$50,000	$60	56

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 · 4.3% rent growth · sell at horizon

5-year hold

• IRR: 12.6%
• Equity multiple: 1.51×
• Total profit: $14,956
• Equity at exit: $15,656

10-year hold

• IRR: 22.5%
• Equity multiple: 3.04×
• Total profit: $60,122
• Equity at exit: $9,078

Cash invested: $29,400 (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 92308

• Home prices YoY: -28.8%
• Rents YoY: 4.3%
• Active inventory: 427
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,514 high
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $470

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 64%

Sensitivity live

Price	-10% $543	-5% $506	+0% $470	+5% $434	+10% $398
Rent	-10% $351	-5% $410	+0% $470	+5% $530	+10% $590
Rate	-1.0pp $523	-0.5pp $497	base $470	+0.5pp $443	+1.0pp $415

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22462 Miramot Rd Unit 3 Apple Valley, CA	2.0	1.0	800	$1,400	$1.75	0d	1	0.34mi
22526 Sioux Rd Unit 12 Apple Valley, CA	2.0	1.5	930	$1,495	$1.61	0d	1	0.35mi
22544 Sioux Rd Unit 21 Apple Valley, CA	1.0	1.0	660	$1,195	$1.81	11d	1	0.37mi
22544 Sioux Rd Unit 21 Apple Valley, CA	1.0	1.0	660	$1,195	$1.81	0d	1	0.37mi
21490 Bear Valley Rd Apt A Apple Valley, CA	2.0	1.0	875	$1,595	$1.82	21d	1	1.48mi

Listing history 23 events

1. 2026-06-21
   days on market $105,000 Active 18 DOM
2. 2026-06-18
   days on market $105,000 Active 15 DOM
3. 2026-06-17
   days on market $105,000 Active 14 DOM
4. 2026-06-16
   days on market $105,000 Active 13 DOM
5. 2026-06-15
   days on market $105,000 Active 12 DOM
6. 2026-06-13
   days on market $105,000 Active 10 DOM
7. 2026-06-13
   days on market $105,000 Active 9 DOM
8. 2026-06-09
   days on market $105,000 Active 6 DOM
9. 2026-06-08
   days on market $105,000 Active 5 DOM
10. 2026-06-07
    days on market $105,000 Active 4 DOM
11. 2026-06-04
    days on marketlisting id $105,000 Active 1 DOM
12. 2026-05-31
    days on market $105,000 Active 192 DOM
13. 2026-05-13
    price $105,000 1664-char remark
14. 2026-04-17
    price $110,000 1664-char remark
15. 2026-02-20
    price $112,499 1664-char remark
16. 2026-02-06
    price $114,999 1664-char remark
17. 2026-01-30
    price $119,999 1664-char remark
18. 2026-01-14
    price $125,000 1664-char remark
19. 2025-11-20
    listed $129,000 Active 1664-char remark
20. 2025-11-09
    historical
21. 2025-10-15
    price $129,000
22. 2025-09-08
    listed $139,000 Active
23. 2000-09-15
    soldstatus $13,000

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 2 d/yr ≥99°F today · 6 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 25 unhealthy d/yr today · 30 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,163
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,453
• − Management: −$1,453
• − Depreciation: −$3,055
• Taxable income: $4,221
• Est. tax owed @ 24.0%: −$1,013
• After-tax cash flow: $4,628/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: Apple Valley Unified
• NCES district ID: 0600017
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $49,264
• Composite: 30.91/100
• National rank: #11351
• State rank: #955 of 1400 in CA

Livability — Apple Valley

• Score: 61/100
• State rank: #532
• US rank: #17800

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Apple Valley, CA
• County: San Bernardino County · 2,030,291 people
• City population: 83,889
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 42,709
• Household income: $66,568
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 1389.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 44% Hispanic / Latino 38% Two or more races 19% Black 9% Asian 3%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Italian 1% Iranian 1% Slovak 1%
• Foreign-born: 11% · Canada, South Korea
• Languages at home: 75% English-only · Spanish 20% Tagalog/Filipino 1% Other Asian/Pacific 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: ▼ -145.60%
• Current HPI: 359.2305
• Rent YoY: ▲ 4.30%
• 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

+707.7% since first listed

13 events — show timeline

• 2026-06-03 Listed $105,000 CRMLS
• 2026-05-31 Listing Removed — CRMLS
• 2026-05-13 Price Changed $105,000 CRMLS
• 2026-04-17 Price Changed $110,000 CRMLS
• 2026-02-20 Price Changed $112,499 CRMLS
• 2026-02-06 Price Changed $114,999 CRMLS
• 2026-01-30 Price Changed $119,999 CRMLS
• 2026-01-14 Price Changed $125,000 CRMLS
• 2025-11-20 Listed $129,000 CRMLS
• 2025-11-09 Listing Removed — CRMLS
• 2025-10-15 Price Changed $129,000 CRMLS
• 2025-09-08 Listed $139,000 CRMLS
• 2000-09-15 Sold (MLS) $13,000 CRMLS

Property tax history

-16.4%/yr

Latest (2014): $58 · -0.9% YoY. Source: county tax records.