726 Golden · Lake Arrowhead, CA 92352

$339,000

2 bd · 2.0 ba · 528 sqft · SingleFamily public records · 136 Days on market

Built 1979 3,300 sqft lot $642/sqft · 23% above area Est $419k · 19% under $93/mo HOA · 5% of rent

---

Why this score? — see what drove the F 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).

• ARV discount +15.0/15.0
• Cash flow +4.7/30.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step inside and instantly feel at home in this light-filled mountain retreat featuring an open floorplan, soaring beamed ceilings, and skylights that bathe the space in natural light. Gather around the cozy fireplace or slide open the oversized glass doors to a spacious deck where peaceful forest views set the perfect backdrop for morning coffee or evening unwinding. The fully remodeled kitchen is both stylish and functional, showcasing brand-new appliances, quartz countertops, and soft-close cabinets and drawers. New laminate flooring flows throughout the home, adding a fresh, modern feel. The main level offers two comfortable bedrooms and a beautifully renovated full bathroom. Downstairs, a completely separate apartment provides incredible flexibility and income potential. With its own private entry, this lower level features two additional bedrooms, a fully renovated bathroom, and a gorgeous kitchen with new appliances, quartz countertops, and soft-close cabinetry. A discreet hide-away stairway connects the upper and lower units when desired. Outside, enjoy a spacious, usable backyard, a fenced level front yard perfect for kids or pets, and added privacy all around. An outdoor shed includes laundry hookups, and the paved driveway offers convenient parking for two vehicles. Whether you’re looking for a full-time residence, a relaxing vacation escape, or a smart investment, this home truly does it all. Live in one unit and rent the other, or maximize rental income with two complete living spaces—this is mountain living with endless possibilities.

Key facts

• Open floorplan
• Spacious deck
• Cozy fireplace

Tags

• OPEN FLOORPLAN
• COZY FIREPLACE
• OVERSIZED GLASS DOORS
• SPACIOUS DECK
• FULLY REMODELED KITCHEN
• BRAND-NEW APPLIANCES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $339k.

Deal economics

• At list price, monthly cash flow is $-841 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (43.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (39.8% below list).
• Recommended offer: $190k (43.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 53/100 on livability (#965 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A-, commute B+, employment B; Watch: health & safety C-, crime D+, amenities F.
• Rim Of The World Unified (town): math 13% / reading 34% proficiency, ranked #415 of 517 in CA (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Charles Hoffman Elementary (295 students, 54% FRL); Mary P. Henck Intermediate (math 13% / reading 36%, grade F, #277 of 498 statewide, top 73%, 585 students, 61% FRL); Rim of The World Senior High (math 12% / reading 32%, grade F, #950 of 1,170 statewide, top 82%, 917 students, 52% FRL).
• Market conditions: 576 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $2k of loan paydown is wiped out by about $10k 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.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($298k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 21y ago; this cycle's ask has dropped $36k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $190,414 (43.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 44% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.60% ✗
• Cap rate: 3.32%
• Cash-on-cash: -10.63%
• DSCR: 0.53
• GRM: 13.8

CMA / ARV

• ARV (median comp): $418,818
• List price: $339,000
• Delta: -19.06%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
782 Lake Dr	0.15mi	1/1.0 (-1)	472 (-11%)	5mo	$265,000	$561	62
651 Community Dr	0.11mi	1/1.0 (-1)	462 (-12%)	7mo	$140,000	$303	59

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: -35.5%
• Equity multiple: -0.14×
• Total profit: $-108,404
• Equity at exit: $50,546

10-year hold

• IRR: -47.5%
• Equity multiple: -0.72×
• Total profit: $-162,974
• Equity at exit: $29,311

Cash invested: $94,920 (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 92352

• Home prices YoY: -22.6%
• Active inventory: 576
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $2,042 medium
• Mortgage (P&I): −$1,778
• Tax from tax record: −$442 /mo · $5,308/yr
• Insurance: −$141
• HOA: −$93
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-841

Break-even live

Break-even rent $3,107

Max offer price $190,414

Occupancy floor —

Sensitivity live

Price	-10% $-649	-5% $-745	+0% $-841	+5% $-937	+10% $-1,033
Rent	-10% $-1,002	-5% $-922	+0% $-841	+5% $-760	+10% $-680
Rate	-1.0pp $-670	-0.5pp $-755	base $-841	+0.5pp $-929	+1.0pp $-1,018

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: $84,750
• Closing costs: $10,170
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27868 Holly Ln Lake Arrowhead, CA	1.0	1.0	600	$1,750	$2.92	20d	1	0.64mi

HOA detail

• Monthly dues: $93 · $1,116/yr

Listing history 50 events

1. 2026-06-21
   days on market $339,000 Active 136 DOM
2. 2026-06-18
   days on market $339,000 Active 133 DOM
3. 2026-06-17
   days on market $339,000 Active 132 DOM
4. 2026-06-16
   days on market $339,000 Active 131 DOM
5. 2026-06-15
   days on market $339,000 Active 130 DOM
6. 2026-06-13
   days on market $339,000 Active 128 DOM
7. 2026-06-13
   days on market $339,000 Active 127 DOM
8. 2026-06-09
   days on market $339,000 Active 124 DOM
9. 2026-06-08
   days on market $339,000 Active 123 DOM
10. 2026-06-07
    days on market $339,000 Active 122 DOM
11. 2026-06-04
    days on market $339,000 Active 119 DOM
12. 2026-06-03
    days on market $339,000 Active 118 DOM
13. 2026-06-02
    days on market $339,000 Active 117 DOM
14. 2026-06-01
    days on market $339,000 Active 116 DOM
15. 2026-05-31
    days on market $339,000 Active 115 DOM
16. 2026-05-04
    price $339,000 1585-char remark

    Show marketing remark (1585 chars)

    Step inside and instantly feel at home in this light-filled mountain retreat featuring an open floorplan, soaring beamed ceilings, and skylights that bathe the space in natural light. Gather around the cozy fireplace or slide open the oversized glass doors to a spacious deck where peaceful forest views set the perfect backdrop for morning coffee or evening unwinding. The fully remodeled kitchen is both stylish and functional, showcasing brand-new appliances, quartz countertops, and soft-close cabinets and drawers. New laminate flooring flows throughout the home, adding a fresh, modern feel. The main level offers two comfortable bedrooms and a beautifully renovated full bathroom. Downstairs, a completely separate apartment provides incredible flexibility and income potential. With its own private entry, this lower level features two additional bedrooms, a fully renovated bathroom, and a gorgeous kitchen with new appliances, quartz countertops, and soft-close cabinetry. A discreet hide-away stairway connects the upper and lower units when desired. Outside, enjoy a spacious, usable backyard, a fenced level front yard perfect for kids or pets, and added privacy all around. An outdoor shed includes laundry hookups, and the paved driveway offers convenient parking for two vehicles. Whether you’re looking for a full-time residence, a relaxing vacation escape, or a smart investment, this home truly does it all. Live in one unit and rent the other, or maximize rental income with two complete living spaces—this is mountain living with endless possibilities.

17. 2026-02-05
    listed $375,000 Active 1585-char remark

    Show marketing remark (1585 chars)

    Step inside and instantly feel at home in this light-filled mountain retreat featuring an open floorplan, soaring beamed ceilings, and skylights that bathe the space in natural light. Gather around the cozy fireplace or slide open the oversized glass doors to a spacious deck where peaceful forest views set the perfect backdrop for morning coffee or evening unwinding. The fully remodeled kitchen is both stylish and functional, showcasing brand-new appliances, quartz countertops, and soft-close cabinets and drawers. New laminate flooring flows throughout the home, adding a fresh, modern feel. The main level offers two comfortable bedrooms and a beautifully renovated full bathroom. Downstairs, a completely separate apartment provides incredible flexibility and income potential. With its own private entry, this lower level features two additional bedrooms, a fully renovated bathroom, and a gorgeous kitchen with new appliances, quartz countertops, and soft-close cabinetry. A discreet hide-away stairway connects the upper and lower units when desired. Outside, enjoy a spacious, usable backyard, a fenced level front yard perfect for kids or pets, and added privacy all around. An outdoor shed includes laundry hookups, and the paved driveway offers convenient parking for two vehicles. Whether you’re looking for a full-time residence, a relaxing vacation escape, or a smart investment, this home truly does it all. Live in one unit and rent the other, or maximize rental income with two complete living spaces—this is mountain living with endless possibilities.

18. 2025-07-25
    price $375,900
19. 2025-02-16
    price $399,900
20. 2024-10-18
    price $425,000
21. 2024-09-25
    price $450,000
22. 2024-07-29
    listed $475,000 Active
23. 2024-06-21
    historical
24. 2024-05-21
    status Active
25. 2023-10-02
    listed $495,000 Active
26. 2023-10-01
    historical
27. 2022-10-01
    listed $495,000 Active
28. 2022-09-30
    historical
29. 2022-08-23
    historical
30. 2022-07-19
    listed $495,000 Active
31. 2022-07-14
    soldstatus $375,000 Closed Sale
32. 2022-07-14
    soldstatus $375,000
33. 2022-07-05
    status Pending Sale
34. 2022-05-13
    price $380,000
35. 2022-03-15
    status Active
36. 2022-02-05
    price $419,900
37. 2022-01-28
    price $445,000
38. 2021-10-22
    status Active
39. 2021-09-29
    status Active
40. 2021-09-17
    listed $449,000 Active
41. 2021-06-11
    soldstatus $280,000
42. 2020-03-01
    status Active
43. 2020-03-01
    historical
44. 2020-02-08
    status Active
45. 2020-02-08
    historical Hold Do Not Show
46. 2019-12-30
    historical Hold Do Not Show
47. 2019-12-19
    price $165,000
48. 2019-12-09
    price $180,000
49. 2019-11-26
    listed $165,000
50. 2019-11-26
    listed $199,000 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: $5,308 · $442/mo
• Projected year-2 tax: $5,308 · $442/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 D · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 2/10 Low
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 25 unhealthy d/yr today · 32 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,505
• − Mortgage interest: −$18,989
• − Property taxes: −$5,308
• − Insurance: −$1,695
• − Repairs & maintenance: −$1,960
• − Management: −$1,960
• − HOA: −$1,116
• − Depreciation: −$9,862
• Taxable loss: −$16,386
• Est. tax savings @ 24.0%: +$3,933
• After-tax cash flow: $-6,161/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: Rim Of The World Unified
• NCES district ID: 0632610
• Math proficiency: 13% ▼ -10.00%
• Reading proficiency: 34% ▼ -7.00%
• Median HH income: $55,860
• Composite: 21.29/100
• National rank: #8389
• State rank: #415 of 517 in CA

Livability — Lake Arrowhead

• Score: 53/100
• State rank: #965
• US rank: #24524

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Arrowhead, CA
• County: San Bernardino County · 2,030,291 people
• City population: 6,246
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 6,246
• Household income: $105,753
• Rent vs Own: 11.7% rent · 88.3% own
• Severe rent burden: 109.0

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: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 18% Two or more races 16% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Italian 6% Slovak 5% Serbian 3%
• Foreign-born: 10% · Canada
• Languages at home: 80% English-only · Spanish 14% Other Indo-European 4%

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: ▼ -79.32%
• Current HPI: 271.3789
• 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

+564.7% since first listed

51 events — show timeline

• 2026-05-04 Price Changed $339,000 CRMLS
• 2026-02-05 Listed $375,000 CRMLS
• 2025-07-25 Price Changed $375,900 GEMLS
• 2025-02-16 Price Changed $399,900 GEMLS
• 2024-10-18 Price Changed $425,000 GEMLS
• 2024-09-25 Price Changed $450,000 GEMLS
• 2024-07-29 Listed $475,000 GEMLS
• 2024-06-21 Listing Removed — CRMLS
• 2024-05-21 Relisted — CRMLS
• 2023-10-02 Listed $495,000 CRMLS
• 2023-10-01 Listing Removed — CRMLS
• 2022-10-01 Listed $495,000 CRMLS
• 2022-09-30 Listing Removed — CRMLS
• 2022-08-23 Listing Removed — CRMLS
• 2022-07-19 Listed $495,000 CRMLS
• 2022-07-14 Sold (Public Records) $375,000 Public Records
• 2022-07-14 Sold (MLS) $375,000 CRMLS
• 2022-07-05 Pending — CRMLS
• 2022-05-13 Price Changed $380,000 CRMLS
• 2022-03-15 Relisted — CRMLS
• 2022-02-05 Price Changed $419,900 CRMLS
• 2022-01-28 Price Changed $445,000 CRMLS
• 2021-10-22 Relisted — CRMLS
• 2021-09-29 Relisted — CRMLS
• 2021-09-17 Listed $449,000 CRMLS
• 2021-06-11 Sold (Public Records) $280,000 Public Records
• 2020-03-01 Relisted — CRMLS
• 2020-03-01 Listing Removed — CRMLS
• 2020-02-08 Relisted — CRMLS
• 2020-02-08 Delisted — CRMLS
• 2019-12-30 Delisted — CRMLS
• 2019-12-19 Price Changed $165,000 CRMLS
• 2019-12-09 Price Changed $180,000 CRMLS
• 2019-11-26 Listed $199,000 CRMLS
• 2019-11-26 Listed $165,000 CRMLS
• 2015-09-25 Sold (Public Records) $125,000 Public Records
• 2015-09-25 Sold (MLS) $125,000 CRMLS
• 2015-09-22 Pending — CRMLS
• 2015-09-11 Contingent — CRMLS
• 2015-08-10 Listed $129,900 CRMLS
• 2013-09-24 Sold (MLS) $75,000 CRMLS
• 2013-08-18 Pending — CRMLS
• 2013-07-23 Price Changed $74,995 CRMLS
• 2013-05-21 Price Changed $79,950 CRMLS
• 2013-03-29 Price Changed $84,900 CRMLS
• 2013-03-09 Listed $89,900 CRMLS
• 2005-09-06 Sold (Public Records) $172,000 Public Records
• 2005-09-06 Sold (MLS) $172,000 CRMLS
• 2005-07-17 Listed $179,000 CRMLS
• 1996-12-26 Sold (Public Records) $58,000 Public Records
• 1979-09-28 Sold (Public Records) $51,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $5,308 · -5.3% YoY. Source: county tax records.