9200 May · Oak Glen, CA 92339

$100,000

1 bd · 1.0 ba · 600 sqft · SingleFamily · 6 Days on market

Built 1926 Poor condition 0.32 ac lot $148/mo HOA · 9% of rent

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Why this score? — see what drove the B+ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Rent growth +2.5/5.0
• Livability +2.0/5.0
• Condition / age +1.0/5.0

Listing remarks

Lost in Time. .. This rustic cabin is waiting for you to give it love and make it your own. Lots of well established iris line the front of entry area. Sitting on a beautiful lot and easily accessible with plenty of parking in the front.

Key facts

• Plenty of parking
• Beautiful lot
• Rustic cabin

Tags

• RUSTIC CABIN
• BEAUTIFUL LOT
• PLENTY OF PARKING

Property features AI

Finance

• Other: Living area reported as estimated; No common walls with neighboring units
• HOA & community: Part of the Big Pines Tract association; Monthly association fee of $148; Association amenities include hiking trails; Total of 136 units in the community

Exterior

• Utilities: Public/district water; Sewer/septic status unknown
• Home design: Condominium; Single-story; Entry level 3
• Construction: Year built reported from assessor; No accessory dwelling unit
• Exterior features: House structure; No pool; Lot reported between 10,000 and 19,999 sqft; Elevation reported in feet; Located in a mountainous area near BLM/National Forest

Interior

• Kitchen: No kitchen appliances listed
• Bedrooms: All bedrooms are on the main level; 1 bedroom on the main level
• Bathrooms: 1 full bathroom
• Interior features: Single-level home; Entry located at the front door; All bedrooms on main level; One main-level bedroom; One main-level bathroom; Has a view
• Laundry & utility: No laundry facilities listed

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $100k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 11.1% vs local median 3.6% in Oak Glen — 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 40/100 on livability (#1,386 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A; Watch: amenities F, commute F, employment F.
• Redlands Unified (urban): math 44% / reading 57% proficiency, ranked #390 of 1,400 in CA (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Moore Middle (1,072 students, 63% FRL); Redlands East Valley High (1,853 students, 67% FRL) — zoned schools average 65% FRL vs 48% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 21 active listings in the ZIP; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($691 loan paydown + $10k 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1926 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.57% ✓
• Cap rate: 11.07%
• Cash-on-cash: 17.05%
• DSCR: 1.76
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 37.0%
• Equity multiple: 3.85×
• Total profit: $79,912
• Equity at exit: $90,088

10-year hold

• IRR: 31.9%
• Equity multiple: 8.70×
• Total profit: $215,632
• Equity at exit: $194,278

Cash invested: $28,000 (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 92339

• Home prices YoY: 9.8%
• Active inventory: 21
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,566 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$148
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $398

Break-even live

Break-even rent $1,062

Max offer price $100,000

Occupancy floor 70%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $148 · $1,776/yr

Listing history 6 events

1. 2026-06-18
   days on market $100,000 Active 6 DOM
2. 2026-06-17
   days on market $100,000 Active 5 DOM
3. 2026-06-16
   days on market $100,000 Active 4 DOM
4. 2026-06-15
   days on market $100,000 Active 3 DOM
5. 2026-06-13
   remarks 237-char remark
6. 2026-06-13
   listed $100,000 Active 1 DOM

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 2/10 Low 14 d/yr ≥82°F today · 38 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 42 unhealthy d/yr today · 50 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,788
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,503
• − Management: −$1,503
• − HOA: −$1,776
• − Depreciation: −$2,909
• Taxable income: $3,495
• Est. tax owed @ 24.0%: −$839
• After-tax cash flow: $3,935/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 · 9 photos

Poor 20/100 Extensive rehab

This property requires extensive renovation and repairs, including major structural and electrical work. Significant updates to the kitchen and bathroom, along with exterior improvements, would substantially increase its value.

Repairs flagged

• Major Exposed wiring — Safety hazard
• Major Exposed plumbing — Safety hazard
• Major Exposed subflooring — Structural integrity risk
• Major Exposed walls — Structural integrity risk

Value-add opportunities

• Both Kitchen renovation — Modern kitchen appliances and cabinets would significantly increase both resale and rental value
• Both Bathroom renovation — Modern bathroom fixtures and layout would significantly increase both resale and rental value
• Both Exterior painting and landscaping — Fresh paint and landscaping would enhance curb appeal and increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed wiring · Safety hazard	Major	$15,000–50,000
Exposed plumbing · Safety hazard	Major	$15,000–50,000
Exposed subflooring · Structural integrity risk	Major	$15,000–50,000
Exposed walls · Structural integrity risk	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Kitchen renovation — Modern kitchen appliances and cabinets would significantly increase both resale and rental value ↑
• Both Bathroom renovation — Modern bathroom fixtures and layout would significantly increase both resale and rental value ↑
• Both Exterior painting and landscaping — Fresh paint and landscaping would enhance curb appeal and increase both resale and rental value ↑

ⓘ 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: Redlands Unified
• NCES district ID: 0632070
• Math proficiency: 44% ▼ -1.00%
• Reading proficiency: 57% ▼ -2.00%
• Median HH income: $67,959
• Composite: 46.88/100
• National rank: #5185
• State rank: #390 of 1400 in CA

Livability — Oak Glen

• Score: 40/100
• State rank: #1386
• US rank: #27266

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,277

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 0.60)
• Race & ethnicity: White 57% Hispanic / Latino 27% Two or more races 21%
• Hispanic origin (detail): Mexican 22% Puerto Rican 1%
• Common ancestry: Italian 3% Slovak 3% Iranian 1%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 7%

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: ▲ 26.65%
• Current HPI: 298.6731
• 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

1 event — show timeline

• 2026-06-12 Listed $100,000 CRMLS