22899 Byron Rd #74 · Crestline, CA 92325

$89,997

3 bd · 1.0 ba · 1,248 sqft · Manufactured · 47 Days on market

Built 1975 Good condition $72/sqft · at area comps Est $92k · at est.

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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
• ARV discount +8.7/15.0
• Condition / age +4.0/5.0
• Rent growth +3.7/5.0
• Livability +2.8/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your beautifully updated mountain retreat in the heart of Crestline. This charming 3-bedroom, 1-bathroom mobile home offers a perfect blend of modern updates and peaceful mountain living. Step inside to a fresh, inviting interior featuring brand new flooring, new interior paint, and thoughtfully updated finishes throughout. The bathroom has been tastefully refreshed, creating a clean and comfortable space, while the home overall feels bright, open, and move-in ready for everyday living or a weekend getaway. Recent major upgrades include a brand new roof, new heating and air conditioning system, and fresh exterior paint—providing both curb appeal and long-term peace of mind.

Key facts

• Mountain retreat
• Updated finishes
• New flooring

Tags

• MOUNTAIN RETREAT
• UPDATED FINISHES
• NEW FLOORING
• NEW INTERIOR PAINT
• REFRESHED BATHROOM
• NEW ROOF

Property features AI

Finance

• Other: Manager approval required for tenancy
• HOA & community: Located in a park community: Valley of Enchantment; Land lease (park) approximately $1,049 monthly; Pets: contact manager for details; Community features include biking, hiking, dog park, and mountainous setting

Exterior

• Parking: Carport (2 spaces); Has parking
• Security: Smoke detector(s); Carbon monoxide detector(s); Gated community; Resident manager; Manager approval required
• Utilities: Natural gas connected; Electricity connected; Water connected (private water source); Public sewer
• Home design: Mobile home (Royal Lancer model); Double body type; One story; Entry on level 1
• Construction: Wood construction materials; Metal and asphalt roof; Wood skirt; Pier jacks foundation; Mobile home dimensions approximately 24' x 52'; Mobile home remains on property; Year-built source: Other
• Exterior features: Front porch and porch area; Open patio; Back yard and yard; Walkstreet; Private road frontage; Paved road surface; Has view; Chain link and wood fencing

Interior

• Kitchen: Gas range; Range/stove hood; Water heater unit; Laminate counters
• Bedrooms: Bedrooms on the main floor; Walk-in closet(s)
• Flooring: Laminate flooring
• Bathrooms: One full bathroom with bathtub and shower; Stone counters in bathroom; Main-floor full bath
• Heating & cooling: Heat pump; Ductless system; Electric heating; Wood stove; Energy Star-rated heating and cooling; Has cooling; Has heating
• Interior features: One-level home with front-door entry; Turnkey condition; Walk-in closet(s); All bedrooms located on the main level; Living room
• Laundry & utility: Washer hookup; Gas dryer hookup; Has laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $971 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.9% vs local median 3.9% in Crestline — 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 56/100 on livability (#805 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: commute D, schools D-, crime 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.
• Market conditions: Rents rising fast (+4.7%/yr); 255 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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).
• This rent runs 37% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 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 + 4.7% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,297 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Crime grade is F 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?
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: 2.42% ✓
• Cap rate: 20.91%
• Cash-on-cash: 52.20%
• DSCR: 3.32
• GRM: 3.4

CMA / ARV

• ARV (median comp): $92,500
• List price: $89,997
• Delta: -2.71%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22899 Byron Rd #19	0.00mi	3/1.0	1,064 (-15%)	4mo	$65,000	$61	72
22899 Byron Rd #65	0.00mi	2/2.0 (-1)	1,344 (+8%)	21mo	$90,000	$67	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 · 4.65% rent growth · sell at horizon

5-year hold

• IRR: 45.5%
• Equity multiple: 3.03×
• Total profit: $51,031
• Equity at exit: $13,419

10-year hold

• IRR: 52.2%
• Equity multiple: 6.56×
• Total profit: $140,079
• Equity at exit: $7,781

Cash invested: $25,199 (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 92325

• Rents YoY: 4.7%
• Active inventory: 255
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $2,175 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$37
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $971

Break-even live

Break-even rent $946

Max offer price $89,997

Occupancy floor 50%

Sensitivity live

Price	-10% $1,033	-5% $1,002	+0% $971	+5% $940	+10% $909
Rent	-10% $799	-5% $885	+0% $971	+5% $1,057	+10% $1,143
Rate	-1.0pp $1,016	-0.5pp $994	base $971	+0.5pp $948	+1.0pp $924

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: $22,499
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22858 Lupin Ln Cedarpines Park, CA	3.0	2.0	1176	$2,000	$1.70	0d	1	0.24mi
686 Ca-138 Crestline, CA	2.0	1.0	720	$1,800	$2.50	5d	1	0.97mi
767 Woodland Rd Unit 1 Crestline, CA	2.0	1.0	1100	$1,700	$1.55	3d	1	1.00mi
794 Woodland Rd Crestline, CA	3.0	2.0	1372	$1,400	$1.02	18d	1	1.08mi
23654 Lake Dr Crestline, CA	2.0	1.0	720	$1,995	$2.77	0d	1	1.21mi
23855 Zuger Dr Unit B Crestline, CA	3.0	1.0	1300	$1,995	$1.53	20d	1	1.40mi
23882 Springwater Rd Crestline, CA	3.0	1.0	1133	$2,500	$2.21	20d	1	1.46mi
979 Venus Way Crestline, CA	2.0	2.0	800	$2,300	$2.88	0d	1	1.48mi
198 Mile High Rd Crestline, CA	3.0	2.5	850	$2,300	$2.71	0d	1	1.50mi

Listing history 16 events

1. 2026-06-21
   days on market $89,997 Active 47 DOM
2. 2026-06-18
   days on market $89,997 Active 44 DOM
3. 2026-06-17
   days on market $89,997 Active 43 DOM
4. 2026-06-16
   days on market $89,997 Active 42 DOM
5. 2026-06-15
   days on market $89,997 Active 41 DOM
6. 2026-06-13
   days on market $89,997 Active 39 DOM
7. 2026-06-13
   days on market $89,997 Active 38 DOM
8. 2026-06-09
   days on market $89,997 Active 35 DOM
9. 2026-06-08
   days on market $89,997 Active 34 DOM
10. 2026-06-07
    days on market $89,997 Active 33 DOM
11. 2026-06-04
    days on market $89,997 Active 30 DOM
12. 2026-06-03
    days on market $89,997 Active 29 DOM
13. 2026-06-02
    days on market $89,997 Active 28 DOM
14. 2026-06-01
    days on market $89,997 Active 27 DOM
15. 2026-05-31
    days on market $89,997 Active 26 DOM
16. 2026-05-05
    listed $89,997 Active 1024-char remark

ⓘ 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 4/10 Moderate FEMA zone A · 21% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 4/10 Moderate 3 d/yr ≥89°F today · 8 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 31 unhealthy d/yr today · 41 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,097
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$1,952
• − Repairs & maintenance: −$2,088
• − Management: −$2,088
• − Depreciation: −$2,618
• Taxable income: $10,959
• Est. tax owed @ 24.0%: −$2,630
• After-tax cash flow: $9,020/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 · 1 photo

Good 80/100 Cosmetic rehab

This beautifully updated mobile home in Crestline is move-in ready with recent major upgrades, including a new roof, HVAC system, and fresh exterior paint, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Painting exterior — Improves curb appeal and adds value
• Both Landscaping and curb appeal — Enhances curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Painting exterior — Improves curb appeal and adds value ↑
• Both Landscaping and curb appeal — Enhances curb appeal and adds 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: 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 — Crestline

• Score: 56/100
• State rank: #805
• US rank: #22821

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crestline, CA
• County: San Bernardino County · 2,030,291 people
• City population: 9,065
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 9,065
• Household income: $70,563
• Rent vs Own: 25.3% rent · 74.7% own
• Severe rent burden: 179.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 25% Two or more races 20% Black 2%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Romanian 5% Slovak 5% Lithuanian 4%
• Foreign-born: 9% · Canada
• Languages at home: 85% English-only · Spanish 12% Russian/Polish/Slavic 3% German/W. Germanic 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: ▼ -255.88%
• Current HPI: 352.6512
• Rent YoY: ▲ 4.65%
• 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

1 event — show timeline

• 2026-05-05 Listed $89,997 CRMLS