245 Vista · Big Bear City, CA 92386

$199,900

2 bd · 1.0 ba · 954 sqft · SingleFamily public records · 1 Days on market

Built 1978 2,500 sqft lot $210/sqft · 36% below area Est $315k · 36% under

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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 +15.2/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• 1% rule +4.3/10.0
• Schools +2.9/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Chalet style home located in Sugarloaf ~ This reverse floor plan features 2 bedrooms and 1.5 bathrooms ~ A mud room, one bedroom, a half-bathroom with laundry hookups, and a large closet are on the entry level ~ The other bedroom with large closet is upstairs, alongside the main living area, and the full bathroom ~ The living room, kitchen, and dining area on the second level are an open space to gather, and have laminate flooring, an inviting rock fireplace, T & G ceilings, and an abundance of natural light ~ Enjoy outdoor living on two decks, with one in the front, and one in the rear with a storage area, ideal for relaxing or entertaining ~ The yard is partially fenced ~ Situated near hiking trails and the National Forest, with convenient access to Big Bear Lake, ski resorts, and local amenities.

Key facts

• Ski resorts
• Rock fireplace
• Two decks

Tags

• MUD ROOM
• ROCK FIREPLACE
• T AND G CEILINGS
• TWO DECKS
• PARTIALLY FENCED YARD
• SKI RESORTS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $69 ($833/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (6.8% below list).
• Recommended offer: $186k (6.8% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.3% in Big Bear City — 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 52/100 on livability (#988 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing B; Watch: schools D+, crime F, amenities F.
• Bear Valley Unified (town): math 26% / reading 43% proficiency, ranked #289 of 517 in CA (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 117 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% of comp listings sitting > 30 days — soft ceiling on asking rent; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• This rent runs 44% of the median local income ($51k/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 $1k of loan paydown is wiped out by about $6k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 12y ago; this cycle's ask has dropped $80k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $148k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $186,245 (6.8% below list)

Questions for the listing agent

1. Built in 1978 — 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 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?
4. 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?
5. 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?
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: 0.93% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.49%
• DSCR: 1.07
• GRM: 8.9

CMA / ARV

• ARV (median comp): $314,711
• List price: $199,900
• Delta: -26.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
151 Vista	0.12mi	2/1.0	936 (-2%)	2mo	$235,000	$251	90
265 Cedar Ln	0.40mi	2/1.0	954 (0%)	2mo	$270,000	$283	80
172 Vista	0.10mi	2/2.0	1,024 (+7%)	2mo	$313,700	$306	77
186 Kern Ave	0.25mi	2/1.5	896 (-6%)	2mo	$170,000	$190	74
523 Wabash Ln	0.37mi	2/1.0	896 (-6%)	1mo	$311,000	$347	72
448 Cedar Ln	0.45mi	2/1.0	1,022 (+7%)	1mo	$305,000	$298	66
391 Santa Barbara Ave	0.32mi	3/1.0 (+1)	1,029 (+8%)	1mo	$150,000	$146	66
785 Vista Ave	0.68mi	2/1.0	928 (-3%)	0mo	$250,000	$269	63
427 Holmes	0.29mi	2/2.0	1,056 (+11%)	2mo	$218,000	$206	63
562 Wabash Ln	0.41mi	3/2.0 (+1)	1,020 (+7%)	1mo	$400,000	$392	59
598 Maple	0.55mi	2/1.5	1,080 (+13%)	1mo	$250,500	$232	50
682 Maple Ln	0.64mi	3/2.0 (+1)	1,030 (+8%)	2mo	$390,000	$379	46

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: -13.9%
• Equity multiple: 0.50×
• Total profit: $-27,929
• Equity at exit: $29,806

10-year hold

• IRR: -5.0%
• Equity multiple: 0.67×
• Total profit: $-18,461
• Equity at exit: $17,284

Cash invested: $55,972 (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 92386

• Home prices YoY: -33.0%
• Active inventory: 117
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,862 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$270 /mo · $3,244/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $69

Break-even live

Break-even rent $1,775

Max offer price $199,900

Occupancy floor 91%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
188 Wabash Ln Sugarloaf, CA	2.0	1.0	576	$1,550	$2.69	5d	1	0.08mi
313 Imperial Ave Sugarloaf, CA	2.0	1.0	720	$1,900	$2.64	43d	1	0.11mi
313 Leonard Ln Sugarloaf, CA	1.0	1.0	840	$1,750	$2.08	43d	1	0.15mi
338 Riverside Ave Sugarloaf, CA	2.0	1.0	636	$1,850	$2.91	43d	1	0.24mi
461 Los Angeles Ave Sugarloaf, CA	2.0	1.0	760	$1,750	$2.30	43d	1	0.30mi
44634 Barton Ln Sugarloaf, CA	2.0	2.0	1079	$2,150	$1.99	43d	1	0.36mi
336 Spruce Ln Sugarloaf, CA	2.0	1.5	896	$1,799	$2.01	43d	1	0.42mi
259 Spruce Ln Sugarloaf, CA	2.0	1.0	720	$1,575	$2.19	43d	1	0.43mi
531 Santa Barbara Ave Sugarloaf, CA	2.0	1.0	900	$1,800	$2.00	24d	1	0.46mi
612 Maple Ln Sugarloaf, CA	2.0	1.0	782	$1,800	$2.30	24d	1	0.57mi
790 Highland Ln Sugarloaf, CA	2.0	2.0	976	$2,300	$2.36	43d	1	0.72mi
870 Holmes Ln Sugarloaf, CA	2.0	2.0	987	$2,000	$2.03	43d	1	0.81mi
613 Beaumont Ln Big Bear City, CA	2.0	1.0	660	$1,800	$2.73	43d	1	0.82mi
633 Barret Way Big Bear City, CA	2.0	2.0	1120	$2,450	$2.19	43d	1	0.86mi
300 E Big Bear Blvd Big Bear City, CA	2.0	1.0	1008	$1,450	$1.44	3d	1	1.09mi
742 Elysian Blvd Big Bear City, CA	2.0	1.0	873	$1,650	$1.89	1d	1	1.17mi
301 E Barker Blvd Big Bear City, CA	3.0	1.0	1059	$2,200	$2.08	14d	1	1.22mi
137 E Country Club Blvd Big Bear City, CA	2.0	2.0	768	$1,695	$2.21	24d	1	1.22mi
507 Elysian Blvd Big Bear City, CA	2.0	1.0	809	$1,950	$2.41	1d	1	1.26mi
317 E Mountain View Blvd Big Bear City, CA	1.0	1.0	702	$1,895	$2.70	43d	1	1.29mi
344 W Aeroplane Blvd Big Bear City, CA	2.0	1.0	750	$1,950	$2.60	43d	1	1.36mi
645 Villa Grove Ave Big Bear Lake, CA	2.0	1.0	976	$2,450	$2.51	24d	1	1.44mi
441 W Aeroplane Blvd Big Bear City, CA	2.0	1.0	760	$1,500	$1.97	43d	1	1.46mi

Listing history 29 events

1. 2026-06-18
   pricedays on marketlisting id $199,900 Active 1 DOM
2. 2026-06-01
   days on market $230,000 Active 144 DOM
3. 2026-05-31
   days on market $230,000 Active 143 DOM
4. 2026-05-08
   price $230,000 814-char remark

   Show marketing remark (814 chars)

   Chalet style home located in Sugarloaf ~ This reverse floor plan features 2 bedrooms and 1.5 bathrooms ~ A mud room, one bedroom, a half-bathroom with laundry hookups, and a large closet are on the entry level ~ The other bedroom with large closet is upstairs, alongside the main living area, and the full bathroom ~ The living room, kitchen, and dining area on the second level are an open space to gather, and have laminate flooring, an inviting rock fireplace, T & G ceilings, and an abundance of natural light ~ Enjoy outdoor living on two decks, with one in the front, and one in the rear with a storage area, ideal for relaxing or entertaining ~ The yard is partially fenced ~ Situated near hiking trails and the National Forest, with convenient access to Big Bear Lake, ski resorts, and local amenities.

5. 2026-05-08
   price $230,000 814-char remark

   Show marketing remark (814 chars)

   Chalet style home located in Sugarloaf ~ This reverse floor plan features 2 bedrooms and 1.5 bathrooms ~ A mud room, one bedroom, a half-bathroom with laundry hookups, and a large closet are on the entry level ~ The other bedroom with large closet is upstairs, alongside the main living area, and the full bathroom ~ The living room, kitchen, and dining area on the second level are an open space to gather, and have laminate flooring, an inviting rock fireplace, T & G ceilings, and an abundance of natural light ~ Enjoy outdoor living on two decks, with one in the front, and one in the rear with a storage area, ideal for relaxing or entertaining ~ The yard is partially fenced ~ Situated near hiking trails and the National Forest, with convenient access to Big Bear Lake, ski resorts, and local amenities.

6. 2026-04-08
   status Active 814-char remark

   Show marketing remark (814 chars)

   Chalet style home located in Sugarloaf ~ This reverse floor plan features 2 bedrooms and 1.5 bathrooms ~ A mud room, one bedroom, a half-bathroom with laundry hookups, and a large closet are on the entry level ~ The other bedroom with large closet is upstairs, alongside the main living area, and the full bathroom ~ The living room, kitchen, and dining area on the second level are an open space to gather, and have laminate flooring, an inviting rock fireplace, T & G ceilings, and an abundance of natural light ~ Enjoy outdoor living on two decks, with one in the front, and one in the rear with a storage area, ideal for relaxing or entertaining ~ The yard is partially fenced ~ Situated near hiking trails and the National Forest, with convenient access to Big Bear Lake, ski resorts, and local amenities.

7. 2026-04-08
   status Active 814-char remark

   Show marketing remark (814 chars)

   Chalet style home located in Sugarloaf ~ This reverse floor plan features 2 bedrooms and 1.5 bathrooms ~ A mud room, one bedroom, a half-bathroom with laundry hookups, and a large closet are on the entry level ~ The other bedroom with large closet is upstairs, alongside the main living area, and the full bathroom ~ The living room, kitchen, and dining area on the second level are an open space to gather, and have laminate flooring, an inviting rock fireplace, T & G ceilings, and an abundance of natural light ~ Enjoy outdoor living on two decks, with one in the front, and one in the rear with a storage area, ideal for relaxing or entertaining ~ The yard is partially fenced ~ Situated near hiking trails and the National Forest, with convenient access to Big Bear Lake, ski resorts, and local amenities.

8. 2026-04-07
   historical Active Under Contract 814-char remark

   Show marketing remark (814 chars)

   Chalet style home located in Sugarloaf ~ This reverse floor plan features 2 bedrooms and 1.5 bathrooms ~ A mud room, one bedroom, a half-bathroom with laundry hookups, and a large closet are on the entry level ~ The other bedroom with large closet is upstairs, alongside the main living area, and the full bathroom ~ The living room, kitchen, and dining area on the second level are an open space to gather, and have laminate flooring, an inviting rock fireplace, T & G ceilings, and an abundance of natural light ~ Enjoy outdoor living on two decks, with one in the front, and one in the rear with a storage area, ideal for relaxing or entertaining ~ The yard is partially fenced ~ Situated near hiking trails and the National Forest, with convenient access to Big Bear Lake, ski resorts, and local amenities.

9. 2026-03-31
   historical Active Under Contract 814-char remark

   Show marketing remark (814 chars)

   Chalet style home located in Sugarloaf ~ This reverse floor plan features 2 bedrooms and 1.5 bathrooms ~ A mud room, one bedroom, a half-bathroom with laundry hookups, and a large closet are on the entry level ~ The other bedroom with large closet is upstairs, alongside the main living area, and the full bathroom ~ The living room, kitchen, and dining area on the second level are an open space to gather, and have laminate flooring, an inviting rock fireplace, T & G ceilings, and an abundance of natural light ~ Enjoy outdoor living on two decks, with one in the front, and one in the rear with a storage area, ideal for relaxing or entertaining ~ The yard is partially fenced ~ Situated near hiking trails and the National Forest, with convenient access to Big Bear Lake, ski resorts, and local amenities.

10. 2026-03-21
    status Active 814-char remark

    Show marketing remark (814 chars)

    Chalet style home located in Sugarloaf ~ This reverse floor plan features 2 bedrooms and 1.5 bathrooms ~ A mud room, one bedroom, a half-bathroom with laundry hookups, and a large closet are on the entry level ~ The other bedroom with large closet is upstairs, alongside the main living area, and the full bathroom ~ The living room, kitchen, and dining area on the second level are an open space to gather, and have laminate flooring, an inviting rock fireplace, T & G ceilings, and an abundance of natural light ~ Enjoy outdoor living on two decks, with one in the front, and one in the rear with a storage area, ideal for relaxing or entertaining ~ The yard is partially fenced ~ Situated near hiking trails and the National Forest, with convenient access to Big Bear Lake, ski resorts, and local amenities.

11. 2026-03-21
    status Active 814-char remark

    Show marketing remark (814 chars)

    Chalet style home located in Sugarloaf ~ This reverse floor plan features 2 bedrooms and 1.5 bathrooms ~ A mud room, one bedroom, a half-bathroom with laundry hookups, and a large closet are on the entry level ~ The other bedroom with large closet is upstairs, alongside the main living area, and the full bathroom ~ The living room, kitchen, and dining area on the second level are an open space to gather, and have laminate flooring, an inviting rock fireplace, T & G ceilings, and an abundance of natural light ~ Enjoy outdoor living on two decks, with one in the front, and one in the rear with a storage area, ideal for relaxing or entertaining ~ The yard is partially fenced ~ Situated near hiking trails and the National Forest, with convenient access to Big Bear Lake, ski resorts, and local amenities.

12. 2026-03-16
    historical Active Under Contract 814-char remark

    Show marketing remark (814 chars)

    Chalet style home located in Sugarloaf ~ This reverse floor plan features 2 bedrooms and 1.5 bathrooms ~ A mud room, one bedroom, a half-bathroom with laundry hookups, and a large closet are on the entry level ~ The other bedroom with large closet is upstairs, alongside the main living area, and the full bathroom ~ The living room, kitchen, and dining area on the second level are an open space to gather, and have laminate flooring, an inviting rock fireplace, T & G ceilings, and an abundance of natural light ~ Enjoy outdoor living on two decks, with one in the front, and one in the rear with a storage area, ideal for relaxing or entertaining ~ The yard is partially fenced ~ Situated near hiking trails and the National Forest, with convenient access to Big Bear Lake, ski resorts, and local amenities.

13. 2026-03-16
    historical Active Under Contract 814-char remark

    Show marketing remark (814 chars)

    Chalet style home located in Sugarloaf ~ This reverse floor plan features 2 bedrooms and 1.5 bathrooms ~ A mud room, one bedroom, a half-bathroom with laundry hookups, and a large closet are on the entry level ~ The other bedroom with large closet is upstairs, alongside the main living area, and the full bathroom ~ The living room, kitchen, and dining area on the second level are an open space to gather, and have laminate flooring, an inviting rock fireplace, T & G ceilings, and an abundance of natural light ~ Enjoy outdoor living on two decks, with one in the front, and one in the rear with a storage area, ideal for relaxing or entertaining ~ The yard is partially fenced ~ Situated near hiking trails and the National Forest, with convenient access to Big Bear Lake, ski resorts, and local amenities.

14. 2026-03-04
    price $240,000 814-char remark

    Show marketing remark (814 chars)

    Chalet style home located in Sugarloaf ~ This reverse floor plan features 2 bedrooms and 1.5 bathrooms ~ A mud room, one bedroom, a half-bathroom with laundry hookups, and a large closet are on the entry level ~ The other bedroom with large closet is upstairs, alongside the main living area, and the full bathroom ~ The living room, kitchen, and dining area on the second level are an open space to gather, and have laminate flooring, an inviting rock fireplace, T & G ceilings, and an abundance of natural light ~ Enjoy outdoor living on two decks, with one in the front, and one in the rear with a storage area, ideal for relaxing or entertaining ~ The yard is partially fenced ~ Situated near hiking trails and the National Forest, with convenient access to Big Bear Lake, ski resorts, and local amenities.

15. 2026-03-04
    price $240,000 814-char remark

    Show marketing remark (814 chars)

    Chalet style home located in Sugarloaf ~ This reverse floor plan features 2 bedrooms and 1.5 bathrooms ~ A mud room, one bedroom, a half-bathroom with laundry hookups, and a large closet are on the entry level ~ The other bedroom with large closet is upstairs, alongside the main living area, and the full bathroom ~ The living room, kitchen, and dining area on the second level are an open space to gather, and have laminate flooring, an inviting rock fireplace, T & G ceilings, and an abundance of natural light ~ Enjoy outdoor living on two decks, with one in the front, and one in the rear with a storage area, ideal for relaxing or entertaining ~ The yard is partially fenced ~ Situated near hiking trails and the National Forest, with convenient access to Big Bear Lake, ski resorts, and local amenities.

16. 2026-01-30
    price $274,900 814-char remark

    Show marketing remark (814 chars)

    Chalet style home located in Sugarloaf ~ This reverse floor plan features 2 bedrooms and 1.5 bathrooms ~ A mud room, one bedroom, a half-bathroom with laundry hookups, and a large closet are on the entry level ~ The other bedroom with large closet is upstairs, alongside the main living area, and the full bathroom ~ The living room, kitchen, and dining area on the second level are an open space to gather, and have laminate flooring, an inviting rock fireplace, T & G ceilings, and an abundance of natural light ~ Enjoy outdoor living on two decks, with one in the front, and one in the rear with a storage area, ideal for relaxing or entertaining ~ The yard is partially fenced ~ Situated near hiking trails and the National Forest, with convenient access to Big Bear Lake, ski resorts, and local amenities.

17. 2026-01-30
    price $274,900 814-char remark

    Show marketing remark (814 chars)

    Chalet style home located in Sugarloaf ~ This reverse floor plan features 2 bedrooms and 1.5 bathrooms ~ A mud room, one bedroom, a half-bathroom with laundry hookups, and a large closet are on the entry level ~ The other bedroom with large closet is upstairs, alongside the main living area, and the full bathroom ~ The living room, kitchen, and dining area on the second level are an open space to gather, and have laminate flooring, an inviting rock fireplace, T & G ceilings, and an abundance of natural light ~ Enjoy outdoor living on two decks, with one in the front, and one in the rear with a storage area, ideal for relaxing or entertaining ~ The yard is partially fenced ~ Situated near hiking trails and the National Forest, with convenient access to Big Bear Lake, ski resorts, and local amenities.

18. 2026-01-08
    listed $279,900 Active 814-char remark

    Show marketing remark (814 chars)

    Chalet style home located in Sugarloaf ~ This reverse floor plan features 2 bedrooms and 1.5 bathrooms ~ A mud room, one bedroom, a half-bathroom with laundry hookups, and a large closet are on the entry level ~ The other bedroom with large closet is upstairs, alongside the main living area, and the full bathroom ~ The living room, kitchen, and dining area on the second level are an open space to gather, and have laminate flooring, an inviting rock fireplace, T & G ceilings, and an abundance of natural light ~ Enjoy outdoor living on two decks, with one in the front, and one in the rear with a storage area, ideal for relaxing or entertaining ~ The yard is partially fenced ~ Situated near hiking trails and the National Forest, with convenient access to Big Bear Lake, ski resorts, and local amenities.

19. 2026-01-08
    listed $279,900 Active 814-char remark

    Show marketing remark (814 chars)

    Chalet style home located in Sugarloaf ~ This reverse floor plan features 2 bedrooms and 1.5 bathrooms ~ A mud room, one bedroom, a half-bathroom with laundry hookups, and a large closet are on the entry level ~ The other bedroom with large closet is upstairs, alongside the main living area, and the full bathroom ~ The living room, kitchen, and dining area on the second level are an open space to gather, and have laminate flooring, an inviting rock fireplace, T & G ceilings, and an abundance of natural light ~ Enjoy outdoor living on two decks, with one in the front, and one in the rear with a storage area, ideal for relaxing or entertaining ~ The yard is partially fenced ~ Situated near hiking trails and the National Forest, with convenient access to Big Bear Lake, ski resorts, and local amenities.

20. 2015-04-23
    soldstatus $147,500 Closed Sale
21. 2015-04-22
    soldstatus $147,500
22. 2015-04-22
    soldstatus $147,500
23. 2015-03-20
    status Pending Sale
24. 2015-02-22
    price $154,000
25. 2015-02-07
    price $157,500
26. 2014-12-13
    listed $159,900 Active
27. 2014-12-12
    listed $154,000
28. 2005-06-29
    soldstatus $165,000
29. 2000-10-26
    soldstatus $10,000

ⓘ 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: $3,244 · $270/mo
• Projected year-2 tax: $3,244 · $270/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 7/10 Severe
• 🌡 Heat 2/10 Low 11 d/yr ≥82°F today · 30 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 31 unhealthy d/yr today · 39 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,349
• − Mortgage interest: −$11,198
• − Property taxes: −$3,244
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,788
• − Management: −$1,788
• − Depreciation: −$5,815
• Taxable loss: −$2,483
• Est. tax savings @ 24.0%: +$596
• After-tax cash flow: $1,429/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: Bear Valley Unified
• NCES district ID: 0604230
• Math proficiency: 26% ▼ -4.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $42,222
• Composite: 29.12/100
• National rank: #6588
• State rank: #289 of 517 in CA

Livability — Big Bear City

• Score: 52/100
• State rank: #988
• US rank: #24706

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Big Bear City, CA
• County: San Bernardino County · 2,030,291 people
• City population: 9,334
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 2,042
• Household income: $50,694
• Rent vs Own: 36.7% rent · 63.3% own
• Severe rent burden: 151.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 11% Two or more races 6% Black 6% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 7% Russian 4% Portuguese 2%
• Foreign-born: 5%
• Languages at home: 92% English-only · Other Asian/Pacific 3% Arabic 2%

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: ▼ -198.95%
• Current HPI: 404.3928
• 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

+2200.0% since first listed

26 events — show timeline

• 2026-05-08 Price Changed $230,000 CRMLS
• 2026-05-08 Price Changed $230,000 MRCAOR
• 2026-04-08 Relisted — CRMLS
• 2026-04-08 Relisted — MRCAOR
• 2026-04-07 Contingent — CRMLS
• 2026-03-31 Contingent — MRCAOR
• 2026-03-21 Relisted — CRMLS
• 2026-03-21 Relisted — MRCAOR
• 2026-03-16 Contingent — CRMLS
• 2026-03-16 Contingent — MRCAOR
• 2026-03-04 Price Changed $240,000 CRMLS
• 2026-03-04 Price Changed $240,000 MRCAOR
• 2026-01-30 Price Changed $274,900 CRMLS
• 2026-01-30 Price Changed $274,900 MRCAOR
• 2026-01-08 Listed $279,900 MRCAOR
• 2026-01-08 Listed $279,900 CRMLS
• 2015-04-23 Sold (MLS) $147,500 CRMLS
• 2015-04-22 Sold (Public Records) $147,500 Public Records
• 2015-04-22 Sold (MLS) $147,500 MRCAOR
• 2015-03-20 Pending — CRMLS
• 2015-02-22 Price Changed $154,000 CRMLS
• 2015-02-07 Price Changed $157,500 CRMLS
• 2014-12-13 Listed $159,900 CRMLS
• 2014-12-12 Listed $154,000 MRCAOR
• 2005-06-29 Sold (Public Records) $165,000 Public Records
• 2000-10-26 Sold (Public Records) $10,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $3,244 · +4.8% YoY. Source: county tax records.