22899 Byron Rd #110 · Crestline, CA 92325

$162,900

3 bd · 2.0 ba · 1,200 sqft · Manufactured · 252 Days on market

Built 2023 Excellent condition $136/sqft · 76% above area ↓ 19% since listing

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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 +29.7/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Rent growth +3.7/5.0
• Livability +2.8/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This stunning newly built 3-bedroom, 2-bath manufactured home in the sought-after Valley of Enchantment family park offers the perfect blend of modern design and mountain charm. Built with durable 2x4 construction and a 60 lb. roof load for snow, it provides lasting quality and peace of mind. Large windows fill the home with natural light, complementing the bright, open layout with vinyl sheet flooring and cozy carpeted bedrooms. The spacious kitchen features modern appliances and ample storage, opening to a welcoming dining area ideal for family gatherings. The primary bedroom includes a private ensuite with a shower and bathtub for added comfort. With stylish finishes and thoughtful design, this home is a fantastic starter for families or first-time buyers seeking quality and value. Monthly space rent $1049.

Key facts

• Large windows
• Manufactured home
• Durable construction

Tags

• MANUFACTURED HOME
• DURABLE CONSTRUCTION
• LARGE WINDOWS
• SPACIOUS KITCHEN
• MODERN APPLIANCES
• AMPLE STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $163k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $466 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $163k).
• Recommended offer: $143k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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); 252 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 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 $1k of loan paydown is wiped out by about $5k 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 $46k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 252 days — a 12% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $12k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $143,352 (12.0% below list)

Questions for the listing agent

1. It's been on market 252 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.33% ✓
• Cap rate: 10.65%
• Cash-on-cash: 15.56%
• DSCR: 1.69
• GRM: 6.2

CMA / ARV

• ARV (median comp): $92,500
• List price: $162,900
• Delta: 76.11%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22899 Byron Rd #19	0.18mi	3/1.0	1,064 (-11%)	4mo	$65,000	$61	66
22899 Byron Rd #65	0.18mi	2/2.0 (-1)	1,344 (+12%)	21mo	$90,000	$67	49
22899 Byron Rd #105	0.18mi	2/2.0 (-1)	1,040 (-13%)	22mo	$133,900	$129	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 · 4.65% rent growth · sell at horizon

5-year hold

• IRR: 3.9%
• Equity multiple: 1.15×
• Total profit: $7,066
• Equity at exit: $24,289

10-year hold

• IRR: 15.1%
• Equity multiple: 2.32×
• Total profit: $60,389
• Equity at exit: $14,085

Cash invested: $45,612 (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: 252
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,174 high
• Mortgage (P&I): −$854
• Tax est. 1.5%: −$204 /mo · $2,444/yr
• Insurance: −$68
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $466

Break-even live

Break-even rent $1,584

Max offer price $162,900

Occupancy floor 74%

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: $40,725
• Closing costs: $4,887
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	1d	1	0.20mi
686 Ca-138 Crestline, CA	2.0	1.0	720	$1,800	$2.50	3d	1	0.83mi
767 Woodland Rd Unit 1 Crestline, CA	2.0	1.0	1100	$1,700	$1.55	2d	1	0.87mi
794 Woodland Rd Crestline, CA	3.0	2.0	1372	$1,400	$1.02	17d	1	0.95mi
23654 Lake Dr Crestline, CA	2.0	1.0	720	$1,995	$2.77	1d	1	1.05mi
23855 Zuger Dr Unit B Crestline, CA	3.0	1.0	1300	$1,995	$1.53	19d	1	1.24mi
23882 Springwater Rd Crestline, CA	3.0	1.0	1133	$2,500	$2.21	19d	1	1.29mi
198 Mile High Rd Crestline, CA	3.0	2.5	850	$2,300	$2.71	1d	1	1.33mi
979 Venus Way Crestline, CA	2.0	2.0	800	$2,500	$3.12	21d	1	1.36mi
23920 Scenic Dr Crestline, CA	2.0	1.0	770	$1,795	$2.33	24d	1	1.49mi

Listing history 20 events

1. 2026-06-18
   days on market $162,900 Active 252 DOM
2. 2026-06-17
   days on market $162,900 Active 251 DOM
3. 2026-06-16
   days on market $162,900 Active 250 DOM
4. 2026-06-15
   days on market $162,900 Active 249 DOM
5. 2026-06-13
   days on market $162,900 Active 247 DOM
6. 2026-06-13
   days on market $162,900 Active 246 DOM
7. 2026-06-09
   days on market $162,900 Active 243 DOM
8. 2026-06-08
   days on market $162,900 Active 242 DOM
9. 2026-06-07
   days on market $162,900 Active 241 DOM
10. 2026-06-04
    days on market $162,900 Active 238 DOM
11. 2026-06-03
    days on market $162,900 Active 237 DOM
12. 2026-06-02
    days on market $162,900 Active 236 DOM
13. 2026-06-01
    days on market $162,900 Active 235 DOM
14. 2026-05-31
    days on market $162,900 Active 234 DOM
15. 2026-04-07
    price $162,900 821-char remark

    Show marketing remark (821 chars)

    This stunning newly built 3-bedroom, 2-bath manufactured home in the sought-after Valley of Enchantment family park offers the perfect blend of modern design and mountain charm. Built with durable 2x4 construction and a 60 lb. roof load for snow, it provides lasting quality and peace of mind. Large windows fill the home with natural light, complementing the bright, open layout with vinyl sheet flooring and cozy carpeted bedrooms. The spacious kitchen features modern appliances and ample storage, opening to a welcoming dining area ideal for family gatherings. The primary bedroom includes a private ensuite with a shower and bathtub for added comfort. With stylish finishes and thoughtful design, this home is a fantastic starter for families or first-time buyers seeking quality and value. Monthly space rent $1049.

16. 2025-10-09
    listed $174,900 Active 821-char remark

    Show marketing remark (821 chars)

    This stunning newly built 3-bedroom, 2-bath manufactured home in the sought-after Valley of Enchantment family park offers the perfect blend of modern design and mountain charm. Built with durable 2x4 construction and a 60 lb. roof load for snow, it provides lasting quality and peace of mind. Large windows fill the home with natural light, complementing the bright, open layout with vinyl sheet flooring and cozy carpeted bedrooms. The spacious kitchen features modern appliances and ample storage, opening to a welcoming dining area ideal for family gatherings. The primary bedroom includes a private ensuite with a shower and bathtub for added comfort. With stylish finishes and thoughtful design, this home is a fantastic starter for families or first-time buyers seeking quality and value. Monthly space rent $1049.

17. 2025-03-04
    historical
18. 2024-06-06
    price $179,900
19. 2023-10-24
    price $185,900
20. 2023-10-17
    listed $199,900 Active

ⓘ 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: $26,082
• − Mortgage interest: −$9,125
• − Property taxes: −$2,444
• − Insurance: −$2,317
• − Repairs & maintenance: −$2,087
• − Management: −$2,087
• − Depreciation: −$4,739
• Taxable income: $3,285
• Est. tax owed @ 24.0%: −$788
• After-tax cash flow: $4,805/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

Excellent 95/100 None rehab

This brand-new 3-bedroom, 2-bath manufactured home in the Valley of Enchantment family park is in excellent condition with no visible repairs needed. It offers modern comfort and mountain charm, making it an ideal investment for both resale and rental.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental.
• Both Painting exterior and interior — Fresh paint can make the home look newer and more appealing to potential buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Painting exterior and interior — Fresh paint can make the home look newer and more appealing to potential buyers or renters. ↑

ⓘ 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

-18.5% since first listed

6 events — show timeline

• 2026-04-07 Price Changed $162,900 SDMLS
• 2025-10-09 Listed $174,900 SDMLS
• 2025-03-04 Listing Removed — SDMLS
• 2024-06-06 Price Changed $179,900 SDMLS
• 2023-10-24 Price Changed $185,900 SDMLS
• 2023-10-17 Listed $199,900 SDMLS