1661 Virginia St · Wrightwood, CA 92397

$449,900

2 bd · 2.0 ba · 1,488 sqft · SingleFamily public records · 23 Days on market

Built 2003 5,000 sqft lot Est $485k · 7% 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 +13.4/30.0
• ARV discount +10.8/15.0
• DSCR +4.0/10.0
• Schools +3.7/10.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.9/10.0

Listing remarks MLS

Brand NEW, JIM OGLIVEY is the builder Three story two bedrooms and a hugh den (could be 3rd bed} double car street level garage close to town. HURRY dont let this one get away PS FAMILY SKI PASS INCLUDED EXTRA PRICE REDUCED TO $ 224,500 OPEN HOUSE SAT & SUN 12 to 3 PM

Key facts

• 5,000 sq ft lot
• 2 garage spots
• Built 2003

Property features AI

Finance

• Other: Access via county road; paved road frontage
• Financial info: Total units: 1; Assessments: Unknown
• HOA & community: Rural community with biking, hiking, fishing, mountainous terrain, BLM/National Forest access, and foothills

Exterior

• Parking: Attached garage; 2 garage spaces; Driveway (concrete); Off-street parking; Direct garage access; Garage with single door and front entry; Total 2 parking spaces
• Utilities: District/public water; Septic tank; Natural gas connected; Electricity connected (standard); Telephone in street; Cable available; Sewer connected; Water connected
• Home design: House; Two stories; Entry on side; Entry level: 1
• Construction: Composition roof; No common walls; Year built: source - Assessor
• Exterior features: Wood deck/patio; Has patio; Chain-link fencing; Treed lot; Level with street / Lot-level / Flat; Park nearby; Has view

Interior

• Kitchen: Microwave; Gas range; Gas oven; Dishwasher; Breakfast counter/bar
• Bedrooms: One main-floor bedroom
• Flooring: Laminated flooring
• Bathrooms: Two full bathrooms; Main floor full bath; Bathtub; Shower; Vanity area; Linen closet/storage; Closet in bathroom; Exhaust fan(s)
• Heating & cooling: Central furnace
• Interior features: Balcony; Ceiling fan; Two staircases; Turnkey condition; Has fireplace (free-standing, wood)
• Laundry & utility: Laundry room inside; Individual laundry room; Gas and electric dryer hookups; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $450k.

Deal economics

• At list price, monthly cash flow is $-121 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $429k (4.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $361k (19.7% below list).
• Recommended offer: $361k (19.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.1% in Wrightwood — 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 49/100 on livability (#1,155 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A-, employment B; Watch: amenities F, commute F, cost of living F.
• Snowline Joint Unified (rural): math 34% / reading 44% proficiency, ranked #722 of 1,400 in CA (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 108 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k 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 23 days — a 2% lower offer ($443k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $222k; list at $450k implies a 103% gain — meaningful room to come down on a strong offer.

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 $361,198 (19.7% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.80% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.04%
• DSCR: 1.00
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $485,088
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1742 Twin Lks	0.20mi	3/2.0 (+1)	1,536 (+3%)	7mo	$479,000	$312	75
1707 Twin Lakes Dr	0.21mi	2/2.0	1,408 (-5%)	11mo	$445,000	$316	72
1495 Irene	0.24mi	2/2.0	1,345 (-10%)	9mo	$440,000	$327	66
1680 Betty St	0.08mi	3/2.5 (+1)	1,645 (+11%)	10mo	$460,000	$280	63
1386 Helen St	0.34mi	3/2.0 (+1)	1,408 (-5%)	14mo	$495,000	$352	58
1711 Betty St	0.13mi	3/2.5 (+1)	1,387 (-7%)	21mo	$495,000	$357	58
1381 Laura St	0.38mi	2/1.5	1,296 (-13%)	5mo	$430,000	$332	54
5435 Heath Creek Dr	0.70mi	3/2.5 (+1)	1,583 (+6%)	6mo	$455,000	$287	45
1252 Apple Ave	0.55mi	3/2.0 (+1)	1,640 (+10%)	14mo	$527,500	$322	40
1130 Robin Rd	0.67mi	3/2.0 (+1)	1,274 (-14%)	8mo	$465,000	$365	33
5629 Lodgepole Dr	0.55mi	3/1.5 (+1)	1,320 (-11%)	20mo	$430,000	$326	32
1088 Partridge Rd	0.73mi	3/2.0 (+1)	1,670 (+12%)	12mo	$390,000	$234	31

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: -18.2%
• Equity multiple: 0.36×
• Total profit: $-80,620
• Equity at exit: $67,082

10-year hold

• IRR: -10.5%
• Equity multiple: 0.36×
• Total profit: $-80,218
• Equity at exit: $38,899

Cash invested: $125,972 (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 92397

• Home prices YoY: -2.0%
• Active inventory: 108
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $3,612 medium
• Mortgage (P&I): −$2,359
• Tax from tax record: −$302 /mo · $3,626/yr
• Insurance: −$187
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$759
• Net cashflow: $-121

Break-even live

Break-even rent $3,765

Max offer price $428,575

Occupancy floor 98%

Sensitivity live

Price	-10% $134	-5% $7	+0% $-121	+5% $-248	+10% $-375
Rent	-10% $-406	-5% $-263	+0% $-121	+5% $22	+10% $165
Rate	-1.0pp $106	-0.5pp $-6	base $-121	+0.5pp $-237	+1.0pp $-356

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: $112,475
• Closing costs: $13,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1668 Highway 2 Wrightwood, CA	3.0	2.0	1629	$4,200	$2.58	0d	1	0.19mi
6078 Spruce St Unit C Wrightwood, CA	2.0	1.5	1320	$1,700	$1.29	15d	1	0.71mi
959 Quail Rd Wrightwood, CA	3.0	2.0	1782	$3,200	$1.80	13d	1	0.88mi

Listing history 17 events

1. 2026-06-21
   days on market $449,900 Active 23 DOM
2. 2026-06-18
   days on market $449,900 Active 20 DOM
3. 2026-06-17
   days on market $449,900 Active 19 DOM
4. 2026-06-16
   days on market $449,900 Active 18 DOM
5. 2026-06-15
   days on market $449,900 Active 17 DOM
6. 2026-06-13
   days on market $449,900 Active 15 DOM
7. 2026-06-09
   days on market $449,900 Active 11 DOM
8. 2026-06-08
   days on market $449,900 Active 10 DOM
9. 2026-06-07
   days on market $449,900 Active 9 DOM
10. 2026-06-04
    days on market $449,900 Active 6 DOM
11. 2026-06-03
    days on market $449,900 Active 5 DOM
12. 2026-06-02
    days on market $449,900 Active 4 DOM
13. 2026-06-01
    days on market $449,900 Active 3 DOM
14. 2026-05-31
    days on market $449,900 Active 2 DOM
15. 2026-05-18
    historical $449,900
16. 2003-07-22
    soldstatus $222,000 276-char remark

    Show marketing remark (276 chars)

    Brand NEW, JIM OGLIVEY is the builder Three story two bedrooms and a hugh den (could be 3rd bed} double car street level garage close to town. HURRY dont let this one get away PS FAMILY SKI PASS INCLUDED EXTRA PRICE REDUCED TO $ 224,500 OPEN HOUSE SAT & SUN 12 to 3 PM

17. 2003-07-22
    soldstatus $220,000

    Show marketing remark (276 chars)

    Brand NEW, JIM OGLIVEY is the builder Three story two bedrooms and a hugh den (could be 3rd bed} double car street level garage close to town. HURRY dont let this one get away PS FAMILY SKI PASS INCLUDED EXTRA PRICE REDUCED TO $ 224,500 OPEN HOUSE SAT & SUN 12 to 3 PM

ⓘ 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: $3,626 · $302/mo
• Projected year-2 tax: $3,626 · $302/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 A · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 2/10 Low 4 d/yr ≥86°F today · 9 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 26 unhealthy d/yr today · 30 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,344
• − Mortgage interest: −$25,201
• − Property taxes: −$3,626
• − Insurance: −$3,752
• − Repairs & maintenance: −$3,468
• − Management: −$3,468
• − Depreciation: −$13,088
• Taxable loss: −$9,259
• Est. tax savings @ 24.0%: +$2,222
• After-tax cash flow: $774/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: Snowline Joint Unified
• NCES district ID: 0636970
• Math proficiency: 34% ▲ 1.00%
• Reading proficiency: 44% ▬ 0.00%
• Median HH income: $57,625
• Composite: 36.84/100
• National rank: #9157
• State rank: #722 of 1400 in CA

Livability — Wrightwood

• Score: 49/100
• State rank: #1155
• US rank: #25815

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wrightwood, CA
• Population (ZIP): 5,699

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 16% Two or more races 7% Asian 4% Native American 2% Pacific Islander 1%
• Hispanic origin (detail): Mexican 12% Salvadoran 1%
• Common ancestry: Iranian 5% Romanian 3% Portuguese 3%
• Foreign-born: 14% · Canada, Dominican Republic
• Languages at home: 87% English-only · Spanish 12% 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: ▼ -6.26%
• Current HPI: 304.3802
• 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

+102.7% since first listed

3 events — show timeline

• 2026-05-18 Coming Soon $449,900 CRMLS
• 2003-07-22 Sold (Public Records) $220,000 Public Records
• 2003-07-22 Sold (MLS) $222,000 CRMLS

Property tax history

+2.3%/yr

Latest (2025): $3,626 · +7.1% YoY. Source: county tax records.