69 Seven Oaks Trl · Big Bear Lake, CA 92305

$146,900

1 bd · 1.0 ba · 516 sqft · SingleFamily · 74 Days on market

Built 1926 Fair condition 1,000 sqft lot

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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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Welcome to 69 Seven Oaks, where comfort, character, and the beauty of nature come together to create a truly inviting mountain escape. Tucked away in a peaceful setting above the Santa Ana River, this charming cabin offers a sense of calm the moment you arrive, surrounded by towering pines, fresh mountain air, and the quiet sounds of nature. Situated on U. S Forest Service land, Recreational use cabin with a Special Use Permit, and certain restrictions may apply. This is a unique opportunity to enjoy a special mountain setting. Step inside and feel instantly at home in the cozy living room, with a sofa queen couch bed, original hardwood floors and a wood-burning river rock fireplace create the perfect place to unwind after a day outdoors. Tongue-and-groove wood ceilings and walls add warmth and rustic charm, while a ceiling fan provides comfort year-round. Just beyond, the kitchen features stylish countertops, a refrigerator, and its own ceiling fan offering a functional space to prepare meals and gather. The thoughtfully designed bathroom includes a convenient split layout, and upstairs, the spacious loft-style bedroom offers flexibility for sleeping arrangements, one side offers two twin beds. This cabin sleeps 6 comfortably. Recent upgrades, including updated electrical and two interior propane wall heaters, enhance both comfort and efficiency. An access road leads to the back side of the cabin, providing additional parking for added convenience. Backed by the breathtaking San Gorgonio Mountains, the property offers scenic views and a tranquil backdrop that changes beautifully with the seasons. Enjoy nearby access to hiking trails, fishing spots, and endless outdoor recreation. When adventure calls, Big Bear Lake, Bear Mountain, and Snow Summit are all within approximately an hour, offering year-round activities. Whether you're looking for a peaceful place to disconnect or a cozy basecamp for outdoor adventures, 69 Seven Oaks captures the essence of mountain living. Special note: This unique cabin is for Recreational use and is cash only.

Key facts

• 1,000 sq ft lot
• 5 parking spots
• Built 1926

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $147k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $527 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $147k).
• Recommended offer: $138k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 2.4% in Big Bear Lake — 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 64/100 on livability (#420 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+; Watch: crime C-, housing C-, health & safety D+.
• 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: 33 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 $6k of equity ($1k loan paydown + $5k appreciation (3.5% 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 (3.5% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

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

Recommended offer $138,086 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 10.60%
• Cash-on-cash: 15.38%
• DSCR: 1.68
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.46% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.9%
• Equity multiple: 2.33×
• Total profit: $54,881
• Equity at exit: $69,857

10-year hold

• IRR: 23.5%
• Equity multiple: 4.50×
• Total profit: $144,029
• Equity at exit: $110,713

Cash invested: $41,132 (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 92305

• Home prices YoY: 1.1%
• Active inventory: 33
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,952 medium
• Mortgage (P&I): −$770
• Tax est. 1.5%: −$184 /mo · $2,204/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $527

Break-even live

Break-even rent $1,285

Max offer price $146,900

Occupancy floor 68%

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: $36,725
• Closing costs: $4,407
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-18
   days on market $146,900 Active 74 DOM
2. 2026-06-18
   price $146,900 Active 73 DOM
3. 2026-06-17
   days on market $154,000 Active 73 DOM
4. 2026-06-16
   days on market $154,000 Active 72 DOM
5. 2026-06-15
   days on market $154,000 Active 71 DOM
6. 2026-06-13
   days on market $154,000 Active 69 DOM
7. 2026-06-13
   days on market $154,000 Active 68 DOM
8. 2026-06-09
   days on market $154,000 Active 65 DOM
9. 2026-06-08
   days on market $154,000 Active 64 DOM
10. 2026-06-07
    days on market $154,000 Active 63 DOM
11. 2026-06-04
    days on market $154,000 Active 60 DOM
12. 2026-06-03
    days on market $154,000 Active 59 DOM
13. 2026-06-02
    days on market $154,000 Active 58 DOM
14. 2026-06-01
    days on market $154,000 Active 57 DOM
15. 2026-05-31
    days on market $154,000 Active 56 DOM
16. 2026-04-05
    listed $154,000 Active 2077-char remark

    Show marketing remark (2077 chars)

    Welcome to 69 Seven Oaks, where comfort, character, and the beauty of nature come together to create a truly inviting mountain escape. Tucked away in a peaceful setting above the Santa Ana River, this charming cabin offers a sense of calm the moment you arrive, surrounded by towering pines, fresh mountain air, and the quiet sounds of nature. Situated on U. S Forest Service land, Recreational use cabin with a Special Use Permit, and certain restrictions may apply. This is a unique opportunity to enjoy a special mountain setting. Step inside and feel instantly at home in the cozy living room, with a sofa queen couch bed, original hardwood floors and a wood-burning river rock fireplace create the perfect place to unwind after a day outdoors. Tongue-and-groove wood ceilings and walls add warmth and rustic charm, while a ceiling fan provides comfort year-round. Just beyond, the kitchen features stylish countertops, a refrigerator, and its own ceiling fan offering a functional space to prepare meals and gather. The thoughtfully designed bathroom includes a convenient split layout, and upstairs, the spacious loft-style bedroom offers flexibility for sleeping arrangements, one side offers two twin beds. This cabin sleeps 6 comfortably. Recent upgrades, including updated electrical and two interior propane wall heaters, enhance both comfort and efficiency. An access road leads to the back side of the cabin, providing additional parking for added convenience. Backed by the breathtaking San Gorgonio Mountains, the property offers scenic views and a tranquil backdrop that changes beautifully with the seasons. Enjoy nearby access to hiking trails, fishing spots, and endless outdoor recreation. When adventure calls, Big Bear Lake, Bear Mountain, and Snow Summit are all within approximately an hour, offering year-round activities. Whether you're looking for a peaceful place to disconnect or a cozy basecamp for outdoor adventures, 69 Seven Oaks captures the essence of mountain living. Special note: This unique cabin is for Recreational use and is cash only.

17. 2025-05-23
    soldstatus $140,000 Sold 1469-char remark

    Show marketing remark (1469 chars)

    This charming cabin home is nestled on USFS land above the Santa Ana River and benefits from a government lease. Wake up and step onto your front porch to breathe in the crisp mountain air, surrounded by towering pines and breathtaking views of the San Gorgonio Mountains. The cozy living room features original hardwood floors and a large, wood-burning river rock fireplace, perfect for chilly mornings or cozy evenings. The kitchen includes a stylish countertop, refrigerator, ceiling fan, and tongue-and-groove wood details on the ceiling and walls for a warm, rustic feel. The bathroom is uniquely designed with a split layout for added convenience. Upstairs, a spacious loft-style bedroom offers flexibility, and it can easily be divided into two private sleeping areas if desired. Upgrades include a newer exterior shutter, two interior propane wall heaters, and updated electrical throughout. The backyard backs directly up to the San Gorgonio Mountains, offering even more stunning views. Whether you're seeking a peaceful retreat to unwind or an adventurous vacation close to nature, this location offers the perfect blend. Nestled near serene waters, scenic hiking trails, and prime spots for seasonal fishing, it's an ideal escape for nature lovers. Plus, with Big Bear Lake, Bear Mountain, and Snow Summit all within an hour's drive, you'll have easy access to skiing, snowboarding, and mountain activities. Take a look and make us an offer we can't refuse!

18. 2025-04-28
    historical Backup Offers Accepted 1469-char remark

    Show marketing remark (1469 chars)

    This charming cabin home is nestled on USFS land above the Santa Ana River and benefits from a government lease. Wake up and step onto your front porch to breathe in the crisp mountain air, surrounded by towering pines and breathtaking views of the San Gorgonio Mountains. The cozy living room features original hardwood floors and a large, wood-burning river rock fireplace, perfect for chilly mornings or cozy evenings. The kitchen includes a stylish countertop, refrigerator, ceiling fan, and tongue-and-groove wood details on the ceiling and walls for a warm, rustic feel. The bathroom is uniquely designed with a split layout for added convenience. Upstairs, a spacious loft-style bedroom offers flexibility, and it can easily be divided into two private sleeping areas if desired. Upgrades include a newer exterior shutter, two interior propane wall heaters, and updated electrical throughout. The backyard backs directly up to the San Gorgonio Mountains, offering even more stunning views. Whether you're seeking a peaceful retreat to unwind or an adventurous vacation close to nature, this location offers the perfect blend. Nestled near serene waters, scenic hiking trails, and prime spots for seasonal fishing, it's an ideal escape for nature lovers. Plus, with Big Bear Lake, Bear Mountain, and Snow Summit all within an hour's drive, you'll have easy access to skiing, snowboarding, and mountain activities. Take a look and make us an offer we can't refuse!

19. 2025-04-18
    listed $140,000 Active 1469-char remark

    Show marketing remark (1469 chars)

    This charming cabin home is nestled on USFS land above the Santa Ana River and benefits from a government lease. Wake up and step onto your front porch to breathe in the crisp mountain air, surrounded by towering pines and breathtaking views of the San Gorgonio Mountains. The cozy living room features original hardwood floors and a large, wood-burning river rock fireplace, perfect for chilly mornings or cozy evenings. The kitchen includes a stylish countertop, refrigerator, ceiling fan, and tongue-and-groove wood details on the ceiling and walls for a warm, rustic feel. The bathroom is uniquely designed with a split layout for added convenience. Upstairs, a spacious loft-style bedroom offers flexibility, and it can easily be divided into two private sleeping areas if desired. Upgrades include a newer exterior shutter, two interior propane wall heaters, and updated electrical throughout. The backyard backs directly up to the San Gorgonio Mountains, offering even more stunning views. Whether you're seeking a peaceful retreat to unwind or an adventurous vacation close to nature, this location offers the perfect blend. Nestled near serene waters, scenic hiking trails, and prime spots for seasonal fishing, it's an ideal escape for nature lovers. Plus, with Big Bear Lake, Bear Mountain, and Snow Summit all within an hour's drive, you'll have easy access to skiing, snowboarding, and mountain activities. Take a look and make us an offer we can't refuse!

20. 2022-05-03
    soldstatus $120,000 Closed Sale
21. 2022-04-06
    status Pending Sale
22. 2022-03-28
    listed $125,000 Active
23. 2020-05-22
    soldstatus $65,900 Closed Sale
24. 2020-05-22
    soldstatus $65,900
25. 2020-04-28
    status Pending Sale
26. 2020-04-21
    listed $69,900 Active
27. 2020-04-21
    listed $69,900
28. 2015-06-21
    historical
29. 2014-12-21
    listed $77,500 Active
30. 2014-11-26
    historical
31. 2014-05-28
    listed $77,500 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 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 3/10 Moderate 12 d/yr ≥81°F today · 32 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 33 unhealthy d/yr today · 39 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,429
• − Mortgage interest: −$8,229
• − Property taxes: −$2,204
• − Insurance: −$734
• − Repairs & maintenance: −$1,874
• − Management: −$1,874
• − Depreciation: −$4,273
• Taxable income: $4,240
• Est. tax owed @ 24.0%: −$1,018
• After-tax cash flow: $5,309/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 · 12 photos

Fair 45/100 Moderate rehab

This charming cabin requires moderate repairs and maintenance to improve its condition and value. Painting the interior walls and replacing the ceiling fan, cabinets, and exterior siding would significantly enhance its curb appeal and functionality.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom cabinets — slight wear
• Moderate exterior siding — some wear

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace ceiling fan — improves air circulation and reduces energy consumption
• Both replace kitchen cabinets — modernizes the kitchen and improves functionality
• Both replace bathroom cabinets — modernizes the bathroom and improves functionality
• Both repair exterior siding — enhances curb appeal and structural integrity

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom cabinets · slight wear	Minor	$500–3,000
exterior siding · some wear	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$4,000–21,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace ceiling fan — improves air circulation and reduces energy consumption ↑
• Both replace kitchen cabinets — modernizes the kitchen and improves functionality ↑
• Both replace bathroom cabinets — modernizes the bathroom and improves functionality ↑
• Both repair exterior siding — enhances curb appeal and structural integrity ↑

ⓘ 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: 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 Lake

• Score: 64/100
• State rank: #420
• US rank: #14284

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 5,215
• Population (ZIP): 371

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 (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Scotch-Irish 5% Iranian 3% Russian 2%
• Foreign-born: 5%
• Languages at home: 79% English-only · Russian/Polish/Slavic 21%

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: ▲ 3.46%
• Current HPI: 307.1726
• 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

+98.7% since first listed

16 events — show timeline

• 2026-04-05 Listed $154,000 TheMLS
• 2025-05-23 Sold (MLS) $140,000 TheMLS
• 2025-04-28 Contingent — TheMLS
• 2025-04-18 Listed $140,000 TheMLS
• 2022-05-03 Sold (MLS) $120,000 CRMLS
• 2022-04-06 Pending — CRMLS
• 2022-03-28 Listed $125,000 CRMLS
• 2020-05-22 Sold (MLS) $65,900 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2020-05-22 Sold (MLS) $65,900 CRMLS
• 2020-04-28 Pending — CRMLS
• 2020-04-21 Listed $69,900 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2020-04-21 Listed $69,900 CRMLS
• 2015-06-21 Listing Removed — CRMLS
• 2014-12-21 Listed $77,500 CRMLS
• 2014-11-26 Listing Removed — CRMLS
• 2014-05-28 Listed $77,500 CRMLS