10487 Via Verde · Piñon Hills, CA 92372

$285,000

3 bd · 2.0 ba · 1,536 sqft · SingleFamily public records · 13 Days on market

Built 1985 2.33 ac lot Est $376k · 24% under

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Why this score? — see what drove the C+ 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 +16.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +4.9/10.0
• Schools +3.7/10.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautiful mountain view! Close to Hwy 138. Bring your off raod toys and horses to this 2.3 acre lot.

Key facts

• 2.33 acre lot
• 2 garage spots
• Built 1985

Property features AI

Finance

• Other: Total of one unit on the parcel
• Financial info: Assessment status: Unknown
• HOA & community: Rural community setting

Exterior

• Parking: Two garage spaces; Two total parking spaces
• Security: Security details not provided
• Utilities: Public / district water; Septic (type unknown)
• Home design: Detached house; Single-story; No accessory dwelling unit
• Construction: Year built source: assessor; No common walls
• Exterior features: Slab patio; Front and back yard; Level lot with street; No landscaping; Yard; Has view; No pool

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Three main-level bedrooms
• Flooring: Flooring details not provided
• Bathrooms: Two full bathrooms (main level)
• Heating & cooling: Central furnace heating; Central air conditioning
• Interior features: One-level home; Main entry at ground level; Living room and family room; Fireplace in family room; Has central heating; Central cooling
• Laundry & utility: Inside laundry in a dedicated room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/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 $244k (14.4% below list).
• Recommended offer: $244k (14.4% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.8% in Piñon Hills — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: 164 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 $30k of equity ($2k loan paydown + $28k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $80k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y 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.
• Current owner paid $58k; list at $285k implies a 387% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $243,944 (14.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.86% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.09%
• DSCR: 1.09
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $376,320
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1774 Barkley Ranch Rd	0.49mi	3/2.0	1,674 (+9%)	7mo	$410,000	$245	56
1375 Locust Rd	0.69mi	4/2.0 (+1)	1,680 (+9%)	18mo	$383,000	$228	33
9874 Silver Rock Rd	0.69mi	3/2.0	1,709 (+11%)	21mo	$520,000	$304	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.8%
• Equity multiple: 3.06×
• Total profit: $164,013
• Equity at exit: $256,751

10-year hold

• IRR: 22.7%
• Equity multiple: 6.96×
• Total profit: $475,867
• Equity at exit: $553,692

Cash invested: $79,800 (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 92372

• Home prices YoY: 14.8%
• Active inventory: 164
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,439 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$175 /mo · $2,095/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $139

Break-even live

Break-even rent $2,263

Max offer price $285,000

Occupancy floor 89%

Sensitivity live

Price	-10% $301	-5% $220	+0% $139	+5% $59	+10% $-22
Rent	-10% $-53	-5% $43	+0% $139	+5% $236	+10% $332
Rate	-1.0pp $283	-0.5pp $212	base $139	+0.5pp $65	+1.0pp $-10

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-18
   days on market $285,000 Active 13 DOM
2. 2026-06-17
   days on market $285,000 Active 12 DOM
3. 2026-06-16
   days on market $285,000 Active 11 DOM
4. 2026-06-15
   days on market $285,000 Active 10 DOM
5. 2026-06-13
   days on market $285,000 Active 8 DOM
6. 2026-06-09
   days on market $285,000 Active 4 DOM
7. 2026-06-08
   days on market $285,000 Active 3 DOM
8. 2026-06-07
   remarks 363-char remark
9. 2026-06-07
   listed $285,000 Active 2 DOM

ⓘ 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: $2,095 · $175/mo
• Projected year-2 tax: $2,166 · $180/mo
• Expected delta: +$71/yr (+$6/mo · 3.4%)

ⓘ 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 5/10 Major 6 d/yr ≥92°F today · 14 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: $29,273
• − Mortgage interest: −$15,964
• − Property taxes: −$2,095
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,342
• − Management: −$2,342
• − Depreciation: −$8,291
• Taxable loss: −$3,186
• Est. tax savings @ 24.0%: +$765
• After-tax cash flow: $2,436/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 — Piñon Hills

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Piñon Hills, CA
• City population: 4,854
• Population (ZIP): 4,854

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 53% Hispanic / Latino 37% Two or more races 14% Asian 6%
• Hispanic origin (detail): Mexican 23% Puerto Rican 1%
• Common ancestry: Italian 4% Iranian 3% Lithuanian 2%
• Foreign-born: 15% · Canada, South Korea
• Languages at home: 79% English-only · Spanish 15% Korean 4% Tagalog/Filipino 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: ▲ 49.25%
• Current HPI: 383.0737
• 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

+91.3% since first listed

9 events — show timeline

• 2026-06-05 Listed $285,000 CRMLS
• 2022-07-25 Relisted — TheMLS
• 2022-05-26 Price Changed — TheMLS
• 2022-05-11 Listed — TheMLS
• 2012-07-02 Sold (MLS) $58,500 CRMLS
• 2007-09-19 Sold (Public Records) $187,000 Public Records
• 2007-09-19 Sold (MLS) $187,000 CRMLS
• 2003-12-12 Sold (Public Records) $149,000 Public Records
• 2003-12-12 Sold (MLS) $149,000 CRMLS

Property tax history

-1.0%/yr

Latest (2025): $2,095 · +19.6% YoY. Source: county tax records.