25955 California 243 #1 · Idyllwild-Pine Cove, CA 92549

$74,500

1 bd · 1.0 ba · 525 sqft · Manufactured · 96 Days on market

Built 1990 Good condition $142/sqft · 36% above area Est $55k · 36% over ↓ 4% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This bright and turnkey mobile home is located in downtown Idyllwild in the lovely 55+ community of mobile home park, Idyllwild Trailer Park. The home, which comes fully furnished, features a large bedroom with queen bed and plenty of closet and shelving space, bathroom with full size bathtub, large and airy living room with propane wood stove, new mini-split, skylights, updated kitchen with built-in display hutch, a separate dining area, and newer laminate flooring throughout. Additionally, the property offers a brand new fully fenced large front deck, fenced side yard, plenty of inside storage, and an outdoor storage shed. The mobile home has ample parking with its own carport, too. Idyllwild Trailer Park has a large community club house with complete amenities, as well as laundry facilities. Current space rent at the park is $818 per month, which includes water, snow removal, and trash services. Pets are welcome. All you need to bring is your toothbrush to this lovely full time or part time home in the mountains!

Key facts

• Fenced side yard
• Ample parking
• Turnkey mobile home

Tags

• TURNKEY MOBILE HOME
• FULLY FURNISHED
• LARGE FRONT DECK
• FENCED SIDE YARD
• OUTDOOR STORAGE SHED
• AMPLE PARKING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $74k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $508 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.6% vs local median 2.9% in Idyllwild-Pine Cove — 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.
• Hemet Unified (suburban): math 19% / reading 41% proficiency, ranked #360 of 517 in CA (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 183 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 73% of comp listings sitting > 30 days — soft ceiling on asking rent; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $515 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Riverside County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,795 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% 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. 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.
6. 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.
7. 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: 1.85% ✓
• Cap rate: 15.55%
• Cash-on-cash: 33.06%
• DSCR: 2.47
• GRM: 4.5

CMA / ARV

• ARV (median comp): $54,593
• List price: $74,500
• Delta: 36.46%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25955 Highway 243 #11	0.00mi	1/1.0	520 (-1%)	13mo	$145,000	$279	88
25955 Hwy 243 #6	0.00mi	1/1.0	500 (-5%)	7mo	$55,000	$110	86
25995 Hwy 243 #57	0.03mi	1/1.0	545 (+4%)	23mo	$30,000	$55	73
25955 Hwy 243 #2	0.00mi	1/1.0	450 (-14%)	5mo	$55,000	$122	72
25995 Hwy 243, Sp 57	0.07mi	1/1.0	545 (+4%)	23mo	$30,000	$55	71

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: 23.7%
• Equity multiple: 1.98×
• Total profit: $20,362
• Equity at exit: $11,108

10-year hold

• IRR: 31.6%
• Equity multiple: 3.86×
• Total profit: $59,666
• Equity at exit: $6,441

Cash invested: $20,860 (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 92549

• Home prices YoY: -25.8%
• Active inventory: 183
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,379 high
• Mortgage (P&I): −$391
• Tax est. 1.5%: −$93 /mo · $1,118/yr
• Insurance: −$31
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $508

Break-even live

Break-even rent $736

Max offer price $74,500

Occupancy floor 58%

Sensitivity live

Price	-10% $560	-5% $534	+0% $508	+5% $483	+10% $457
Rent	-10% $399	-5% $454	+0% $508	+5% $563	+10% $617
Rate	-1.0pp $546	-0.5pp $527	base $508	+0.5pp $489	+1.0pp $469

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: $18,625
• Closing costs: $2,235
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
54100 Pine Crest Ave Idyllwild, CA	1.0	1.0	600	$1,450	$2.42	44d	1	0.10mi
54100 Pine Crest Ave Unit 8 Idyllwild-Pine Cove, CA	1.0	1.0	475	$1,150	$2.42	44d	1	0.10mi
54078 Pine Crest Ave Idyllwild-Pine Cove, CA	1.0	1.0	500	$1,400	$2.80	17d	1	0.13mi
54274 N Circle Dr Idyllwild-Pine Cove, CA	1.0	1.0	500	$1,200	$2.40	12d	1	0.15mi
54045 Pine Crest Ave Unit NA Idyllwild-Pine Cove, CA	1.0	1.0	609	$1,300	$2.13	20d	1	0.17mi
54042 Pine Crest Ave Idyllwild, CA	1.0	1.0	529	$1,199	$2.27	44d	1	0.20mi
26500 California 243 Unit G Idyllwild-Pine Cove, CA	1.0	1.0	600	$1,250	$2.08	44d	1	0.41mi
54605 N Circle Dr Idyllwild-Pine Cove, CA	1.0	1.0	400	$1,350	$3.38	44d	1	0.46mi
54705 Pine Crest Ave Idyllwild, CA	1.0	1.0	475	$1,550	$3.26	44d	1	0.52mi
54374 Valley-View Unit Upstairs Idyllwild-Pine Cove, CA	1.0	1.0	750	$1,600	$2.13	44d	1	0.57mi
52640 Marian View Dr Idyllwild-Pine Cove, CA	1.0	1.0	648	$1,500	$2.31	44d	1	1.48mi

Listing history 17 events

1. 2026-06-18
   days on market $74,500 Active 96 DOM
2. 2026-06-18
   price $74,500 Active 95 DOM
3. 2026-06-17
   days on market $79,500 Active 95 DOM
4. 2026-06-16
   days on market $79,500 Active 94 DOM
5. 2026-06-15
   days on market $79,500 Active 93 DOM
6. 2026-06-13
   days on market $79,500 Active 91 DOM
7. 2026-06-09
   days on market $79,500 Active 87 DOM
8. 2026-06-08
   days on market $79,500 Active 86 DOM
9. 2026-06-07
   days on market $79,500 Active 85 DOM
10. 2026-06-04
    days on market $79,500 Active 82 DOM
11. 2026-06-03
    days on market $79,500 Active 81 DOM
12. 2026-06-02
    days on market $79,500 Active 80 DOM
13. 2026-06-01
    days on market $79,500 Active 79 DOM
14. 2026-05-31
    days on market $79,500 Active 78 DOM
15. 2026-03-14
    listed $79,500 Active 1031-char remark

    Show marketing remark (1031 chars)

    This bright and turnkey mobile home is located in downtown Idyllwild in the lovely 55+ community of mobile home park, Idyllwild Trailer Park. The home, which comes fully furnished, features a large bedroom with queen bed and plenty of closet and shelving space, bathroom with full size bathtub, large and airy living room with propane wood stove, new mini-split, skylights, updated kitchen with built-in display hutch, a separate dining area, and newer laminate flooring throughout. Additionally, the property offers a brand new fully fenced large front deck, fenced side yard, plenty of inside storage, and an outdoor storage shed. The mobile home has ample parking with its own carport, too. Idyllwild Trailer Park has a large community club house with complete amenities, as well as laundry facilities. Current space rent at the park is $818 per month, which includes water, snow removal, and trash services. Pets are welcome. All you need to bring is your toothbrush to this lovely full time or part time home in the mountains!

16. 2026-03-02
    price $79,500 1031-char remark

    Show marketing remark (1031 chars)

    This bright and turnkey mobile home is located in downtown Idyllwild in the lovely 55+ community of mobile home park, Idyllwild Trailer Park. The home, which comes fully furnished, features a large bedroom with queen bed and plenty of closet and shelving space, bathroom with full size bathtub, large and airy living room with propane wood stove, new mini-split, skylights, updated kitchen with built-in display hutch, a separate dining area, and newer laminate flooring throughout. Additionally, the property offers a brand new fully fenced large front deck, fenced side yard, plenty of inside storage, and an outdoor storage shed. The mobile home has ample parking with its own carport, too. Idyllwild Trailer Park has a large community club house with complete amenities, as well as laundry facilities. Current space rent at the park is $818 per month, which includes water, snow removal, and trash services. Pets are welcome. All you need to bring is your toothbrush to this lovely full time or part time home in the mountains!

17. 2026-01-10
    listed $83,000 Active 1031-char remark

    Show marketing remark (1031 chars)

    This bright and turnkey mobile home is located in downtown Idyllwild in the lovely 55+ community of mobile home park, Idyllwild Trailer Park. The home, which comes fully furnished, features a large bedroom with queen bed and plenty of closet and shelving space, bathroom with full size bathtub, large and airy living room with propane wood stove, new mini-split, skylights, updated kitchen with built-in display hutch, a separate dining area, and newer laminate flooring throughout. Additionally, the property offers a brand new fully fenced large front deck, fenced side yard, plenty of inside storage, and an outdoor storage shed. The mobile home has ample parking with its own carport, too. Idyllwild Trailer Park has a large community club house with complete amenities, as well as laundry facilities. Current space rent at the park is $818 per month, which includes water, snow removal, and trash services. Pets are welcome. All you need to bring is your toothbrush to this lovely full time or part time home in the mountains!

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 3/10 Moderate 8 d/yr ≥87°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,551
• − Mortgage interest: −$4,173
• − Property taxes: −$1,118
• − Insurance: −$1,170
• − Repairs & maintenance: −$1,324
• − Management: −$1,324
• − Depreciation: −$2,167
• Taxable income: $5,275
• Est. tax owed @ 24.0%: −$1,266
• After-tax cash flow: $4,833/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

Good 75/100 Cosmetic rehab

This turnkey mobile home in Idyllwild is in good condition with updated features and a fenced yard, making it a great investment for both resale and rental.

Value-add opportunities

• Both painting interior walls — enhances curb appeal and interior aesthetics
• Both upgrading flooring — improves comfort and value
• Both upgrading kitchen appliances — enhances functionality and appeal

Renovation cost estimate screening

Value-add ROI direction

• Both painting interior walls — enhances curb appeal and interior aesthetics ↑
• Both upgrading flooring — improves comfort and value ↑
• Both upgrading kitchen appliances — enhances functionality and appeal ↑

ⓘ 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: Hemet Unified
• NCES district ID: 0616920
• Math proficiency: 19% ▼ -3.00%
• Reading proficiency: 41% ▲ 4.00%
• Median HH income: $39,962
• Composite: 25.16/100
• National rank: #7517
• State rank: #360 of 517 in CA

Livability — Idyllwild-Pine Cove

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

Census & demographics

• Census place: Idyllwild-Pine Cove, CA
• County: Riverside County · 2,287,001 people
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 4,016
• Household income: $73,750
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 156.0

Population outlook (Riverside County) Hauer SSP2

• Today (2025): 2,664,475 people
• By 2030: 2,802,692 · +5.2%
• By 2040: 3,050,904 · +14.5%
• By 2050: 3,256,783 · +22.2%
• By 2075: 3,655,058 · +37.2%
• By 2100: 3,766,594 · +41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 57% Hispanic / Latino 24% Asian 9% Two or more races 8% Native American 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 4% Italian 2% Romanian 2%
• Foreign-born: 20% · Canada, China, Vietnam
• Languages at home: 79% English-only · Spanish 14% Tagalog/Filipino 2% Other Indo-European 2%

Political lean MEDSL · Riverside

• 2024 margin: Toss-up / Even · D 48.0% · R 49.3% · Other 2.6%
• 2008→2024 swing: -3.6pp toward R · 2008: 2.3pp · 2024: -1.3pp
• All cycles: 2024: R+1.3 2020: D+8.0 2016: D+4.3 2012: R+0.4 2008: D+2.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.32%
• Current HPI: 287.8582
• 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

-4.2% since first listed

3 events — show timeline

• 2026-03-14 Listed $79,500 GPSMLS
• 2026-03-02 Price Changed $79,500 IAOR
• 2026-01-10 Listed $83,000 IAOR