40671 Village Dr Unit 15B · Big Bear Lake, CA 92315

$5,000

4 bd · 4.0 ba · 2,880 sqft · Timeshare · 79 Days on market

Built 2002 $2/sqft · 189% above area $1369/mo HOA · 39% of rent

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy this Luxury 4 bedroom 4 bath fractional ownership Villa at The Club in the Village of Big Bear Lake, a five star resort by Bluegreen. 5 star Airbnb listing and a week in June and a week in September available right now. These don't come up often. Completely turn key with all dishes, linens and furnishings. You choose your dates (The Club sends a reservation request form 2 times a year) 14 summer/14 winter. You can rent out these dates if you choose or bank them through Registry Collection and travel anywhere in the world. Space available and short notice days are available also for owners only. If purchased YOU will pay HOA fee's of $4106.43 for this Villa every 3 months. You can put up to 4 people on the deed. Enjoy high speed wi-fi anywhere on the property, member owned boat docks, reception area, teen room, gym, game room, heated outdoor pool and spa and all the Village has to offer. No pets unless service pet and no smoking. Cash only.

Key facts

• Spa
• Heated outdoor pool
• High speed wi-fi

Tags

• TURN KEY
• HIGH SPEED WI-FI
• MEMBER OWNED BOAT DOCKS
• HEATED OUTDOOR POOL
• SPA

🏷️ Possibly a rental listed for sale. The $5,000 price doesn't fit this home's estimated sale value (~$1,739) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath timeshare listed at $5k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $5k).
• Recommended offer: $5k (6.0% below list) — sets the bar for market timing.
• Cap rate 329.3% 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: Rents falling (-3.5%/yr); 528 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• At $3,480/mo this rent would consume 54% of the median local household income ($77k/yr) (locally 209% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $35 of loan paydown is wiped out by about $150 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 + 0.0% rent growth), your $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($5k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 13y 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: HOA is 39% of rent.

Recommended offer $4,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 69.61% ✓
• Cap rate: 329.34%
• Cash-on-cash: 1153.74%
• DSCR: 52.34
• GRM: 0.1

CMA / ARV

• ARV (median comp): $1,739
• List price: $5,000
• Delta: 187.49%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
40671 Village Dr Unit 15B	0.03mi	4/4.0	2,880 (0%)	5mo	$5,000	$2	95

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 55.01×
• Total profit: $75,613
• Equity at exit: $746

10-year hold

• IRR: —
• Equity multiple: 101.32×
• Total profit: $140,446
• Equity at exit: $432

Cash invested: $1,400 (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 92315

• Rents YoY: -3.5%
• Active inventory: 528
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $3,480 medium
• Mortgage (P&I): −$26
• Tax est. 1.5%: −$6 /mo · $75/yr
• Insurance: −$2
• HOA: −$1,369
• Vacancy / Maint / Mgmt: −$731
• Net cashflow: $1,346

Break-even live

Break-even rent $1,777

Max offer price $5,000

Occupancy floor 56%

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: $1,250
• Closing costs: $150
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
812 Pine Meadow Ct Big Bear Lake, CA	4.0	3.5	2605	$4,250	$1.63	43d	1	0.56mi
207 Pinecrest Dr Big Bear Lake, CA	4.0	3.0	2485	$3,400	$1.37	43d	1	1.46mi

HOA detail

• Monthly dues: $1,369 · $16,428/yr
• Likely covers: internetpoolgym

Listing history 40 events

1. 2026-06-18
   days on market $5,000 Active 79 DOM
2. 2026-06-17
   days on market $5,000 Active 78 DOM
3. 2026-06-16
   days on market $5,000 Active 77 DOM
4. 2026-06-15
   days on market $5,000 Active 76 DOM
5. 2026-06-13
   days on market $5,000 Active 74 DOM
6. 2026-06-13
   days on market $5,000 Active 73 DOM
7. 2026-06-09
   days on market $5,000 Active 70 DOM
8. 2026-06-08
   days on market $5,000 Active 69 DOM
9. 2026-06-07
   days on market $5,000 Active 68 DOM
10. 2026-06-04
    days on market $5,000 Active 65 DOM
11. 2026-06-03
    days on market $5,000 Active 64 DOM
12. 2026-06-02
    days on market $5,000 Active 63 DOM
13. 2026-06-01
    days on market $5,000 Active 62 DOM
14. 2026-05-31
    days on market $5,000 Active 61 DOM
15. 2026-03-31
    listed $5,000 Active 959-char remark

    Show marketing remark (959 chars)

    Enjoy this Luxury 4 bedroom 4 bath fractional ownership Villa at The Club in the Village of Big Bear Lake, a five star resort by Bluegreen. 5 star Airbnb listing and a week in June and a week in September available right now. These don't come up often. Completely turn key with all dishes, linens and furnishings. You choose your dates (The Club sends a reservation request form 2 times a year) 14 summer/14 winter. You can rent out these dates if you choose or bank them through Registry Collection and travel anywhere in the world. Space available and short notice days are available also for owners only. If purchased YOU will pay HOA fee's of $4106.43 for this Villa every 3 months. You can put up to 4 people on the deed. Enjoy high speed wi-fi anywhere on the property, member owned boat docks, reception area, teen room, gym, game room, heated outdoor pool and spa and all the Village has to offer. No pets unless service pet and no smoking. Cash only.

16. 2026-02-03
    soldstatus $5,000 Closed Sale 882-char remark

    Show marketing remark (882 chars)

    Enjoy this Luxury 4 bedroom 4 bath fractional ownership Villa at The Club in the Village of Big Bear Lake, a five star resort by Bluegreen. These don't come up often. Completely turn key with all dishes, linens and furnishings. You choose your dates (The Club sends a reservation request form 2 times a year) 14 summer/14 winter. You can use your dates, rent them out if you choose or bank them through Registry Collection and travel anywhere in the world. Space available and short notice days are available also for owners only. If purchased YOU will pay HOA fee's of $4106.43 for this Villa every 3 months. You can put up to 4 people on the deed. Enjoy high speed wi-fi anywhere on the property, member owned boat docks, reception area, teen room, gym, game room, heated outdoor pool and spa and all the Village has to offer. No pets unless service pet and no smoking. Cash only.

17. 2025-12-30
    status Pending Sale 882-char remark

    Show marketing remark (882 chars)

    Enjoy this Luxury 4 bedroom 4 bath fractional ownership Villa at The Club in the Village of Big Bear Lake, a five star resort by Bluegreen. These don't come up often. Completely turn key with all dishes, linens and furnishings. You choose your dates (The Club sends a reservation request form 2 times a year) 14 summer/14 winter. You can use your dates, rent them out if you choose or bank them through Registry Collection and travel anywhere in the world. Space available and short notice days are available also for owners only. If purchased YOU will pay HOA fee's of $4106.43 for this Villa every 3 months. You can put up to 4 people on the deed. Enjoy high speed wi-fi anywhere on the property, member owned boat docks, reception area, teen room, gym, game room, heated outdoor pool and spa and all the Village has to offer. No pets unless service pet and no smoking. Cash only.

18. 2025-12-17
    listed $5,000 Active 882-char remark

    Show marketing remark (882 chars)

    Enjoy this Luxury 4 bedroom 4 bath fractional ownership Villa at The Club in the Village of Big Bear Lake, a five star resort by Bluegreen. These don't come up often. Completely turn key with all dishes, linens and furnishings. You choose your dates (The Club sends a reservation request form 2 times a year) 14 summer/14 winter. You can use your dates, rent them out if you choose or bank them through Registry Collection and travel anywhere in the world. Space available and short notice days are available also for owners only. If purchased YOU will pay HOA fee's of $4106.43 for this Villa every 3 months. You can put up to 4 people on the deed. Enjoy high speed wi-fi anywhere on the property, member owned boat docks, reception area, teen room, gym, game room, heated outdoor pool and spa and all the Village has to offer. No pets unless service pet and no smoking. Cash only.

19. 2023-05-31
    status Pending Sale
20. 2023-05-31
    soldstatus $20,000 Closed Sale
21. 2023-04-03
    listed $25,000 Active
22. 2016-02-09
    soldstatus $10,000 Closed Sale
23. 2015-12-22
    status Pending Sale
24. 2015-12-18
    historical
25. 2015-11-15
    price $14,000
26. 2015-08-12
    price $15,000
27. 2015-07-31
    price $17,000
28. 2015-06-12
    price $19,000
29. 2015-05-22
    listed $19,000 Active
30. 2015-01-20
    price $25,000
31. 2014-10-02
    status Active
32. 2014-06-02
    historical
33. 2014-05-07
    listed $30,000 Active
34. 2014-05-06
    historical
35. 2014-04-29
    historical
36. 2014-03-07
    listed $20,000 Active
37. 2014-02-04
    listed $30,000 Active
38. 2013-05-31
    soldstatus $25,000 Closed
39. 2013-03-28
    status Pending
40. 2013-03-05
    listed $30,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $41,766
• − Mortgage interest: −$280
• − Property taxes: −$75
• − Insurance: −$25
• − Repairs & maintenance: −$3,341
• − Management: −$3,341
• − HOA: −$16,428
• − Depreciation: −$145
• Taxable income: $18,130
• Est. tax owed @ 24.0%: −$4,351
• After-tax cash flow: $11,801/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: 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

• Census place: Big Bear Lake, CA
• County: San Bernardino County · 2,030,291 people
• City population: 5,215
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 5,215
• Household income: $77,436
• Rent vs Own: 33.8% rent · 66.2% own
• Severe rent burden: 209.0

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 (69%)
• Race & ethnicity: White 69% Hispanic / Latino 24% Two or more races 18% Asian 2%
• Hispanic origin (detail): Mexican 21% Salvadoran 1%
• Common ancestry: Slovak 4% Italian 4% Portuguese 3%
• Foreign-born: 13% · Canada, China, South Korea
• Languages at home: 83% English-only · Spanish 10% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -242.29%
• Current HPI: 310.1013
• Rent YoY: ▼ -3.48%
• 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

-83.3% since first listed

26 events — show timeline

• 2026-03-31 Listed $5,000 MRCAOR
• 2026-02-03 Sold (MLS) $5,000 CRMLS
• 2025-12-30 Pending — CRMLS
• 2025-12-17 Listed $5,000 CRMLS
• 2023-05-31 Pending — CRMLS
• 2023-05-31 Sold (MLS) $20,000 CRMLS
• 2023-04-03 Listed $25,000 CRMLS
• 2016-02-09 Sold (MLS) $10,000 CRMLS
• 2015-12-22 Pending — CRMLS
• 2015-12-18 Listing Removed — CRMLS
• 2015-11-15 Price Changed $14,000 CRMLS
• 2015-08-12 Price Changed $15,000 CRMLS
• 2015-07-31 Price Changed $17,000 CRMLS
• 2015-06-12 Price Changed $19,000 CRMLS
• 2015-05-22 Listed $19,000 CRMLS
• 2015-01-20 Price Changed $25,000 CRMLS
• 2014-10-02 Relisted — CRMLS
• 2014-06-02 Listing Removed — CRMLS
• 2014-05-07 Listed $30,000 CRMLS
• 2014-05-06 Listing Removed — CRMLS
• 2014-04-29 Listing Removed — CRMLS
• 2014-03-07 Listed $20,000 CRMLS
• 2014-02-04 Listed $30,000 CRMLS
• 2013-05-31 Sold (MLS) $25,000 CRMLS
• 2013-03-28 Pending — CRMLS
• 2013-03-05 Listed $30,000 CRMLS

Property tax history

-8.0%/yr

Latest (2025): $489 · +3.2% YoY. Source: county tax records.