629 Chateau · Crestline, CA 92325

$219,900

3 bd · 2.0 ba · 1,440 sqft · SingleFamily public records · 208 Days on market

Built 1949 8,926 sqft lot $153/sqft · 51% below area

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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 +25.3/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Rent growth +3.7/5.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come take a look at this 3 bedroom 2 bath home. Located in the San Bernardino Mountain Community of Crestline. Home features an open living room with a wood stove. The kitchen has plenty of cabinets and a pantry. Closet space down stairs with a full bathroom. Upstairs you will find 3 bedrooms and another 1/2 bath. Upper deck and a lower deck. A single car garage and pull in carport. Washer and dryer hookups in the basement.

Key facts

• Pantry
• Upper deck
• Open living room

Tags

• OPEN LIVING ROOM
• WOOD STOVE
• PLENTY OF CABINETS
• PANTRY
• CLOSET SPACE
• UPPER DECK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $498 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $194k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 3.9% in Crestline — 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 56/100 on livability (#805 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: commute D, schools D-, crime F.
• Rim Of The World Unified (town): math 13% / reading 34% proficiency, ranked #415 of 517 in CA (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+4.7%/yr); 252 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• This rent runs 45% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 + 4.7% rent growth), your $62k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 208 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 20y ago; this cycle's ask has dropped $40k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 208 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.20% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.71%
• DSCR: 1.43
• GRM: 6.9

CMA / ARV

• ARV (median comp): $444,326
• List price: $219,900
• Delta: -50.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25089 Moon	0.21mi	3/2.5	1,464 (+2%)	3mo	$490,000	$335	82
816 Chamois Dr	0.22mi	3/2.5	1,495 (+4%)	4mo	$610,000	$408	78
812 Arosa Dr	0.32mi	4/2.0 (+1)	1,440 (0%)	9mo	$252,000	$175	72
726 Arth Dr	0.48mi	3/2.0	1,501 (+4%)	1mo	$471,111	$314	69
724 Arosa	0.43mi	3/2.5	1,340 (-7%)	1mo	$300,000	$224	65
830 Chamois Dr	0.25mi	3/2.5	1,320 (-8%)	19mo	$455,000	$345	57
512 Dorn Dr	0.50mi	3/2.0	1,336 (-7%)	17mo	$366,000	$274	50
24771 San Moritz Dr	0.60mi	2/2.0 (-1)	1,380 (-4%)	20mo	$480,000	$348	44
922 Balfrin Dr	0.60mi	3/2.0	1,320 (-8%)	19mo	$409,000	$310	42
854 Arbula Dr	0.57mi	3/1.5	1,262 (-12%)	10mo	$365,000	$289	42
460 Delle Dr	0.62mi	4/2.0 (+1)	1,584 (+10%)	14mo	$405,000	$256	38
24872 Matterhorn Ct	0.52mi	3/1.5	1,280 (-11%)	21mo	$339,900	$266	38

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 · 4.65% rent growth · sell at horizon

5-year hold

• IRR: 0.3%
• Equity multiple: 1.01×
• Total profit: $641
• Equity at exit: $32,788

10-year hold

• IRR: 11.6%
• Equity multiple: 1.99×
• Total profit: $60,680
• Equity at exit: $19,013

Cash invested: $61,572 (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 92325

• Rents YoY: 4.7%
• Active inventory: 252
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,642 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$345 /mo · $4,134/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $498

Break-even live

Break-even rent $2,012

Max offer price $219,900

Occupancy floor 76%

Sensitivity live

Price	-10% $623	-5% $560	+0% $498	+5% $436	+10% $374
Rent	-10% $289	-5% $394	+0% $498	+5% $603	+10% $707
Rate	-1.0pp $609	-0.5pp $554	base $498	+0.5pp $441	+1.0pp $383

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24906 Jewel Dr Crestline, CA	2.0	1.0	952	$3,000	$3.15	44d	1	0.44mi
518 Acacia Dr Crestline, CA	2.0	2.0	1460	$2,500	$1.71	15d	1	0.45mi
25138 Valle Dr Crestline, CA	2.0	2.0	1020	$1,975	$1.94	45d	1	0.55mi
1090 Chateau Dr Crestline, CA	3.0	3.0	1496	$3,300	$2.21	0d	1	0.57mi
932 Berne Dr Crestline, CA	3.0	2.5	1432	$2,500	$1.75	44d	1	0.61mi
832 Berne Dr Unit NA Crestline, CA	3.0	3.0	1645	$2,800	$1.70	15d	1	0.69mi
441 Oriole Dr Unit 3 Twin Peaks, CA	3.0	1.5	882	$2,250	$2.55	44d	1	0.89mi
24599 Geneva Dr Crestline, CA	3.0	2.5	1679	$2,850	$1.70	0d	1	0.96mi
253 La Casita Dr Twin Peaks, CA	2.0	1.0	952	$2,650	$2.78	0d	1	1.03mi
26108 State Highway 189 Twin Peaks, CA	4.0	1.0	1350	$2,375	$1.76	44d	1	1.06mi
360 Cedarbrook Dr Twin Peaks, CA	3.0	2.0	1680	$2,500	$1.49	19d	1	1.11mi
26196 Sky Ridge Dr Twin Peaks, CA	3.0	1.0	961	$1,600	$1.66	17d	1	1.19mi
198 Zermat Dr Crestline, CA	3.0	2.0	1560	$4,200	$2.69	44d	1	1.24mi
210 Wylerhorn Dr Crestline, CA	4.0	2.0	1642	$2,600	$1.58	0d	1	1.31mi
334 Weisshorn Dr Crestline, CA	3.0	2.0	1184	$2,750	$2.32	0d	1	1.33mi
725 Tyrol Dr Crestline, CA	3.0	2.0	950	$2,300	$2.42	5d	1	1.43mi

Listing history 50 events

1. 2026-06-18
   days on market $219,900 Active 208 DOM
2. 2026-06-17
   days on market $219,900 Active 207 DOM
3. 2026-06-16
   days on market $219,900 Active 206 DOM
4. 2026-06-16
   price $219,900 Active 205 DOM
5. 2026-06-15
   days on market $239,900 Active 205 DOM
6. 2026-06-13
   days on market $239,900 Active 203 DOM
7. 2026-06-13
   days on market $239,900 Active 202 DOM
8. 2026-06-09
   days on market $239,900 Active 199 DOM
9. 2026-06-08
   days on market $239,900 Active 198 DOM
10. 2026-06-07
    days on market $239,900 Active 197 DOM
11. 2026-06-04
    days on market $239,900 Active 194 DOM
12. 2026-06-03
    days on market $239,900 Active 193 DOM
13. 2026-06-02
    days on market $239,900 Active 192 DOM
14. 2026-06-01
    days on market $239,900 Active 191 DOM
15. 2026-05-31
    days on market $239,900 Active 190 DOM
16. 2026-04-14
    price $239,900 427-char remark

    Show marketing remark (427 chars)

    Come take a look at this 3 bedroom 2 bath home. Located in the San Bernardino Mountain Community of Crestline. Home features an open living room with a wood stove. The kitchen has plenty of cabinets and a pantry. Closet space down stairs with a full bathroom. Upstairs you will find 3 bedrooms and another 1/2 bath. Upper deck and a lower deck. A single car garage and pull in carport. Washer and dryer hookups in the basement.

17. 2026-03-16
    status Active 427-char remark

    Show marketing remark (427 chars)

    Come take a look at this 3 bedroom 2 bath home. Located in the San Bernardino Mountain Community of Crestline. Home features an open living room with a wood stove. The kitchen has plenty of cabinets and a pantry. Closet space down stairs with a full bathroom. Upstairs you will find 3 bedrooms and another 1/2 bath. Upper deck and a lower deck. A single car garage and pull in carport. Washer and dryer hookups in the basement.

18. 2026-02-12
    status Active Under Contract 427-char remark

    Show marketing remark (427 chars)

    Come take a look at this 3 bedroom 2 bath home. Located in the San Bernardino Mountain Community of Crestline. Home features an open living room with a wood stove. The kitchen has plenty of cabinets and a pantry. Closet space down stairs with a full bathroom. Upstairs you will find 3 bedrooms and another 1/2 bath. Upper deck and a lower deck. A single car garage and pull in carport. Washer and dryer hookups in the basement.

19. 2026-01-23
    status Active Under Contract 427-char remark

    Show marketing remark (427 chars)

    Come take a look at this 3 bedroom 2 bath home. Located in the San Bernardino Mountain Community of Crestline. Home features an open living room with a wood stove. The kitchen has plenty of cabinets and a pantry. Closet space down stairs with a full bathroom. Upstairs you will find 3 bedrooms and another 1/2 bath. Upper deck and a lower deck. A single car garage and pull in carport. Washer and dryer hookups in the basement.

20. 2025-12-23
    price $254,900 427-char remark

    Show marketing remark (427 chars)

    Come take a look at this 3 bedroom 2 bath home. Located in the San Bernardino Mountain Community of Crestline. Home features an open living room with a wood stove. The kitchen has plenty of cabinets and a pantry. Closet space down stairs with a full bathroom. Upstairs you will find 3 bedrooms and another 1/2 bath. Upper deck and a lower deck. A single car garage and pull in carport. Washer and dryer hookups in the basement.

21. 2025-11-07
    listed $259,900 Active 427-char remark

    Show marketing remark (427 chars)

    Come take a look at this 3 bedroom 2 bath home. Located in the San Bernardino Mountain Community of Crestline. Home features an open living room with a wood stove. The kitchen has plenty of cabinets and a pantry. Closet space down stairs with a full bathroom. Upstairs you will find 3 bedrooms and another 1/2 bath. Upper deck and a lower deck. A single car garage and pull in carport. Washer and dryer hookups in the basement.

22. 2025-07-05
    historical
23. 2025-05-03
    listed $100 Active
24. 2024-08-23
    historical
25. 2024-04-07
    listed $430,000 Active
26. 2022-08-25
    historical
27. 2022-08-25
    historical
28. 2022-08-25
    historical
29. 2009-09-25
    soldstatus $193,000 Closed
30. 2009-09-25
    soldstatus $193,000
31. 2009-09-25
    soldstatus $193,000
32. 2009-08-21
    historical
33. 2009-07-25
    listed $193,000 Active
34. 2009-07-13
    listed $193,000
35. 2008-07-21
    listed $199,900
36. 2008-07-03
    historical
37. 2008-05-14
    listed $269,000
38. 2008-04-21
    listed $269,000
39. 2008-01-01
    historical
40. 2008-01-01
    historical
41. 2007-09-29
    price $289,000
42. 2007-09-29
    price $289,000
43. 2007-07-11
    price $299,000
44. 2007-07-11
    price $299,000
45. 2007-05-16
    price $310,000
46. 2007-05-15
    price $310,000
47. 2007-04-16
    listed $329,900
48. 2006-08-28
    listed $289,000
49. 2006-08-28
    listed $329,900
50. 1999-10-27
    soldstatus $113,000

ⓘ 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: $4,134 · $345/mo
• Projected year-2 tax: $4,134 · $345/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 D · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 3/10 Moderate
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 26 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,710
• − Mortgage interest: −$12,318
• − Property taxes: −$4,134
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,537
• − Management: −$2,537
• − Depreciation: −$6,397
• Taxable income: $2,688
• Est. tax owed @ 24.0%: −$645
• After-tax cash flow: $5,334/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: Rim Of The World Unified
• NCES district ID: 0632610
• Math proficiency: 13% ▼ -10.00%
• Reading proficiency: 34% ▼ -7.00%
• Median HH income: $55,860
• Composite: 21.29/100
• National rank: #8389
• State rank: #415 of 517 in CA

Livability — Crestline

• Score: 56/100
• State rank: #805
• US rank: #22821

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crestline, CA
• County: San Bernardino County · 2,030,291 people
• City population: 9,065
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 9,065
• Household income: $70,563
• Rent vs Own: 25.3% rent · 74.7% own
• Severe rent burden: 179.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 25% Two or more races 20% Black 2%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Romanian 5% Slovak 5% Lithuanian 4%
• Foreign-born: 9% · Canada
• Languages at home: 85% English-only · Spanish 12% Russian/Polish/Slavic 3% 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: ▼ -255.88%
• Current HPI: 352.6512
• Rent YoY: ▲ 4.65%
• 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

+258.1% since first listed

36 events — show timeline

• 2026-04-14 Price Changed $239,900 CRMLS
• 2026-03-16 Relisted — CRMLS
• 2026-02-12 Relisted — CRMLS
• 2026-01-23 Relisted — CRMLS
• 2025-12-23 Price Changed $254,900 CRMLS
• 2025-11-07 Listed $259,900 CRMLS
• 2025-07-05 Listing Removed — CRMLS
• 2025-05-03 Listed $100 CRMLS
• 2024-08-23 Listing Removed — CRMLS
• 2024-04-07 Listed $430,000 CRMLS
• 2022-08-25 Listing Removed — CRMLS
• 2022-08-25 Listing Removed — CRMLS
• 2022-08-25 Listing Removed — CRMLS
• 2009-09-25 Sold (Public Records) $193,000 Public Records
• 2009-09-25 Sold (MLS) $193,000 CRMLS
• 2009-09-25 Sold (MLS) $193,000 CRMLS
• 2009-08-21 Listing Removed — CRMLS
• 2009-07-25 Listed $193,000 CRMLS
• 2009-07-13 Listed $193,000 CRMLS
• 2008-07-21 Listed $199,900 CRMLS
• 2008-07-03 Listing Removed — CRMLS
• 2008-05-14 Listed $269,000 CRMLS
• 2008-04-21 Listed $269,000 CRMLS
• 2008-01-01 Listing Removed — CRMLS
• 2008-01-01 Listing Removed — CRMLS
• 2007-09-29 Price Changed $289,000 CRMLS
• 2007-09-29 Price Changed $289,000 CRMLS
• 2007-07-11 Price Changed $299,000 CRMLS
• 2007-07-11 Price Changed $299,000 CRMLS
• 2007-05-16 Price Changed $310,000 CRMLS
• 2007-05-15 Price Changed $310,000 CRMLS
• 2007-04-16 Listed $329,900 CRMLS
• 2006-08-28 Listed $329,900 CRMLS
• 2006-08-28 Listed $289,000 CRMLS
• 1999-10-27 Sold (Public Records) $113,000 Public Records
• 1986-11-14 Sold (Public Records) $67,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $4,134 · +29.9% YoY. Source: county tax records.