680 Buckingham · Lake Arrowhead, CA 92385

$265,000

2 bd · 1.0 ba · 960 sqft · SingleFamily · 93 Days on market

Built 1957 Average condition 3,500 sqft lot $276/sqft · 33% below area Est $396k · 33% under $112/mo HOA · 5% 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).

• ARV discount +15.0/15.0
• Cash flow +8.0/30.0
• Appreciation +5.6/10.0
• 1% rule +3.0/10.0
• Condition / age +2.8/5.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• DSCR +2.1/10.0
• Schools +2.1/10.0

Listing remarks MLS

Trade city stress for fresh mountain air in this fully furnished Lake Arrowhead retreat tucked among the trees in the quiet Buckingham Square neighborhood. This cozy cabin is the perfect weekend escape, vacation home, or potential short-term rental opportunity in one of Southern California’s most desirable mountain communities. Inside, warm wood accents and inviting living spaces create an instant sense of comfort and relaxation. The living room features a wood-burning stove/fireplace that anchors the home with classic cabin charm—ideal for snowy winter nights or peaceful evenings after a day outdoors. The home offers 2 bedrooms plus a versatile loft area, providing flexible space for guests, remote work, or additional sleeping accommodations. The fully furnished interior makes this a true turnkey opportunity—ready to enjoy from day one. Step outside to a private deck surrounded by towering pines, where you can enjoy morning coffee, fresh mountain air, and the peaceful sounds of nature. The setting offers the perfect blend of privacy and accessibility. Conveniently located near Lake Arrowhead Village, hiking trails, skiing, boating, and year-round recreation, this property delivers the ideal balance of adventure and relaxation. Whether you’re looking for an affordable mountain getaway, a second home, or a turn-key investment property, this cabin offers the Lake Arrowhead lifestyle at an accessible entry price.

Key facts

• Private deck
• Terrasced backyard
• Mountain views

Tags

• FULLY FURNISHED CABIN
• WOOD BURNING FIREPLACE
• PRIVATE DECK
• TERRASCED BACKYARD
• BEAUTIFUL FOREST VIEWS
• MOUNTAIN VIEWS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $265k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $-268 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (14.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (20.0% below list).
• Recommended offer: $212k (20.0% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 2.8% in Lake Arrowhead — 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 53/100 on livability (#965 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A-, commute B+, employment B; Watch: health & safety C-, crime D+, amenities 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.
• Zoned schools: Charles Hoffman Elementary (295 students, 54% FRL); Mary P. Henck Intermediate (math 13% / reading 36%, grade F, #277 of 498 statewide, top 73%, 585 students, 61% FRL); Rim of The World Senior High (math 12% / reading 32%, grade F, #950 of 1,170 statewide, top 82%, 917 students, 52% FRL).
• Market conditions: 14 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).

Forward outlook

• In year one you build about $5k of equity ($2k loan paydown + $3k appreciation (1.1% local appreciation)).
• San Bernardino County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 26y 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 $74k; list at $265k implies a 258% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $212,094 (20.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. Crime grade is D 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.80% ✗
• Cap rate: 5.08%
• Cash-on-cash: -4.33%
• DSCR: 0.81
• GRM: 10.4

CMA / ARV

• ARV (median comp): $395,807
• List price: $265,000
• Delta: -33.05%
• 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
788 Buckingham Sq	0.15mi	1/1.0 (-1)	936 (-2%)	3mo	$320,000	$342	82
698 W Victoria Ct	0.08mi	2/2.0	928 (-3%)	6mo	$390,000	$420	82
505 W Victoria Ct	0.08mi	2/2.0	1,044 (+9%)	8mo	$250,000	$239	71
606 Crest Estates Dr	0.33mi	3/2.0 (+1)	939 (-2%)	3mo	$435,000	$463	69
746 W Victoria Ct	0.12mi	2/2.0	861 (-10%)	8mo	$270,000	$314	67
810 Lake Dr	0.35mi	2/2.0	1,053 (+10%)	3mo	$389,000	$369	61
675 Pinnacle	0.05mi	3/2.0 (+1)	1,104 (+15%)	5mo	$434,000	$393	60
760 Lake Dr	0.34mi	3/2.0 (+1)	1,040 (+8%)	3mo	$375,000	$361	59
27828 Rainbow Dr	0.45mi	3/2.0 (+1)	1,062 (+11%)	2mo	$550,000	$518	51
27941 Rainbow Dr	0.39mi	3/2.0 (+1)	1,088 (+13%)	7mo	$454,900	$418	45
444 Shady Rd	0.49mi	2/2.0	839 (-13%)	9mo	$365,000	$435	45
580 Lakewood Rd	0.55mi	3/2.0 (+1)	1,060 (+10%)	8mo	$490,000	$462	42

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

Projected returns pro-forma

1.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.7%
• Equity multiple: 0.86×
• Total profit: $-10,233
• Equity at exit: $92,347

10-year hold

• IRR: 2.3%
• Equity multiple: 1.29×
• Total profit: $21,489
• Equity at exit: $124,188

Cash invested: $74,200 (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 92385

• Home prices YoY: 0.3%
• Active inventory: 14
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,121 high
• Mortgage (P&I): −$1,390
• Tax est. 1.5%: −$331 /mo · $3,975/yr
• Insurance: −$110
• HOA: −$112
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $-268

Break-even live

Break-even rent $2,460

Max offer price $226,248

Occupancy floor —

Sensitivity live

Price	-10% $-85	-5% $-176	+0% $-268	+5% $-359	+10% $-451
Rent	-10% $-435	-5% $-352	+0% $-268	+5% $-184	+10% $-100
Rate	-1.0pp $-134	-0.5pp $-200	base $-268	+0.5pp $-336	+1.0pp $-406

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
701 Pinnacle Dr Lake Arrowhead, CA	2.0	2.0	1071	$1,995	$1.86	45d	1	0.09mi
545 W Victoria Ct Lake Arrowhead, CA	2.0	1.0	858	$2,000	$2.33	26d	1	0.23mi
587 Arrowhead Villa Rd Lake Arrowhead, CA	2.0	1.0	864	$2,350	$2.72	45d	1	0.37mi
28380 Larchmont Ln Lake Arrowhead, CA	2.0	2.0	960	$2,000	$2.08	20d	1	0.40mi
112 Rockledge Ln Lake Arrowhead, CA	2.0	2.0	1058	$2,190	$2.07	7d	1	0.41mi
28393 Larchmont Ln Lake Arrowhead, CA	2.0	2.0	1104	$2,200	$1.99	45d	1	0.42mi
209 Cool Creek Ln Lake Arrowhead, CA	2.0	1.5	1012	$2,500	$2.47	1d	1	0.46mi
27868 Holly Ln Lake Arrowhead, CA	1.0	1.0	600	$1,750	$2.92	20d	1	0.50mi
28101 Lakes Edge Rd Lake Arrowhead, CA	3.0	2.0	1106	$2,600	$2.35	26d	1	0.60mi

HOA detail

• Monthly dues: $112 · $1,344/yr

Listing history 39 events

1. 2026-06-21
   days on market $265,000 Active 93 DOM
2. 2026-06-18
   days on market $265,000 Active 90 DOM
3. 2026-06-17
   days on market $265,000 Active 89 DOM
4. 2026-06-16
   days on market $265,000 Active 88 DOM
5. 2026-06-15
   days on market $265,000 Active 87 DOM
6. 2026-06-13
   days on market $265,000 Active 85 DOM
7. 2026-06-13
   days on market $265,000 Active 84 DOM
8. 2026-06-09
   days on market $265,000 Active 81 DOM
9. 2026-06-08
   days on market $265,000 Active 80 DOM
10. 2026-06-07
    days on market $265,000 Active 79 DOM
11. 2026-06-04
    days on market $265,000 Active 76 DOM
12. 2026-06-03
    days on market $265,000 Active 75 DOM
13. 2026-06-02
    days on market $265,000 Active 74 DOM
14. 2026-06-01
    days on market $265,000 Active 73 DOM
15. 2026-05-31
    days on market $265,000 Active 72 DOM
16. 2026-05-17
    price $265,000 1457-char remark

    Show marketing remark (1457 chars)

    Trade city stress for fresh mountain air in this fully furnished Lake Arrowhead retreat tucked among the trees in the quiet Buckingham Square neighborhood. This cozy cabin is the perfect weekend escape, vacation home, or potential short-term rental opportunity in one of Southern California’s most desirable mountain communities. Inside, warm wood accents and inviting living spaces create an instant sense of comfort and relaxation. The living room features a wood-burning stove/fireplace that anchors the home with classic cabin charm—ideal for snowy winter nights or peaceful evenings after a day outdoors. The home offers 2 bedrooms plus a versatile loft area, providing flexible space for guests, remote work, or additional sleeping accommodations. The fully furnished interior makes this a true turnkey opportunity—ready to enjoy from day one. Step outside to a private deck surrounded by towering pines, where you can enjoy morning coffee, fresh mountain air, and the peaceful sounds of nature. The setting offers the perfect blend of privacy and accessibility. Conveniently located near Lake Arrowhead Village, hiking trails, skiing, boating, and year-round recreation, this property delivers the ideal balance of adventure and relaxation. Whether you’re looking for an affordable mountain getaway, a second home, or a turn-key investment property, this cabin offers the Lake Arrowhead lifestyle at an accessible entry price.

17. 2026-03-20
    listed $275,000 Active 1457-char remark

    Show marketing remark (1457 chars)

    Trade city stress for fresh mountain air in this fully furnished Lake Arrowhead retreat tucked among the trees in the quiet Buckingham Square neighborhood. This cozy cabin is the perfect weekend escape, vacation home, or potential short-term rental opportunity in one of Southern California’s most desirable mountain communities. Inside, warm wood accents and inviting living spaces create an instant sense of comfort and relaxation. The living room features a wood-burning stove/fireplace that anchors the home with classic cabin charm—ideal for snowy winter nights or peaceful evenings after a day outdoors. The home offers 2 bedrooms plus a versatile loft area, providing flexible space for guests, remote work, or additional sleeping accommodations. The fully furnished interior makes this a true turnkey opportunity—ready to enjoy from day one. Step outside to a private deck surrounded by towering pines, where you can enjoy morning coffee, fresh mountain air, and the peaceful sounds of nature. The setting offers the perfect blend of privacy and accessibility. Conveniently located near Lake Arrowhead Village, hiking trails, skiing, boating, and year-round recreation, this property delivers the ideal balance of adventure and relaxation. Whether you’re looking for an affordable mountain getaway, a second home, or a turn-key investment property, this cabin offers the Lake Arrowhead lifestyle at an accessible entry price.

18. 2025-12-17
    historical
19. 2025-10-21
    price $265,000
20. 2025-08-26
    status Active
21. 2025-08-22
    status Pending Sale
22. 2025-07-18
    listed $275,000 Active
23. 2025-07-18
    historical
24. 2022-08-25
    historical
25. 2010-01-07
    soldstatus $74,000 Closed
26. 2009-12-04
    status Pending
27. 2009-11-20
    price $79,900
28. 2009-10-30
    price $83,000
29. 2009-10-10
    listed $92,000 Active
30. 2009-02-01
    historical
31. 2009-01-17
    price $144,000
32. 2008-11-11
    historical
33. 2008-11-04
    listed $160,000
34. 2008-07-21
    listed $160,000
35. 2008-05-19
    listed $144,000
36. 2006-06-19
    soldstatus $224,000
37. 2006-03-10
    listed $239,000
38. 2000-10-20
    soldstatus $79,000
39. 2000-04-28
    listed $74,000

ⓘ 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 7/10 Severe
• 🌡 Heat 2/10 Low
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 25 unhealthy d/yr today · 32 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,451
• − Mortgage interest: −$14,844
• − Property taxes: −$3,975
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,036
• − Management: −$2,036
• − HOA: −$1,344
• − Depreciation: −$7,709
• Taxable loss: −$7,818
• Est. tax savings @ 24.0%: +$1,876
• After-tax cash flow: $-1,337/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

Average 55/100 Moderate rehab

This property requires moderate renovations to improve its condition and increase its value. Focus on exterior siding, interior walls, and HVAC system upgrades.

Repairs flagged

• Major siding — Weathered and peeling
• Major carpet — Worn and dirty
• Major HVAC unit — Old and inefficient

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace carpet with hardwood flooring — Improves aesthetics and value
• Both Upgrade HVAC system — Enhances comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Weathered and peeling	Major	$15,000–50,000
carpet · Worn and dirty	Major	$15,000–50,000
HVAC unit · Old and inefficient	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace carpet with hardwood flooring — Improves aesthetics and value ↑
• Both Upgrade HVAC system — Enhances comfort and energy efficiency ↑

ⓘ 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: 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 — Lake Arrowhead

• Score: 53/100
• State rank: #965
• US rank: #24524

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Arrowhead, CA
• City population: 6,246
• Population (ZIP): 186

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 25% Two or more races 10%
• Hispanic origin (detail): Mexican 17% Cuban 8%
• Common ancestry: Lithuanian 7% Slovak 4%
• Foreign-born: 4%
• Languages at home: 85% English-only · Spanish 8% French/Haitian/Cajun 7%

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: ▲ 1.14%
• Current HPI: 345.4555
• 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

+258.1% since first listed

24 events — show timeline

• 2026-05-17 Price Changed $265,000 CRMLS
• 2026-03-20 Listed $275,000 CRMLS
• 2025-12-17 Listing Removed — CRMLS
• 2025-10-21 Price Changed $265,000 CRMLS
• 2025-08-26 Relisted — CRMLS
• 2025-08-22 Pending — CRMLS
• 2025-07-18 Listed $275,000 CRMLS
• 2025-07-18 Coming Soon — CRMLS
• 2022-08-25 Listing Removed — CRMLS
• 2010-01-07 Sold (MLS) $74,000 CRMLS
• 2009-12-04 Pending — CRMLS
• 2009-11-20 Price Changed $79,900 CRMLS
• 2009-10-30 Price Changed $83,000 CRMLS
• 2009-10-10 Listed $92,000 CRMLS
• 2009-02-01 Listing Removed — CRMLS
• 2009-01-17 Price Changed $144,000 CRMLS
• 2008-11-11 Listing Removed — CRMLS
• 2008-11-04 Listed $160,000 CRMLS
• 2008-07-21 Listed $160,000 CRMLS
• 2008-05-19 Listed $144,000 CRMLS
• 2006-06-19 Sold (MLS) $224,000 CRMLS
• 2006-03-10 Listed $239,000 CRMLS
• 2000-10-20 Sold (MLS) $79,000 CRMLS
• 2000-04-28 Listed $74,000 CRMLS