221 E Big Bear · Big Bear City, CA 92314

$499,999

9 bd · 21.0 ba · 1,306 sqft · MultiFamily public records · 99 Days on market

Built 1950 10,000 sqft lot $383/sqft · 21% above area Est $413k · 21% over

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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 +27.2/30.0
• DSCR +9.4/10.0
• 1% rule +6.7/10.0
• Schools +2.9/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Rare multi-unit opportunity in the heart of Big Bear City. This 221 E Big Bear Blvd triplex features separate units, offering flexibility for owner-occupants or investors seeking a property with multiple living spaces. Enjoy the convenience of living in one unit while the others are rented, or explore long-term rental possibilities, all subject to local regulations and buyer verification. Located just minutes from Big Bear Lake and popular ski resorts including Snow Summit and Bear Mountain Ski Resort, this property puts residents and renters close to year-round recreation, shopping, and dining. Opportunities like this in Big Bear City are rare, and the property’s versatility makes it an attractive addition to an investment portfolio or a unique mountain living option. Buyer to verify all property information, zoning, permits, and potential rental use.

Key facts

• Separate units
• Close to ski resorts
• Shopping and dining

Tags

• MULTI-UNIT OPPORTUNITY
• SEPARATE UNITS
• CLOSE TO BIG BEAR LAKE
• CLOSE TO SKI RESORTS
• YEAR-ROUND RECREATION
• SHOPPING AND DINING

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/7.0-bath units multifamily listed at $500k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $476/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $500k).
• Recommended offer: $455k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 3.3% in Big Bear City — 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 52/100 on livability (#988 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing B; Watch: schools D+, crime F, amenities F.
• 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: 451 active listings in the ZIP; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• At $5,871/mo this rent would consume 94% of the median local household income ($75k/yr) (locally 203% 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 $3k of loan paydown is wiped out by about $15k 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 + 3.0% rent growth), your $140k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($455k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $399k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $454,999 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.17% ✓
• Cap rate: 9.72%
• Cash-on-cash: 12.24%
• DSCR: 1.54
• GRM: 7.1

CMA / ARV

• ARV (median comp): $412,786
• List price: $499,999
• Delta: 21.13%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
720 E Big Bear	0.59mi	8/6.0 (-1)	1,500 (+15%)	1mo	$410,000	$273	27

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: 1.8%
• Equity multiple: 1.07×
• Total profit: $9,837
• Equity at exit: $74,551

10-year hold

• IRR: 11.4%
• Equity multiple: 1.90×
• Total profit: $125,389
• Equity at exit: $43,231

Cash invested: $140,000 (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 92314

• Active inventory: 451
• Price-to-rent: 21.3×

Monthly cashflow live

• Estimated rent: $5,871 medium
• Mortgage (P&I): −$2,622
• Tax from tax record: −$380 /mo · $4,562/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,233
• Net cashflow: $1,428

Break-even live

Break-even rent $4,064

Max offer price $499,999

Occupancy floor 71%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	7	$5,871
Total (3 units)			$5,871

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: $125,000
• Closing costs: $15,000
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $499,999 Active 99 DOM
2. 2026-06-17
   days on market $499,999 Active 98 DOM
3. 2026-06-16
   days on market $499,999 Active 97 DOM
4. 2026-06-15
   days on market $499,999 Active 96 DOM
5. 2026-06-13
   days on market $499,999 Active 94 DOM
6. 2026-06-13
   days on market $499,999 Active 93 DOM
7. 2026-06-09
   days on market $499,999 Active 90 DOM
8. 2026-06-08
   days on market $499,999 Active 89 DOM
9. 2026-06-07
   days on market $499,999 Active 88 DOM
10. 2026-06-04
    days on market $499,999 Active 85 DOM
11. 2026-06-03
    days on market $499,999 Active 84 DOM
12. 2026-06-02
    days on market $499,999 Active 83 DOM
13. 2026-06-01
    days on market $499,999 Active 82 DOM
14. 2026-05-31
    days on market $499,999 Active 81 DOM
15. 2026-04-09
    price $499,999 870-char remark

    Show marketing remark (870 chars)

    Rare multi-unit opportunity in the heart of Big Bear City. This 221 E Big Bear Blvd triplex features separate units, offering flexibility for owner-occupants or investors seeking a property with multiple living spaces. Enjoy the convenience of living in one unit while the others are rented, or explore long-term rental possibilities, all subject to local regulations and buyer verification. Located just minutes from Big Bear Lake and popular ski resorts including Snow Summit and Bear Mountain Ski Resort, this property puts residents and renters close to year-round recreation, shopping, and dining. Opportunities like this in Big Bear City are rare, and the property’s versatility makes it an attractive addition to an investment portfolio or a unique mountain living option. Buyer to verify all property information, zoning, permits, and potential rental use.

16. 2026-03-11
    listed $550,000 Active 870-char remark

    Show marketing remark (870 chars)

    Rare multi-unit opportunity in the heart of Big Bear City. This 221 E Big Bear Blvd triplex features separate units, offering flexibility for owner-occupants or investors seeking a property with multiple living spaces. Enjoy the convenience of living in one unit while the others are rented, or explore long-term rental possibilities, all subject to local regulations and buyer verification. Located just minutes from Big Bear Lake and popular ski resorts including Snow Summit and Bear Mountain Ski Resort, this property puts residents and renters close to year-round recreation, shopping, and dining. Opportunities like this in Big Bear City are rare, and the property’s versatility makes it an attractive addition to an investment portfolio or a unique mountain living option. Buyer to verify all property information, zoning, permits, and potential rental use.

17. 2006-07-13
    soldstatus $399,000
18. 2006-05-26
    soldstatus $270,000
19. 2001-02-27
    soldstatus $147,500
20. 1977-10-31
    soldstatus $75,000

ⓘ 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: $4,562 · $380/mo
• Projected year-2 tax: $4,562 · $380/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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 2/10 Low 11 d/yr ≥82°F today · 30 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 29 unhealthy d/yr today · 35 by 30 yrs out

Taxation est. · year 1

• Rental income: $70,452
• − Mortgage interest: −$28,008
• − Property taxes: −$4,562
• − Insurance: −$2,500
• − Repairs & maintenance: −$5,636
• − Management: −$5,636
• − Depreciation: −$14,545
• Taxable income: $9,564
• Est. tax owed @ 24.0%: −$2,295
• After-tax cash flow: $14,835/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 City

• Score: 52/100
• State rank: #988
• US rank: #24706

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Big Bear City, CA
• County: San Bernardino County · 2,030,291 people
• City population: 9,334
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 9,334
• Household income: $74,910
• Rent vs Own: 28.1% rent · 71.9% own
• Severe rent burden: 203.0

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 26% Two or more races 13% Native American 2%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Lithuanian 4% Iranian 3% Italian 3%
• Foreign-born: 5% · Canada
• Languages at home: 83% English-only · Spanish 12% Other Indo-European 2% 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: ▼ -186.41%
• Current HPI: 341.9807
• 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

+566.7% since first listed

6 events — show timeline

• 2026-04-09 Price Changed $499,999 CRMLS
• 2026-03-11 Listed $550,000 CRMLS
• 2006-07-13 Sold (Public Records) $399,000 Public Records
• 2006-05-26 Sold (Public Records) $270,000 Public Records
• 2001-02-27 Sold (Public Records) $147,500 Public Records
• 1977-10-31 Sold (Public Records) $75,000 Public Records

Property tax history

-1.0%/yr

Latest (2025): $4,562 · +6.1% YoY. Source: county tax records.