25265 Marion Ridge Dr · Idyllwild-Pine Cove, CA 92549

$229,000

1 bd · 1.0 ba · 908 sqft · SingleFamily public records · 16 Days on market

Built 1975 0.31 ac lot $252/sqft · 43% below area Est $399k · 43% under

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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 +10.6/30.0
• DSCR +3.1/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Set on a generous 0.31-acre lot, this 1-bedroom, 1.5-bathroom home offers 908 square feet of potential in the heart of Idyllwild. Built in 1975, this property is a true fixer project perfect for buyers looking to customize and update to their own taste. The bright living area features a classic fireplace for cozy evenings, while a separate laundry room adds convenience. Step outside to a private deck and patio, surrounded by tranquil mountain scenery. With its functional layout and abundant natural light, this home is ideal for those seeking a rewarding renovation opportunity, whether as a full-time residence or a peaceful weekend retreat. Bring your vision and transform this mountain cabin into your dream getaway.

Key facts

• Private deck
• Generous lot
• Classic fireplace

Tags

• GENEROUS LOT
• CLASSIC FIREPLACE
• SEPARATE LAUNDRY ROOM
• PRIVATE DECK
• TRANQUIL MOUNTAIN SCENERY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $-112 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (8.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (22.5% below list).
• Recommended offer: $178k (22.5% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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 D — 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; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y ago; this cycle's ask has dropped $30k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $154k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,589 (22.5% 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. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.78% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.09%
• DSCR: 0.91
• GRM: 10.7

CMA / ARV

• ARV (median comp): $398,624
• List price: $229,000
• Delta: -40.04%
• 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
52915 Woodland Dr	0.11mi	2/1.0 (+1)	925 (+2%)	8mo	$450,000	$486	80
52730 Sylvan Way	0.19mi	2/2.0 (+1)	900 (-1%)	12mo	$370,000	$411	71
24561 Lakeview Dr	0.41mi	2/1.0 (+1)	909 (+0%)	8mo	$411,000	$452	69
52580 Sylvan Way Way	0.26mi	2/2.0 (+1)	930 (+2%)	9mo	$420,000	$452	67
52660 Sylvan Way	0.20mi	2/1.5 (+1)	1,012 (+12%)	9mo	$340,000	$336	57
53275 Forest Lake Dr	0.45mi	2/1.5 (+1)	926 (+2%)	15mo	$382,000	$413	56
52450 Laurel Trl	0.42mi	2/1.0 (+1)	960 (+6%)	13mo	$415,000	$432	55
24837 Logan Creek Rd	0.52mi	2/1.5 (+1)	896 (-1%)	15mo	$300,000	$335	54
24981 Marion Ridge Dr	0.35mi	2/1.5 (+1)	816 (-10%)	10mo	$305,000	$374	51
52646 Chickadee Ln	0.34mi	2/1.5 (+1)	800 (-12%)	7mo	$370,000	$463	51
25335 Acorn Ln	0.58mi	2/2.0 (+1)	924 (+2%)	12mo	$255,000	$276	51
52560 4s02	0.65mi	2/1.5 (+1)	808 (-11%)	11mo	$280,000	$347	35

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: -19.8%
• Equity multiple: 0.31×
• Total profit: $-44,252
• Equity at exit: $34,145

10-year hold

• IRR: -12.7%
• Equity multiple: 0.25×
• Total profit: $-47,773
• Equity at exit: $19,800

Cash invested: $64,120 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,776 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$219 /mo · $2,623/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $-112

Break-even live

Break-even rent $1,918

Max offer price $209,227

Occupancy floor —

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25305 Marion Ridge Dr Unit 2 Idyllwild-Pine Cove, CA	1.0	1.0	900	$1,600	$1.78	43d	1	0.02mi
25305 Marion Ridge Dr Unit 1 Idyllwild-Pine Cove, CA	2.0	1.0	1000	$1,850	$1.85	43d	1	0.02mi
25316 Marion Ridge Dr Idyllwild, CA	2.0	2.0	1056	$2,100	$1.99	18d	1	0.04mi
52740 Pine Cove Rd Idyllwild-Pine Cove, CA	1.0	1.0	650	$1,450	$2.23	43d	1	0.24mi
25055 Marion Ridge Dr Unit 2 Idyllwild-Pine Cove, CA	2.0	1.0	808	$1,600	$1.98	1d	1	0.24mi
52445 Pine Ridge Rd Idyllwild, CA	2.0	1.0	955	$2,400	$2.51	43d	1	0.34mi
23285 California 243 Unit C Idyllwild-Pine Cove, CA	1.0	1.0	600	$1,199	$2.00	1d	1	0.35mi
52559 Green Craig Dr Idyllwild, CA	2.0	1.5	988	$2,150	$2.18	1d	1	0.36mi
54042 Pine Crest Ave Idyllwild, CA	1.0	1.0	529	$1,199	$2.27	43d	1	1.45mi
54045 Pine Crest Ave Unit NA Idyllwild-Pine Cove, CA	1.0	1.0	609	$1,300	$2.13	20d	1	1.50mi

Listing history 26 events

1. 2026-06-18
   days on market $229,000 Active 16 DOM
2. 2026-06-17
   days on market $229,000 Active 15 DOM
3. 2026-06-16
   days on market $229,000 Active 14 DOM
4. 2026-06-15
   days on market $229,000 Active 13 DOM
5. 2026-06-13
   days on market $229,000 Active 11 DOM
6. 2026-06-09
   days on market $229,000 Active 7 DOM
7. 2026-06-08
   days on market $229,000 Active 6 DOM
8. 2026-06-07
   days on market $229,000 Active 5 DOM
9. 2026-06-04
   days on market $229,000 Active 2 DOM
10. 2026-06-03
    pricedays on marketlisting id $229,000 Active 1 DOM
11. 2026-05-31
    days on market $239,000 Active 170 DOM
12. 2026-01-08
    price $239,000 724-char remark

    Show marketing remark (724 chars)

    Set on a generous 0.31-acre lot, this 1-bedroom, 1.5-bathroom home offers 908 square feet of potential in the heart of Idyllwild. Built in 1975, this property is a true fixer project perfect for buyers looking to customize and update to their own taste. The bright living area features a classic fireplace for cozy evenings, while a separate laundry room adds convenience. Step outside to a private deck and patio, surrounded by tranquil mountain scenery. With its functional layout and abundant natural light, this home is ideal for those seeking a rewarding renovation opportunity, whether as a full-time residence or a peaceful weekend retreat. Bring your vision and transform this mountain cabin into your dream getaway.

13. 2026-01-08
    price $239,000 724-char remark

    Show marketing remark (724 chars)

    Set on a generous 0.31-acre lot, this 1-bedroom, 1.5-bathroom home offers 908 square feet of potential in the heart of Idyllwild. Built in 1975, this property is a true fixer project perfect for buyers looking to customize and update to their own taste. The bright living area features a classic fireplace for cozy evenings, while a separate laundry room adds convenience. Step outside to a private deck and patio, surrounded by tranquil mountain scenery. With its functional layout and abundant natural light, this home is ideal for those seeking a rewarding renovation opportunity, whether as a full-time residence or a peaceful weekend retreat. Bring your vision and transform this mountain cabin into your dream getaway.

14. 2025-12-29
    price $249,000 724-char remark

    Show marketing remark (724 chars)

    Set on a generous 0.31-acre lot, this 1-bedroom, 1.5-bathroom home offers 908 square feet of potential in the heart of Idyllwild. Built in 1975, this property is a true fixer project perfect for buyers looking to customize and update to their own taste. The bright living area features a classic fireplace for cozy evenings, while a separate laundry room adds convenience. Step outside to a private deck and patio, surrounded by tranquil mountain scenery. With its functional layout and abundant natural light, this home is ideal for those seeking a rewarding renovation opportunity, whether as a full-time residence or a peaceful weekend retreat. Bring your vision and transform this mountain cabin into your dream getaway.

15. 2025-12-29
    price $249,000 724-char remark

    Show marketing remark (724 chars)

    Set on a generous 0.31-acre lot, this 1-bedroom, 1.5-bathroom home offers 908 square feet of potential in the heart of Idyllwild. Built in 1975, this property is a true fixer project perfect for buyers looking to customize and update to their own taste. The bright living area features a classic fireplace for cozy evenings, while a separate laundry room adds convenience. Step outside to a private deck and patio, surrounded by tranquil mountain scenery. With its functional layout and abundant natural light, this home is ideal for those seeking a rewarding renovation opportunity, whether as a full-time residence or a peaceful weekend retreat. Bring your vision and transform this mountain cabin into your dream getaway.

16. 2025-12-12
    listed $259,000 Active 724-char remark

    Show marketing remark (724 chars)

    Set on a generous 0.31-acre lot, this 1-bedroom, 1.5-bathroom home offers 908 square feet of potential in the heart of Idyllwild. Built in 1975, this property is a true fixer project perfect for buyers looking to customize and update to their own taste. The bright living area features a classic fireplace for cozy evenings, while a separate laundry room adds convenience. Step outside to a private deck and patio, surrounded by tranquil mountain scenery. With its functional layout and abundant natural light, this home is ideal for those seeking a rewarding renovation opportunity, whether as a full-time residence or a peaceful weekend retreat. Bring your vision and transform this mountain cabin into your dream getaway.

17. 2025-12-12
    listed $259,000 Active 724-char remark

    Show marketing remark (724 chars)

    Set on a generous 0.31-acre lot, this 1-bedroom, 1.5-bathroom home offers 908 square feet of potential in the heart of Idyllwild. Built in 1975, this property is a true fixer project perfect for buyers looking to customize and update to their own taste. The bright living area features a classic fireplace for cozy evenings, while a separate laundry room adds convenience. Step outside to a private deck and patio, surrounded by tranquil mountain scenery. With its functional layout and abundant natural light, this home is ideal for those seeking a rewarding renovation opportunity, whether as a full-time residence or a peaceful weekend retreat. Bring your vision and transform this mountain cabin into your dream getaway.

18. 2010-05-11
    historical
19. 2010-01-18
    listed $180,000 Active
20. 2010-01-04
    historical
21. 2008-11-19
    listed $180,000
22. 2004-04-22
    historical
23. 2004-03-23
    soldstatus $154,000
24. 2003-11-22
    listed $154,000
25. 2003-09-12
    soldstatus $98,000
26. 1999-10-15
    soldstatus $79,000

ⓘ 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: $2,623 · $219/mo
• Projected year-2 tax: $2,623 · $219/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 9/10 Extreme
• 🌡 Heat 2/10 Low
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 15 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,311
• − Mortgage interest: −$12,828
• − Property taxes: −$2,623
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,705
• − Management: −$1,705
• − Depreciation: −$6,662
• Taxable loss: −$5,356
• Est. tax savings @ 24.0%: +$1,285
• After-tax cash flow: $-58/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: 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

+202.5% since first listed

15 events — show timeline

• 2026-01-08 Price Changed $239,000 GPSMLS
• 2026-01-08 Price Changed $239,000 IAOR
• 2025-12-29 Price Changed $249,000 GPSMLS
• 2025-12-29 Price Changed $249,000 IAOR
• 2025-12-12 Listed $259,000 IAOR
• 2025-12-12 Listed $259,000 GPSMLS
• 2010-05-11 Listing Removed — GPSMLS
• 2010-01-18 Listed $180,000 GPSMLS
• 2010-01-04 Listing Removed — GPSMLS
• 2008-11-19 Listed $180,000 GPSMLS
• 2004-04-22 Listing Removed — CRMLS
• 2004-03-23 Sold (Public Records) $154,000 Public Records
• 2003-11-22 Listed $154,000 CRMLS
• 2003-09-12 Sold (Public Records) $98,000 Public Records
• 1999-10-15 Sold (Public Records) $79,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $2,623 · +3.0% YoY. Source: county tax records.