25955 Hwy 243 #39 · Idyllwild-Pine Cove, CA 92549

$63,500

1 bd · 1.0 ba · 500 sqft · Manufactured · 292 Days on market

Built 1987 Poor condition $127/sqft · 17% above area Est $54k · 17% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +1.0/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This quaint and charming 1 bed 1 bath mobile unit is located in the heart of the village. Walk to resaurants, shops, wineries, movie theater, local park and the summer concerts. This very well taken care of home is light & airy and its open concept living space and nice rear deck make it wonderful for entertaining guests and to enjoy the pines and mountain air. Furnishings, a propane fireplace, AC, and designated covered parking are included. This home is perfect for fulltime living or a summer getaway. It's located in a 55+ community that requires park management approval for potential residents. Space rent is $810 + utilities. Short term rentals are not allowed. PRICED TO sell. Come up and enjoy life on the mountain.

Key facts

• Built 1987
• Listed 291 days

Tags

• WELL-MAINTAINED MOBILE HOME
• OPEN CONCEPT LIVING SPACE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $64k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $582 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $64k).
• Recommended offer: $56k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.5% 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 C — 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); 70% 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 $439 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 292 days — a 12% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $26k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $64k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $55,880 (12.0% below list)

Questions for the listing agent

1. It's been on market 292 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 2.17% ✓
• Cap rate: 18.55%
• Cash-on-cash: 43.76%
• DSCR: 2.95
• GRM: 3.8

CMA / ARV

• ARV (median comp): $54,187
• List price: $63,500
• Delta: 17.19%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25955 Hwy 243 #6	0.00mi	1/1.0	500 (0%)	7mo	$55,000	$110	94
25955 Highway 243 #11	0.00mi	1/1.0	520 (+4%)	13mo	$145,000	$279	82
25955 Hwy 243 #2	0.00mi	1/1.0	450 (-10%)	5mo	$55,000	$122	79
25995 Hwy 243 #57	0.03mi	1/1.0	545 (+9%)	23mo	$30,000	$55	64
25995 Hwy 243, Sp 57	0.07mi	1/1.0	545 (+9%)	23mo	$30,000	$55	62

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: 35.6%
• Equity multiple: 2.51×
• Total profit: $26,836
• Equity at exit: $9,468

10-year hold

• IRR: 42.3%
• Equity multiple: 5.01×
• Total profit: $71,344
• Equity at exit: $5,490

Cash invested: $17,780 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,376 high
• Mortgage (P&I): −$333
• Tax est. 1.5%: −$79 /mo · $952/yr
• Insurance: −$26
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $582

Break-even live

Break-even rent $640

Max offer price $63,500

Occupancy floor 53%

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: $15,875
• Closing costs: $1,905
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
54100 Pine Crest Ave Idyllwild, CA	1.0	1.0	600	$1,450	$2.42	43d	1	0.12mi
54100 Pine Crest Ave Unit 8 Idyllwild-Pine Cove, CA	1.0	1.0	475	$1,150	$2.42	43d	1	0.12mi
54274 N Circle Dr Idyllwild-Pine Cove, CA	1.0	1.0	500	$1,200	$2.40	12d	1	0.14mi
54078 Pine Crest Ave Idyllwild-Pine Cove, CA	1.0	1.0	500	$1,400	$2.80	16d	1	0.15mi
54045 Pine Crest Ave Unit NA Idyllwild-Pine Cove, CA	1.0	1.0	609	$1,300	$2.13	20d	1	0.22mi
54042 Pine Crest Ave Idyllwild, CA	1.0	1.0	529	$1,199	$2.27	43d	1	0.23mi
54605 N Circle Dr Idyllwild-Pine Cove, CA	1.0	1.0	400	$1,350	$3.38	43d	1	0.44mi
54705 Pine Crest Ave Idyllwild, CA	1.0	1.0	475	$1,550	$3.26	43d	1	0.48mi
26500 California 243 Unit G Idyllwild-Pine Cove, CA	1.0	1.0	600	$1,250	$2.08	43d	1	0.48mi
54374 Valley-View Unit Upstairs Idyllwild-Pine Cove, CA	1.0	1.0	750	$1,600	$2.13	43d	1	0.64mi

Listing history 18 events

1. 2026-06-18
   days on market $63,500 Active 292 DOM
2. 2026-06-17
   days on market $63,500 Active 291 DOM
3. 2026-06-16
   days on market $63,500 Active 290 DOM
4. 2026-06-15
   days on market $63,500 Active 289 DOM
5. 2026-06-13
   days on market $63,500 Active 287 DOM
6. 2026-06-09
   days on market $63,500 Active 283 DOM
7. 2026-06-08
   days on market $63,500 Active 282 DOM
8. 2026-06-07
   days on market $63,500 Active 281 DOM
9. 2026-06-04
   days on market $63,500 Active 278 DOM
10. 2026-06-03
    days on market $63,500 Active 277 DOM
11. 2026-06-02
    days on market $63,500 Active 276 DOM
12. 2026-06-01
    days on market $63,500 Active 275 DOM
13. 2026-05-31
    days on market $63,500 Active 274 DOM
14. 2026-01-18
    price $63,500 734-char remark

    Show marketing remark (734 chars)

    This quaint and charming 1 bed 1 bath mobile unit is located in the heart of the village. Walk to resaurants, shops, wineries, movie theater, local park and the summer concerts. This very well taken care of home is light & airy and its open concept living space and nice rear deck make it wonderful for entertaining guests and to enjoy the pines and mountain air. Furnishings, a propane fireplace, AC, and designated covered parking are included. This home is perfect for fulltime living or a summer getaway. It's located in a 55+ community that requires park management approval for potential residents. Space rent is $810 + utilities. Short term rentals are not allowed. PRICED TO sell. Come up and enjoy life on the mountain.

15. 2025-09-03
    price $79,900 734-char remark

    Show marketing remark (734 chars)

    This quaint and charming 1 bed 1 bath mobile unit is located in the heart of the village. Walk to resaurants, shops, wineries, movie theater, local park and the summer concerts. This very well taken care of home is light & airy and its open concept living space and nice rear deck make it wonderful for entertaining guests and to enjoy the pines and mountain air. Furnishings, a propane fireplace, AC, and designated covered parking are included. This home is perfect for fulltime living or a summer getaway. It's located in a 55+ community that requires park management approval for potential residents. Space rent is $810 + utilities. Short term rentals are not allowed. PRICED TO sell. Come up and enjoy life on the mountain.

16. 2025-08-29
    listed $89,900 Active 734-char remark

    Show marketing remark (734 chars)

    This quaint and charming 1 bed 1 bath mobile unit is located in the heart of the village. Walk to resaurants, shops, wineries, movie theater, local park and the summer concerts. This very well taken care of home is light & airy and its open concept living space and nice rear deck make it wonderful for entertaining guests and to enjoy the pines and mountain air. Furnishings, a propane fireplace, AC, and designated covered parking are included. This home is perfect for fulltime living or a summer getaway. It's located in a 55+ community that requires park management approval for potential residents. Space rent is $810 + utilities. Short term rentals are not allowed. PRICED TO sell. Come up and enjoy life on the mountain.

17. 2021-08-03
    soldstatus $40,000 650-char remark

    Show marketing remark (650 chars)

    This very quaint home is located int the heart of The Village. Walk to restaurants, shops, wineries, movie theater and local park and enjoy the summer concerts. A very well taken care of home. Features spacious kitchen, propane fireplace and parking. A nice rear deck to enjoy the pines and mountain air. Make this your home your own in Idyllwild's wonderful senior park Perfect for full time or summer getaway. . A great community with friendly neighbors. There is on site laundry, rec rooms & guest parking. Please call listing or co-listing agent for showing. Steve 213 361-4188. Seller is VERY motivated, all offers will be considered!!

18. 2021-06-23
    listed $49,000 650-char remark

    Show marketing remark (650 chars)

    This very quaint home is located int the heart of The Village. Walk to restaurants, shops, wineries, movie theater and local park and enjoy the summer concerts. A very well taken care of home. Features spacious kitchen, propane fireplace and parking. A nice rear deck to enjoy the pines and mountain air. Make this your home your own in Idyllwild's wonderful senior park Perfect for full time or summer getaway. . A great community with friendly neighbors. There is on site laundry, rec rooms & guest parking. Please call listing or co-listing agent for showing. Steve 213 361-4188. Seller is VERY motivated, all offers will be considered!!

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 3/10 Moderate 8 d/yr ≥87°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,515
• − Mortgage interest: −$3,557
• − Property taxes: −$952
• − Insurance: −$1,115
• − Repairs & maintenance: −$1,321
• − Management: −$1,321
• − Depreciation: −$1,847
• Taxable income: $6,401
• Est. tax owed @ 24.0%: −$1,536
• After-tax cash flow: $5,447/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 · 0 photos

Poor 20/100 Extensive rehab

This mobile home requires extensive repairs and updates to bring it up to a livable condition. Significant structural and systems issues need addressing to increase its resale and rental value.

Repairs flagged

• Major Kitchen cabinets — Missing doors and significant wear
• Major Bathroom tiles — Damaged and missing tiles
• Major Roof — Visible damage and missing shingles
• Major Exterior siding — Peeling paint and exposed siding
• Major Flooring — Worn carpet and exposed subfloor
• Major Interior walls — Peeling paint and exposed drywall
• Major Windows — Visible damage and missing glass
• Major HVAC system — Visible rust and damage
• Major Landscaping — Overgrown vegetation and unkempt appearance

Value-add opportunities

• Resale New kitchen cabinets and countertops — Modernizes the space and adds value
• Resale New flooring and carpet — Improves the living space and adds value
• Resale New roof and siding — Enhances curb appeal and adds value
• Resale New windows and glass — Improves energy efficiency and adds value
• Both HVAC system replacement — Improves comfort and adds value
• Resale Landscaping and curb appeal — Enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Missing doors and significant wear	Major	$15,000–50,000
Bathroom tiles · Damaged and missing tiles	Major	$15,000–50,000
Roof · Visible damage and missing shingles	Major	$15,000–50,000
Exterior siding · Peeling paint and exposed siding	Major	$15,000–50,000
Flooring · Worn carpet and exposed subfloor	Major	$15,000–50,000
Interior walls · Peeling paint and exposed drywall	Major	$15,000–50,000
Windows · Visible damage and missing glass	Major	$15,000–50,000
HVAC system · Visible rust and damage	Major	$15,000–50,000
Landscaping · Overgrown vegetation and unkempt appearance	Major	$15,000–50,000
Total estimated repair cost · 9 items		$135,000–450,000

Value-add ROI direction

• Resale New kitchen cabinets and countertops — Modernizes the space and adds value ↑
• Resale New flooring and carpet — Improves the living space and adds value ↑
• Resale New roof and siding — Enhances curb appeal and adds value ↑
• Resale New windows and glass — Improves energy efficiency and adds value ↑
• Both HVAC system replacement — Improves comfort and adds value ↑
• Resale Landscaping and curb appeal — Enhances curb appeal and adds value ↑

ⓘ 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: 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

+29.6% since first listed

5 events — show timeline

• 2026-01-18 Price Changed $63,500 IAOR
• 2025-09-03 Price Changed $79,900 IAOR
• 2025-08-29 Listed $89,900 IAOR
• 2021-08-03 Sold (MLS) $40,000 IAOR
• 2021-06-23 Listed $49,000 IAOR