7 Oak Ct #78 · Oak Glen, CA 92305

$125,000

2 bd · 1.0 ba · 572 sqft · SingleFamily public records · 70 Days on market

Built 1934 6,000 sqft lot $219/sqft · 49% below area Est $247k · 49% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.7/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.0/5.0

Listing remarks MLS

Escape to your very own well-maintained cabin nestled in the serene forests of Southern California. This charming retreat features two bedrooms and a cozy bathroom. (All downstairs) One of the downstairs bedrooms is equipped with bunk beds, perfect for family gatherings or hosting friends. Head upstairs to discover a huge finished room that spans the length of the cabin, offering versatile space for additional sleeping, play, or relaxation. The living room is inviting and features a comfortable layout, complete with a cozy breakfast/dining nook in the corner, creating a warm atmosphere for meals with loved ones. The spartan kitchen includes a sink, refrigerator, and microwave, providing the essentials to whip up meals after a day of adventure. Imagine transforming it into the kitchen of your dreams! Everyone has been excited about the screened room outside the kitchen. Experience outdoor living at its finest with river access just across the county road, where you can actually catch trout for supper. Plenty of activities await, including hiking, fishing, mountain biking, off- roading, and simply unwinding in the beauty of nature. (Cabin is nestled amongst old growth California live oak trees). Conveniently located between Redlands and Big Bear, you’ll have easy access to nightlife and amenities whenever you wish to venture out after a week of mountain serenity. Certain restrictions will apply. Agents can find the Forest Service Use Permit in the Supplements section. Buyers can get one by asking. These cabins cannot be financed. Therefore, they are CASH purchases only. Start thinking about your own cabin in the woods today!

Key facts

• Huge finished room
• Bunk beds
• Screened room

Tags

• WELL MAINTAINED CABIN
• BUNK BEDS
• HUGE FINISHED ROOM
• COZY BREAKFAST DINING NOOK
• SCREENED ROOM
• RIVER ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $942 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.3% vs local median 3.6% in Oak Glen — 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 40/100 on livability (#1,386 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A; Watch: schools D, amenities F, commute 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: 33 active listings in the ZIP; 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 ($864 loan paydown + $4k appreciation (3.5% local appreciation)).
• San Bernardino County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.5% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• 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 70 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1934 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1934 — 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. 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: 1.71% ✓
• Cap rate: 15.34%
• Cash-on-cash: 32.30%
• DSCR: 2.44
• GRM: 4.9

CMA / ARV

• ARV (median comp): $246,615
• List price: $125,000
• Delta: -49.31%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

3.46% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.8%
• Equity multiple: 3.23×
• Total profit: $78,054
• Equity at exit: $59,442

10-year hold

• IRR: 38.3%
• Equity multiple: 6.43×
• Total profit: $190,045
• Equity at exit: $94,208

Cash invested: $35,000 (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 92305

• Home prices YoY: 1.1%
• Active inventory: 33
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,132 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$35 /mo · $418/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $942

Break-even live

Break-even rent $940

Max offer price $125,000

Occupancy floor 51%

Sensitivity live

Price	-10% $1,013	-5% $977	+0% $942	+5% $907	+10% $871
Rent	-10% $774	-5% $858	+0% $942	+5% $1,026	+10% $1,110
Rate	-1.0pp $1,005	-0.5pp $974	base $942	+0.5pp $910	+1.0pp $877

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $125,000 Active 70 DOM
2. 2026-06-17
   days on market $125,000 Active 69 DOM
3. 2026-06-16
   days on market $125,000 Active 68 DOM
4. 2026-06-15
   days on market $125,000 Active 67 DOM
5. 2026-06-13
   days on market $125,000 Active 65 DOM
6. 2026-06-13
   days on market $125,000 Active 64 DOM
7. 2026-06-09
   days on market $125,000 Active 61 DOM
8. 2026-06-08
   days on market $125,000 Active 60 DOM
9. 2026-06-07
   days on market $125,000 Active 59 DOM
10. 2026-06-04
    days on market $125,000 Active 56 DOM
11. 2026-06-03
    days on market $125,000 Active 55 DOM
12. 2026-06-02
    days on market $125,000 Active 54 DOM
13. 2026-06-01
    days on market $125,000 Active 53 DOM
14. 2026-05-31
    days on market $125,000 Active 52 DOM
15. 2026-04-09
    listed $125,000 Active 1656-char remark

    Show marketing remark (1656 chars)

    Escape to your very own well-maintained cabin nestled in the serene forests of Southern California. This charming retreat features two bedrooms and a cozy bathroom. (All downstairs) One of the downstairs bedrooms is equipped with bunk beds, perfect for family gatherings or hosting friends. Head upstairs to discover a huge finished room that spans the length of the cabin, offering versatile space for additional sleeping, play, or relaxation. The living room is inviting and features a comfortable layout, complete with a cozy breakfast/dining nook in the corner, creating a warm atmosphere for meals with loved ones. The spartan kitchen includes a sink, refrigerator, and microwave, providing the essentials to whip up meals after a day of adventure. Imagine transforming it into the kitchen of your dreams! Everyone has been excited about the screened room outside the kitchen. Experience outdoor living at its finest with river access just across the county road, where you can actually catch trout for supper. Plenty of activities await, including hiking, fishing, mountain biking, off- roading, and simply unwinding in the beauty of nature. (Cabin is nestled amongst old growth California live oak trees). Conveniently located between Redlands and Big Bear, you’ll have easy access to nightlife and amenities whenever you wish to venture out after a week of mountain serenity. Certain restrictions will apply. Agents can find the Forest Service Use Permit in the Supplements section. Buyers can get one by asking. These cabins cannot be financed. Therefore, they are CASH purchases only. Start thinking about your own cabin in the woods today!

16. 2025-12-31
    historical
17. 2025-07-31
    listed $125,000 Active

ⓘ 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: $418 · $35/mo
• Projected year-2 tax: $950 · $79/mo
• Expected delta: +$532/yr (+$44/mo · 127.3%)

ⓘ 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 8/10 Severe
• 🌡 Heat 2/10 Low 10 d/yr ≥87°F today · 27 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 37 unhealthy d/yr today · 43 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,586
• − Mortgage interest: −$7,002
• − Property taxes: −$418
• − Insurance: −$625
• − Repairs & maintenance: −$2,047
• − Management: −$2,047
• − Depreciation: −$3,636
• Taxable income: $9,811
• Est. tax owed @ 24.0%: −$2,355
• After-tax cash flow: $8,949/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 — Oak Glen

• Score: 40/100
• State rank: #1386
• US rank: #27266

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 371

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 (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Scotch-Irish 5% Iranian 3% Russian 2%
• Foreign-born: 5%
• Languages at home: 79% English-only · Russian/Polish/Slavic 21%

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: ▲ 3.46%
• Current HPI: 307.1726
• 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

+0.0% since first listed

3 events — show timeline

• 2026-04-09 Listed $125,000 CRMLS
• 2025-12-31 Listing Removed — CRMLS
• 2025-07-31 Listed $125,000 CRMLS

Property tax history

+1.3%/yr

Latest (2025): $418 · +2.5% YoY. Source: county tax records.