39950 7 Oaks #41 · Big Bear Lake, CA 92305

$78,999

2 bd · 2.0 ba · 1,188 sqft · Manufactured public records · 237 Days on market

Built 2005 $66/sqft · 6% below area Est $84k · 6% under ↓ 46% since listing

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Why this score? — see what drove the B+ 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 +10.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.7/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

GREAT PRICE and seller will pay the first six months of buyer's space rent! Remarkably affordable mountain living with real privacy, fresh air, and space to unwind—this move-in ready 2-bedroom, 2-bath home offers a rare opportunity to own a peaceful retreat in the scenic Seven Oaks community. With approximately 1,188 sq ft of living space, this home features a comfortable layout, generous interior space, and a setting surrounded by nature. Whether you're looking for a weekend getaway, a quiet full-time residence, a low-cost escape from city life, or a remote worker’s utopia, this property delivers exceptional value at a price point that’s hard to find in Southern California. * Rare opportunity to own a mountain home under $80K * 2 bedrooms, 2 bathrooms with over 1,100 sq ft * Peaceful, 4 seasons, private setting surrounded by forest and natural beauty * Ideal for a second home, retreat, and full-time living * Cooler temperatures, mountain air, and a slower pace of lif3 * Two large exterior storage sheds Located in a mountain community (5100ft elevation) quite drivable from LA, OC and IE metros 50 minutes to Big Bear Lake Access via maintained mountain roads Utilities include mountain spring water, power, and septic Situated in a managed community; space rent applies Insurance and financing options available This is not just a home—it’s an opportunity to step away from noise, congestion, and rising housing costs, and into a more peaceful and natural environment. Seller is motivated and open to reasonable offers. Opportunities like this at this price point are rare—schedule your showing today and experience the unique natural setting for yourself.

Key facts

• Santa ana river
• Pantry
• Open floor plan

Tags

• FRONT DECK
• DAILY VIEW OF THE FOREST
• SANTA ANA RIVER
• OPEN FLOOR PLAN
• AMPLE CABINETS
• PANTRY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $79k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 28.6% vs local median 2.4% in Big Bear Lake — 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 64/100 on livability (#420 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+; Watch: crime C-, housing C-, health & safety D+.
• 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 $3k of equity ($546 loan paydown + $3k 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 237 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 19y ago; this cycle's ask has dropped $32k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $68/mo.
• Climate carrying-cost: severe flood risk; severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,519 (12.0% below list)

Questions for the listing agent

1. It's been on market 237 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 3.13% ✓
• Cap rate: 28.65%
• Cash-on-cash: 79.84%
• DSCR: 4.55
• GRM: 2.7

CMA / ARV

• ARV (median comp): $83,747
• List price: $78,999
• Delta: -5.67%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
39950 Seven Oaks Rd #11	0.00mi	2/2.0	1,152 (-3%)	21mo	$85,000	$74	78

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

Projected returns pro-forma

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

5-year hold

• IRR: 81.1%
• Equity multiple: 5.56×
• Total profit: $100,888
• Equity at exit: $37,567

10-year hold

• IRR: 80.2%
• Equity multiple: 11.47×
• Total profit: $231,578
• Equity at exit: $59,539

Cash invested: $22,120 (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 92305

• Home prices YoY: 1.1%
• Active inventory: 33
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $2,473 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$35 /mo · $422/yr
• Insurance: −$33
• Flood insurance flood zone: −$68 /mo · $814/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $1,404

Break-even live

Break-even rent $696

Max offer price $78,999

Occupancy floor 38%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-18
   days on market $78,999 Active 237 DOM
2. 2026-06-17
   days on market $78,999 Active 236 DOM
3. 2026-06-16
   days on market $78,999 Active 235 DOM
4. 2026-06-15
   days on market $78,999 Active 234 DOM
5. 2026-06-13
   days on market $78,999 Active 232 DOM
6. 2026-06-13
   days on market $78,999 Active 231 DOM
7. 2026-06-09
   days on market $78,999 Active 228 DOM
8. 2026-06-08
   days on market $78,999 Active 227 DOM
9. 2026-06-07
   pricedays on market $78,999 Active 226 DOM
10. 2026-06-04
    days on market $79,999 Active 223 DOM
11. 2026-06-03
    days on market $79,999 Active 222 DOM
12. 2026-06-02
    days on market $79,999 Active 221 DOM
13. 2026-06-01
    days on market $79,999 Active 220 DOM
14. 2026-05-31
    days on market $79,999 Active 219 DOM
15. 2026-04-23
    price $79,999 1732-char remark

    Show marketing remark (1732 chars)

    GREAT PRICE and seller will pay the first six months of buyer's space rent! Remarkably affordable mountain living with real privacy, fresh air, and space to unwind—this move-in ready 2-bedroom, 2-bath home offers a rare opportunity to own a peaceful retreat in the scenic Seven Oaks community. With approximately 1,188 sq ft of living space, this home features a comfortable layout, generous interior space, and a setting surrounded by nature. Whether you're looking for a weekend getaway, a quiet full-time residence, a low-cost escape from city life, or a remote worker’s utopia, this property delivers exceptional value at a price point that’s hard to find in Southern California. * Rare opportunity to own a mountain home under $80K * 2 bedrooms, 2 bathrooms with over 1,100 sq ft * Peaceful, 4 seasons, private setting surrounded by forest and natural beauty * Ideal for a second home, retreat, and full-time living * Cooler temperatures, mountain air, and a slower pace of lif3 * Two large exterior storage sheds Located in a mountain community (5100ft elevation) quite drivable from LA, OC and IE metros 50 minutes to Big Bear Lake Access via maintained mountain roads Utilities include mountain spring water, power, and septic Situated in a managed community; space rent applies Insurance and financing options available This is not just a home—it’s an opportunity to step away from noise, congestion, and rising housing costs, and into a more peaceful and natural environment. Seller is motivated and open to reasonable offers. Opportunities like this at this price point are rare—schedule your showing today and experience the unique natural setting for yourself.

16. 2026-04-12
    price $89,900 1732-char remark

    Show marketing remark (1732 chars)

    GREAT PRICE and seller will pay the first six months of buyer's space rent! Remarkably affordable mountain living with real privacy, fresh air, and space to unwind—this move-in ready 2-bedroom, 2-bath home offers a rare opportunity to own a peaceful retreat in the scenic Seven Oaks community. With approximately 1,188 sq ft of living space, this home features a comfortable layout, generous interior space, and a setting surrounded by nature. Whether you're looking for a weekend getaway, a quiet full-time residence, a low-cost escape from city life, or a remote worker’s utopia, this property delivers exceptional value at a price point that’s hard to find in Southern California. * Rare opportunity to own a mountain home under $80K * 2 bedrooms, 2 bathrooms with over 1,100 sq ft * Peaceful, 4 seasons, private setting surrounded by forest and natural beauty * Ideal for a second home, retreat, and full-time living * Cooler temperatures, mountain air, and a slower pace of lif3 * Two large exterior storage sheds Located in a mountain community (5100ft elevation) quite drivable from LA, OC and IE metros 50 minutes to Big Bear Lake Access via maintained mountain roads Utilities include mountain spring water, power, and septic Situated in a managed community; space rent applies Insurance and financing options available This is not just a home—it’s an opportunity to step away from noise, congestion, and rising housing costs, and into a more peaceful and natural environment. Seller is motivated and open to reasonable offers. Opportunities like this at this price point are rare—schedule your showing today and experience the unique natural setting for yourself.

17. 2026-04-09
    price $91,000 1732-char remark

    Show marketing remark (1732 chars)

    GREAT PRICE and seller will pay the first six months of buyer's space rent! Remarkably affordable mountain living with real privacy, fresh air, and space to unwind—this move-in ready 2-bedroom, 2-bath home offers a rare opportunity to own a peaceful retreat in the scenic Seven Oaks community. With approximately 1,188 sq ft of living space, this home features a comfortable layout, generous interior space, and a setting surrounded by nature. Whether you're looking for a weekend getaway, a quiet full-time residence, a low-cost escape from city life, or a remote worker’s utopia, this property delivers exceptional value at a price point that’s hard to find in Southern California. * Rare opportunity to own a mountain home under $80K * 2 bedrooms, 2 bathrooms with over 1,100 sq ft * Peaceful, 4 seasons, private setting surrounded by forest and natural beauty * Ideal for a second home, retreat, and full-time living * Cooler temperatures, mountain air, and a slower pace of lif3 * Two large exterior storage sheds Located in a mountain community (5100ft elevation) quite drivable from LA, OC and IE metros 50 minutes to Big Bear Lake Access via maintained mountain roads Utilities include mountain spring water, power, and septic Situated in a managed community; space rent applies Insurance and financing options available This is not just a home—it’s an opportunity to step away from noise, congestion, and rising housing costs, and into a more peaceful and natural environment. Seller is motivated and open to reasonable offers. Opportunities like this at this price point are rare—schedule your showing today and experience the unique natural setting for yourself.

18. 2026-04-03
    price $92,000 1732-char remark

    Show marketing remark (1732 chars)

    GREAT PRICE and seller will pay the first six months of buyer's space rent! Remarkably affordable mountain living with real privacy, fresh air, and space to unwind—this move-in ready 2-bedroom, 2-bath home offers a rare opportunity to own a peaceful retreat in the scenic Seven Oaks community. With approximately 1,188 sq ft of living space, this home features a comfortable layout, generous interior space, and a setting surrounded by nature. Whether you're looking for a weekend getaway, a quiet full-time residence, a low-cost escape from city life, or a remote worker’s utopia, this property delivers exceptional value at a price point that’s hard to find in Southern California. * Rare opportunity to own a mountain home under $80K * 2 bedrooms, 2 bathrooms with over 1,100 sq ft * Peaceful, 4 seasons, private setting surrounded by forest and natural beauty * Ideal for a second home, retreat, and full-time living * Cooler temperatures, mountain air, and a slower pace of lif3 * Two large exterior storage sheds Located in a mountain community (5100ft elevation) quite drivable from LA, OC and IE metros 50 minutes to Big Bear Lake Access via maintained mountain roads Utilities include mountain spring water, power, and septic Situated in a managed community; space rent applies Insurance and financing options available This is not just a home—it’s an opportunity to step away from noise, congestion, and rising housing costs, and into a more peaceful and natural environment. Seller is motivated and open to reasonable offers. Opportunities like this at this price point are rare—schedule your showing today and experience the unique natural setting for yourself.

19. 2026-03-27
    price $93,000 1732-char remark

    Show marketing remark (1732 chars)

    GREAT PRICE and seller will pay the first six months of buyer's space rent! Remarkably affordable mountain living with real privacy, fresh air, and space to unwind—this move-in ready 2-bedroom, 2-bath home offers a rare opportunity to own a peaceful retreat in the scenic Seven Oaks community. With approximately 1,188 sq ft of living space, this home features a comfortable layout, generous interior space, and a setting surrounded by nature. Whether you're looking for a weekend getaway, a quiet full-time residence, a low-cost escape from city life, or a remote worker’s utopia, this property delivers exceptional value at a price point that’s hard to find in Southern California. * Rare opportunity to own a mountain home under $80K * 2 bedrooms, 2 bathrooms with over 1,100 sq ft * Peaceful, 4 seasons, private setting surrounded by forest and natural beauty * Ideal for a second home, retreat, and full-time living * Cooler temperatures, mountain air, and a slower pace of lif3 * Two large exterior storage sheds Located in a mountain community (5100ft elevation) quite drivable from LA, OC and IE metros 50 minutes to Big Bear Lake Access via maintained mountain roads Utilities include mountain spring water, power, and septic Situated in a managed community; space rent applies Insurance and financing options available This is not just a home—it’s an opportunity to step away from noise, congestion, and rising housing costs, and into a more peaceful and natural environment. Seller is motivated and open to reasonable offers. Opportunities like this at this price point are rare—schedule your showing today and experience the unique natural setting for yourself.

20. 2026-03-21
    price $94,000 1732-char remark

    Show marketing remark (1732 chars)

    GREAT PRICE and seller will pay the first six months of buyer's space rent! Remarkably affordable mountain living with real privacy, fresh air, and space to unwind—this move-in ready 2-bedroom, 2-bath home offers a rare opportunity to own a peaceful retreat in the scenic Seven Oaks community. With approximately 1,188 sq ft of living space, this home features a comfortable layout, generous interior space, and a setting surrounded by nature. Whether you're looking for a weekend getaway, a quiet full-time residence, a low-cost escape from city life, or a remote worker’s utopia, this property delivers exceptional value at a price point that’s hard to find in Southern California. * Rare opportunity to own a mountain home under $80K * 2 bedrooms, 2 bathrooms with over 1,100 sq ft * Peaceful, 4 seasons, private setting surrounded by forest and natural beauty * Ideal for a second home, retreat, and full-time living * Cooler temperatures, mountain air, and a slower pace of lif3 * Two large exterior storage sheds Located in a mountain community (5100ft elevation) quite drivable from LA, OC and IE metros 50 minutes to Big Bear Lake Access via maintained mountain roads Utilities include mountain spring water, power, and septic Situated in a managed community; space rent applies Insurance and financing options available This is not just a home—it’s an opportunity to step away from noise, congestion, and rising housing costs, and into a more peaceful and natural environment. Seller is motivated and open to reasonable offers. Opportunities like this at this price point are rare—schedule your showing today and experience the unique natural setting for yourself.

21. 2026-02-18
    price $95,000 1732-char remark

    Show marketing remark (1732 chars)

    GREAT PRICE and seller will pay the first six months of buyer's space rent! Remarkably affordable mountain living with real privacy, fresh air, and space to unwind—this move-in ready 2-bedroom, 2-bath home offers a rare opportunity to own a peaceful retreat in the scenic Seven Oaks community. With approximately 1,188 sq ft of living space, this home features a comfortable layout, generous interior space, and a setting surrounded by nature. Whether you're looking for a weekend getaway, a quiet full-time residence, a low-cost escape from city life, or a remote worker’s utopia, this property delivers exceptional value at a price point that’s hard to find in Southern California. * Rare opportunity to own a mountain home under $80K * 2 bedrooms, 2 bathrooms with over 1,100 sq ft * Peaceful, 4 seasons, private setting surrounded by forest and natural beauty * Ideal for a second home, retreat, and full-time living * Cooler temperatures, mountain air, and a slower pace of lif3 * Two large exterior storage sheds Located in a mountain community (5100ft elevation) quite drivable from LA, OC and IE metros 50 minutes to Big Bear Lake Access via maintained mountain roads Utilities include mountain spring water, power, and septic Situated in a managed community; space rent applies Insurance and financing options available This is not just a home—it’s an opportunity to step away from noise, congestion, and rising housing costs, and into a more peaceful and natural environment. Seller is motivated and open to reasonable offers. Opportunities like this at this price point are rare—schedule your showing today and experience the unique natural setting for yourself.

22. 2026-02-08
    price $99,000 1732-char remark

    Show marketing remark (1732 chars)

    GREAT PRICE and seller will pay the first six months of buyer's space rent! Remarkably affordable mountain living with real privacy, fresh air, and space to unwind—this move-in ready 2-bedroom, 2-bath home offers a rare opportunity to own a peaceful retreat in the scenic Seven Oaks community. With approximately 1,188 sq ft of living space, this home features a comfortable layout, generous interior space, and a setting surrounded by nature. Whether you're looking for a weekend getaway, a quiet full-time residence, a low-cost escape from city life, or a remote worker’s utopia, this property delivers exceptional value at a price point that’s hard to find in Southern California. * Rare opportunity to own a mountain home under $80K * 2 bedrooms, 2 bathrooms with over 1,100 sq ft * Peaceful, 4 seasons, private setting surrounded by forest and natural beauty * Ideal for a second home, retreat, and full-time living * Cooler temperatures, mountain air, and a slower pace of lif3 * Two large exterior storage sheds Located in a mountain community (5100ft elevation) quite drivable from LA, OC and IE metros 50 minutes to Big Bear Lake Access via maintained mountain roads Utilities include mountain spring water, power, and septic Situated in a managed community; space rent applies Insurance and financing options available This is not just a home—it’s an opportunity to step away from noise, congestion, and rising housing costs, and into a more peaceful and natural environment. Seller is motivated and open to reasonable offers. Opportunities like this at this price point are rare—schedule your showing today and experience the unique natural setting for yourself.

23. 2026-01-12
    price $104,600 1732-char remark

    Show marketing remark (1732 chars)

    GREAT PRICE and seller will pay the first six months of buyer's space rent! Remarkably affordable mountain living with real privacy, fresh air, and space to unwind—this move-in ready 2-bedroom, 2-bath home offers a rare opportunity to own a peaceful retreat in the scenic Seven Oaks community. With approximately 1,188 sq ft of living space, this home features a comfortable layout, generous interior space, and a setting surrounded by nature. Whether you're looking for a weekend getaway, a quiet full-time residence, a low-cost escape from city life, or a remote worker’s utopia, this property delivers exceptional value at a price point that’s hard to find in Southern California. * Rare opportunity to own a mountain home under $80K * 2 bedrooms, 2 bathrooms with over 1,100 sq ft * Peaceful, 4 seasons, private setting surrounded by forest and natural beauty * Ideal for a second home, retreat, and full-time living * Cooler temperatures, mountain air, and a slower pace of lif3 * Two large exterior storage sheds Located in a mountain community (5100ft elevation) quite drivable from LA, OC and IE metros 50 minutes to Big Bear Lake Access via maintained mountain roads Utilities include mountain spring water, power, and septic Situated in a managed community; space rent applies Insurance and financing options available This is not just a home—it’s an opportunity to step away from noise, congestion, and rising housing costs, and into a more peaceful and natural environment. Seller is motivated and open to reasonable offers. Opportunities like this at this price point are rare—schedule your showing today and experience the unique natural setting for yourself.

24. 2026-01-03
    status Active 1732-char remark

    Show marketing remark (1732 chars)

    GREAT PRICE and seller will pay the first six months of buyer's space rent! Remarkably affordable mountain living with real privacy, fresh air, and space to unwind—this move-in ready 2-bedroom, 2-bath home offers a rare opportunity to own a peaceful retreat in the scenic Seven Oaks community. With approximately 1,188 sq ft of living space, this home features a comfortable layout, generous interior space, and a setting surrounded by nature. Whether you're looking for a weekend getaway, a quiet full-time residence, a low-cost escape from city life, or a remote worker’s utopia, this property delivers exceptional value at a price point that’s hard to find in Southern California. * Rare opportunity to own a mountain home under $80K * 2 bedrooms, 2 bathrooms with over 1,100 sq ft * Peaceful, 4 seasons, private setting surrounded by forest and natural beauty * Ideal for a second home, retreat, and full-time living * Cooler temperatures, mountain air, and a slower pace of lif3 * Two large exterior storage sheds Located in a mountain community (5100ft elevation) quite drivable from LA, OC and IE metros 50 minutes to Big Bear Lake Access via maintained mountain roads Utilities include mountain spring water, power, and septic Situated in a managed community; space rent applies Insurance and financing options available This is not just a home—it’s an opportunity to step away from noise, congestion, and rising housing costs, and into a more peaceful and natural environment. Seller is motivated and open to reasonable offers. Opportunities like this at this price point are rare—schedule your showing today and experience the unique natural setting for yourself.

25. 2025-12-20
    historical Active Under Contract 1732-char remark

    Show marketing remark (1732 chars)

    GREAT PRICE and seller will pay the first six months of buyer's space rent! Remarkably affordable mountain living with real privacy, fresh air, and space to unwind—this move-in ready 2-bedroom, 2-bath home offers a rare opportunity to own a peaceful retreat in the scenic Seven Oaks community. With approximately 1,188 sq ft of living space, this home features a comfortable layout, generous interior space, and a setting surrounded by nature. Whether you're looking for a weekend getaway, a quiet full-time residence, a low-cost escape from city life, or a remote worker’s utopia, this property delivers exceptional value at a price point that’s hard to find in Southern California. * Rare opportunity to own a mountain home under $80K * 2 bedrooms, 2 bathrooms with over 1,100 sq ft * Peaceful, 4 seasons, private setting surrounded by forest and natural beauty * Ideal for a second home, retreat, and full-time living * Cooler temperatures, mountain air, and a slower pace of lif3 * Two large exterior storage sheds Located in a mountain community (5100ft elevation) quite drivable from LA, OC and IE metros 50 minutes to Big Bear Lake Access via maintained mountain roads Utilities include mountain spring water, power, and septic Situated in a managed community; space rent applies Insurance and financing options available This is not just a home—it’s an opportunity to step away from noise, congestion, and rising housing costs, and into a more peaceful and natural environment. Seller is motivated and open to reasonable offers. Opportunities like this at this price point are rare—schedule your showing today and experience the unique natural setting for yourself.

26. 2025-11-06
    price $99,700 1732-char remark

    Show marketing remark (1732 chars)

    GREAT PRICE and seller will pay the first six months of buyer's space rent! Remarkably affordable mountain living with real privacy, fresh air, and space to unwind—this move-in ready 2-bedroom, 2-bath home offers a rare opportunity to own a peaceful retreat in the scenic Seven Oaks community. With approximately 1,188 sq ft of living space, this home features a comfortable layout, generous interior space, and a setting surrounded by nature. Whether you're looking for a weekend getaway, a quiet full-time residence, a low-cost escape from city life, or a remote worker’s utopia, this property delivers exceptional value at a price point that’s hard to find in Southern California. * Rare opportunity to own a mountain home under $80K * 2 bedrooms, 2 bathrooms with over 1,100 sq ft * Peaceful, 4 seasons, private setting surrounded by forest and natural beauty * Ideal for a second home, retreat, and full-time living * Cooler temperatures, mountain air, and a slower pace of lif3 * Two large exterior storage sheds Located in a mountain community (5100ft elevation) quite drivable from LA, OC and IE metros 50 minutes to Big Bear Lake Access via maintained mountain roads Utilities include mountain spring water, power, and septic Situated in a managed community; space rent applies Insurance and financing options available This is not just a home—it’s an opportunity to step away from noise, congestion, and rising housing costs, and into a more peaceful and natural environment. Seller is motivated and open to reasonable offers. Opportunities like this at this price point are rare—schedule your showing today and experience the unique natural setting for yourself.

27. 2025-10-24
    listed $111,000 Active 1732-char remark

    Show marketing remark (1732 chars)

    GREAT PRICE and seller will pay the first six months of buyer's space rent! Remarkably affordable mountain living with real privacy, fresh air, and space to unwind—this move-in ready 2-bedroom, 2-bath home offers a rare opportunity to own a peaceful retreat in the scenic Seven Oaks community. With approximately 1,188 sq ft of living space, this home features a comfortable layout, generous interior space, and a setting surrounded by nature. Whether you're looking for a weekend getaway, a quiet full-time residence, a low-cost escape from city life, or a remote worker’s utopia, this property delivers exceptional value at a price point that’s hard to find in Southern California. * Rare opportunity to own a mountain home under $80K * 2 bedrooms, 2 bathrooms with over 1,100 sq ft * Peaceful, 4 seasons, private setting surrounded by forest and natural beauty * Ideal for a second home, retreat, and full-time living * Cooler temperatures, mountain air, and a slower pace of lif3 * Two large exterior storage sheds Located in a mountain community (5100ft elevation) quite drivable from LA, OC and IE metros 50 minutes to Big Bear Lake Access via maintained mountain roads Utilities include mountain spring water, power, and septic Situated in a managed community; space rent applies Insurance and financing options available This is not just a home—it’s an opportunity to step away from noise, congestion, and rising housing costs, and into a more peaceful and natural environment. Seller is motivated and open to reasonable offers. Opportunities like this at this price point are rare—schedule your showing today and experience the unique natural setting for yourself.

28. 2025-08-31
    historical
29. 2025-08-16
    price $119,000
30. 2025-08-16
    price $119,000
31. 2025-07-11
    price $129,000
32. 2025-07-11
    price $129,000
33. 2025-06-26
    price $139,000
34. 2025-06-26
    price $139,000
35. 2025-05-28
    price $149,000
36. 2025-05-27
    price $149,000
37. 2025-05-03
    price $159,000
38. 2025-05-03
    price $159,000
39. 2025-03-31
    listed $169,000 Active
40. 2020-09-04
    soldstatus $60,000 Closed Sale
41. 2020-08-25
    status Pending Sale
42. 2020-08-06
    listed $65,000 Active
43. 2020-07-31
    historical
44. 2020-01-24
    listed $65,000 Active
45. 2019-12-01
    historical
46. 2019-07-25
    listed $75,000 Active
47. 2018-10-22
    historical
48. 2018-08-14
    price $85,000
49. 2018-08-01
    price $89,900
50. 2018-07-03
    price $95,000

ⓘ 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: $422 · $35/mo
• Projected year-2 tax: $600 · $50/mo
• Expected delta: +$178/yr (+$15/mo · 42.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone D · 99% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 3/10 Moderate 13 d/yr ≥81°F today · 34 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 33 unhealthy d/yr today · 39 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,681
• − Mortgage interest: −$4,425
• − Property taxes: −$422
• − Insurance: −$1,209
• − Repairs & maintenance: −$2,375
• − Management: −$2,375
• − Depreciation: −$2,298
• Taxable income: $16,578
• Est. tax owed @ 24.0%: −$3,979
• After-tax cash flow: $12,867/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 Lake

• Score: 64/100
• State rank: #420
• US rank: #14284

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 5,215
• 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

-46.3% since first listed

39 events — show timeline

• 2026-04-23 Price Changed $79,999 CRMLS
• 2026-04-12 Price Changed $89,900 CRMLS
• 2026-04-09 Price Changed $91,000 CRMLS
• 2026-04-03 Price Changed $92,000 CRMLS
• 2026-03-27 Price Changed $93,000 CRMLS
• 2026-03-21 Price Changed $94,000 CRMLS
• 2026-02-18 Price Changed $95,000 CRMLS
• 2026-02-08 Price Changed $99,000 CRMLS
• 2026-01-12 Price Changed $104,600 CRMLS
• 2026-01-03 Relisted — CRMLS
• 2025-12-20 Contingent — CRMLS
• 2025-11-06 Price Changed $99,700 CRMLS
• 2025-10-24 Listed $111,000 CRMLS
• 2025-08-31 Listing Removed — CRMLS
• 2025-08-16 Price Changed $119,000 CRMLS
• 2025-08-16 Price Changed $119,000 MRCAOR
• 2025-07-11 Price Changed $129,000 CRMLS
• 2025-07-11 Price Changed $129,000 MRCAOR
• 2025-06-26 Price Changed $139,000 CRMLS
• 2025-06-26 Price Changed $139,000 MRCAOR
• 2025-05-28 Price Changed $149,000 CRMLS
• 2025-05-27 Price Changed $149,000 MRCAOR
• 2025-05-03 Price Changed $159,000 CRMLS
• 2025-05-03 Price Changed $159,000 MRCAOR
• 2025-03-31 Listed $169,000 CRMLS
• 2020-09-04 Sold (MLS) $60,000 CRMLS
• 2020-08-25 Pending — CRMLS
• 2020-08-06 Listed $65,000 CRMLS
• 2020-07-31 Listing Removed — CRMLS
• 2020-01-24 Listed $65,000 CRMLS
• 2019-12-01 Listing Removed — CRMLS
• 2019-07-25 Listed $75,000 CRMLS
• 2018-10-22 Listing Removed — CRMLS
• 2018-08-14 Price Changed $85,000 CRMLS
• 2018-08-01 Price Changed $89,900 CRMLS
• 2018-07-03 Price Changed $95,000 CRMLS
• 2018-05-22 Listed $100,000 CRMLS
• 2007-06-28 Listing Removed — CRMLS
• 2007-04-21 Listed $149,000 CRMLS

Property tax history

-3.9%/yr

Latest (2025): $422 · +1.2% YoY. Source: county tax records.