25955 California 243 #20 · Idyllwild-Pine Cove, CA 92549

$119,900

3 bd · 2.0 ba · 1,060 sqft · Manufactured public records · 76 Days on market

Built 1974 $113/sqft · 10% above area Est $123k · at est. ↓ 13% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.7/15.0
• 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

Welcome to one of the largest and most private homes in Idyllwild Trailer Park, a 55+ community in downtown Idyllwild. This approximately 1,200 sq. ft. light-filled home sits at the end of the road, offering space, peace, and quiet for full-time or part-time living. It features 2 large bedrooms with ample closets, 2 bathrooms (one full, one ), a separate office, spacious living room, large kitchen, dining area, laundry room, and outdoor decking. Upgrades include new flooring, interior paint, dual-pane windows, remodeled primary bath, new exterior and closet doors, updated footings and skirting, and a newer refrigerator. All appliances are included. Enter from the covered patio into an open living, dining, and kitchen area with abundant cabinetry, built-in hutch, and slider to the back deck. The hallway leads to the laundry area and bonus office with access to a second deck. Nearby are the guest bedroom and bath, with the oversized primary suite and remodeled en suite bath at the end. The property also includes fruit trees. Space rent is $817/month, including water and snow removal.

Key facts

• Outdoor decking
• New indoor paint
• New flooring

Tags

• OUTDOOR DECKING
• NEW FLOORING
• NEW INDOOR PAINT
• DUAL PANE WINDOWS
• REMODELED PRIMARY BATHROOM
• SPACIOUS COVERED PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $963 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.6% 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 B — 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; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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).
• This rent runs 38% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $112,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 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 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.96% ✓
• Cap rate: 16.59%
• Cash-on-cash: 36.79%
• DSCR: 2.64
• GRM: 4.2

CMA / ARV

• ARV (median comp): $123,203
• List price: $119,900
• Delta: -2.68%
• Verdict: FAIR
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 29.9%
• Equity multiple: 2.25×
• Total profit: $41,965
• Equity at exit: $17,877

10-year hold

• IRR: 37.2%
• Equity multiple: 4.45×
• Total profit: $115,809
• Equity at exit: $10,367

Cash invested: $33,572 (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: 4.2×

Monthly cashflow live

• Estimated rent: $2,352 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $963

Break-even live

Break-even rent $1,133

Max offer price $119,900

Occupancy floor 54%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
54315 Pine Crest Ave Idyllwild, CA	3.0	2.0	1309	$2,500	$1.91	43d	1	0.17mi
54365 Pine Crest Ave Unit 6 Idyllwild-Pine Cove, CA	2.0	2.0	1100	$1,900	$1.73	5d	1	0.23mi
25165 Cedar St Unit A Idyllwild-Pine Cove, CA	2.0	2.0	800	$2,000	$2.50	43d	1	0.23mi
25873 Cedar St Idyllwild-Pine Cove, CA	2.0	2.0	990	$1,995	$2.02	44d	1	0.27mi
26785 Cedar St Unit A Idyllwild-Pine Cove, CA	2.0	2.0	1200	$2,250	$1.88	16d	1	0.35mi
54095 S Circle Dr Idyllwild, CA	2.0	2.0	1100	$2,800	$2.55	1d	1	0.36mi
25679 Alderwood St Idyllwild, CA	3.0	2.0	900	$2,400	$2.67	43d	1	0.38mi
54760 S Circle Dr Idyllwild, CA	2.0	2.0	1232	$2,000	$1.62	43d	1	0.54mi
54059 Montgomery St Idyllwild, CA	3.0	2.0	1027	$2,350	$2.29	43d	1	0.62mi
26823 Crestview Dr Idyllwild, CA	2.0	2.0	1440	$2,100	$1.46	43d	1	0.75mi
55305 S Circle Dr Idyllwild, CA	3.0	2.0	1400	$3,450	$2.46	1d	1	0.87mi
25405 Seneca Dr Idyllwild, CA	3.0	3.0	1280	$2,600	$2.03	43d	1	1.14mi
26666 Meadow Glen Dr Idyllwild, CA	2.0	2.0	1224	$3,000	$2.45	1d	1	1.17mi
53390 Circle View Dr Idyllwild-Pine Cove, CA	2.0	1.0	816	$2,200	$2.70	43d	1	1.17mi

Listing history 22 events

1. 2026-06-18
   days on market $119,900 Active 76 DOM
2. 2026-06-17
   days on market $119,900 Active 75 DOM
3. 2026-06-16
   days on market $119,900 Active 74 DOM
4. 2026-06-15
   days on market $119,900 Active 73 DOM
5. 2026-06-13
   pricedays on market $119,900 Active 71 DOM
6. 2026-06-09
   days on market $129,900 Active 67 DOM
7. 2026-06-08
   days on market $129,900 Active 66 DOM
8. 2026-06-07
   days on market $129,900 Active 65 DOM
9. 2026-06-04
   days on market $129,900 Active 62 DOM
10. 2026-06-03
    days on market $129,900 Active 61 DOM
11. 2026-06-02
    days on market $129,900 Active 60 DOM
12. 2026-06-01
    days on market $129,900 Active 59 DOM
13. 2026-05-31
    days on market $129,900 Active 58 DOM
14. 2026-05-03
    status Active 1099-char remark

    Show marketing remark (1606 chars)

    Welcome to one of the largest and most private mobile homes in Idyllwild Trailer Park, a 55+ senior-only mobile park located in downtown Idyllwild. This approximately 1,200 sq. foot light and airy home, located at the end of the road in the park, offers lots of space, peace, and quiet for full-time or part-time living. The home features two large bedrooms with ample closet space, two bathrooms (one full, one 3/4), a separate office space, a large living room, large kitchen, dining area, and separate laundry room, as well as outdoor decking. The home has new flooring, new indoor paint, dual pane windows, and the primary bathroom has been remodeled. Off of your parking area you enter through a spacious covered patio into the open concept living, dining, and kitchen areas that include lots of cabinets and a built-in hutch, as well as a slider to the back side deck. Off the hallway you have access to the laundry area with further access to the separate bonus room/office that opens onto the second deck in the in backyard. Continuing down the hall, on your left you have the guest bedroom, which is across the hall from the 3/4 bathroom. At the end of the hall is the oversized primary suite that includes a large closet and an en suite remodeled full bathroom. Upgrades include new exterior and closet doors, dual pane windows, primary bathroom vanity and tile, redone footings and skirting, as well as a newer refrigerator. All appliances are included. The space includes fruit trees planted to the right of the home. Space rent at is $817 per month, which includes water and snow plowing fees.

15. 2026-05-03
    status Active 1606-char remark

    Show marketing remark (1606 chars)

    Welcome to one of the largest and most private mobile homes in Idyllwild Trailer Park, a 55+ senior-only mobile park located in downtown Idyllwild. This approximately 1,200 sq. foot light and airy home, located at the end of the road in the park, offers lots of space, peace, and quiet for full-time or part-time living. The home features two large bedrooms with ample closet space, two bathrooms (one full, one 3/4), a separate office space, a large living room, large kitchen, dining area, and separate laundry room, as well as outdoor decking. The home has new flooring, new indoor paint, dual pane windows, and the primary bathroom has been remodeled. Off of your parking area you enter through a spacious covered patio into the open concept living, dining, and kitchen areas that include lots of cabinets and a built-in hutch, as well as a slider to the back side deck. Off the hallway you have access to the laundry area with further access to the separate bonus room/office that opens onto the second deck in the in backyard. Continuing down the hall, on your left you have the guest bedroom, which is across the hall from the 3/4 bathroom. At the end of the hall is the oversized primary suite that includes a large closet and an en suite remodeled full bathroom. Upgrades include new exterior and closet doors, dual pane windows, primary bathroom vanity and tile, redone footings and skirting, as well as a newer refrigerator. All appliances are included. The space includes fruit trees planted to the right of the home. Space rent at is $817 per month, which includes water and snow plowing fees.

16. 2026-04-25
    historical Active Under Contract 1099-char remark

    Show marketing remark (1606 chars)

    Welcome to one of the largest and most private mobile homes in Idyllwild Trailer Park, a 55+ senior-only mobile park located in downtown Idyllwild. This approximately 1,200 sq. foot light and airy home, located at the end of the road in the park, offers lots of space, peace, and quiet for full-time or part-time living. The home features two large bedrooms with ample closet space, two bathrooms (one full, one 3/4), a separate office space, a large living room, large kitchen, dining area, and separate laundry room, as well as outdoor decking. The home has new flooring, new indoor paint, dual pane windows, and the primary bathroom has been remodeled. Off of your parking area you enter through a spacious covered patio into the open concept living, dining, and kitchen areas that include lots of cabinets and a built-in hutch, as well as a slider to the back side deck. Off the hallway you have access to the laundry area with further access to the separate bonus room/office that opens onto the second deck in the in backyard. Continuing down the hall, on your left you have the guest bedroom, which is across the hall from the 3/4 bathroom. At the end of the hall is the oversized primary suite that includes a large closet and an en suite remodeled full bathroom. Upgrades include new exterior and closet doors, dual pane windows, primary bathroom vanity and tile, redone footings and skirting, as well as a newer refrigerator. All appliances are included. The space includes fruit trees planted to the right of the home. Space rent at is $817 per month, which includes water and snow plowing fees.

17. 2026-04-25
    historical Active Under Contract 1606-char remark

    Show marketing remark (1606 chars)

    Welcome to one of the largest and most private mobile homes in Idyllwild Trailer Park, a 55+ senior-only mobile park located in downtown Idyllwild. This approximately 1,200 sq. foot light and airy home, located at the end of the road in the park, offers lots of space, peace, and quiet for full-time or part-time living. The home features two large bedrooms with ample closet space, two bathrooms (one full, one 3/4), a separate office space, a large living room, large kitchen, dining area, and separate laundry room, as well as outdoor decking. The home has new flooring, new indoor paint, dual pane windows, and the primary bathroom has been remodeled. Off of your parking area you enter through a spacious covered patio into the open concept living, dining, and kitchen areas that include lots of cabinets and a built-in hutch, as well as a slider to the back side deck. Off the hallway you have access to the laundry area with further access to the separate bonus room/office that opens onto the second deck in the in backyard. Continuing down the hall, on your left you have the guest bedroom, which is across the hall from the 3/4 bathroom. At the end of the hall is the oversized primary suite that includes a large closet and an en suite remodeled full bathroom. Upgrades include new exterior and closet doors, dual pane windows, primary bathroom vanity and tile, redone footings and skirting, as well as a newer refrigerator. All appliances are included. The space includes fruit trees planted to the right of the home. Space rent at is $817 per month, which includes water and snow plowing fees.

18. 2026-04-03
    listed $129,900 Active 1099-char remark

    Show marketing remark (1606 chars)

    Welcome to one of the largest and most private mobile homes in Idyllwild Trailer Park, a 55+ senior-only mobile park located in downtown Idyllwild. This approximately 1,200 sq. foot light and airy home, located at the end of the road in the park, offers lots of space, peace, and quiet for full-time or part-time living. The home features two large bedrooms with ample closet space, two bathrooms (one full, one 3/4), a separate office space, a large living room, large kitchen, dining area, and separate laundry room, as well as outdoor decking. The home has new flooring, new indoor paint, dual pane windows, and the primary bathroom has been remodeled. Off of your parking area you enter through a spacious covered patio into the open concept living, dining, and kitchen areas that include lots of cabinets and a built-in hutch, as well as a slider to the back side deck. Off the hallway you have access to the laundry area with further access to the separate bonus room/office that opens onto the second deck in the in backyard. Continuing down the hall, on your left you have the guest bedroom, which is across the hall from the 3/4 bathroom. At the end of the hall is the oversized primary suite that includes a large closet and an en suite remodeled full bathroom. Upgrades include new exterior and closet doors, dual pane windows, primary bathroom vanity and tile, redone footings and skirting, as well as a newer refrigerator. All appliances are included. The space includes fruit trees planted to the right of the home. Space rent at is $817 per month, which includes water and snow plowing fees.

19. 2026-04-03
    listed $129,900 Active 1606-char remark

    Show marketing remark (1606 chars)

    Welcome to one of the largest and most private mobile homes in Idyllwild Trailer Park, a 55+ senior-only mobile park located in downtown Idyllwild. This approximately 1,200 sq. foot light and airy home, located at the end of the road in the park, offers lots of space, peace, and quiet for full-time or part-time living. The home features two large bedrooms with ample closet space, two bathrooms (one full, one 3/4), a separate office space, a large living room, large kitchen, dining area, and separate laundry room, as well as outdoor decking. The home has new flooring, new indoor paint, dual pane windows, and the primary bathroom has been remodeled. Off of your parking area you enter through a spacious covered patio into the open concept living, dining, and kitchen areas that include lots of cabinets and a built-in hutch, as well as a slider to the back side deck. Off the hallway you have access to the laundry area with further access to the separate bonus room/office that opens onto the second deck in the in backyard. Continuing down the hall, on your left you have the guest bedroom, which is across the hall from the 3/4 bathroom. At the end of the hall is the oversized primary suite that includes a large closet and an en suite remodeled full bathroom. Upgrades include new exterior and closet doors, dual pane windows, primary bathroom vanity and tile, redone footings and skirting, as well as a newer refrigerator. All appliances are included. The space includes fruit trees planted to the right of the home. Space rent at is $817 per month, which includes water and snow plowing fees.

20. 2025-06-18
    historical
21. 2025-04-09
    listed $150,000 Active
22. 2025-04-09
    listed $150,000 Active

ⓘ 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: $28,220
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$1,397
• − Repairs & maintenance: −$2,258
• − Management: −$2,258
• − Depreciation: −$3,488
• Taxable income: $10,305
• Est. tax owed @ 24.0%: −$2,473
• After-tax cash flow: $9,080/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

-13.4% since first listed

9 events — show timeline

• 2026-05-03 Relisted — IAOR
• 2026-05-03 Relisted — GPSMLS
• 2026-04-25 Contingent — IAOR
• 2026-04-25 Contingent — GPSMLS
• 2026-04-03 Listed $129,900 GPSMLS
• 2026-04-03 Listed $129,900 IAOR
• 2025-06-18 Listing Removed — GPSMLS
• 2025-04-09 Listed $150,000 IAOR
• 2025-04-09 Listed $150,000 GPSMLS

Property tax history

+5.1%/yr

Latest (2025): $237 · +1.4% YoY. Source: county tax records.