544 Community Dr · Lake Arrowhead, CA 92352

$200,000

2 bd · 1.0 ba · 804 sqft · SingleFamily public records · 83 Days on market

Built 1928 3,350 sqft lot Est $328k · 39% under

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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 +25.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +6.1/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Are you ready for your next great investment opportunity? Please cash deals only, Needs work We are thrilled to present this amazing property for you. This charming one-story home features a dining area and a spacious living room with a cozy fireplace, perfect for enjoying cozy evenings. The property includes three adjacent lots providing ample space for future expansions or additions, making it truly yours. Enjoy hassle-free living with water, trash collection, and snow removal all taken care of by the water company for a monthly fee. Don't miss out on this fantastic opportunity!

Key facts

• Three adjacent lots
• Dining area
• Cozy fireplace

Tags

• DINING AREA
• SPACIOUS LIVING ROOM
• COZY FIREPLACE
• THREE ADJACENT LOTS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $456 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 2.8% in Lake Arrowhead — 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 53/100 on livability (#965 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A-, commute B+, employment B; Watch: health & safety C-, crime D+, schools D.
• Rim Of The World Unified (town): math 13% / reading 34% proficiency, ranked #415 of 517 in CA (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 573 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• San Bernardino County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 16y ago 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.
• Current owner paid $73k; list at $200k implies a 174% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 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 1928 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.11% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.77%
• DSCR: 1.43
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $328,032
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
545 W Victoria Ct	0.13mi	2/1.0	858 (+7%)	9mo	$349,000	$407	75
519 W Victoria Ct	0.18mi	2/1.5	768 (-4%)	19mo	$405,000	$527	66
746 W Victoria Ct	0.29mi	2/2.0	861 (+7%)	8mo	$270,000	$314	64
792 Lords Ln	0.33mi	2/1.0	850 (+6%)	17mo	$395,000	$465	61
720 Pinnacle Dr	0.27mi	2/2.0	840 (+4%)	20mo	$335,000	$399	60
444 Shady Rd	0.59mi	2/2.0	839 (+4%)	9mo	$365,000	$435	54
658 W Victoria Ct	0.20mi	2/1.0	696 (-13%)	18mo	$255,000	$366	53
859 Kuffel Canyon Rd	0.53mi	2/1.0	864 (+8%)	13mo	$440,000	$509	52
735 E Victoria Ct	0.25mi	2/1.5	920 (+14%)	14mo	$315,000	$342	51
862 Oakmont Ln	0.40mi	2/1.5	873 (+9%)	20mo	$330,000	$378	49
727 Arrowhead Villa Rd	0.25mi	2/1.0	686 (-15%)	20mo	$280,000	$408	47
825 Cottage Grove Rd	0.66mi	1/1.0 (-1)	700 (-13%)	6mo	$305,000	$436	38

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: -1.6%
• Equity multiple: 0.94×
• Total profit: $-3,381
• Equity at exit: $29,821

10-year hold

• IRR: 8.1%
• Equity multiple: 1.61×
• Total profit: $34,391
• Equity at exit: $17,292

Cash invested: $56,000 (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 92352

• Home prices YoY: -22.6%
• Active inventory: 573
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,227 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$171 /mo · $2,053/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $456

Break-even live

Break-even rent $1,650

Max offer price $200,000

Occupancy floor 75%

Sensitivity live

Price	-10% $569	-5% $513	+0% $456	+5% $399	+10% $343
Rent	-10% $280	-5% $368	+0% $456	+5% $544	+10% $632
Rate	-1.0pp $557	-0.5pp $507	base $456	+0.5pp $404	+1.0pp $351

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 Rockledge Ln Lake Arrowhead, CA	2.0	2.0	1058	$2,190	$2.07	6d	1	0.10mi
545 W Victoria Ct Lake Arrowhead, CA	2.0	1.0	858	$2,000	$2.33	25d	1	0.14mi
587 Arrowhead Villa Rd Lake Arrowhead, CA	2.0	1.0	864	$2,350	$2.72	44d	1	0.15mi
209 Cool Creek Ln Lake Arrowhead, CA	2.0	1.5	1012	$2,500	$2.47	0d	1	0.16mi
701 Pinnacle Dr Lake Arrowhead, CA	2.0	2.0	1071	$1,995	$1.86	44d	1	0.28mi
28380 Larchmont Ln Lake Arrowhead, CA	2.0	2.0	960	$2,000	$2.08	19d	1	0.43mi
28101 Lakes Edge Rd Lake Arrowhead, CA	3.0	2.0	1106	$2,600	$2.35	25d	1	0.46mi
28393 Larchmont Ln Lake Arrowhead, CA	2.0	2.0	1104	$2,200	$1.99	44d	1	0.46mi
27868 Holly Ln Lake Arrowhead, CA	1.0	1.0	600	$1,750	$2.92	19d	1	0.81mi
29184 Lake Brook Ave Cedar Glen, CA	3.0	2.0	925	$1,995	$2.16	44d	1	1.33mi

Listing history 42 events

1. 2026-06-21
   days on market $200,000 Active 83 DOM
2. 2026-06-18
   days on market $200,000 Active 80 DOM
3. 2026-06-17
   days on market $200,000 Active 79 DOM
4. 2026-06-16
   days on market $200,000 Active 78 DOM
5. 2026-06-15
   days on market $200,000 Active 77 DOM
6. 2026-06-13
   days on market $200,000 Active 75 DOM
7. 2026-06-13
   days on market $200,000 Active 74 DOM
8. 2026-06-10
   status $200,000 Active 71 DOM
9. 2026-04-30
   status Pending 589-char remark

   Show marketing remark (589 chars)

   Are you ready for your next great investment opportunity? Please cash deals only, Needs work We are thrilled to present this amazing property for you. This charming one-story home features a dining area and a spacious living room with a cozy fireplace, perfect for enjoying cozy evenings. The property includes three adjacent lots providing ample space for future expansions or additions, making it truly yours. Enjoy hassle-free living with water, trash collection, and snow removal all taken care of by the water company for a monthly fee. Don't miss out on this fantastic opportunity!

10. 2026-03-27
    status Pending Sale
11. 2026-03-17
    status Active
12. 2026-03-05
    status Active 589-char remark

    Show marketing remark (589 chars)

    Are you ready for your next great investment opportunity? Please cash deals only, Needs work We are thrilled to present this amazing property for you. This charming one-story home features a dining area and a spacious living room with a cozy fireplace, perfect for enjoying cozy evenings. The property includes three adjacent lots providing ample space for future expansions or additions, making it truly yours. Enjoy hassle-free living with water, trash collection, and snow removal all taken care of by the water company for a monthly fee. Don't miss out on this fantastic opportunity!

13. 2026-01-29
    historical Active Under Contract

    Show marketing remark (589 chars)

    Are you ready for your next great investment opportunity? Please cash deals only, Needs work We are thrilled to present this amazing property for you. This charming one-story home features a dining area and a spacious living room with a cozy fireplace, perfect for enjoying cozy evenings. The property includes three adjacent lots providing ample space for future expansions or additions, making it truly yours. Enjoy hassle-free living with water, trash collection, and snow removal all taken care of by the water company for a monthly fee. Don't miss out on this fantastic opportunity!

14. 2026-01-29
    historical Active Under Contract 589-char remark

    Show marketing remark (589 chars)

    Are you ready for your next great investment opportunity? Please cash deals only, Needs work We are thrilled to present this amazing property for you. This charming one-story home features a dining area and a spacious living room with a cozy fireplace, perfect for enjoying cozy evenings. The property includes three adjacent lots providing ample space for future expansions or additions, making it truly yours. Enjoy hassle-free living with water, trash collection, and snow removal all taken care of by the water company for a monthly fee. Don't miss out on this fantastic opportunity!

15. 2026-01-25
    status Pending Sale

    Show marketing remark (589 chars)

    Are you ready for your next great investment opportunity? Please cash deals only, Needs work We are thrilled to present this amazing property for you. This charming one-story home features a dining area and a spacious living room with a cozy fireplace, perfect for enjoying cozy evenings. The property includes three adjacent lots providing ample space for future expansions or additions, making it truly yours. Enjoy hassle-free living with water, trash collection, and snow removal all taken care of by the water company for a monthly fee. Don't miss out on this fantastic opportunity!

16. 2026-01-25
    status Pending 589-char remark

    Show marketing remark (589 chars)

    Are you ready for your next great investment opportunity? Please cash deals only, Needs work We are thrilled to present this amazing property for you. This charming one-story home features a dining area and a spacious living room with a cozy fireplace, perfect for enjoying cozy evenings. The property includes three adjacent lots providing ample space for future expansions or additions, making it truly yours. Enjoy hassle-free living with water, trash collection, and snow removal all taken care of by the water company for a monthly fee. Don't miss out on this fantastic opportunity!

17. 2026-01-12
    listed $200,000 Active
18. 2026-01-11
    listed $200,000 Active 589-char remark

    Show marketing remark (589 chars)

    Are you ready for your next great investment opportunity? Please cash deals only, Needs work We are thrilled to present this amazing property for you. This charming one-story home features a dining area and a spacious living room with a cozy fireplace, perfect for enjoying cozy evenings. The property includes three adjacent lots providing ample space for future expansions or additions, making it truly yours. Enjoy hassle-free living with water, trash collection, and snow removal all taken care of by the water company for a monthly fee. Don't miss out on this fantastic opportunity!

19. 2025-12-12
    historical
20. 2025-12-02
    status Active
21. 2025-11-06
    historical Active Under Contract
22. 2025-09-19
    status Active
23. 2025-08-29
    historical Active Under Contract
24. 2025-08-25
    price $250,000
25. 2025-08-20
    price $250,000
26. 2025-08-08
    status Active
27. 2025-08-02
    status Pending Sale
28. 2025-07-16
    listed $320,000 Active
29. 2025-06-30
    historical
30. 2025-05-13
    price $250,000
31. 2024-10-22
    price $280,000
32. 2024-09-25
    status Active
33. 2024-09-14
    historical
34. 2024-05-03
    price $350,000
35. 2024-03-14
    listed $400,000 Active
36. 2022-08-23
    historical
37. 2012-08-24
    soldstatus $73,000
38. 2011-04-20
    historical
39. 2011-02-13
    price $85,000
40. 2010-09-13
    price $99,000
41. 2010-04-21
    listed $120,000 Active
42. 2010-04-20
    listed $85,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $2,053 · $171/mo
• Projected year-2 tax: $2,053 · $171/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 2/10 Low
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 25 unhealthy d/yr today · 32 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,722
• − Mortgage interest: −$11,203
• − Property taxes: −$2,053
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,138
• − Management: −$2,138
• − Depreciation: −$5,818
• Taxable income: $2,373
• Est. tax owed @ 24.0%: −$569
• After-tax cash flow: $4,902/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: Rim Of The World Unified
• NCES district ID: 0632610
• Math proficiency: 13% ▼ -10.00%
• Reading proficiency: 34% ▼ -7.00%
• Median HH income: $55,860
• Composite: 21.29/100
• National rank: #8389
• State rank: #415 of 517 in CA

Livability — Lake Arrowhead

• Score: 53/100
• State rank: #965
• US rank: #24524

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Arrowhead, CA
• County: San Bernardino County · 2,030,291 people
• City population: 6,246
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 6,246
• Household income: $105,753
• Rent vs Own: 11.7% rent · 88.3% own
• Severe rent burden: 109.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 18% Two or more races 16% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Italian 6% Slovak 5% Serbian 3%
• Foreign-born: 10% · Canada
• Languages at home: 80% English-only · Spanish 14% Other Indo-European 4%

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: ▼ -79.32%
• Current HPI: 271.3789
• 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

+135.3% since first listed

34 events — show timeline

• 2026-04-30 Pending — MRCAOR
• 2026-03-27 Pending — CRMLS
• 2026-03-17 Relisted — CRMLS
• 2026-03-05 Relisted — MRCAOR
• 2026-01-29 Contingent — CRMLS
• 2026-01-29 Contingent — MRCAOR
• 2026-01-25 Pending — CRMLS
• 2026-01-25 Pending — MRCAOR
• 2026-01-12 Listed $200,000 CRMLS
• 2026-01-11 Listed $200,000 MRCAOR
• 2025-12-12 Listing Removed — CRMLS
• 2025-12-02 Relisted — CRMLS
• 2025-11-06 Contingent — CRMLS
• 2025-09-19 Relisted — CRMLS
• 2025-08-29 Contingent — CRMLS
• 2025-08-25 Price Changed $250,000 CRMLS
• 2025-08-20 Price Changed $250,000 MRCAOR
• 2025-08-08 Relisted — CRMLS
• 2025-08-02 Pending — CRMLS
• 2025-07-16 Listed $320,000 CRMLS
• 2025-06-30 Listing Removed — CRMLS
• 2025-05-13 Price Changed $250,000 CRMLS
• 2024-10-22 Price Changed $280,000 CRMLS
• 2024-09-25 Relisted — CRMLS
• 2024-09-14 Listing Removed — CRMLS
• 2024-05-03 Price Changed $350,000 CRMLS
• 2024-03-14 Listed $400,000 CRMLS
• 2022-08-23 Listing Removed — CRMLS
• 2012-08-24 Sold (Public Records) $73,000 Public Records
• 2011-04-20 Listing Removed — CRMLS
• 2011-02-13 Price Changed $85,000 CRMLS
• 2010-09-13 Price Changed $99,000 CRMLS
• 2010-04-21 Listed $120,000 CRMLS
• 2010-04-20 Listed $85,000 CRMLS

Property tax history

+5.0%/yr

Latest (2025): $2,053 · +3.2% YoY. Source: county tax records.