54685 Marian View Dr · Idyllwild-Pine Cove, CA 92549

$359,000

4 bd · 1.0 ba · 895 sqft · SingleFamily public records · 66 Days on market

Built 1940 10,454 sqft lot $401/sqft · at area comps Est $590k · 39% under ↓ 16% since listing

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +13.9/30.0
• DSCR +4.2/10.0
• 1% rule +2.6/10.0
• 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

Rare find! Original 1940 two-story Idyllwild rustic cabin just a quarter mile from downtown. This charming five-bedroom home sits on a gated . 24-acre flag lot with mature trees and ample space for entertaining. Enter through the mudroom to two access points: one leads through a bonus area to the kitchen, featuring a refrigerator, stove, microwave, pantry, and plenty of storage. Off the kitchen is a spacious living room with large windows, built-in shelving, and a striking rock fireplace with a wood mantle, plus its own mudroom access. A hallway on the other side leads to the main bedroom, a full bathroom, and a separate laundry area with washer and dryer. Upstairs offers another large bedroom and three smaller bedrooms, each with a twin bed, side table, and dresser-one with a sitting area. Sold "as is, " this vintage home comes fully furnished with antiques, bedding, and a complete kitchen-ideal as a full-time residence or getaway.

Key facts

• Gated lot
• Large rock fireplace
• Two story cabin

Tags

• TWO STORY CABIN
• GATED LOT
• MATURE TREES
• BONUS AREA
• CHARMING KITCHEN
• LARGE ROCK FIREPLACE

Property features AI

Finance

• Other: Property sold as-is; Not available for short-term rental or lease
• Financial info: Listing will accept conventional financing or cash
• HOA & community: No monthly association fee

Exterior

• Parking: Shared driveway
• Security: No security/safety features listed
• Utilities: Septic tank sewer; PUD: Yes
• Home design: Attached single-family residence; Two stories
• Construction: Year built per assessor (year not specified in data)
• Exterior features: No specific exterior features listed; Fee simple land

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Entry level bedroom(s) not specified
• Flooring: Carpet; Linoleum; Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating via fireplace(s); Other heating; No central cooling
• Interior features: Fully furnished; Fireplace in living room (wood-burning)
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $359k.

Deal economics

• At list price, monthly cash flow is $37 ($444/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $272k (24.2% below list).
• Recommended offer: $272k (24.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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 D — 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.
• Zoned schools: Idyllwild (269 students, 73% FRL); Hemet High (math 21% / reading 46%, grade F, #656 of 1,170 statewide, top 57%, 2,438 students, 82% FRL).
• Market conditions: 185 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 44% 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 $2k of loan paydown is wiped out by about $11k 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.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($337k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $70k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $272,180 (24.2% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.76% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.44%
• DSCR: 1.02
• GRM: 11.0

CMA / ARV

• ARV (median comp): $589,897
• List price: $359,000
• Delta: -39.14%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25675 Alderwood St	0.48mi	3/1.5 (-1)	876 (-2%)	9mo	$382,500	$437	60

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: -15.7%
• Equity multiple: 0.44×
• Total profit: $-56,001
• Equity at exit: $53,528

10-year hold

• IRR: -7.3%
• Equity multiple: 0.54×
• Total profit: $-46,481
• Equity at exit: $31,040

Cash invested: $100,520 (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: 185
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,722 medium
• Mortgage (P&I): −$1,883
• Tax from tax record: −$81 /mo · $972/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$572
• Net cashflow: $37

Break-even live

Break-even rent $2,675

Max offer price $359,000

Occupancy floor 94%

Sensitivity live

Price	-10% $240	-5% $139	+0% $37	+5% $-65	+10% $-166
Rent	-10% $-178	-5% $-70	+0% $37	+5% $145	+10% $252
Rate	-1.0pp $218	-0.5pp $128	base $37	+0.5pp $-56	+1.0pp $-151

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: $89,750
• Closing costs: $10,770
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
54059 Montgomery St Idyllwild, CA	3.0	2.0	1027	$2,350	$2.29	46d	1	0.20mi
25679 Alderwood St Idyllwild, CA	3.0	2.0	900	$2,400	$2.67	46d	1	0.49mi

Listing history 19 events

1. 2026-06-22
   days on market $359,000 Active 66 DOM
2. 2026-06-21
   days on market $359,000 Active 65 DOM
3. 2026-06-18
   days on market $359,000 Active 62 DOM
4. 2026-06-17
   days on market $359,000 Active 61 DOM
5. 2026-06-16
   days on market $359,000 Active 60 DOM
6. 2026-06-15
   days on market $359,000 Active 59 DOM
7. 2026-06-13
   pricedays on market $359,000 Active 57 DOM
8. 2026-06-09
   days on market $369,000 Active 53 DOM
9. 2026-06-08
   days on market $369,000 Active 52 DOM
10. 2026-06-07
    days on market $369,000 Active 51 DOM
11. 2026-06-04
    days on market $369,000 Active 48 DOM
12. 2026-06-03
    days on market $369,000 Active 47 DOM
13. 2026-06-02
    days on market $369,000 Active 46 DOM
14. 2026-06-01
    days on market $369,000 Active 45 DOM
15. 2026-05-31
    days on market $369,000 Active 44 DOM
16. 2026-05-11
    price $389,000 1429-char remark

    Show marketing remark (956 chars)

    Rare find! Original 1940 two-story Idyllwild rustic cabin just a quarter mile from downtown. This charming five-bedroom home sits on a gated . 24-acre flag lot with mature trees and ample space for entertaining. Enter through the mudroom to two access points: one leads through a bonus area to the kitchen, featuring a refrigerator, stove, microwave, pantry, and plenty of storage. Off the kitchen is a spacious living room with large windows, built-in shelving, and a striking rock fireplace with a wood mantle, plus its own mudroom access. A hallway on the other side leads to the main bedroom, a full bathroom, and a separate laundry area with washer and dryer. Upstairs offers another large bedroom and three smaller bedrooms, each with a twin bed, side table, and dresser-one with a sitting area. Sold "as is, " this vintage home comes fully furnished with antiques, bedding, and a complete kitchen-ideal as a full-time residence or getaway.

17. 2026-05-11
    price $389,000 956-char remark

    Show marketing remark (956 chars)

    Rare find! Original 1940 two-story Idyllwild rustic cabin just a quarter mile from downtown. This charming five-bedroom home sits on a gated . 24-acre flag lot with mature trees and ample space for entertaining. Enter through the mudroom to two access points: one leads through a bonus area to the kitchen, featuring a refrigerator, stove, microwave, pantry, and plenty of storage. Off the kitchen is a spacious living room with large windows, built-in shelving, and a striking rock fireplace with a wood mantle, plus its own mudroom access. A hallway on the other side leads to the main bedroom, a full bathroom, and a separate laundry area with washer and dryer. Upstairs offers another large bedroom and three smaller bedrooms, each with a twin bed, side table, and dresser-one with a sitting area. Sold "as is, " this vintage home comes fully furnished with antiques, bedding, and a complete kitchen-ideal as a full-time residence or getaway.

18. 2026-04-17
    listed $429,000 Active 1429-char remark

    Show marketing remark (956 chars)

    Rare find! Original 1940 two-story Idyllwild rustic cabin just a quarter mile from downtown. This charming five-bedroom home sits on a gated . 24-acre flag lot with mature trees and ample space for entertaining. Enter through the mudroom to two access points: one leads through a bonus area to the kitchen, featuring a refrigerator, stove, microwave, pantry, and plenty of storage. Off the kitchen is a spacious living room with large windows, built-in shelving, and a striking rock fireplace with a wood mantle, plus its own mudroom access. A hallway on the other side leads to the main bedroom, a full bathroom, and a separate laundry area with washer and dryer. Upstairs offers another large bedroom and three smaller bedrooms, each with a twin bed, side table, and dresser-one with a sitting area. Sold "as is, " this vintage home comes fully furnished with antiques, bedding, and a complete kitchen-ideal as a full-time residence or getaway.

19. 2026-04-17
    listed $429,000 Active 956-char remark

    Show marketing remark (956 chars)

    Rare find! Original 1940 two-story Idyllwild rustic cabin just a quarter mile from downtown. This charming five-bedroom home sits on a gated . 24-acre flag lot with mature trees and ample space for entertaining. Enter through the mudroom to two access points: one leads through a bonus area to the kitchen, featuring a refrigerator, stove, microwave, pantry, and plenty of storage. Off the kitchen is a spacious living room with large windows, built-in shelving, and a striking rock fireplace with a wood mantle, plus its own mudroom access. A hallway on the other side leads to the main bedroom, a full bathroom, and a separate laundry area with washer and dryer. Upstairs offers another large bedroom and three smaller bedrooms, each with a twin bed, side table, and dresser-one with a sitting area. Sold "as is, " this vintage home comes fully furnished with antiques, bedding, and a complete kitchen-ideal as a full-time residence or getaway.

ⓘ 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: $972 · $81/mo
• Projected year-2 tax: $2,728 · $227/mo
• Expected delta: +$1,756/yr (+$146/mo · 180.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥87°F today · 21 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: $32,662
• − Mortgage interest: −$20,110
• − Property taxes: −$972
• − Insurance: −$1,795
• − Repairs & maintenance: −$2,613
• − Management: −$2,613
• − Depreciation: −$10,444
• Taxable loss: −$5,884
• Est. tax savings @ 24.0%: +$1,412
• After-tax cash flow: $1,856/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

-16.3% since first listed

8 events — show timeline

• 2026-06-11 Price Changed $359,000 GPSMLS
• 2026-06-10 Price Changed $359,000 IAOR
• 2026-05-28 Price Changed $369,000 GPSMLS
• 2026-05-28 Price Changed $369,000 IAOR
• 2026-05-11 Price Changed $389,000 GPSMLS
• 2026-05-11 Price Changed $389,000 IAOR
• 2026-04-17 Listed $429,000 IAOR
• 2026-04-17 Listed $429,000 GPSMLS

Property tax history

+2.1%/yr

Latest (2025): $972 · +4.3% YoY. Source: county tax records.