9164 Quincy Ave · Hesperia, CA 92345

$405,000

4 bd · 2.0 ba · 1,767 sqft · SingleFamily public records · 170 Days on market

Built 1978 0.41 ac lot $229/sqft · 26% below area Est $551k · 26% under

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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 +8.1/30.0
• Rent growth +3.2/5.0
• Schools +2.6/10.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS IS A SHORT SALE! The home has recently updated with modern finishes and stylish details. With five spacious bedrooms and two beautifully updated bathrooms, this home offers plenty of space for a growing family or visiting guests. As you enter, you’re welcomed by new tile flooring throughout the house and a charming fireplace, the perfect spot to unwind. The updated kitchen features new quartz countertops, a new range hood, modern single basin sinks with a new faucet, and freshly painted cabinets. Adjacent to the kitchen, the dining area offers an inviting space for dinner parties or everyday meals with loved ones. Additional upgrades ensure comfort and convenience, including an extensive new HVAC system for year-round comfort, fresh interior and exterior painting to give the home a like-new feel, two beautifully updated bathrooms with quartz countertops, new sinks and faucets, and an indoor laundry area for added convenience. Outside, the detached two-car garage features a new garage door, providing secure parking and extra storage space. Don’t miss out on this incredible opportunity—schedule your showing appointment today!

Key facts

• 0.41 acre lot
• 2 garage spots
• Built 1978

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $405k.

Deal economics

• At list price, monthly cash flow is $-391 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $336k (17.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $294k (27.4% below list).
• Recommended offer: $294k (27.4% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.7% in Hesperia — 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 52/100 on livability (#1,009 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: employment D, schools F, crime D-.
• Hesperia Unified (suburban): math 20% / reading 39% proficiency, ranked #353 of 517 in CA (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.9%/yr); 463 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• At $2,939/mo this rent would consume 51% of the median local household income ($69k/yr) (locally 2768% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 170 days — a 12% lower offer ($356k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $95k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $293,876 (27.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 170 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.73% ✗
• Cap rate: 5.13%
• Cash-on-cash: -4.14%
• DSCR: 0.82
• GRM: 11.5

CMA / ARV

• ARV (median comp): $550,776
• List price: $405,000
• Delta: -26.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19084 Rocksprings Rd	0.33mi	4/2.0	1,747 (-1%)	1mo	$500,000	$286	82
18904 Madrone	0.41mi	4/2.0	1,744 (-1%)	3mo	$420,000	$241	76
19251 Vine St	0.34mi	3/2.0 (-1)	1,688 (-4%)	3mo	$433,000	$257	70
19224 Madrone St	0.49mi	4/2.0	1,820 (+3%)	4mo	$470,000	$258	68
9503 San Pablo Ave	0.42mi	3/2.0 (-1)	1,700 (-4%)	7mo	$487,700	$287	63
9546 San Pablo Ave	0.48mi	3/2.0 (-1)	1,728 (-2%)	8mo	$440,000	$255	63
8755 Lassen Ave	0.62mi	3/2.0 (-1)	1,780 (+1%)	7mo	$439,900	$247	59
9275 Verdugo Ave	0.28mi	4/3.0	1,940 (+10%)	11mo	$452,000	$233	57
18917 Centennial St	0.60mi	4/2.5	1,888 (+7%)	10mo	$355,000	$188	51
18401 Sumac Ave	0.72mi	3/2.0 (-1)	1,735 (-2%)	14mo	$460,000	$265	47
18990 Sheffield St	0.47mi	3/3.0 (-1)	1,572 (-11%)	11mo	$445,900	$284	41
9740 Choiceana Ave	0.74mi	3/1.0 (-1)	1,600 (-10%)	12mo	$395,000	$247	30

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 · 2.85% rent growth · sell at horizon

5-year hold

• IRR: -23.4%
• Equity multiple: 0.20×
• Total profit: $-91,001
• Equity at exit: $60,387

10-year hold

• IRR: -18.6%
• Equity multiple: 0.00×
• Total profit: $-113,180
• Equity at exit: $35,017

Cash invested: $113,400 (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 92345

• Rents YoY: 2.9%
• Active inventory: 463
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,939 medium
• Mortgage (P&I): −$2,124
• Tax from tax record: −$420 /mo · $5,044/yr
• Insurance: −$169
• HOA: −$0
• Vacancy / Maint / Mgmt: −$617
• Net cashflow: $-391

Break-even live

Break-even rent $3,434

Max offer price $335,874

Occupancy floor —

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: $101,250
• Closing costs: $12,150
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18990 Sheffield St Hesperia, CA	3.0	3.0	1572	$2,800	$1.78	3d	1	0.48mi
18332 Orange St Hesperia, CA	3.0	2.0	1804	$2,550	$1.41	2d	1	0.90mi
18370 Danbury Ave Hesperia, CA	3.0	2.0	1736	$2,650	$1.53	2d	1	1.28mi
17859 Yucca St Hesperia, CA	4.0	3.5	2265	$3,495	$1.54	44d	1	1.40mi

Listing history 33 events

1. 2026-06-18
   days on market $405,000 Active 170 DOM
2. 2026-06-17
   days on market $405,000 Active 169 DOM
3. 2026-06-16
   days on market $405,000 Active 168 DOM
4. 2026-06-15
   days on market $405,000 Active 167 DOM
5. 2026-06-13
   days on market $405,000 Active 165 DOM
6. 2026-06-13
   days on market $405,000 Active 164 DOM
7. 2026-06-09
   days on market $405,000 Active 161 DOM
8. 2026-06-08
   days on market $405,000 Active 160 DOM
9. 2026-06-07
   days on market $405,000 Active 159 DOM
10. 2026-06-04
    days on market $405,000 Active 156 DOM
11. 2026-06-03
    days on market $405,000 Active 155 DOM
12. 2026-06-02
    days on market $405,000 Active 154 DOM
13. 2026-06-01
    days on market $405,000 Active 153 DOM
14. 2026-05-31
    days on market $405,000 Active 152 DOM
15. 2026-05-01
    price $405,000 1164-char remark

    Show marketing remark (1164 chars)

    THIS IS A SHORT SALE! The home has recently updated with modern finishes and stylish details. With five spacious bedrooms and two beautifully updated bathrooms, this home offers plenty of space for a growing family or visiting guests. As you enter, you’re welcomed by new tile flooring throughout the house and a charming fireplace, the perfect spot to unwind. The updated kitchen features new quartz countertops, a new range hood, modern single basin sinks with a new faucet, and freshly painted cabinets. Adjacent to the kitchen, the dining area offers an inviting space for dinner parties or everyday meals with loved ones. Additional upgrades ensure comfort and convenience, including an extensive new HVAC system for year-round comfort, fresh interior and exterior painting to give the home a like-new feel, two beautifully updated bathrooms with quartz countertops, new sinks and faucets, and an indoor laundry area for added convenience. Outside, the detached two-car garage features a new garage door, providing secure parking and extra storage space. Don’t miss out on this incredible opportunity—schedule your showing appointment today!

16. 2026-04-02
    price $425,000 1164-char remark

    Show marketing remark (1164 chars)

    THIS IS A SHORT SALE! The home has recently updated with modern finishes and stylish details. With five spacious bedrooms and two beautifully updated bathrooms, this home offers plenty of space for a growing family or visiting guests. As you enter, you’re welcomed by new tile flooring throughout the house and a charming fireplace, the perfect spot to unwind. The updated kitchen features new quartz countertops, a new range hood, modern single basin sinks with a new faucet, and freshly painted cabinets. Adjacent to the kitchen, the dining area offers an inviting space for dinner parties or everyday meals with loved ones. Additional upgrades ensure comfort and convenience, including an extensive new HVAC system for year-round comfort, fresh interior and exterior painting to give the home a like-new feel, two beautifully updated bathrooms with quartz countertops, new sinks and faucets, and an indoor laundry area for added convenience. Outside, the detached two-car garage features a new garage door, providing secure parking and extra storage space. Don’t miss out on this incredible opportunity—schedule your showing appointment today!

17. 2026-03-12
    price $450,000 1164-char remark

    Show marketing remark (1164 chars)

    THIS IS A SHORT SALE! The home has recently updated with modern finishes and stylish details. With five spacious bedrooms and two beautifully updated bathrooms, this home offers plenty of space for a growing family or visiting guests. As you enter, you’re welcomed by new tile flooring throughout the house and a charming fireplace, the perfect spot to unwind. The updated kitchen features new quartz countertops, a new range hood, modern single basin sinks with a new faucet, and freshly painted cabinets. Adjacent to the kitchen, the dining area offers an inviting space for dinner parties or everyday meals with loved ones. Additional upgrades ensure comfort and convenience, including an extensive new HVAC system for year-round comfort, fresh interior and exterior painting to give the home a like-new feel, two beautifully updated bathrooms with quartz countertops, new sinks and faucets, and an indoor laundry area for added convenience. Outside, the detached two-car garage features a new garage door, providing secure parking and extra storage space. Don’t miss out on this incredible opportunity—schedule your showing appointment today!

18. 2025-12-30
    listed $500,000 Active 1164-char remark

    Show marketing remark (1164 chars)

    THIS IS A SHORT SALE! The home has recently updated with modern finishes and stylish details. With five spacious bedrooms and two beautifully updated bathrooms, this home offers plenty of space for a growing family or visiting guests. As you enter, you’re welcomed by new tile flooring throughout the house and a charming fireplace, the perfect spot to unwind. The updated kitchen features new quartz countertops, a new range hood, modern single basin sinks with a new faucet, and freshly painted cabinets. Adjacent to the kitchen, the dining area offers an inviting space for dinner parties or everyday meals with loved ones. Additional upgrades ensure comfort and convenience, including an extensive new HVAC system for year-round comfort, fresh interior and exterior painting to give the home a like-new feel, two beautifully updated bathrooms with quartz countertops, new sinks and faucets, and an indoor laundry area for added convenience. Outside, the detached two-car garage features a new garage door, providing secure parking and extra storage space. Don’t miss out on this incredible opportunity—schedule your showing appointment today!

19. 2025-12-26
    historical $500,000 1164-char remark

    Show marketing remark (1164 chars)

    THIS IS A SHORT SALE! The home has recently updated with modern finishes and stylish details. With five spacious bedrooms and two beautifully updated bathrooms, this home offers plenty of space for a growing family or visiting guests. As you enter, you’re welcomed by new tile flooring throughout the house and a charming fireplace, the perfect spot to unwind. The updated kitchen features new quartz countertops, a new range hood, modern single basin sinks with a new faucet, and freshly painted cabinets. Adjacent to the kitchen, the dining area offers an inviting space for dinner parties or everyday meals with loved ones. Additional upgrades ensure comfort and convenience, including an extensive new HVAC system for year-round comfort, fresh interior and exterior painting to give the home a like-new feel, two beautifully updated bathrooms with quartz countertops, new sinks and faucets, and an indoor laundry area for added convenience. Outside, the detached two-car garage features a new garage door, providing secure parking and extra storage space. Don’t miss out on this incredible opportunity—schedule your showing appointment today!

20. 2025-10-18
    historical
21. 2025-03-18
    listed $480,000 Active
22. 2023-07-12
    soldstatus $445,000 Closed Sale
23. 2023-07-12
    soldstatus $445,000
24. 2023-06-12
    status Pending Sale
25. 2023-06-06
    historical Active Under Contract
26. 2023-05-16
    status Pending Sale
27. 2023-05-10
    listed $430,000 Active
28. 2023-04-27
    historical $430,000
29. 1999-06-01
    soldstatus $93,000
30. 1998-12-31
    soldstatus $60,000
31. 1989-09-18
    soldstatus $80,000
32. 1987-05-29
    soldstatus $57,000
33. 1978-01-01
    soldstatus $40,000

ⓘ 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: $5,044 · $420/mo
• Projected year-2 tax: $5,044 · $420/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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 30 unhealthy d/yr today · 35 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,265
• − Mortgage interest: −$22,686
• − Property taxes: −$5,044
• − Insurance: −$2,025
• − Repairs & maintenance: −$2,821
• − Management: −$2,821
• − Depreciation: −$11,782
• Taxable loss: −$11,914
• Est. tax savings @ 24.0%: +$2,859
• After-tax cash flow: $-1,836/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: Hesperia Unified
• NCES district ID: 0600014
• Math proficiency: 20% ▼ -4.00%
• Reading proficiency: 39% ▲ 4.00%
• Median HH income: $49,376
• Composite: 25.66/100
• National rank: #7397
• State rank: #353 of 517 in CA

Livability — Hesperia

• Score: 52/100
• State rank: #1009
• US rank: #24896

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hesperia, CA
• County: San Bernardino County · 2,030,291 people
• City population: 110,055
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 88,706
• Household income: $69,485
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 2768.0

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: Majority Hispanic (61%)
• Race & ethnicity: Hispanic / Latino 61% White 30% Two or more races 19% Black 4% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 54%
• Common ancestry: Italian 1% Lithuanian 1% Iranian 1%
• Foreign-born: 17% · Canada
• Languages at home: 65% English-only · Spanish 34%

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: ▼ -375.87%
• Current HPI: 433.2103
• Rent YoY: ▲ 2.85%
• 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

+912.5% since first listed

19 events — show timeline

• 2026-05-01 Price Changed $405,000 CRMLS
• 2026-04-02 Price Changed $425,000 CRMLS
• 2026-03-12 Price Changed $450,000 CRMLS
• 2025-12-30 Listed $500,000 CRMLS
• 2025-12-26 Coming Soon $500,000 CRMLS
• 2025-10-18 Listing Removed — CRMLS
• 2025-03-18 Listed $480,000 CRMLS
• 2023-07-12 Sold (Public Records) $445,000 Public Records
• 2023-07-12 Sold (MLS) $445,000 CRMLS
• 2023-06-12 Pending — CRMLS
• 2023-06-06 Contingent — CRMLS
• 2023-05-16 Pending — CRMLS
• 2023-05-10 Listed $430,000 CRMLS
• 2023-04-27 Coming Soon $430,000 CRMLS
• 1999-06-01 Sold (Public Records) $93,000 Public Records
• 1998-12-31 Sold (Public Records) $60,000 Public Records
• 1989-09-18 Sold (Public Records) $80,000 Public Records
• 1987-05-29 Sold (Public Records) $57,000 Public Records
• 1978-01-01 Sold (Public Records) $40,000 Public Records

Property tax history

+8.5%/yr

Latest (2025): $5,044 · +2.3% YoY. Source: county tax records.