11022 West Dr · Morongo Valley, CA 92256

$199,995

1 bd · 1.0 ba · 1,016 sqft · SingleFamily public records · 200 Days on market

Built 1962 7,502 sqft lot Est $297k · 33% 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 +19.7/30.0
• ARV discount +15.0/15.0
• Appreciation +7.8/10.0
• DSCR +6.2/10.0
• 1% rule +4.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Morongo Valley pool home. Cute large 1 BR. with den. Nat gas heat + wood stove. Nice private in ground pool. Garage and work shop. Full property fenced and cross fenced. Paved rd. 20 minutes to Palm Springs. A must see in this price range.

Key facts

• 7,502 sq ft lot
• Garage
• Pool

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/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 $184k (8.0% below list).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 4.1% in Morongo Valley — 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 62/100 on livability (#505 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+; Watch: cost of living C-, schools D+, amenities F.
• Morongo Unified (town): math 15% / reading 38% proficiency, ranked #395 of 517 in CA (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 78 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 $13k of equity ($1k loan paydown + $11k appreciation (5.6% 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 (5.6% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 200 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $90k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $200k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); major wildfire risk; extreme-heat days projected 8→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,995 (12.0% below list)

Questions for the listing agent

1. It's been on market 200 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — 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. 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?
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: 0.92% ✗
• Cap rate: 7.70%
• Cash-on-cash: 5.03%
• DSCR: 1.22
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $296,672
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
49897 Coronado	0.02mi	2/1.0 (+1)	910 (-10%)	6mo	$240,000	$264	72
10934 Hess Blvd	0.50mi	2/2.0 (+1)	880 (-13%)	2mo	$270,000	$307	43
49437 Pioneer	0.57mi	2/1.0 (+1)	874 (-14%)	2mo	$255,000	$292	43

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

Projected returns pro-forma

5.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.3%
• Equity multiple: 2.07×
• Total profit: $60,067
• Equity at exit: $120,780

10-year hold

• IRR: 16.4%
• Equity multiple: 4.08×
• Total profit: $172,578
• Equity at exit: $214,882

Cash invested: $55,999 (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 92256

• Home prices YoY: 1.1%
• Active inventory: 78
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,841 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$88 /mo · $1,051/yr
• Insurance: −$83
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $109

Break-even live

Break-even rent $1,702

Max offer price $199,995

Occupancy floor 89%

Sensitivity live

Price	-10% $223	-5% $166	+0% $109	+5% $53	+10% $-4
Rent	-10% $-36	-5% $37	+0% $109	+5% $182	+10% $255
Rate	-1.0pp $210	-0.5pp $160	base $109	+0.5pp $58	+1.0pp $5

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: $49,999
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-04-20
   status Pending
2. 2026-04-07
   price $199,995
3. 2026-03-07
   price $209,995
4. 2026-03-07
   status Active
5. 2026-02-13
   price $219,995
6. 2026-01-28
   price $229,995
7. 2026-01-17
   price $249,995
8. 2025-09-22
   listed $289,995 Active
9. 2025-07-31
   historical
10. 2025-02-27
    listed $289,995 Active
11. 2016-09-14
    soldstatus $60,000
12. 2005-09-16
    soldstatus $148,000 239-char remark

    Show marketing remark (239 chars)

    Morongo Valley pool home. Cute large 1 BR. with den. Nat gas heat + wood stove. Nice private in ground pool. Garage and work shop. Full property fenced and cross fenced. Paved rd. 20 minutes to Palm Springs. A must see in this price range.

13. 2005-09-16
    soldstatus $148,000

    Show marketing remark (239 chars)

    Morongo Valley pool home. Cute large 1 BR. with den. Nat gas heat + wood stove. Nice private in ground pool. Garage and work shop. Full property fenced and cross fenced. Paved rd. 20 minutes to Palm Springs. A must see in this price range.

14. 2005-07-21
    historical 239-char remark

    Show marketing remark (239 chars)

    Morongo Valley pool home. Cute large 1 BR. with den. Nat gas heat + wood stove. Nice private in ground pool. Garage and work shop. Full property fenced and cross fenced. Paved rd. 20 minutes to Palm Springs. A must see in this price range.

15. 2005-06-29
    listed $148,000 239-char remark

    Show marketing remark (239 chars)

    Morongo Valley pool home. Cute large 1 BR. with den. Nat gas heat + wood stove. Nice private in ground pool. Garage and work shop. Full property fenced and cross fenced. Paved rd. 20 minutes to Palm Springs. A must see in this price range.

16. 1994-01-19
    soldstatus $47,000

ⓘ 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: $1,051 · $88/mo
• Projected year-2 tax: $1,520 · $127/mo
• Expected delta: +$469/yr (+$39/mo · 44.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 8 d/yr ≥102°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,091
• − Mortgage interest: −$11,203
• − Property taxes: −$1,051
• − Insurance: −$2,502
• − Repairs & maintenance: −$1,767
• − Management: −$1,767
• − Depreciation: −$5,818
• Taxable loss: −$2,018
• Est. tax savings @ 24.0%: +$484
• After-tax cash flow: $1,797/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: Morongo Unified
• NCES district ID: 0625860
• Math proficiency: 15% ▼ -12.00%
• Reading proficiency: 38% ▼ -3.00%
• Median HH income: $39,399
• Composite: 22.19/100
• National rank: #8156
• State rank: #395 of 517 in CA

Livability — Morongo Valley

• Score: 62/100
• State rank: #505
• US rank: #17106

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Morongo Valley, CA
• Population (ZIP): 3,907

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 White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 31% Two or more races 12% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 16% Cuban 4%
• Common ancestry: Romanian 4% Italian 3% Lithuanian 2%
• Foreign-born: 12% · Canada
• Languages at home: 77% English-only · Spanish 19% German/W. Germanic 1% Tagalog/Filipino 1%

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: ▲ 5.61%
• Current HPI: 526.1914
• 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

+325.5% since first listed

16 events — show timeline

• 2026-04-20 Pending — GPSMLS
• 2026-04-07 Price Changed $199,995 GPSMLS
• 2026-03-07 Price Changed $209,995 GPSMLS
• 2026-03-07 Relisted — GPSMLS
• 2026-02-13 Price Changed $219,995 GPSMLS
• 2026-01-28 Price Changed $229,995 GPSMLS
• 2026-01-17 Price Changed $249,995 GPSMLS
• 2025-09-22 Listed $289,995 GPSMLS
• 2025-07-31 Listing Removed — GPSMLS
• 2025-02-27 Listed $289,995 GPSMLS
• 2016-09-14 Sold (Public Records) $60,000 Public Records
• 2005-09-16 Sold (Public Records) $148,000 Public Records
• 2005-09-16 Sold (MLS) $148,000 PALM
• 2005-07-21 Delisted — PALM
• 2005-06-29 Listed $148,000 PALM
• 1994-01-19 Sold (Public Records) $47,000 Public Records

Property tax history

-2.5%/yr

Latest (2025): $1,051 · +4.3% YoY. Source: county tax records.