58068 Pimlico St · Yucca Valley, CA 92284

$157,500

3 bd · 2.0 ba · 1,100 sqft · SingleFamily public records · 106 Days on market

Built 1984 0.41 ac lot $143/sqft · 51% below area

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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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experienced Investors. .. .. . This 3 bedroom 1.5 bath home features 1,100 square feet of living space and is nestled on an 18,000 square foot, corner, lot. The home requires substantial rehabilitation and the buyer must be qualified for such a project. The property is in a court ordered receivership and the buyer will be required to provide proof of completing similar projects. The property is sold in it's As-Is, Where-Is condition.

Key facts

• 0.41 acre lot
• 2 garage spots
• Built 1984

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $703 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $158k).
• Recommended offer: $143k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 3.6% in Yucca 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 60/100 on livability (#566 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+; Watch: cost of living D+, schools F, crime D-.
• 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: Rents rising fast (+4.1%/yr); 563 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• This rent runs 45% of the median local income ($58k/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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $44k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $42k; list at $158k implies a 271% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 8→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $143,325 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.38% ✓
• Cap rate: 11.65%
• Cash-on-cash: 19.13%
• DSCR: 1.85
• GRM: 6.0

CMA / ARV

• ARV (median comp): $323,622
• List price: $157,500
• Delta: -51.33%
• 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
58193 Campanula	0.15mi	3/2.0	1,000 (-9%)	1mo	$340,000	$340	77
3655 Surrey Ave	0.09mi	3/2.0	1,152 (+5%)	17mo	$385,000	$334	74
57783 Saratoga Ave	0.38mi	3/1.5	1,144 (+4%)	1mo	$425,000	$372	73
58375 Del Mar St	0.40mi	3/2.0	1,040 (-6%)	1mo	$298,000	$287	71
3662 Balsa Ave	0.10mi	2/1.0 (-1)	1,008 (-8%)	9mo	$350,000	$347	65
57990 Saratoga Ave	0.12mi	2/1.0 (-1)	1,008 (-8%)	12mo	$269,000	$267	62
57722 Pimlico St	0.44mi	3/2.0	1,108 (+1%)	21mo	$275,000	$248	61
57862 Canterbury St	0.31mi	3/2.0	1,176 (+7%)	18mo	$345,500	$294	59
57854 Belmont St	0.33mi	3/2.0	1,196 (+9%)	14mo	$331,000	$277	58
57942 Belmont St	0.25mi	2/1.0 (-1)	1,004 (-9%)	15mo	$286,000	$285	52
57944 Saratoga Ave	0.17mi	4/3.0 (+1)	1,232 (+12%)	20mo	$290,000	$235	46
58257 Caliente St	0.24mi	2/1.0 (-1)	1,008 (-8%)	24mo	$305,000	$303	46

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 · 4.12% rent growth · sell at horizon

5-year hold

• IRR: 12.2%
• Equity multiple: 1.49×
• Total profit: $21,714
• Equity at exit: $23,484

10-year hold

• IRR: 22.0%
• Equity multiple: 2.97×
• Total profit: $86,905
• Equity at exit: $13,618

Cash invested: $44,100 (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 92284

• Home prices YoY: -33.1%
• Rents YoY: 4.1%
• Active inventory: 563
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,174 medium
• Mortgage (P&I): −$826
• Tax from tax record: −$123 /mo · $1,475/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $703

Break-even live

Break-even rent $1,284

Max offer price $157,500

Occupancy floor 63%

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: $39,375
• Closing costs: $4,725
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3906 Balsa Ave Yucca Valley, CA	2.0	2.0	1227	$1,800	$1.47	43d	1	0.20mi
3878 Hilton Ave Yucca Valley, CA	4.0	2.0	1500	$2,749	$1.83	43d	1	0.30mi
58788 Sun Mesa Dr Yucca Valley, CA	2.0	1.5	936	$1,675	$1.79	15d	1	1.47mi

Listing history 17 events

1. 2026-06-18
   days on market $157,500 Active 106 DOM
2. 2026-06-17
   days on market $157,500 Active 105 DOM
3. 2026-06-16
   days on market $157,500 Active 104 DOM
4. 2026-06-15
   days on market $157,500 Active 103 DOM
5. 2026-06-13
   days on market $157,500 Active 101 DOM
6. 2026-06-13
   pricedays on market $157,500 Active 100 DOM
7. 2026-06-09
   days on market $162,500 Active 97 DOM
8. 2026-06-08
   days on market $162,500 Active 96 DOM
9. 2026-06-07
   days on market $162,500 Active 95 DOM
10. 2026-06-04
    days on market $162,500 Active 92 DOM
11. 2026-06-03
    days on market $162,500 Active 91 DOM
12. 2026-06-02
    days on market $162,500 Active 90 DOM
13. 2026-06-01
    days on market $162,500 Active 89 DOM
14. 2026-05-31
    days on market $162,500 Active 88 DOM
15. 2026-03-04
    listed $162,500 Active 438-char remark

    Show marketing remark (438 chars)

    Experienced Investors. .. .. . This 3 bedroom 1.5 bath home features 1,100 square feet of living space and is nestled on an 18,000 square foot, corner, lot. The home requires substantial rehabilitation and the buyer must be qualified for such a project. The property is in a court ordered receivership and the buyer will be required to provide proof of completing similar projects. The property is sold in it's As-Is, Where-Is condition.

16. 1999-09-27
    soldstatus $42,500
17. 1993-09-22
    soldstatus $8,500

ⓘ 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: $1,475 · $123/mo
• Projected year-2 tax: $1,475 · $123/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 4/10 Moderate
• 🌡 Heat 6/10 Major 8 d/yr ≥98°F today · 23 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: $26,087
• − Mortgage interest: −$8,822
• − Property taxes: −$1,475
• − Insurance: −$788
• − Repairs & maintenance: −$2,087
• − Management: −$2,087
• − Depreciation: −$4,582
• Taxable income: $6,247
• Est. tax owed @ 24.0%: −$1,499
• After-tax cash flow: $6,936/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 — Yucca Valley

• Score: 60/100
• State rank: #566
• US rank: #18584

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: San Bernardino County · 2,030,291 people
• City population: 25,415
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 25,415
• Household income: $58,373
• Rent vs Own: 34.1% rent · 65.9% own
• Severe rent burden: 1132.0

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 62% Hispanic / Latino 25% Two or more races 18% Black 2% Native American 2% Asian 2% Pacific Islander 1%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Italian 4% Romanian 2% Slovak 2%
• Foreign-born: 9% · Canada
• Languages at home: 82% English-only · Spanish 14% Other Indo-European 1% Other Asian/Pacific 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: ▼ -241.13%
• Current HPI: 486.7185
• Rent YoY: ▲ 4.12%
• 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

+1811.8% since first listed

3 events — show timeline

• 2026-03-04 Listed $162,500 CRMLS
• 1999-09-27 Sold (Public Records) $42,500 Public Records
• 1993-09-22 Sold (Public Records) $8,500 Public Records

Property tax history

+4.6%/yr

Latest (2025): $1,475 · +2.1% YoY. Source: county tax records.