397 Joshua Hills Rd · Piñon Hills, CA 92372

$359,990

3 bd · 2.0 ba · 1,560 sqft · Manufactured public records · 10 Days on market

Built 1989 2.34 ac lot $231/sqft · at area comps Est $354k · at est.

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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).

• Appreciation +10.0/10.0
• Cash flow +8.0/30.0
• ARV discount +6.7/15.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +2.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained manufactured home on permanent foundation situated on 2.43 usable acres in the peaceful community of Pinon Hills. This single-story property offers 3 spacious bedrooms and 2 full bathrooms with a functional open layout designed for comfortable living. The home has features several major upgrade, including a brand-new AC system installed with a $12,000 investment and updates copper plumbing with approximately $11,000 invested, providing added value and peace of mind for the next owner. The Property is connected to city water and equipped with septic system and propane service. Enjoy the privacy and flexibility of the fully gated lot with plenty of space for RVs, toys, animals, or future improvements. A detached two-car garage offers additional parking. storage. or workshop potential. Surrounded by Mountains and desert views, this move in ready property combines rural living with convenience and endless possibilities . A great opportunity to own acreage with upgraded infrastructure and room to grow.

Key facts

• Rural living
• Copper plumbing
• Fully gated lot

Tags

• PERMANENT FOUNDATION
• NEW AC SYSTEM
• COPPER PLUMBING
• FULLY GATED LOT
• DETACHED TWO CAR GARAGE
• RURAL LIVING

Property features AI

Finance

• Other: Parcel number on file

Exterior

• Parking: 2 garage spaces; 2 total parking spaces
• Utilities: Public/District water; Septic (type unknown)
• Home design: Single-story property; No common walls; One total unit
• Construction: Certified 433A foundation; Year built reported by builder
• Exterior features: Manufactured house; Rural setting; No pool; Has a view; Lot classified as 0-1 unit/acre

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central cooling
• Interior features: One-level home; All bedrooms on the main level; Main level entry; Has a fireplace in the family room; Has central cooling
• Laundry & utility: Laundry area with gas and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $360k.

Deal economics

• At list price, monthly cash flow is $-361 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $296k (17.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (30.0% below list).
• Recommended offer: $252k (30.0% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.8% in Piñon Hills — 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.
• Snowline Joint Unified (rural): math 34% / reading 44% proficiency, ranked #722 of 1,400 in CA (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 164 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 $38k of equity ($2k loan paydown + $36k appreciation (10.0% local appreciation)).
• San Bernardino County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$62k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 6y 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 $281k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $252,046 (30.0% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.70% ✗
• Cap rate: 5.09%
• Cash-on-cash: -4.29%
• DSCR: 0.81
• GRM: 11.9

CMA / ARV

• ARV (median comp): $353,530
• List price: $359,990
• Delta: 1.83%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12872 Mountain Rd	0.42mi	4/2.0 (+1)	1,493 (-4%)	16mo	$388,000	$260	54
12873 Mountain Rd	0.48mi	4/2.0 (+1)	1,780 (+14%)	8mo	$425,000	$239	43

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.2%
• Equity multiple: 2.72×
• Total profit: $173,038
• Equity at exit: $324,308

10-year hold

• IRR: 19.2%
• Equity multiple: 6.23×
• Total profit: $527,547
• Equity at exit: $699,381

Cash invested: $100,797 (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 92372

• Home prices YoY: 14.8%
• Active inventory: 164
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,520 medium
• Mortgage (P&I): −$1,888
• Tax from tax record: −$314 /mo · $3,769/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $-361

Break-even live

Break-even rent $2,977

Max offer price $296,262

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: $89,998
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $359,990 Active 10 DOM
2. 2026-06-17
   days on market $359,990 Active 9 DOM
3. 2026-06-16
   days on market $359,990 Active 8 DOM
4. 2026-06-15
   days on market $359,990 Active 7 DOM
5. 2026-06-13
   days on market $359,990 Active 5 DOM
6. 2026-06-08
   days on marketlisting id $359,990 Active 1 DOM
7. 2026-06-07
   days on market $359,990 Active 30 DOM
8. 2026-06-04
   days on market $359,990 Active 27 DOM
9. 2026-06-03
   days on market $359,990 Active 26 DOM
10. 2026-06-02
    days on market $359,990 Active 25 DOM
11. 2026-06-01
    days on market $359,990 Active 24 DOM
12. 2026-05-31
    days on market $359,990 Active 23 DOM
13. 2026-05-08
    listed $359,990 Active 1052-char remark

    Show marketing remark (1052 chars)

    Welcome to this beautifully maintained manufactured home on permanent foundation situated on 2.43 usable acres in the peaceful community of Pinon Hills. This single-story property offers 3 spacious bedrooms and 2 full bathrooms with a functional open layout designed for comfortable living. The home has features several major upgrade, including a brand-new AC system installed with a $12,000 investment and updates copper plumbing with approximately $11,000 invested, providing added value and peace of mind for the next owner. The Property is connected to city water and equipped with septic system and propane service. Enjoy the privacy and flexibility of the fully gated lot with plenty of space for RVs, toys, animals, or future improvements. A detached two-car garage offers additional parking. storage. or workshop potential. Surrounded by Mountains and desert views, this move in ready property combines rural living with convenience and endless possibilities . A great opportunity to own acreage with upgraded infrastructure and room to grow.

14. 2021-02-05
    soldstatus $281,000 Closed Sale 603-char remark

    Show marketing remark (603 chars)

    Enjoy all the privacy needed, this home sits on a 2.34 Acre lot with beautiful views of the valley, 3 bedroom, 2 bath rooms, master has walk in closet and double sink, living room and family room, additional room ideal for an office or playroom, separate laundry room, vaulted ceilings, open patio, 2 car garage, shed, bathrooms remodeled with granite counter tops, new paint, new laminate flooring, tile in kitchen and bathrooms, cooper plumbing, access on two locations, most open space has been cleaned, 220 volt outlet ready for an RV, chain link all round, wood deck. make this piece of land yours.

15. 2021-02-05
    soldstatus $281,000

    Show marketing remark (603 chars)

    Enjoy all the privacy needed, this home sits on a 2.34 Acre lot with beautiful views of the valley, 3 bedroom, 2 bath rooms, master has walk in closet and double sink, living room and family room, additional room ideal for an office or playroom, separate laundry room, vaulted ceilings, open patio, 2 car garage, shed, bathrooms remodeled with granite counter tops, new paint, new laminate flooring, tile in kitchen and bathrooms, cooper plumbing, access on two locations, most open space has been cleaned, 220 volt outlet ready for an RV, chain link all round, wood deck. make this piece of land yours.

16. 2021-01-29
    status Pending Sale 603-char remark

    Show marketing remark (603 chars)

    Enjoy all the privacy needed, this home sits on a 2.34 Acre lot with beautiful views of the valley, 3 bedroom, 2 bath rooms, master has walk in closet and double sink, living room and family room, additional room ideal for an office or playroom, separate laundry room, vaulted ceilings, open patio, 2 car garage, shed, bathrooms remodeled with granite counter tops, new paint, new laminate flooring, tile in kitchen and bathrooms, cooper plumbing, access on two locations, most open space has been cleaned, 220 volt outlet ready for an RV, chain link all round, wood deck. make this piece of land yours.

17. 2020-12-27
    status Active Under Contract 603-char remark

    Show marketing remark (603 chars)

    Enjoy all the privacy needed, this home sits on a 2.34 Acre lot with beautiful views of the valley, 3 bedroom, 2 bath rooms, master has walk in closet and double sink, living room and family room, additional room ideal for an office or playroom, separate laundry room, vaulted ceilings, open patio, 2 car garage, shed, bathrooms remodeled with granite counter tops, new paint, new laminate flooring, tile in kitchen and bathrooms, cooper plumbing, access on two locations, most open space has been cleaned, 220 volt outlet ready for an RV, chain link all round, wood deck. make this piece of land yours.

18. 2020-11-29
    listed $275,000 Active 603-char remark

    Show marketing remark (603 chars)

    Enjoy all the privacy needed, this home sits on a 2.34 Acre lot with beautiful views of the valley, 3 bedroom, 2 bath rooms, master has walk in closet and double sink, living room and family room, additional room ideal for an office or playroom, separate laundry room, vaulted ceilings, open patio, 2 car garage, shed, bathrooms remodeled with granite counter tops, new paint, new laminate flooring, tile in kitchen and bathrooms, cooper plumbing, access on two locations, most open space has been cleaned, 220 volt outlet ready for an RV, chain link all round, wood deck. make this piece of land yours.

19. 2016-07-20
    soldstatus $150,000
20. 1998-06-22
    soldstatus $72,000
21. 1995-11-29
    soldstatus $78,000

ⓘ 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: $3,769 · $314/mo
• Projected year-2 tax: $3,769 · $314/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 7/10 Severe
• 🌡 Heat 6/10 Major
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 25 unhealthy d/yr today · 28 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,246
• − Mortgage interest: −$20,165
• − Property taxes: −$3,769
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,420
• − Management: −$2,420
• − Depreciation: −$10,472
• Taxable loss: −$10,800
• Est. tax savings @ 24.0%: +$2,592
• After-tax cash flow: $-1,737/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: Snowline Joint Unified
• NCES district ID: 0636970
• Math proficiency: 34% ▲ 1.00%
• Reading proficiency: 44% ▬ 0.00%
• Median HH income: $57,625
• Composite: 36.84/100
• National rank: #9157
• State rank: #722 of 1400 in CA

Livability — Piñon Hills

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Piñon Hills, CA
• City population: 4,854
• Population (ZIP): 4,854

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 0.58)
• Race & ethnicity: White 53% Hispanic / Latino 37% Two or more races 14% Asian 6%
• Hispanic origin (detail): Mexican 23% Puerto Rican 1%
• Common ancestry: Italian 4% Iranian 3% Lithuanian 2%
• Foreign-born: 15% · Canada, South Korea
• Languages at home: 79% English-only · Spanish 15% Korean 4% 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: ▲ 49.25%
• Current HPI: 383.0737
• 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

+361.5% since first listed

10 events — show timeline

• 2026-06-08 Listed $359,990 CRMLS
• 2026-05-08 Listed $359,990 AVMLS
• 2021-02-05 Sold (Public Records) $281,000 Public Records
• 2021-02-05 Sold (MLS) $281,000 CRMLS
• 2021-01-29 Pending — CRMLS
• 2020-12-27 Relisted — CRMLS
• 2020-11-29 Listed $275,000 CRMLS
• 2016-07-20 Sold (Public Records) $150,000 Public Records
• 1998-06-22 Sold (Public Records) $72,000 Public Records
• 1995-11-29 Sold (Public Records) $78,000 Public Records

Property tax history

+8.5%/yr

Latest (2025): $3,769 · +6.8% YoY. Source: county tax records.