11895 White Ave · Adelanto, CA 92301

$495,000

6 bd · 3.0 ba · 2,414 sqft · MultiFamily public records · 392 Days on market

Built 1979 9,000 sqft lot

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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 +14.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• Schools +2.2/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

* * * * Price Reduction * * * * Presenting 11895 White Ave—an excellent triplex investment opportunity in the growing High Desert rental market. Priced at $525,000, this single-story property features three 2-bedroom, 1-bath units, totaling approximately 2,414 rentable square feet on a 0.21-acre lot. The current annual gross income is $46,140, with market rents supporting a projected gross of $53,820. Operating at a 5.71% current CAP rate, this property provides the potential to push to a 6.76% pro forma CAP with minor rent adjustments. The pro forma GRM is 9.75, providing a solid value-add opportunity for investors seeking reliable cash flow and long-term appreciation.

Key facts

• 9,000 sq ft lot
• Built 1979
• Listed 392 days

Property features AI

Finance

• Other: Lot described as 2–5 units per acre; Lot and living area sourced from assessor/public records
• Financial info: Total of 3 units (triplex); 2+ common walls between units

Exterior

• Utilities: Public/district water; Septic tank sewer
• Home design: Triplex (attached property); Community apartment/common-interest property; Single-story (1 total story); Property has a view; Zoned R-3
• Construction: Year built reported in public records
• Exterior features: No pool

Interior

• Bedrooms: Main level bedrooms: 1
• Bathrooms: 3 full bathrooms; One bathroom on the main level
• Heating & cooling: Wall/window cooling units
• Interior features: Single-level home (one story); All bedrooms located on the main floor; Main-level entry
• Laundry & utility: No laundry on site

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $495k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/yr) — positive. Per door: $39/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $448k (9.5% below list).
• Recommended offer: $436k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 4.2% in Adelanto — 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 47/100 on livability (#1,250 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: crime D, schools F, amenities F.
• Victor Valley Union High (urban): math 25% / reading 25% proficiency, ranked #407 of 517 in CA (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.7%/yr); 615 active listings in the ZIP; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• At $4,478/mo this rent would consume 78% of the median local household income ($69k/yr) (locally 1345% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $53k of equity ($3k loan paydown + $50k 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.
• At projected returns (10.0% appreciation + 4.7% rent growth), your $139k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$85k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 392 days — a 12% lower offer ($436k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $30k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $54k; list at $495k implies a 817% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $435,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 392 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.90% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.01%
• DSCR: 1.04
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 4.68% rent growth · sell at horizon

5-year hold

• IRR: 25.6%
• Equity multiple: 3.05×
• Total profit: $284,792
• Equity at exit: $445,935

10-year hold

• IRR: 23.0%
• Equity multiple: 7.13×
• Total profit: $849,670
• Equity at exit: $961,676

Cash invested: $138,600 (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 92301

• Home prices YoY: 10.0%
• Rents YoY: 4.7%
• Active inventory: 615
• Price-to-rent: 27.6×

Monthly cashflow live

• Estimated rent: $4,478 high
• Mortgage (P&I): −$2,596
• Tax est. 1.5%: −$619 /mo · $7,425/yr
• Insurance: −$206
• HOA: −$0
• Vacancy / Maint / Mgmt: −$940
• Net cashflow: $117

Break-even live

Break-even rent $4,330

Max offer price $495,000

Occupancy floor 92%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$4,479
Total (3 units)			$4,478

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: $123,750
• Closing costs: $14,850
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $495,000 Active 392 DOM
2. 2026-06-17
   days on market $495,000 Active 391 DOM
3. 2026-06-16
   days on market $495,000 Active 390 DOM
4. 2026-06-15
   days on market $495,000 Active 389 DOM
5. 2026-06-13
   days on market $495,000 Active 387 DOM
6. 2026-06-09
   days on market $495,000 Active 383 DOM
7. 2026-06-08
   days on market $495,000 Active 382 DOM
8. 2026-06-07
   days on market $495,000 Active 381 DOM
9. 2026-06-04
   days on market $495,000 Active 378 DOM
10. 2026-06-03
    statusdays on market $495,000 Active 377 DOM
11. 2026-06-02
    days on market $495,000 Active Under Contract 376 DOM
12. 2026-06-01
    days on market $495,000 Active Under Contract 375 DOM
13. 2026-05-31
    days on market $495,000 Active Under Contract 374 DOM
14. 2026-03-14
    historical Active Under Contract

    Show marketing remark (690 chars)

    * * * * Price Reduction * * * * Presenting 11895 White Ave—an excellent triplex investment opportunity in the growing High Desert rental market. Priced at $525,000, this single-story property features three 2-bedroom, 1-bath units, totaling approximately 2,414 rentable square feet on a 0.21-acre lot. The current annual gross income is $46,140, with market rents supporting a projected gross of $53,820. Operating at a 5.71% current CAP rate, this property provides the potential to push to a 6.76% pro forma CAP with minor rent adjustments. The pro forma GRM is 9.75, providing a solid value-add opportunity for investors seeking reliable cash flow and long-term appreciation.

15. 2026-03-14
    historical Active Under Contract 690-char remark

    Show marketing remark (690 chars)

    * * * * Price Reduction * * * * Presenting 11895 White Ave—an excellent triplex investment opportunity in the growing High Desert rental market. Priced at $525,000, this single-story property features three 2-bedroom, 1-bath units, totaling approximately 2,414 rentable square feet on a 0.21-acre lot. The current annual gross income is $46,140, with market rents supporting a projected gross of $53,820. Operating at a 5.71% current CAP rate, this property provides the potential to push to a 6.76% pro forma CAP with minor rent adjustments. The pro forma GRM is 9.75, providing a solid value-add opportunity for investors seeking reliable cash flow and long-term appreciation.

16. 2026-01-06
    price $495,000 690-char remark

    Show marketing remark (690 chars)

    * * * * Price Reduction * * * * Presenting 11895 White Ave—an excellent triplex investment opportunity in the growing High Desert rental market. Priced at $525,000, this single-story property features three 2-bedroom, 1-bath units, totaling approximately 2,414 rentable square feet on a 0.21-acre lot. The current annual gross income is $46,140, with market rents supporting a projected gross of $53,820. Operating at a 5.71% current CAP rate, this property provides the potential to push to a 6.76% pro forma CAP with minor rent adjustments. The pro forma GRM is 9.75, providing a solid value-add opportunity for investors seeking reliable cash flow and long-term appreciation.

17. 2026-01-06
    price $495,000

    Show marketing remark (690 chars)

    * * * * Price Reduction * * * * Presenting 11895 White Ave—an excellent triplex investment opportunity in the growing High Desert rental market. Priced at $525,000, this single-story property features three 2-bedroom, 1-bath units, totaling approximately 2,414 rentable square feet on a 0.21-acre lot. The current annual gross income is $46,140, with market rents supporting a projected gross of $53,820. Operating at a 5.71% current CAP rate, this property provides the potential to push to a 6.76% pro forma CAP with minor rent adjustments. The pro forma GRM is 9.75, providing a solid value-add opportunity for investors seeking reliable cash flow and long-term appreciation.

18. 2025-05-22
    listed $525,000 Active
19. 2025-05-21
    status Active 690-char remark

    Show marketing remark (690 chars)

    * * * * Price Reduction * * * * Presenting 11895 White Ave—an excellent triplex investment opportunity in the growing High Desert rental market. Priced at $525,000, this single-story property features three 2-bedroom, 1-bath units, totaling approximately 2,414 rentable square feet on a 0.21-acre lot. The current annual gross income is $46,140, with market rents supporting a projected gross of $53,820. Operating at a 5.71% current CAP rate, this property provides the potential to push to a 6.76% pro forma CAP with minor rent adjustments. The pro forma GRM is 9.75, providing a solid value-add opportunity for investors seeking reliable cash flow and long-term appreciation.

20. 2025-05-05
    price $525,000 690-char remark

    Show marketing remark (690 chars)

    * * * * Price Reduction * * * * Presenting 11895 White Ave—an excellent triplex investment opportunity in the growing High Desert rental market. Priced at $525,000, this single-story property features three 2-bedroom, 1-bath units, totaling approximately 2,414 rentable square feet on a 0.21-acre lot. The current annual gross income is $46,140, with market rents supporting a projected gross of $53,820. Operating at a 5.71% current CAP rate, this property provides the potential to push to a 6.76% pro forma CAP with minor rent adjustments. The pro forma GRM is 9.75, providing a solid value-add opportunity for investors seeking reliable cash flow and long-term appreciation.

21. 2025-04-17
    listed $480,000 Active 690-char remark

    Show marketing remark (690 chars)

    * * * * Price Reduction * * * * Presenting 11895 White Ave—an excellent triplex investment opportunity in the growing High Desert rental market. Priced at $525,000, this single-story property features three 2-bedroom, 1-bath units, totaling approximately 2,414 rentable square feet on a 0.21-acre lot. The current annual gross income is $46,140, with market rents supporting a projected gross of $53,820. Operating at a 5.71% current CAP rate, this property provides the potential to push to a 6.76% pro forma CAP with minor rent adjustments. The pro forma GRM is 9.75, providing a solid value-add opportunity for investors seeking reliable cash flow and long-term appreciation.

22. 2015-04-07
    soldstatus $54,000 514-char remark

    Show marketing remark (514 chars)

    Dont be fooled @ what you see, property is distressed, gutted & needs lots of work. Once rehabbed it can be quite a lucrative investment. Association Amenities: None Lot Location Type: Standard LocationPAVE Model 14 # of Full Baths: 0 Model 15 # of Full Baths: 0 Model 1 # 1/2 Baths: 0 Model 2 # 1/2 Baths: 0 Model 3 # 1/2 Baths: 0 Model 4 # 1/2 Baths: 0 Model 5 # 1/2 Baths: 0 Model 6 # 1/2 Baths: 0 Model 7 # 1/2 Baths: 0 Model 8 # 1/2 Baths: 0 Model 9 # 1/2 Baths: 0 Model 10 # 1/2 Baths: 0 Model 11 # 1/2 B

23. 2015-04-07
    soldstatus $54,000

    Show marketing remark (514 chars)

    Dont be fooled @ what you see, property is distressed, gutted & needs lots of work. Once rehabbed it can be quite a lucrative investment. Association Amenities: None Lot Location Type: Standard LocationPAVE Model 14 # of Full Baths: 0 Model 15 # of Full Baths: 0 Model 1 # 1/2 Baths: 0 Model 2 # 1/2 Baths: 0 Model 3 # 1/2 Baths: 0 Model 4 # 1/2 Baths: 0 Model 5 # 1/2 Baths: 0 Model 6 # 1/2 Baths: 0 Model 7 # 1/2 Baths: 0 Model 8 # 1/2 Baths: 0 Model 9 # 1/2 Baths: 0 Model 10 # 1/2 Baths: 0 Model 11 # 1/2 B

24. 2015-04-07
    soldstatus $54,000

    Show marketing remark (514 chars)

    Dont be fooled @ what you see, property is distressed, gutted & needs lots of work. Once rehabbed it can be quite a lucrative investment. Association Amenities: None Lot Location Type: Standard LocationPAVE Model 14 # of Full Baths: 0 Model 15 # of Full Baths: 0 Model 1 # 1/2 Baths: 0 Model 2 # 1/2 Baths: 0 Model 3 # 1/2 Baths: 0 Model 4 # 1/2 Baths: 0 Model 5 # 1/2 Baths: 0 Model 6 # 1/2 Baths: 0 Model 7 # 1/2 Baths: 0 Model 8 # 1/2 Baths: 0 Model 9 # 1/2 Baths: 0 Model 10 # 1/2 Baths: 0 Model 11 # 1/2 B

25. 2015-03-14
    listed $68,000 514-char remark

    Show marketing remark (514 chars)

    Dont be fooled @ what you see, property is distressed, gutted & needs lots of work. Once rehabbed it can be quite a lucrative investment. Association Amenities: None Lot Location Type: Standard LocationPAVE Model 14 # of Full Baths: 0 Model 15 # of Full Baths: 0 Model 1 # 1/2 Baths: 0 Model 2 # 1/2 Baths: 0 Model 3 # 1/2 Baths: 0 Model 4 # 1/2 Baths: 0 Model 5 # 1/2 Baths: 0 Model 6 # 1/2 Baths: 0 Model 7 # 1/2 Baths: 0 Model 8 # 1/2 Baths: 0 Model 9 # 1/2 Baths: 0 Model 10 # 1/2 Baths: 0 Model 11 # 1/2 B

26. 2015-03-14
    listed $68,000

    Show marketing remark (514 chars)

    Dont be fooled @ what you see, property is distressed, gutted & needs lots of work. Once rehabbed it can be quite a lucrative investment. Association Amenities: None Lot Location Type: Standard LocationPAVE Model 14 # of Full Baths: 0 Model 15 # of Full Baths: 0 Model 1 # 1/2 Baths: 0 Model 2 # 1/2 Baths: 0 Model 3 # 1/2 Baths: 0 Model 4 # 1/2 Baths: 0 Model 5 # 1/2 Baths: 0 Model 6 # 1/2 Baths: 0 Model 7 # 1/2 Baths: 0 Model 8 # 1/2 Baths: 0 Model 9 # 1/2 Baths: 0 Model 10 # 1/2 Baths: 0 Model 11 # 1/2 B

27. 1990-06-15
    soldstatus $65,000
28. 1979-11-13
    soldstatus $60,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 6 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 16 unhealthy d/yr today · 20 by 30 yrs out

Taxation est. · year 1

• Rental income: $53,736
• − Mortgage interest: −$27,728
• − Property taxes: −$7,425
• − Insurance: −$2,475
• − Repairs & maintenance: −$4,299
• − Management: −$4,299
• − Depreciation: −$14,400
• Taxable loss: −$6,889
• Est. tax savings @ 24.0%: +$1,653
• After-tax cash flow: $3,055/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: Victor Valley Union High
• NCES district ID: 0636972
• Math proficiency: 25% ▲ 6.00%
• Reading proficiency: 25% ▼ -12.00%
• Median HH income: $45,112
• Composite: 21.6/100
• National rank: #8296
• State rank: #407 of 517 in CA

Livability — Adelanto

• Score: 47/100
• State rank: #1250
• US rank: #26338

Category grades

Amenities F Commute F Cost of living D- 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: Adelanto, CA
• County: San Bernardino County · 2,030,291 people
• City population: 38,577
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 38,577
• Household income: $68,676
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 1345.0

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: Predominantly Hispanic (69%)
• Race & ethnicity: Hispanic / Latino 69% Two or more races 34% Black 15% White 9% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 58%
• Foreign-born: 18% · Canada
• Languages at home: 52% English-only · Spanish 46%

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: ▲ 41.09%
• Current HPI: 453.6071
• Rent YoY: ▲ 4.68%
• 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

+725.0% since first listed

15 events — show timeline

• 2026-03-14 Contingent — CRMLS
• 2026-03-14 Contingent — CRMLS
• 2026-01-06 Price Changed $495,000 CRMLS
• 2026-01-06 Price Changed $495,000 CRMLS
• 2025-05-22 Listed $525,000 CRMLS
• 2025-05-21 Relisted — CRMLS
• 2025-05-05 Price Changed $525,000 CRMLS
• 2025-04-17 Listed $480,000 CRMLS
• 2015-04-07 Sold (Public Records) $54,000 Public Records
• 2015-04-07 Sold (MLS) $54,000 CRMLS
• 2015-04-07 Sold (MLS) $54,000 SDMLS
• 2015-03-14 Listed $68,000 CRMLS
• 2015-03-14 Listed $68,000 SDMLS
• 1990-06-15 Sold (Public Records) $65,000 Public Records
• 1979-11-13 Sold (Public Records) $60,000 Public Records

Property tax history

-4.9%/yr

Latest (2025): $775 · +7.1% YoY. Source: county tax records.