7348 Palomar Ave · Yucca Valley, CA 92284

$329,000

3 bd · 2.0 ba · 1,719 sqft · SingleFamily public records · 110 Days on market

Built 1961 0.41 ac lot $191/sqft · 16% below area Est $391k · 16% 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 +14.7/15.0
• Cash flow +10.4/30.0
• Rent growth +3.5/5.0
• DSCR +3.0/10.0
• Livability +3.0/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well-maintained 3-bedroom, 2-bath home offers 1,719 sq. ft. of comfortable living space and is move-in ready. The interior features LVT flooring throughout the main living areas with carpeted bedrooms, creating a balance of durability and comfort. A standout rock-detailed fireplace anchors the living room, while the enclosed sunroom provides flexible extra space for relaxing, working, or entertaining. The home has been freshly painted, is clean and well cared for, and—while it could benefit from some updating—has been thoughtfully maintained over the years. Additional features include an attached garage with laundry hookups and central HVAC for year-round comfort. Centrally located off Palomar and Yucca Trail in Yucca Valley, the property offers convenient access to local amenities while maintaining a quiet residential feel.

Key facts

• Central hvac
• Enclosed sunroom
• Attached garage

Tags

• LVT FLOORING
• ROCK-DETAILED FIREPLACE
• ENCLOSED SUNROOM
• ATTACHED GARAGE
• CENTRAL HVAC
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $329k.

Deal economics

• At list price, monthly cash flow is $-174 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $298k (9.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (25.1% below list).
• Recommended offer: $246k (25.1% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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+, crime D-, amenities 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.
• Zoned schools: Onaga Elementary (580 students, 58% FRL); La Contenta Middle (math 11% / reading 27%, grade F, #426 of 498 statewide, top 86%, 650 students, 72% FRL); Yucca Valley High (math 15% / reading 49%, grade F, #674 of 1,170 statewide, top 59%, 1,264 students, 64% FRL).
• Market conditions: Rents rising fast (+4.1%/yr); 573 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).
• At $2,464/mo this rent would consume 51% of the median local household income ($58k/yr) (locally 1132% 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 $2k of loan paydown is wiped out by about $10k 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 110 days — a 9% lower offer ($299k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago; this cycle's ask has dropped $36k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $329k implies a 229% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $246,440 (25.1% 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 110 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1961 — 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: 0.75% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.27%
• DSCR: 0.90
• GRM: 11.1

CMA / ARV

• ARV (median comp): $391,390
• List price: $329,000
• Delta: -15.94%
• 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
7348 Palomar Ave	0.00mi	3/2.0	1,719 (0%)	0mo	$320,000	$186	100
7442 Camarilla Ave	0.25mi	3/1.0	1,649 (-4%)	8mo	$350,000	$212	71
7327 Hanford Ave	0.19mi	3/2.0	1,858 (+8%)	9mo	$425,000	$229	70
58748 Natoma Trl	0.41mi	4/2.0 (+1)	1,774 (+3%)	1mo	$412,000	$232	70
6946 Lennox Ave	0.52mi	3/2.0	1,620 (-6%)	0mo	$459,000	$283	66
7082 Avalon Ave	0.36mi	3/2.0	1,560 (-9%)	3mo	$515,000	$330	65
7535 Victoria	0.61mi	3/2.0	1,809 (+5%)	0mo	$475,000	$263	63
7517 Alaba Ave	0.52mi	3/1.5	1,624 (-6%)	3mo	$335,000	$206	62
7090 Emerson Ave	0.45mi	4/2.0 (+1)	1,584 (-8%)	3mo	$430,000	$271	58
7547 Alaba Ave	0.55mi	3/2.0	1,878 (+9%)	9mo	$389,000	$207	51
6919 Lennox Ave	0.54mi	3/2.0	1,538 (-10%)	9mo	$340,000	$221	50
6840 Prescott Ave	0.64mi	3/2.0	1,476 (-14%)	1mo	$374,000	$253	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: -18.9%
• Equity multiple: 0.33×
• Total profit: $-61,661
• Equity at exit: $49,055

10-year hold

• IRR: -9.5%
• Equity multiple: 0.39×
• Total profit: $-56,427
• Equity at exit: $28,446

Cash invested: $92,120 (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: 573
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,464 high
• Mortgage (P&I): −$1,725
• Tax from tax record: −$259 /mo · $3,105/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $-174

Break-even live

Break-even rent $2,685

Max offer price $298,213

Occupancy floor —

Sensitivity live

Price	-10% $12	-5% $-81	+0% $-174	+5% $-267	+10% $-361
Rent	-10% $-369	-5% $-272	+0% $-174	+5% $-77	+10% $20
Rate	-1.0pp $-9	-0.5pp $-91	base $-174	+0.5pp $-260	+1.0pp $-346

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7350 Goleta Ave Yucca Valley, CA	3.0	2.0	1439	$2,500	$1.74	22d	1	0.49mi
7655 Balsa Ave Yucca Valley, CA	4.0	3.0	2086	$2,900	$1.39	45d	1	0.57mi
58238 Navajo Trl Yucca Valley, CA	3.0	2.0	1326	$2,950	$2.22	26d	1	0.73mi
8160 Palomar Ave Yucca Valley, CA	3.0	2.0	1449	$2,300	$1.59	45d	1	1.10mi
58064 Bonanza Dr Yucca Valley, CA	3.0	2.0	2064	$2,995	$1.45	45d	1	1.26mi
58155 Carlyle Dr Yucca Valley, CA	2.0	2.0	1308	$1,950	$1.49	45d	1	1.32mi
6377 Hermosa Ave Yucca Valley, CA	3.0	1.0	1340	$1,475	$1.10	22d	1	1.33mi
6470 Ronald Dr Yucca Valley, CA	3.0	2.0	1408	$1,750	$1.24	45d	1	1.36mi
6331 Hermosa Ave Yucca Valley, CA	3.0	2.0	1344	$2,300	$1.71	26d	1	1.38mi
6427 Palo Alto Ave Yucca Valley, CA	3.0	2.0	1858	$2,800	$1.51	45d	1	1.46mi

Listing history 15 events

1. 2026-05-04
   status Pending 853-char remark

   Show marketing remark (853 chars)

   This well-maintained 3-bedroom, 2-bath home offers 1,719 sq. ft. of comfortable living space and is move-in ready. The interior features LVT flooring throughout the main living areas with carpeted bedrooms, creating a balance of durability and comfort. A standout rock-detailed fireplace anchors the living room, while the enclosed sunroom provides flexible extra space for relaxing, working, or entertaining. The home has been freshly painted, is clean and well cared for, and—while it could benefit from some updating—has been thoughtfully maintained over the years. Additional features include an attached garage with laundry hookups and central HVAC for year-round comfort. Centrally located off Palomar and Yucca Trail in Yucca Valley, the property offers convenient access to local amenities while maintaining a quiet residential feel.

2. 2026-04-14
   price $329,000 853-char remark

   Show marketing remark (853 chars)

   This well-maintained 3-bedroom, 2-bath home offers 1,719 sq. ft. of comfortable living space and is move-in ready. The interior features LVT flooring throughout the main living areas with carpeted bedrooms, creating a balance of durability and comfort. A standout rock-detailed fireplace anchors the living room, while the enclosed sunroom provides flexible extra space for relaxing, working, or entertaining. The home has been freshly painted, is clean and well cared for, and—while it could benefit from some updating—has been thoughtfully maintained over the years. Additional features include an attached garage with laundry hookups and central HVAC for year-round comfort. Centrally located off Palomar and Yucca Trail in Yucca Valley, the property offers convenient access to local amenities while maintaining a quiet residential feel.

3. 2026-03-18
   price $339,500 853-char remark

   Show marketing remark (853 chars)

   This well-maintained 3-bedroom, 2-bath home offers 1,719 sq. ft. of comfortable living space and is move-in ready. The interior features LVT flooring throughout the main living areas with carpeted bedrooms, creating a balance of durability and comfort. A standout rock-detailed fireplace anchors the living room, while the enclosed sunroom provides flexible extra space for relaxing, working, or entertaining. The home has been freshly painted, is clean and well cared for, and—while it could benefit from some updating—has been thoughtfully maintained over the years. Additional features include an attached garage with laundry hookups and central HVAC for year-round comfort. Centrally located off Palomar and Yucca Trail in Yucca Valley, the property offers convenient access to local amenities while maintaining a quiet residential feel.

4. 2026-02-19
   price $349,500 853-char remark

   Show marketing remark (853 chars)

   This well-maintained 3-bedroom, 2-bath home offers 1,719 sq. ft. of comfortable living space and is move-in ready. The interior features LVT flooring throughout the main living areas with carpeted bedrooms, creating a balance of durability and comfort. A standout rock-detailed fireplace anchors the living room, while the enclosed sunroom provides flexible extra space for relaxing, working, or entertaining. The home has been freshly painted, is clean and well cared for, and—while it could benefit from some updating—has been thoughtfully maintained over the years. Additional features include an attached garage with laundry hookups and central HVAC for year-round comfort. Centrally located off Palomar and Yucca Trail in Yucca Valley, the property offers convenient access to local amenities while maintaining a quiet residential feel.

5. 2026-01-12
   listed $365,000 Active 853-char remark

   Show marketing remark (853 chars)

   This well-maintained 3-bedroom, 2-bath home offers 1,719 sq. ft. of comfortable living space and is move-in ready. The interior features LVT flooring throughout the main living areas with carpeted bedrooms, creating a balance of durability and comfort. A standout rock-detailed fireplace anchors the living room, while the enclosed sunroom provides flexible extra space for relaxing, working, or entertaining. The home has been freshly painted, is clean and well cared for, and—while it could benefit from some updating—has been thoughtfully maintained over the years. Additional features include an attached garage with laundry hookups and central HVAC for year-round comfort. Centrally located off Palomar and Yucca Trail in Yucca Valley, the property offers convenient access to local amenities while maintaining a quiet residential feel.

6. 2013-05-10
   soldstatus $100,000 Closed 223-char remark

   Show marketing remark (223 chars)

   Great 3 bedroom and two full bath in good location. Home is 1719 sq. ft. with fireplace in living room, 2 car garage and amazing views of the city lights. This is priced to sell. Please come take a look and submit an offer.

7. 2013-05-10
   soldstatus $100,000

   Show marketing remark (223 chars)

   Great 3 bedroom and two full bath in good location. Home is 1719 sq. ft. with fireplace in living room, 2 car garage and amazing views of the city lights. This is priced to sell. Please come take a look and submit an offer.

8. 2013-04-13
   status Pending 223-char remark

   Show marketing remark (223 chars)

   Great 3 bedroom and two full bath in good location. Home is 1719 sq. ft. with fireplace in living room, 2 car garage and amazing views of the city lights. This is priced to sell. Please come take a look and submit an offer.

9. 2013-04-02
   price $109,900 223-char remark

   Show marketing remark (223 chars)

   Great 3 bedroom and two full bath in good location. Home is 1719 sq. ft. with fireplace in living room, 2 car garage and amazing views of the city lights. This is priced to sell. Please come take a look and submit an offer.

10. 2013-03-18
    price $116,900 223-char remark

    Show marketing remark (223 chars)

    Great 3 bedroom and two full bath in good location. Home is 1719 sq. ft. with fireplace in living room, 2 car garage and amazing views of the city lights. This is priced to sell. Please come take a look and submit an offer.

11. 2013-02-05
    listed $120,000 Active 223-char remark

    Show marketing remark (223 chars)

    Great 3 bedroom and two full bath in good location. Home is 1719 sq. ft. with fireplace in living room, 2 car garage and amazing views of the city lights. This is priced to sell. Please come take a look and submit an offer.

12. 2011-05-13
    soldstatus $72,000
13. 2011-04-21
    historical
14. 2011-04-13
    listed $70,000
15. 2004-05-19
    soldstatus $172,500

ⓘ 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: $3,105 · $259/mo
• Projected year-2 tax: $3,105 · $259/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 13 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,573
• − Mortgage interest: −$18,429
• − Property taxes: −$3,105
• − Insurance: −$1,645
• − Repairs & maintenance: −$2,366
• − Management: −$2,366
• − Depreciation: −$9,571
• Taxable loss: −$7,909
• Est. tax savings @ 24.0%: +$1,898
• After-tax cash flow: $-193/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

• Census place: Yucca Valley, CA
• 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

+90.7% since first listed

15 events — show timeline

• 2026-05-04 Pending — GPSMLS
• 2026-04-14 Price Changed $329,000 GPSMLS
• 2026-03-18 Price Changed $339,500 GPSMLS
• 2026-02-19 Price Changed $349,500 GPSMLS
• 2026-01-12 Listed $365,000 GPSMLS
• 2013-05-10 Sold (Public Records) $100,000 Public Records
• 2013-05-10 Sold (MLS) $100,000 CRMLS
• 2013-04-13 Pending — CRMLS
• 2013-04-02 Price Changed $109,900 CRMLS
• 2013-03-18 Price Changed $116,900 CRMLS
• 2013-02-05 Listed $120,000 CRMLS
• 2011-05-13 Sold (MLS) $72,000 CRMLS
• 2011-04-21 Listing Removed — CRMLS
• 2011-04-13 Listed $70,000 CRMLS
• 2004-05-19 Sold (Public Records) $172,500 Public Records

Property tax history

+2.0%/yr

Latest (2025): $3,105 · +6.1% YoY. Source: county tax records.