17928 Hermosa Rd · Adelanto, CA 92301

$624,999

8 bd · 4.0 ba · 3,224 sqft · MultiFamily public records · 117 Days on market

Built 1985 7,102 sqft lot Est $629k · at est.

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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 +23.1/30.0
• Appreciation +10.0/10.0
• ARV discount +7.8/15.0
• DSCR +7.4/10.0
• 1% rule +5.1/10.0
• 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: 4 units. confirmed

Listing remarks MLS

17928 Hermosa Rd, 17926 Hermosa Rd, total 8 units, has to sold together, total price to be $670000. Each unit all 2 bedroom, 1 bath, 1 garage . Good investment property. y

Key facts

• 7,102 sq ft lot
• 4 garage spots
• Built 1985

Property features AI

Finance

• Other: Total building area 3,224; Lot size reported in assessor's data (6500-9999 sq ft)
• Financial info: Gross scheduled income: $4,298; Unit rents reported: $950; $1,099; $1,099; $1,150
• HOA & community: Suburban community

Exterior

• Parking: Total 4 parking spaces; Each unit includes 1 garage space (total 4 garage spaces)
• Utilities: Public/district water; Septic (type unknown)
• Home design: Multi-unit building (4 units); One building; Two stories; No ADU
• Construction: Year built sourced from assessor
• Exterior features: No pool

Interior

• Bedrooms: Each unit has 2 bedrooms
• Bathrooms: Each unit has 1 full bathroom
• Interior features: Two levels; Entry on second level; Attached property; 2+ common walls
• Laundry & utility: No on-site laundry listed; One separate water meter; Four separate gas meters; Four separate electric meters

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $625k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $281/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $625k).
• Recommended offer: $569k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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 $6,330/mo this rent would consume 111% 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 $67k of equity ($4k loan paydown + $62k 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 $175k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$107k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($569k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y 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 $310k; list at $625k implies a 102% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $568,749 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% 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. 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. 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.
9. 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.
10. 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: 1.01% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.69%
• DSCR: 1.34
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $628,680
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10943 Aztec Ln	0.02mi	8/4.0	3,224 (0%)	19mo	$643,500	$200	83
18140 Poinciana Rd	0.24mi	8/5.0	3,338 (+4%)	6mo	$650,000	$195	74
18202 Casaba Rd	0.33mi	8/6.0	3,312 (+3%)	24mo	$570,000	$172	52

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 · 4.68% rent growth · sell at horizon

5-year hold

• IRR: 30.5%
• Equity multiple: 3.41×
• Total profit: $422,566
• Equity at exit: $563,049

10-year hold

• IRR: 26.9%
• Equity multiple: 7.92×
• Total profit: $1,211,470
• Equity at exit: $1,214,236

Cash invested: $175,000 (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: 32.9×

Monthly cashflow live

• Estimated rent: $6,330 high
• Mortgage (P&I): −$3,278
• Tax from tax record: −$341 /mo · $4,087/yr
• Insurance: −$260
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,329
• Net cashflow: $1,122

Break-even live

Break-even rent $4,910

Max offer price $624,999

Occupancy floor 77%

Sensitivity live

Price	-10% $1,476	-5% $1,299	+0% $1,122	+5% $945	+10% $768
Rent	-10% $622	-5% $872	+0% $1,122	+5% $1,372	+10% $1,622
Rate	-1.0pp $1,437	-0.5pp $1,281	base $1,122	+0.5pp $960	+1.0pp $795

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$6,328
Total (4 units)			$6,330

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: $156,250
• Closing costs: $18,750
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-03
   days on market $624,999 Active 117 DOM
2. 2026-06-02
   days on market $624,999 Active 116 DOM
3. 2026-06-01
   days on market $624,999 Active 115 DOM
4. 2026-05-31
   days on market $624,999 Active 114 DOM
5. 2026-02-06
   listed $624,999 Active
6. 2018-10-10
   soldstatus $310,000 Closed Sale 171-char remark

   Show marketing remark (169 chars)

   17928 Hermosa Rd, 17926 Hermosa Rd, total 8 units, has to sold together,total price to be $670000. Each unit all 2 bedroom, 1 bath, 1 garage . Good investment property.y

7. 2018-10-10
   soldstatus $310,000 169-char remark

   Show marketing remark (169 chars)

   17928 Hermosa Rd, 17926 Hermosa Rd, total 8 units, has to sold together,total price to be $670000. Each unit all 2 bedroom, 1 bath, 1 garage . Good investment property.y

8. 2018-10-10
   soldstatus $310,000

   Show marketing remark (169 chars)

   17928 Hermosa Rd, 17926 Hermosa Rd, total 8 units, has to sold together,total price to be $670000. Each unit all 2 bedroom, 1 bath, 1 garage . Good investment property.y

9. 2018-08-31
   status Pending Sale 171-char remark

   Show marketing remark (171 chars)

   17928 Hermosa Rd, 17926 Hermosa Rd, total 8 units, has to sold together, total price to be $670000. Each unit all 2 bedroom, 1 bath, 1 garage . Good investment property. y

10. 2018-06-18
    price $335,000 171-char remark

    Show marketing remark (171 chars)

    17928 Hermosa Rd, 17926 Hermosa Rd, total 8 units, has to sold together, total price to be $670000. Each unit all 2 bedroom, 1 bath, 1 garage . Good investment property. y

11. 2018-04-13
    price $325,000 171-char remark

    Show marketing remark (171 chars)

    17928 Hermosa Rd, 17926 Hermosa Rd, total 8 units, has to sold together, total price to be $670000. Each unit all 2 bedroom, 1 bath, 1 garage . Good investment property. y

12. 2018-03-16
    listed $345,000 Active 171-char remark

    Show marketing remark (169 chars)

    17928 Hermosa Rd, 17926 Hermosa Rd, total 8 units, has to sold together,total price to be $670000. Each unit all 2 bedroom, 1 bath, 1 garage . Good investment property.y

13. 2018-03-16
    listed $335,000 169-char remark

    Show marketing remark (169 chars)

    17928 Hermosa Rd, 17926 Hermosa Rd, total 8 units, has to sold together,total price to be $670000. Each unit all 2 bedroom, 1 bath, 1 garage . Good investment property.y

14. 2016-02-19
    soldstatus $370,000
15. 2016-02-18
    historical
16. 2016-02-18
    soldstatus $185,000 Closed Sale
17. 2016-02-18
    soldstatus $185,000
18. 2016-01-29
    status Pending Sale
19. 2015-12-08
    historical Active Under Contract
20. 2015-10-19
    listed $200,000 Active
21. 2015-10-18
    listed $200,000
22. 2012-07-03
    soldstatus $110,000
23. 2000-12-15
    soldstatus $20,000
24. 1990-07-23
    soldstatus $162,000
25. 1990-07-23
    soldstatus $162,000
26. 1989-06-23
    soldstatus $145,000

ⓘ 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: $4,087 · $341/mo
• Projected year-2 tax: $4,750 · $396/mo
• Expected delta: +$663/yr (+$55/mo · 16.2%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 6 d/yr ≥99°F today · 15 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: $75,960
• − Mortgage interest: −$35,010
• − Property taxes: −$4,087
• − Insurance: −$3,125
• − Repairs & maintenance: −$6,077
• − Management: −$6,077
• − Depreciation: −$18,182
• Taxable income: $3,403
• Est. tax owed @ 24.0%: −$817
• After-tax cash flow: $12,649/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

+331.0% since first listed

22 events — show timeline

• 2026-02-06 Listed $624,999 CRMLS
• 2018-10-10 Sold (Public Records) $310,000 Public Records
• 2018-10-10 Sold (MLS) $310,000 SDMLS
• 2018-10-10 Sold (MLS) $310,000 CRMLS
• 2018-08-31 Pending — CRMLS
• 2018-06-18 Price Changed $335,000 CRMLS
• 2018-04-13 Price Changed $325,000 CRMLS
• 2018-03-16 Listed $335,000 SDMLS
• 2018-03-16 Listed $345,000 CRMLS
• 2016-02-19 Sold (Public Records) $370,000 Public Records
• 2016-02-18 Listing Removed — CRMLS
• 2016-02-18 Sold (MLS) $185,000 SDMLS
• 2016-02-18 Sold (MLS) $185,000 CRMLS
• 2016-01-29 Pending — CRMLS
• 2015-12-08 Contingent — CRMLS
• 2015-10-19 Listed $200,000 CRMLS
• 2015-10-18 Listed $200,000 SDMLS
• 2012-07-03 Sold (Public Records) $110,000 Public Records
• 2000-12-15 Sold (Public Records) $20,000 Public Records
• 1990-07-23 Sold (Public Records) $162,000 Public Records
• 1990-07-23 Sold (Public Records) $162,000 Public Records
• 1989-06-23 Sold (Public Records) $145,000 Public Records

Property tax history

+11.9%/yr

Latest (2025): $4,087 · +7.1% YoY. Source: county tax records.