70626 Sunny Sands · Twentynine Palms, CA 92277

$275,000

2 bd · 2.0 ba · 1,968 sqft · Other public records · 44 Days on market

Built 1972 5.00 ac lot $140/sqft · 21% below area Est $346k · 21% under

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Why this score? — see what drove the F 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 +15.0/15.0
• Cash flow +6.4/30.0
• Rent growth +3.6/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• 1% rule +1.0/10.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Set atop a scenic 5-acre lot, this updated 3-bedroom, 2-bath ranch-style home delivers sweeping views of the surrounding desert hills and the twinkling lights of Twentynine Palms. It offers a rare balance of peaceful seclusion while still being just a short drive from the local shops, dining, and energy of downtown. Inside, the bright and open layout is enhanced by large windows that capture the landscape from nearly every angle, along with updated flooring and a fresh, modern feel throughout. The kitchen stands out with high-end finishes and a premium Viking gas range, making it ideal for both everyday living and entertaining. Outside, the detached garage offers versatile space—perfe

Key facts

• Large windows
• Scenic 5-acre lot
• Sweeping views

Tags

• SCENIC 5-ACRE LOT
• SWEEPING VIEWS
• BRIGHT AND OPEN LAYOUT
• LARGE WINDOWS
• HIGH-END FINISHES
• PREMIUM VIKING GAS RANGE

Property features AI

Finance

• Other: Single-family dwelling (1 total unit); Lot density approx. 2–5 units per acre
• HOA & community: Rural, mountainous community with street lighting

Exterior

• Parking: Driveway; 2 parking spaces (including 2-car garage spaces listed)
• Utilities: Septic tank; Public/district water
• Home design: House; One story; Entry at level 1; Zoned RL-5
• Construction: No common walls (detached); Year built per public records
• Exterior features: Shed; No pool; Property has a view

Interior

• Kitchen: Remodeled kitchen; Eating area
• Bedrooms: 4 bedrooms — all on the main level
• Flooring: Laminate flooring
• Bathrooms: 2 upgraded full bathrooms on the main level
• Heating & cooling: Ductless heating; Ductless cooling
• Interior features: Partially furnished; Recessed lighting; Single-level home; Front door entry
• Laundry & utility: Laundry inside the home

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $275k.

Deal economics

• At list price, monthly cash flow is $-472 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (30.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (39.7% below list).
• Recommended offer: $166k (39.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#622 in CA) — a working-class tenant base; expect higher turnover. Strengths: commute A+, housing A+; Watch: schools D, amenities F, employment 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 (+4.5%/yr); 734 active listings in the ZIP; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• This rent runs 33% of the median local income ($61k/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 $2k of loan paydown is wiped out by about $8k 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 44 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 5y ago; this cycle's ask has dropped $50k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $229k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,764 (39.7% 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 44 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.60% ✗
• Cap rate: 4.23%
• Cash-on-cash: -7.35%
• DSCR: 0.67
• GRM: 13.8

CMA / ARV

• ARV (median comp): $346,172
• List price: $275,000
• Delta: -20.56%
• Verdict: UNDERPRICED
• Comps: 7 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.45% rent growth · sell at horizon

5-year hold

• IRR: -27.7%
• Equity multiple: 0.06×
• Total profit: $-72,204
• Equity at exit: $41,003

10-year hold

• IRR: -21.9%
• Equity multiple: -0.19×
• Total profit: $-91,392
• Equity at exit: $23,777

Cash invested: $77,000 (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 92277

• Home prices YoY: -3.1%
• Rents YoY: 4.5%
• Active inventory: 734
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $1,658 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$225 /mo · $2,695/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $-472

Break-even live

Break-even rent $2,255

Max offer price $191,660

Occupancy floor —

Sensitivity live

Price	-10% $-316	-5% $-394	+0% $-472	+5% $-550	+10% $-627
Rent	-10% $-603	-5% $-537	+0% $-472	+5% $-406	+10% $-341
Rate	-1.0pp $-333	-0.5pp $-402	base $-472	+0.5pp $-543	+1.0pp $-616

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-18
   days on market $275,000 Active 44 DOM
2. 2026-06-17
   days on market $275,000 Active 43 DOM
3. 2026-06-16
   days on market $275,000 Active 42 DOM
4. 2026-06-15
   days on market $275,000 Active 41 DOM
5. 2026-06-13
   days on market $275,000 Active 39 DOM
6. 2026-06-13
   days on market $275,000 Active 38 DOM
7. 2026-06-09
   days on market $275,000 Active 35 DOM
8. 2026-06-08
   days on market $275,000 Active 34 DOM
9. 2026-06-07
   days on market $275,000 Active 33 DOM
10. 2026-06-04
    days on market $275,000 Active 30 DOM
11. 2026-06-03
    days on market $275,000 Active 29 DOM
12. 2026-06-02
    days on market $275,000 Active 28 DOM
13. 2026-06-01
    days on market $275,000 Active 27 DOM
14. 2026-05-31
    days on market $275,000 Active 26 DOM
15. 2026-05-09
    price $299,000 1274-char remark
16. 2026-05-05
    listed $325,000 Active 1274-char remark
17. 2026-04-14
    historical
18. 2026-03-12
    price $349,000
19. 2026-02-15
    price $374,000
20. 2026-01-30
    listed $389,000 Active
21. 2026-01-29
    historical
22. 2025-11-07
    listed $429,000 Active
23. 2025-03-28
    soldstatus $229,000 Closed Sale
24. 2025-03-27
    soldstatus $229,000
25. 2024-10-27
    listed $229,000 Active
26. 2024-10-26
    historical
27. 2024-09-25
    price $334,900
28. 2024-09-25
    listed $339,000 Active
29. 2024-09-16
    historical
30. 2024-09-16
    price $339,000
31. 2024-08-07
    price $239,000
32. 2024-07-22
    listed $249,000 Active
33. 2024-07-09
    historical
34. 2024-05-23
    price $239,000
35. 2024-04-22
    listed $259,000 Active
36. 2024-04-19
    historical
37. 2024-03-13
    price $249,000
38. 2024-02-05
    listed $259,000 Active
39. 2024-02-02
    historical
40. 2024-01-09
    price $259,000
41. 2023-09-26
    historical
42. 2023-08-15
    listed $269,000 Active
43. 2023-04-06
    historical
44. 2023-04-05
    price $309,000
45. 2023-03-30
    price $329,000
46. 2023-03-21
    listed $349,000 Active
47. 2022-02-10
    price $229,000
48. 2022-01-12
    historical
49. 2022-01-06
    price $239,000
50. 2021-12-29
    price $249,000

ⓘ 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: $2,695 · $225/mo
• Projected year-2 tax: $2,695 · $225/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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,892
• − Mortgage interest: −$15,404
• − Property taxes: −$2,695
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,591
• − Management: −$1,591
• − Depreciation: −$8,000
• Taxable loss: −$10,765
• Est. tax savings @ 24.0%: +$2,584
• After-tax cash flow: $-3,078/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 — Twentynine Palms

• Score: 59/100
• State rank: #622
• US rank: #19731

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: San Bernardino County · 2,030,291 people
• City population: 26,277
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 26,277
• Household income: $60,901
• Rent vs Own: 56.7% rent · 43.3% own
• Severe rent burden: 1057.0

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 0.70)
• Race & ethnicity: White 49% Two or more races 24% Hispanic / Latino 24% Black 9% Asian 4% Pacific Islander 1% Native American 1%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Italian 5% Lithuanian 3% Slovak 3%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 81% English-only · Spanish 12% Other Asian/Pacific 2% 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: ▼ -12.15%
• Current HPI: 380.5083
• Rent YoY: ▲ 4.45%
• 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

+83.3% since first listed

39 events — show timeline

• 2026-05-29 Price Changed $275,000 CRMLS
• 2026-05-09 Price Changed $299,000 CRMLS
• 2026-05-05 Listed $325,000 CRMLS
• 2026-04-14 Listing Removed — CRMLS
• 2026-03-12 Price Changed $349,000 CRMLS
• 2026-02-15 Price Changed $374,000 CRMLS
• 2026-01-30 Listed $389,000 CRMLS
• 2026-01-29 Listing Removed — CRMLS
• 2025-11-07 Listed $429,000 CRMLS
• 2025-03-28 Sold (MLS) $229,000 CRMLS
• 2025-03-27 Sold (Public Records) $229,000 Public Records
• 2024-10-27 Listed $229,000 CRMLS
• 2024-10-26 Listing Removed — CRMLS
• 2024-09-25 Price Changed $334,900 CRMLS
• 2024-09-25 Listed $339,000 CRMLS
• 2024-09-16 Listing Removed — CRMLS
• 2024-09-16 Price Changed $339,000 CRMLS
• 2024-08-07 Price Changed $239,000 CRMLS
• 2024-07-22 Listed $249,000 CRMLS
• 2024-07-09 Listing Removed — CRMLS
• 2024-05-23 Price Changed $239,000 CRMLS
• 2024-04-22 Listed $259,000 CRMLS
• 2024-04-19 Listing Removed — CRMLS
• 2024-03-13 Price Changed $249,000 CRMLS
• 2024-02-05 Listed $259,000 CRMLS
• 2024-02-02 Listing Removed — CRMLS
• 2024-01-09 Price Changed $259,000 CRMLS
• 2023-09-26 Rental Removed — CRMLS
• 2023-08-15 Listed $269,000 CRMLS
• 2023-04-06 Listing Removed — CRMLS
• 2023-04-05 Price Changed $309,000 CRMLS
• 2023-03-30 Price Changed $329,000 CRMLS
• 2023-03-21 Listed $349,000 CRMLS
• 2022-02-10 Price Changed $229,000 CRMLS
• 2022-01-12 Listing Removed — CRMLS
• 2022-01-06 Price Changed $239,000 CRMLS
• 2021-12-29 Price Changed $249,000 CRMLS
• 2021-12-22 Listed $265,000 CRMLS
• 2021-11-08 Sold (Public Records) $150,000 Public Records

Property tax history

+7.3%/yr

Latest (2025): $2,695 · +34.9% YoY. Source: county tax records.