87908 Amboy · Twentynine Palms, CA 92277

$89,000

1 bd · 1.0 ba · 916 sqft · SingleFamily public records · 144 Days on market

Built 1958 3.00 ac lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Rent growth +3.6/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large 3 Acre Lot with Mobile home and attached building on premises 3 bedrooms and 1 bath. The rehab is incomplete on both units.

Key facts

• 3 acre lot
• Mobile home
• Attached building

Tags

• 3 ACRE LOT
• MOBILE HOME
• ATTACHED BUILDING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $484 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 4.3% in Twentynine Palms — 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 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 4.5% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 20y ago; this cycle's ask has dropped $40k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $26k; list at $89k implies a 242% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 1.49% ✓
• Cap rate: 12.82%
• Cash-on-cash: 23.31%
• DSCR: 2.04
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 17.9%
• Equity multiple: 1.74×
• Total profit: $18,366
• Equity at exit: $13,270

10-year hold

• IRR: 27.3%
• Equity multiple: 3.57×
• Total profit: $63,949
• Equity at exit: $7,695

Cash invested: $24,920 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,326 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$60 /mo · $718/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $484

Break-even live

Break-even rent $713

Max offer price $89,000

Occupancy floor 58%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-18
   days on market $89,000 Active 144 DOM
2. 2026-06-17
   days on market $89,000 Active 143 DOM
3. 2026-06-16
   days on market $89,000 Active 142 DOM
4. 2026-06-15
   days on market $89,000 Active 141 DOM
5. 2026-06-13
   days on market $89,000 Active 139 DOM
6. 2026-06-13
   days on market $89,000 Active 138 DOM
7. 2026-06-09
   days on market $89,000 Active 135 DOM
8. 2026-06-08
   days on market $89,000 Active 134 DOM
9. 2026-06-07
   days on market $89,000 Active 133 DOM
10. 2026-06-04
    days on market $89,000 Active 130 DOM
11. 2026-06-03
    days on market $89,000 Active 129 DOM
12. 2026-06-02
    days on market $89,000 Active 128 DOM
13. 2026-06-01
    days on market $89,000 Active 127 DOM
14. 2026-05-31
    days on market $89,000 Active 126 DOM
15. 2026-04-21
    price $89,000 129-char remark

    Show marketing remark (129 chars)

    Large 3 Acre Lot with Mobile home and attached building on premises 3 bedrooms and 1 bath. The rehab is incomplete on both units.

16. 2026-03-09
    price $115,000 129-char remark

    Show marketing remark (129 chars)

    Large 3 Acre Lot with Mobile home and attached building on premises 3 bedrooms and 1 bath. The rehab is incomplete on both units.

17. 2026-01-25
    listed $129,000 Active 129-char remark

    Show marketing remark (129 chars)

    Large 3 Acre Lot with Mobile home and attached building on premises 3 bedrooms and 1 bath. The rehab is incomplete on both units.

18. 2025-02-03
    historical
19. 2025-02-03
    historical
20. 2024-11-12
    listed $129,000 Active
21. 2023-05-20
    historical
22. 2023-01-30
    price $79,000
23. 2023-01-20
    price $85,000
24. 2022-12-28
    listed $99,000 Active
25. 2022-08-05
    historical
26. 2022-02-04
    listed $125,000 Active
27. 2019-06-21
    soldstatus $26,000 Closed Sale
28. 2019-03-13
    status Pending Sale
29. 2019-01-31
    historical Active Under Contract
30. 2019-01-01
    listed $39,000 Active
31. 2018-08-27
    historical
32. 2018-08-06
    price $99,000
33. 2018-07-24
    listed $109,000 Active
34. 2017-11-30
    soldstatus $80,000
35. 2017-02-22
    soldstatus $55,000 Sold
36. 2017-02-17
    soldstatus $55,000
37. 2016-12-09
    historical
38. 2016-12-09
    listed $55,000
39. 2016-11-28
    soldstatus $32,000 Closed Sale
40. 2016-11-07
    status Pending Sale
41. 2016-10-20
    listed $35,000 Active
42. 2015-12-16
    historical
43. 2014-12-16
    listed $40,000 Active
44. 2009-05-04
    historical
45. 2009-02-12
    listed $36,000
46. 2008-12-23
    soldstatus $17,000
47. 2008-11-06
    historical
48. 2008-10-05
    listed $22,000
49. 2007-10-11
    historical
50. 2006-06-06
    listed $50,000

ⓘ 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: $718 · $60/mo
• Projected year-2 tax: $718 · $60/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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,916
• − Mortgage interest: −$4,985
• − Property taxes: −$718
• − Insurance: −$445
• − Repairs & maintenance: −$1,273
• − Management: −$1,273
• − Depreciation: −$2,589
• Taxable income: $4,632
• Est. tax owed @ 24.0%: −$1,112
• After-tax cash flow: $4,698/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

+641.7% since first listed

37 events — show timeline

• 2026-04-21 Price Changed $89,000 CRMLS
• 2026-03-09 Price Changed $115,000 CRMLS
• 2026-01-25 Listed $129,000 CRMLS
• 2025-02-03 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-02-03 Listing Removed — CRMLS
• 2024-11-12 Listed $129,000 CRMLS
• 2023-05-20 Listing Removed — CRMLS
• 2023-01-30 Price Changed $79,000 CRMLS
• 2023-01-20 Price Changed $85,000 CRMLS
• 2022-12-28 Listed $99,000 CRMLS
• 2022-08-05 Listing Removed — GPSMLS
• 2022-02-04 Listed $125,000 GPSMLS
• 2019-06-21 Sold (MLS) $26,000 CRMLS
• 2019-03-13 Pending — CRMLS
• 2019-01-31 Contingent — CRMLS
• 2019-01-01 Listed $39,000 CRMLS
• 2018-08-27 Listing Removed — GPSMLS
• 2018-08-06 Price Changed $99,000 GPSMLS
• 2018-07-24 Listed $109,000 GPSMLS
• 2017-11-30 Sold (Public Records) $80,000 Public Records
• 2017-02-22 Sold (MLS) $55,000 GPSMLS
• 2017-02-17 Sold (Public Records) $55,000 Public Records
• 2016-12-09 Listed $55,000 GPSMLS
• 2016-12-09 Listing Removed — GPSMLS
• 2016-11-28 Sold (MLS) $32,000 CRMLS
• 2016-11-07 Pending — CRMLS
• 2016-10-20 Listed $35,000 CRMLS
• 2015-12-16 Listing Removed — CRMLS
• 2014-12-16 Listed $40,000 CRMLS
• 2009-05-04 Listing Removed — CRMLS
• 2009-02-12 Listed $36,000 CRMLS
• 2008-12-23 Sold (MLS) $17,000 CRMLS
• 2008-11-06 Listing Removed — CRMLS
• 2008-10-05 Listed $22,000 CRMLS
• 2007-10-11 Listing Removed — CRMLS
• 2006-06-06 Listed $50,000 CRMLS
• 2005-03-02 Sold (Public Records) $12,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $718 · +3.6% YoY. Source: county tax records.