7425 Church St #76 · Yucca Valley, CA 92284

$37,500

2 bd · 2.0 ba · 1,160 sqft · Manufactured public records · 21 Days on market

Built 1972 Est $45k · 17% under ↓ 38% since listing

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover Your Desert Oasis in Yucca Valley! Retire in comfort and style in this spacious double-wide mobile home, located in a tranquil gated senior community in beautiful Yucca Valley. This charming home offers an inviting open floor plan perfect for easy living and entertaining, with plenty of natural light streaming through large windows. With two bedrooms and two baths, this home provides both comfort and convenience. The bright, spacious kitchen has ample storage, and the private covered patio is ideal for relaxing desert evenings. The low-maintenance yard offers space for gardening or simply unwinding. Community amenities include a clubhouse, pool, and planned activities to keep you

Key facts

• Open floor plan
• Low maintenance yard
• Clubhouse

Tags

• OPEN FLOOR PLAN
• PRIVATE COVERED PATIO
• LOW MAINTENANCE YARD
• CLUBHOUSE
• POOL

Property features AI

Finance

• Other: Park name: Caritas Affordable Housing; Number of pads: 1; Pets: contact manager for policy; Directions: From Hwy 62 take Church St south; park entrance on the left
• Financial info: Land lease applies (approximately $699 monthly)
• HOA & community: Senior community; Rural community setting; Manager approval required for residency

Exterior

• Parking: Covered parking; Carport; On-site parking available (park name: Caritas Affordable Housing)
• Utilities: Public sewer; District / public water
• Home design: Mobile home on site (mobile home remains); Double body type; One story; Entry at main level
• Construction: Mobile home dimensions approximately 10 ft by 58 ft; Year built per public records
• Exterior features: Community pool; Paved lot access/drive

Interior

• Kitchen: Refrigerator; Gas range; Dishwasher; Granite counters in kitchen
• Bedrooms: Bedrooms located all on the entry/main level
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Forced air heating; Evaporative cooling
• Interior features: Granite counters; Single-level home (one story); All bedrooms on the main level
• Laundry & utility: Inside laundry; Has laundry hookups/appliances

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $38k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $38k).
• Recommended offer: $37k (1.5% below list) — sets the bar for market timing.
• Cap rate 42.4% 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+, schools F, crime 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 (+4.1%/yr); 563 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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).
• This rent runs 36% of the median local income ($58k/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 $259 of loan paydown is wiped out by about $1k 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 + 4.1% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($37k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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.

Risks & watch-outs

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

Recommended offer $36,937 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 4.68% ✓
• Cap rate: 42.38%
• Cash-on-cash: 128.89%
• DSCR: 6.73
• GRM: 1.8

CMA / ARV

• ARV (on-the-fly): $45,240
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7501 Palm Ave #74	0.25mi	2/2.0	1,248 (+8%)	2mo	$37,000	$30	74
7501 Palm Ave #103	0.25mi	2/2.0	1,248 (+8%)	6mo	$46,000	$37	71
7425 Church St #75	0.00mi	2/2.0	1,080 (-7%)	22mo	$36,500	$34	70
7425 Church St #140	0.00mi	2/2.0	1,056 (-9%)	21mo	$36,500	$35	68
56254 29 Palms Hwy #116	0.61mi	2/2.0	1,152 (-1%)	9mo	$45,000	$39	63
56254 29 Palms Hwy #16	0.62mi	2/2.0	1,200 (+3%)	8mo	$51,000	$43	58
56254 29 Palms Hwy #51	0.56mi	2/2.0	1,040 (-10%)	2mo	$60,000	$58	55
7425 Church St #19	0.13mi	2/2.0	1,320 (+14%)	20mo	$70,000	$53	54
56254 29 Palms Hwy #22	0.61mi	3/2.0 (+1)	1,248 (+8%)	7mo	$96,000	$77	48
56254 29 Palms Hwy #111	0.62mi	2/1.0	1,040 (-10%)	3mo	$38,000	$37	47

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: —
• Equity multiple: 7.46×
• Total profit: $67,778
• Equity at exit: $5,591

10-year hold

• IRR: —
• Equity multiple: 16.24×
• Total profit: $160,015
• Equity at exit: $3,242

Cash invested: $10,500 (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: 563
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,756 high
• Mortgage (P&I): −$197
• Tax est. 1.5%: −$47 /mo · $562/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $1,128

Break-even live

Break-even rent $328

Max offer price $37,500

Occupancy floor 31%

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: $9,375
• Closing costs: $1,125
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7496 Church St Yucca Valley, CA	2.0	2.0	987	$1,850	$1.87	18d	1	0.23mi
7389 Cibola Trl Unit B Yucca Valley, CA	2.0	1.0	750	$1,100	$1.47	15d	1	0.28mi
7616 Apache Trl Yucca Valley, CA	2.0	1.0	1008	$1,900	$1.88	44d	1	0.54mi
7028 Cholla Ave Yucca Valley, CA	3.0	2.0	1200	$1,895	$1.58	5d	1	0.59mi
6963 Tamarisk Ave Yucca Valley, CA	3.0	2.0	1200	$1,500	$1.25	18d	1	0.67mi
6936 Grand Ave Yucca Valley, CA	2.0	1.0	785	$1,600	$2.04	18d	1	0.78mi
7154 Barberry Ave Unit A Yucca Valley, CA	3.0	2.0	1100	$2,049	$1.86	18d	1	0.80mi
56565 Sunnyslope Dr Yucca Valley, CA	3.0	2.0	1000	$1,800	$1.80	44d	1	0.80mi
56594 Joshua Dr Yucca Valley, CA	3.0	2.0	1307	$2,250	$1.72	44d	1	0.83mi
57004 Antelope Trl Yucca Valley, CA	2.0	2.0	1143	$2,050	$1.79	44d	1	0.84mi
7330 Dumosa Ave Unit 7330 Yucca Valley, CA	2.0	1.0	750	$1,195	$1.59	3d	1	0.90mi
7453 Dumosa Ave Yucca Valley, CA	3.0	2.0	1394	$2,200	$1.58	44d	1	0.92mi
56769 Joshua Dr Yucca Valley, CA	1.0	1.0	1000	$1,000	$1.00	11d	1	0.95mi
7420 Geronimo Trl Yucca Valley, CA	3.0	1.0	1280	$1,700	$1.33	44d	1	0.99mi
56615 Bonanza Dr Yucca Valley, CA	2.0	1.5	1342	$1,900	$1.42	17d	1	1.03mi
56811 Desert Gold Dr Yucca Valley, CA	3.0	2.0	1375	$2,095	$1.52	44d	1	1.24mi
57472 Primrose Dr Unit 3 Yucca Valley, CA	2.0	2.0	1020	$1,600	$1.57	44d	1	1.37mi

Listing history 27 events

1. 2026-06-18
   days on market $37,500 Active 21 DOM
2. 2026-06-17
   days on market $37,500 Active 20 DOM
3. 2026-06-16
   days on market $37,500 Active 19 DOM
4. 2026-06-15
   days on market $37,500 Active 18 DOM
5. 2026-06-13
   days on market $37,500 Active 16 DOM
6. 2026-06-13
   days on market $37,500 Active 15 DOM
7. 2026-06-09
   days on market $37,500 Active 12 DOM
8. 2026-06-08
   days on market $37,500 Active 11 DOM
9. 2026-06-07
   days on market $37,500 Active 10 DOM
10. 2026-06-04
    days on market $37,500 Active 7 DOM
11. 2026-06-03
    days on market $37,500 Active 6 DOM
12. 2026-06-02
    days on market $37,500 Active 5 DOM
13. 2026-06-01
    days on market $37,500 Active 4 DOM
14. 2026-05-31
    days on market $37,500 Active 3 DOM
15. 2026-05-28
    listed $37,500 Active
16. 2025-10-16
    historical
17. 2025-08-18
    price $45,000
18. 2025-07-21
    price $49,500
19. 2025-03-31
    price $55,000
20. 2025-03-10
    price $57,500
21. 2025-01-30
    listed $60,000 Active
22. 2009-02-12
    historical
23. 2008-08-12
    listed
24. 2007-07-25
    historical
25. 2007-04-26
    listed
26. 2006-07-24
    historical
27. 2005-10-24
    listed

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 19 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: $21,067
• − Mortgage interest: −$2,101
• − Property taxes: −$562
• − Insurance: −$188
• − Repairs & maintenance: −$1,685
• − Management: −$1,685
• − Depreciation: −$1,091
• Taxable income: $13,755
• Est. tax owed @ 24.0%: −$3,301
• After-tax cash flow: $10,232/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

-37.5% since first listed

13 events — show timeline

• 2026-05-28 Listed $37,500 CRMLS
• 2025-10-16 Listing Removed — CRMLS
• 2025-08-18 Price Changed $45,000 CRMLS
• 2025-07-21 Price Changed $49,500 CRMLS
• 2025-03-31 Price Changed $55,000 CRMLS
• 2025-03-10 Price Changed $57,500 CRMLS
• 2025-01-30 Listed $60,000 CRMLS
• 2009-02-12 Delisted — PALM
• 2008-08-12 Listed — PALM
• 2007-07-25 Delisted — PALM
• 2007-04-26 Listed — PALM
• 2006-07-24 Delisted — PALM
• 2005-10-24 Listed — PALM

Property tax history

-8.1%/yr

Latest (2015): $26 · -3.7% YoY. Source: county tax records.