13765 Fremont St · Searles Valley, CA 93562

$55,999

2 bd · 1.0 ba · 926 sqft · SingleFamily public records · 109 Days on market

Built 1947 9,375 sqft lot $60/sqft · 22% below area Est $72k · 22% under

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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 +28.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Appreciation +5.0/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Excellent cash-flow investment opportunity in Trona. Fully remodeled in 2019 with long-term tenant in place since 2019. Current rent is $580/month with increase to $700/month scheduled in August. Tenant pays gas, electric, water, and landscaping, keeping owner expenses minimal. Property meets the 1% rule and offers immediate income from day one. Stable tenant history with option to continue tenancy or pursue cash-for-keys. Low overhead, strong rental fundamentals make this a smart addition to any investor portfolio.

Key facts

• 9,375 sq ft lot
• Built 1947
• Listed 109 days

🏷️ Possibly a rental listed for sale. The $55,999 price doesn't fit this home's estimated sale value (~$72,210) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $56k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($700 rent vs $56k).
• Recommended offer: $51k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#500 in CA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: health & safety C-, schools F, amenities F.
• Trona Joint Unified (rural): math 25% / reading 40% proficiency, ranked #1,004 of 1,400 in CA (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 56 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($387 loan paydown + $2k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($51k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $24k; list at $56k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $50,959 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — 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 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?
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: 1.25% ✓
• Cap rate: 10.11%
• Cash-on-cash: 13.63%
• DSCR: 1.61
• GRM: 6.7

CMA / ARV

• ARV (median comp): $72,210
• List price: $55,999
• Delta: -22.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
84454 SEARLES St	0.13mi	2/1.0	842 (-9%)	4mo	$79,500	$94	76
84432 8th St	0.09mi	2/1.0	843 (-9%)	23mo	$25,000	$30	62
84565 9th St St	0.13mi	3/1.0 (+1)	1,020 (+10%)	13mo	$100,000	$98	62
84668 Searles St	0.37mi	3/1.0 (+1)	950 (+3%)	16mo	$95,000	$100	60

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.3%
• Equity multiple: 2.15×
• Total profit: $18,088
• Equity at exit: $25,180

10-year hold

• IRR: 21.4%
• Equity multiple: 4.09×
• Total profit: $48,514
• Equity at exit: $38,805

Cash invested: $15,680 (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 93562

• Active inventory: 56
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $700 medium
• Mortgage (P&I): −$294
• Tax from tax record: −$58 /mo · $696/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$147
• Net cashflow: $178

Break-even live

Break-even rent $475

Max offer price $55,999

Occupancy floor 70%

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: $14,000
• Closing costs: $1,680
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13358 Verbena St Trona, CA	2.0	1.0	835	$700	$0.84	44d	1	1.40mi
13366 Verbena St Trona, CA	2.0	1.0	800	$700	$0.88	44d	1	1.40mi

Listing history 20 events

1. 2026-06-18
   days on market $55,999 Active 109 DOM
2. 2026-06-17
   days on market $55,999 Active 108 DOM
3. 2026-06-16
   days on market $55,999 Active 107 DOM
4. 2026-06-15
   days on market $55,999 Active 106 DOM
5. 2026-06-14
   days on market $55,999 Active 104 DOM
6. 2026-06-13
   days on market $55,999 Active 103 DOM
7. 2026-06-10
   days on market $55,999 Active 101 DOM
8. 2026-06-09
   days on market $55,999 Active 100 DOM
9. 2026-06-08
   days on market $55,999 Active 99 DOM
10. 2026-06-07
    days on market $55,999 Active 98 DOM
11. 2026-06-05
    days on market $55,999 Active 95 DOM
12. 2026-06-03
    days on market $55,999 Active 94 DOM
13. 2026-06-03
    days on market $55,999 Active 93 DOM
14. 2026-06-01
    days on market $55,999 Active 92 DOM
15. 2026-05-31
    days on market $55,999 Active 91 DOM
16. 2026-05-04
    price $55,999 521-char remark

    Show marketing remark (521 chars)

    Excellent cash-flow investment opportunity in Trona. Fully remodeled in 2019 with long-term tenant in place since 2019. Current rent is $580/month with increase to $700/month scheduled in August. Tenant pays gas, electric, water, and landscaping, keeping owner expenses minimal. Property meets the 1% rule and offers immediate income from day one. Stable tenant history with option to continue tenancy or pursue cash-for-keys. Low overhead, strong rental fundamentals make this a smart addition to any investor portfolio.

17. 2026-03-28
    price $59,999 521-char remark

    Show marketing remark (521 chars)

    Excellent cash-flow investment opportunity in Trona. Fully remodeled in 2019 with long-term tenant in place since 2019. Current rent is $580/month with increase to $700/month scheduled in August. Tenant pays gas, electric, water, and landscaping, keeping owner expenses minimal. Property meets the 1% rule and offers immediate income from day one. Stable tenant history with option to continue tenancy or pursue cash-for-keys. Low overhead, strong rental fundamentals make this a smart addition to any investor portfolio.

18. 2026-03-01
    listed $65,000 Active 521-char remark

    Show marketing remark (521 chars)

    Excellent cash-flow investment opportunity in Trona. Fully remodeled in 2019 with long-term tenant in place since 2019. Current rent is $580/month with increase to $700/month scheduled in August. Tenant pays gas, electric, water, and landscaping, keeping owner expenses minimal. Property meets the 1% rule and offers immediate income from day one. Stable tenant history with option to continue tenancy or pursue cash-for-keys. Low overhead, strong rental fundamentals make this a smart addition to any investor portfolio.

19. 1981-11-03
    soldstatus $23,700
20. 1980-04-18
    soldstatus $14,500

ⓘ 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: $696 · $58/mo
• Projected year-2 tax: $696 · $58/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $8,400
• − Mortgage interest: −$3,137
• − Property taxes: −$696
• − Insurance: −$280
• − Repairs & maintenance: −$672
• − Management: −$672
• − Depreciation: −$1,629
• Taxable income: $1,314
• Est. tax owed @ 24.0%: −$315
• After-tax cash flow: $1,821/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: Trona Joint Unified
• NCES district ID: 0639840
• Math proficiency: 25% ▲ 5.00%
• Reading proficiency: 40% ▲ 5.00%
• Median HH income: $35,514
• Composite: 29.6/100
• National rank: #11751
• State rank: #1004 of 1400 in CA

Livability — Searles Valley

• Score: 62/100
• State rank: #500
• US rank: #16976

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Searles Valley, CA
• Population (ZIP): 1,822

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 White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 22% Two or more races 14% Black 2% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 16% Cuban 2%
• Common ancestry: Italian 6% Slovak 2% Russian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 94% English-only · Spanish 4% Chinese 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: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+286.2% since first listed

5 events — show timeline

• 2026-05-04 Price Changed $55,999 CRMLS
• 2026-03-28 Price Changed $59,999 CRMLS
• 2026-03-01 Listed $65,000 CRMLS
• 1981-11-03 Sold (Public Records) $23,700 Public Records
• 1980-04-18 Sold (Public Records) $14,500 Public Records

Property tax history

+5.3%/yr

Latest (2025): $696 · +88.4% YoY. Source: county tax records.