6663 Sage Ave · Twentynine Palms, CA 92277

$349,000

2 bd · 3.0 ba · 1,482 sqft · MultiFamily public records · 124 Days on market

Built 1952 0.37 ac lot $235/sqft · 49% above area Est $235k · 49% over

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Why this score? — see what drove the D+ 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 +22.6/30.0
• DSCR +7.3/10.0
• 1% rule +5.0/10.0
• Rent growth +3.6/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

* * Charming TRIPLEX 2-Bedroom Home with Two Detached Studio Apartments – A Private Getaway in 29 Palms * * Welcome to this beautifully remodeled property offering the perfect combination of comfort, style, and investment potential. Located just minutes from the popular Kitchen in the Desert restaurant and bar, this private retreat features a * charming single-family home * with 2 spacious bedrooms, 1 bath, and * two detached studio apartments * —ideal for additional rental income or as a guest retreat. The home has been thoughtfully updated with * farmhouse-style finishes * throughout, creating an open and inviting space filled with natural light. With a brand-new roof and high-quality remodels, you’ll enjoy a modern, low-maintenance living environment. The * studio apartments * are equally updated, offering their own separate living spaces for privacy and comfort, while still being part of this unique property. Whether you're looking for a home to live in and rent out the others, or seeking a peaceful getaway, this property checks all the boxes. Take advantage of the * popular downtown location * , with easy access to local hotspots and entertainment, all while enjoying the peace and seclusion of your own private space. Perfect for those seeking a flexible living arrangement or an investment opportunity in the heart of 29 Palms! Don’t miss out—come take a look today!

Key facts

• 0.37 acre lot
• Built 1952
• Listed 124 days

Tags

• TWO DETACHED STUDIO APARTMENTS
• POPULAR DOWNTOWN LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath multifamily listed at $349k.

Deal economics

• At list price, monthly cash flow is $475 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $348k (0.2% below list).
• Recommended offer: $307k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 4.1% 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: amenities F, employment D-, health & safety F.
• 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.
• Zoned schools: Palm Vista Elementary (math 24% / reading 24%, grade F, #973 of 1,571 statewide, top 73%, 383 students, 80% FRL); Twentynine Palms Junior High (math 17% / reading 39%, grade F, #236 of 498 statewide, top 48%, 413 students, 63% FRL); Twentynine Palms High (math 32% / reading 62%, grade D-, #389 of 1,170 statewide, top 35%, 729 students, 66% FRL).
• Market conditions: Rents rising fast (+4.5%/yr); 751 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• At $3,483/mo this rent would consume 69% of the median local household income ($61k/yr) (locally 1057% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 124 days — a 12% lower offer ($307k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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 $175k; list at $349k implies a 99% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $122/mo; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); extreme-heat days projected 8→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $307,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 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 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
7. 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?
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: 1.00% ✗
• Cap rate: 8.35%
• Cash-on-cash: 7.33%
• DSCR: 1.33
• GRM: 8.4

CMA / ARV

• ARV (median comp): $234,707
• List price: $349,000
• Delta: 48.70%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6663 Sage Ave	0.00mi	2/3.0	1,483 (+0%)	2mo	$340,000	$229	99

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 · 4.45% rent growth · sell at horizon

5-year hold

• IRR: -5.8%
• Equity multiple: 0.78×
• Total profit: $-21,206
• Equity at exit: $52,037

10-year hold

• IRR: 5.5%
• Equity multiple: 1.43×
• Total profit: $42,116
• Equity at exit: $30,175

Cash invested: $97,720 (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: 751
• Price-to-rent: 22.2×

Monthly cashflow live

• Estimated rent: $3,483 medium
• Mortgage (P&I): −$1,830
• Tax from tax record: −$179 /mo · $2,150/yr
• Insurance: −$145
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$731
• Net cashflow: $475

Break-even live

Break-even rent $2,882

Max offer price $349,000

Occupancy floor 81%

Sensitivity live

Price	-10% $672	-5% $573	+0% $475	+5% $376	+10% $277
Rent	-10% $199	-5% $337	+0% $475	+5% $612	+10% $750
Rate	-1.0pp $650	-0.5pp $563	base $475	+0.5pp $384	+1.0pp $292

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,311
▸ 2× units	0	0	$2,172
Total (3 units)			$3,483

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
74144 Cactus Dr Twentynine Palms, CA	2.0	1.0	974	$1,400	$1.44	45d	1	0.40mi
6445 Palm View Ave Unit 29 Twentynine Palms, CA	2.0	1.0	1344	$1,090	$0.81	4d	1	0.55mi
6448 Palm View Ave Twentynine Palms, CA	3.0	2.0	1100	$1,795	$1.63	45d	1	0.57mi
6447 Athol Ave Twentynine Palms, CA	3.0	2.0	1100	$1,500	$1.36	1d	1	0.60mi
6688 National Park Dr Apt A Twentynine Palms, CA	2.0	1.0	1056	$1,425	$1.35	45d	1	0.64mi
6627 National Park Dr Twentynine Palms, CA	1.0	1.0	900	$1,595	$1.77	0d	1	0.69mi
6628 National Park Dr Twentynine Palms, CA	1.0	1.0	900	$1,595	$1.77	16d	1	0.69mi
6615 National Park Dr Twentynine Palms, CA	1.0	1.0	900	$1,895	$2.11	19d	1	0.70mi
74698 Serrano Dr Twentynine Palms, CA	3.0	2.0	1041	$1,700	$1.63	26d	1	0.78mi
74895 Serrano Dr Twentynine Palms, CA	3.0	2.0	1017	$1,500	$1.47	45d	1	0.93mi
5900 Desert Knoll Ave Twentynine Palms, CA	2.0–3.0	1.5–2.5	907	$1,450	$1.60	0d	1	1.07mi
7419 Kellogg Ave Twentynine Palms, CA	3.0	2.0	1358	$1,800	$1.33	26d	1	1.08mi
75047 Baseline Rd Twentynine Palms, CA	2.0	1.0	952	$1,850	$1.94	0d	1	1.10mi
6935 Wilshire Ave Unit 29 Twentynine Palms, CA	3.0	2.0	1156	$1,950	$1.69	16d	1	1.15mi
6614 Tamarisk Ave Twentynine Palms, CA	2.0	1.0	1139	$1,400	$1.23	21d	1	1.17mi
73596 Buena Vista Dr Twentynine Palms, CA	3.0	2.0	1732	$2,500	$1.44	14d	1	1.19mi
73871 Desert Trail Dr Unit B Twentynine Palms, CA	2.0	1.5	875	$1,100	$1.26	20d	1	1.22mi
6966 Park Ave Unit 29 Twentynine Palms, CA	3.0	2.0	1156	$1,950	$1.69	0d	1	1.25mi
6061 Bagley Ave Twentynine Palms, CA	3.0	2.0	1260	$1,375	$1.09	7d	2	1.28mi
6061 Bagley Ave #27 Twentynine Palms, CA	3.0	2.0	1260	$1,400	$1.11	26d	1	1.28mi
74825 Twilight Dr Unit 29 Twentynine Palms, CA	3.0	2.0	1706	$2,095	$1.23	3d	1	1.39mi
74071 Playa Vista Dr Unit 29 Twentynine Palms, CA	3.0	2.0	1633	$1,995	$1.22	45d	1	1.48mi

Listing history 14 events

1. 2026-01-22
   listed $349,000 Active 1432-char remark

   Show marketing remark (1432 chars)

   * * Charming TRIPLEX 2-Bedroom Home with Two Detached Studio Apartments – A Private Getaway in 29 Palms * * Welcome to this beautifully remodeled property offering the perfect combination of comfort, style, and investment potential. Located just minutes from the popular Kitchen in the Desert restaurant and bar, this private retreat features a * charming single-family home * with 2 spacious bedrooms, 1 bath, and * two detached studio apartments * —ideal for additional rental income or as a guest retreat. The home has been thoughtfully updated with * farmhouse-style finishes * throughout, creating an open and inviting space filled with natural light. With a brand-new roof and high-quality remodels, you’ll enjoy a modern, low-maintenance living environment. The * studio apartments * are equally updated, offering their own separate living spaces for privacy and comfort, while still being part of this unique property. Whether you're looking for a home to live in and rent out the others, or seeking a peaceful getaway, this property checks all the boxes. Take advantage of the * popular downtown location * , with easy access to local hotspots and entertainment, all while enjoying the peace and seclusion of your own private space. Perfect for those seeking a flexible living arrangement or an investment opportunity in the heart of 29 Palms! Don’t miss out—come take a look today!

2. 2025-12-31
   historical
3. 2025-11-29
   price $349,000
4. 2025-10-30
   price $349,000
5. 2025-10-17
   price $355,000
6. 2025-10-17
   price $355,000
7. 2025-07-29
   listed $399,000 Active
8. 2025-05-23
   listed $399,000 Active
9. 2024-02-27
   soldstatus $175,000 Closed Sale
10. 2024-02-27
    soldstatus $175,000
11. 2024-01-31
    status Pending Sale
12. 2024-01-22
    status Active
13. 2023-12-07
    status Pending Sale
14. 2023-11-24
    listed $199,000 Active

ⓘ 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: $2,150 · $179/mo
• Projected year-2 tax: $2,652 · $221/mo
• Expected delta: +$503/yr (+$42/mo · 23.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AO · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 8 d/yr ≥106°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,796
• − Mortgage interest: −$19,549
• − Property taxes: −$2,150
• − Insurance: −$3,212
• − Repairs & maintenance: −$3,344
• − Management: −$3,344
• − Depreciation: −$10,153
• Taxable income: $44
• Est. tax owed @ 24.0%: −$11
• After-tax cash flow: $5,684/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

• Census place: Twentynine Palms, CA
• 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

+75.4% since first listed

14 events — show timeline

• 2026-01-22 Listed $349,000 CRMLS
• 2025-12-31 Listing Removed — CRMLS
• 2025-11-29 Price Changed $349,000 CRMLS
• 2025-10-30 Price Changed $349,000 CRMLS
• 2025-10-17 Price Changed $355,000 CRMLS
• 2025-10-17 Price Changed $355,000 CRMLS
• 2025-07-29 Listed $399,000 CRMLS
• 2025-05-23 Listed $399,000 CRMLS
• 2024-02-27 Sold (Public Records) $175,000 Public Records
• 2024-02-27 Sold (MLS) $175,000 CRMLS
• 2024-01-31 Pending — CRMLS
• 2024-01-22 Relisted — CRMLS
• 2023-12-07 Pending — CRMLS
• 2023-11-24 Listed $199,000 CRMLS

Property tax history

+19.2%/yr

Latest (2025): $2,150 · +11.0% YoY. Source: county tax records.