12052 Sand · Adelanto, CA 92301

$360,000

4 bd · 2.0 ba · 1,800 sqft · MultiFamily public records · 152 Days on market

Built 1982 8,189 sqft lot Est $500k · 28% under

---

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 +17.9/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.6/10.0
• Rent growth +3.7/5.0
• 1% rule +3.6/10.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• Schools +2.2/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

BACK ON THE MARKET!!!REDUCE FOR QUICK SALE!!!GREAT INCOME PROPERTY! LIVE IN ONE RENT! THIS DUPLEX HAS 2 BED 1 BATH UNITS WITH SINGLE CAR GARAGE ATTACHED AND EACH UNIT HAS A PRIVATE REAR YARD. NEEDS SOME REPAIRS. LOCATED IN ADELANTO THE CITY OF UNLIMITED POTENTIAL. PURCHASE THIS HOME FOR AS LITTLE AS 5% DOWN. GREAT BUY. MAKE AN OFFER Association Amenities: NoneDIRT Model 14 # of Full Baths: 0 Model 15 # of Full Baths: 0 Model 1 # 1/2 Baths: 0 Model 2 # 1/2 Baths: 0 Model 3 # 1/2 Baths: 0 Model 4 # 1/2 Baths: 0 Model 5 # 1/2 Baths: 0 Model 6 # 1/2 Baths: 0 Model 7 # 1/2 Baths: 0 Model 8 # 1/2 Baths: 0 Model 9 # 1/2 Baths: 0 Model 10 # 1/2 Baths: 0 Model 11 # 1/2 Baths: 0 Model 12 # 1/2 Baths: 0 Model 13 # 1/2 Baths: 0 Model 14 # 1/2 Baths: 0 Model 15 # 1/2 Baths: 0 Model 14 Bedrooms: 0 Model 15 Bedrooms: 0 Model 14 # Of Units: 0 Model 14 # Of Units: 0 Model 1 # 1/4 Baths: 0 Model 2 # 1/4 Baths: 0 Model 3 # 1/4 Baths: 0 Model 4 # 1/4 Baths: 0 Model 5 # 1/4 Baths: 0 Model 6 # 1/4 Baths: 0 Model 7 # 1/4 Baths: 0 Model 8 # 1/4 Baths: 0 Model 9 # 1/4 Baths: 0 Model 10 # 1/4 Baths: 0 Model 11 # 1/4 Baths: 0 Model 12 # 1/4 Baths: 0 Model 13 # 1/4 Baths: 0 Model 14 # 1/4 Baths: 0 Model 15 # 1/4 Baths: 0 Model 14 Rent: 0.00 Model 15 Rent: 0.00 Model 1 SQFT: 900 Model 2 SQFT: 900 Model 3 SQFT: 0 Model 4 SQFT: 0 Model 5 SQFT: 0 Model 6 SQFT: 0 Model 7 SQFT: 0 Model 8 SQFT: 0 Model 9 SQFT: 0 Model 10 SQFT: 0 Model 11 SQFT: 0 Model 12 SQFT: 0 Model 13 SQFT: 0 Model 14 SQFT: 0 Model 15 SQFT: 0 Model 1 # 3/4 Baths: 0 Model 2 # 3/4 Baths: 0 Model 3 # 3/4 Baths: 0 Model 4 # 3/4 Baths: 0 Model 5 # 3/4 Baths: 0 Model 6 # 3/4 Baths: 0 Model 7 # 3/4 Baths: 0 Model 8 # 3/4 Baths: 0 Model 9 # 3/4 Baths: 0 Model 10 # 3/4 Baths: 0 Model 11 # 3/4 Baths: 0 Model 12 # 3/4 Baths: 0 Model 13 # 3/4 Baths: 0 Model 14 # 3/4 Baths: 0 Model 15 # 3/4 Baths: 0 Furnishings: None Patio: NO Special Features: None

Key facts

• Street-level lot
• Private patios
• Single-story duplex

Tags

• SINGLE-STORY DUPLEX
• PRIVATE PATIOS
• AMPLE ON-SITE PARKING
• DESERT LANDSCAPING
• STREET-LEVEL LOT

Property features AI

Finance

• Other: Total building area listed as 1,800; Two total units
• Financial info: Gross scheduled income: $35,040; Gross income: $35,040; Net operating income: $23,999; Operating expenses: $11,041 (includes trash $2,400; gardener $1,200; maintenance $1,300; insurance $1,600; water/sewer $540; electric $180; taxes $3,821); Unit rent example: one unit actual rent listed at $1,295; total rent listed at $2,920
• HOA & community: Subject to rent control

Exterior

• Parking: 2 garage spaces (attached); 2 total parking spaces
• Security:
• Utilities: Septic tank sewer; Public/District water; Separate meters: 1 water meter, 2 gas meters, 2 electric meters
• Home design: Community apartment (attached); Single-story
• Construction: Built according to public records; One building on the parcel
• Exterior features: No pool; Lot characterized as 2–5 units per acre; Rural, valley community setting; Directions: I-15 to Palmdale Rd, east to Hwy 395, north to Chamberlaine Way, west to Sand Ave.

Interior

• Kitchen:
• Bedrooms: Unit(s) include 2-bedroom units
• Flooring:
• Bathrooms: Unit(s) include full bathrooms
• Heating & cooling:
• Interior features: Entry located on first level; Attached property with one common wall
• Laundry & utility: No laundry on-site (None listed)

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $360k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive. Per door: $151/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $310k (13.9% below list).
• Recommended offer: $310k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 4.2% in Adelanto — 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 47/100 on livability (#1,250 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: crime D, schools F, amenities F.
• Victor Valley Union High (urban): math 25% / reading 25% proficiency, ranked #407 of 517 in CA (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.7%/yr); 631 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• At $3,098/mo this rent would consume 54% of the median local household income ($69k/yr) (locally 1345% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $38k of equity ($2k loan paydown + $36k appreciation (10.0% 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 (10.0% appreciation + 4.7% rent growth), your $101k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$62k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($317k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y 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 $69k; list at $360k implies a 422% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $309,800 (13.9% below list)

Questions for the listing agent

1. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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 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?
7. 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?
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: 0.86% ✗
• Cap rate: 7.30%
• Cash-on-cash: 3.60%
• DSCR: 1.16
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $500,400
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18415 Jonathan St	0.44mi	4/1.0	2,048 (+14%)	8mo	$570,000	$278	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 4.68% rent growth · sell at horizon

5-year hold

• IRR: 27.4%
• Equity multiple: 3.19×
• Total profit: $220,491
• Equity at exit: $324,317

10-year hold

• IRR: 24.4%
• Equity multiple: 7.40×
• Total profit: $645,401
• Equity at exit: $699,401

Cash invested: $100,800 (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 92301

• Home prices YoY: 10.0%
• Rents YoY: 4.7%
• Active inventory: 631
• Price-to-rent: 19.4×

Monthly cashflow live

• Estimated rent: $3,098 high
• Mortgage (P&I): −$1,888
• Tax from tax record: −$107 /mo · $1,285/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$651
• Net cashflow: $302

Break-even live

Break-even rent $2,715

Max offer price $360,000

Occupancy floor 85%

Sensitivity live

Price	-10% $506	-5% $404	+0% $302	+5% $201	+10% $99
Rent	-10% $58	-5% $180	+0% $302	+5% $425	+10% $547
Rate	-1.0pp $484	-0.5pp $394	base $302	+0.5pp $209	+1.0pp $114

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,098
Total (2 units)			$3,098

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11715 Lee Ave Adelanto, CA	3.0	3.0	1916	$3,195	$1.67	0d	1	0.47mi

Listing history 24 events

1. 2026-06-21
   days on market $360,000 Active 152 DOM
2. 2026-06-18
   days on market $360,000 Active 149 DOM
3. 2026-06-17
   days on market $360,000 Active 148 DOM
4. 2026-06-16
   days on market $360,000 Active 147 DOM
5. 2026-06-15
   days on market $360,000 Active 146 DOM
6. 2026-06-13
   days on market $360,000 Active 144 DOM
7. 2026-06-09
   days on market $360,000 Active 140 DOM
8. 2026-06-08
   days on market $360,000 Active 139 DOM
9. 2026-06-07
   days on market $360,000 Active 138 DOM
10. 2026-06-04
    days on market $360,000 Active 135 DOM
11. 2026-06-03
    days on market $360,000 Active 134 DOM
12. 2026-06-02
    days on market $360,000 Active 133 DOM
13. 2026-06-01
    days on market $360,000 Active 132 DOM
14. 2026-05-31
    days on market $360,000 Active 131 DOM
15. 2026-01-20
    listed $360,000 Active
16. 2014-07-11
    soldstatus $69,000 1907-char remark

    Show marketing remark (510 chars)

    BACK ON THE MARKET!!!REDUCE FOR QUICK SALE!!!GREAT INCOME PROPERTY! LIVE IN ONE RENT! THIS DUPLEX HAS 2 BED 1 BATH UNITS WITH SINGLE CAR GARAGE ATTACHED AND EACH UNIT HAS A PRIVATE REAR YARD. NEEDS SOME REPAIRS. LOCATED IN ADELANTO THE CITY OF UNLIMITED POTENTIAL.PURCHASE THIS HOME FOR AS LITTLE AS 5% DOWN. GREAT BUY. MAKE AN OFFER Association Amenities: NoneDIRT Model 14 # of Full Baths: 0 Model 15 # of Full Baths: 0 Model 1 # 1/2 Baths: 0 Model 2 # 1/2 Baths: 0 Model 3 # 1/2 Baths: 0 Model 4 # 1/2 Baths

17. 2014-07-11
    soldstatus $69,000 510-char remark

    Show marketing remark (510 chars)

    BACK ON THE MARKET!!!REDUCE FOR QUICK SALE!!!GREAT INCOME PROPERTY! LIVE IN ONE RENT! THIS DUPLEX HAS 2 BED 1 BATH UNITS WITH SINGLE CAR GARAGE ATTACHED AND EACH UNIT HAS A PRIVATE REAR YARD. NEEDS SOME REPAIRS. LOCATED IN ADELANTO THE CITY OF UNLIMITED POTENTIAL.PURCHASE THIS HOME FOR AS LITTLE AS 5% DOWN. GREAT BUY. MAKE AN OFFER Association Amenities: NoneDIRT Model 14 # of Full Baths: 0 Model 15 # of Full Baths: 0 Model 1 # 1/2 Baths: 0 Model 2 # 1/2 Baths: 0 Model 3 # 1/2 Baths: 0 Model 4 # 1/2 Baths

18. 2013-12-20
    listed $79,900 1907-char remark

    Show marketing remark (510 chars)

    BACK ON THE MARKET!!!REDUCE FOR QUICK SALE!!!GREAT INCOME PROPERTY! LIVE IN ONE RENT! THIS DUPLEX HAS 2 BED 1 BATH UNITS WITH SINGLE CAR GARAGE ATTACHED AND EACH UNIT HAS A PRIVATE REAR YARD. NEEDS SOME REPAIRS. LOCATED IN ADELANTO THE CITY OF UNLIMITED POTENTIAL.PURCHASE THIS HOME FOR AS LITTLE AS 5% DOWN. GREAT BUY. MAKE AN OFFER Association Amenities: NoneDIRT Model 14 # of Full Baths: 0 Model 15 # of Full Baths: 0 Model 1 # 1/2 Baths: 0 Model 2 # 1/2 Baths: 0 Model 3 # 1/2 Baths: 0 Model 4 # 1/2 Baths

19. 2013-12-20
    listed $79,900 510-char remark

    Show marketing remark (510 chars)

    BACK ON THE MARKET!!!REDUCE FOR QUICK SALE!!!GREAT INCOME PROPERTY! LIVE IN ONE RENT! THIS DUPLEX HAS 2 BED 1 BATH UNITS WITH SINGLE CAR GARAGE ATTACHED AND EACH UNIT HAS A PRIVATE REAR YARD. NEEDS SOME REPAIRS. LOCATED IN ADELANTO THE CITY OF UNLIMITED POTENTIAL.PURCHASE THIS HOME FOR AS LITTLE AS 5% DOWN. GREAT BUY. MAKE AN OFFER Association Amenities: NoneDIRT Model 14 # of Full Baths: 0 Model 15 # of Full Baths: 0 Model 1 # 1/2 Baths: 0 Model 2 # 1/2 Baths: 0 Model 3 # 1/2 Baths: 0 Model 4 # 1/2 Baths

20. 2013-06-10
    status Pending
21. 2013-06-05
    listed $40,000 Active
22. 2013-05-20
    status Pending
23. 2013-05-16
    listed $40,000 Active
24. 2004-11-23
    soldstatus $125,000

ⓘ 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: $1,285 · $107/mo
• Projected year-2 tax: $2,736 · $228/mo
• Expected delta: +$1,451/yr (+$121/mo · 113.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 47% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 6 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 16 unhealthy d/yr today · 20 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,176
• − Mortgage interest: −$20,166
• − Property taxes: −$1,285
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,974
• − Management: −$2,974
• − Depreciation: −$10,473
• Taxable loss: −$2,495
• Est. tax savings @ 24.0%: +$599
• After-tax cash flow: $4,229/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: Victor Valley Union High
• NCES district ID: 0636972
• Math proficiency: 25% ▲ 6.00%
• Reading proficiency: 25% ▼ -12.00%
• Median HH income: $45,112
• Composite: 21.6/100
• National rank: #8296
• State rank: #407 of 517 in CA

Livability — Adelanto

• Score: 47/100
• State rank: #1250
• US rank: #26338

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Adelanto, CA
• County: San Bernardino County · 2,030,291 people
• City population: 38,577
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 38,577
• Household income: $68,676
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 1345.0

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: Predominantly Hispanic (69%)
• Race & ethnicity: Hispanic / Latino 69% Two or more races 34% Black 15% White 9% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 58%
• Foreign-born: 18% · Canada
• Languages at home: 52% English-only · Spanish 46%

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: ▲ 41.09%
• Current HPI: 453.6071
• Rent YoY: ▲ 4.68%
• 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

+188.0% since first listed

10 events — show timeline

• 2026-01-20 Listed $360,000 CRMLS
• 2014-07-11 Sold (MLS) $69,000 SDMLS
• 2014-07-11 Sold (MLS) $69,000 CRMLS
• 2013-12-20 Listed $79,900 SDMLS
• 2013-12-20 Listed $79,900 CRMLS
• 2013-06-10 Pending — CRMLS
• 2013-06-05 Listed $40,000 CRMLS
• 2013-05-20 Pending — CRMLS
• 2013-05-16 Listed $40,000 CRMLS
• 2004-11-23 Sold (Public Records) $125,000 Public Records

Property tax history

-0.8%/yr

Latest (2025): $1,285 · +7.1% YoY. Source: county tax records.