11186 Renwick · Adelanto, CA 92301

$399,000

5 bd · 3.0 ba · 2,164 sqft · SingleFamily public records · 51 Days on market

Built 2006 7,620 sqft lot Est $560k · 29% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +7.3/30.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• Schools +2.2/10.0
• 1% rule +2.1/10.0
• DSCR +1.5/10.0

Listing remarks MLS

Great home on private culdesac in quiet neighborhood. Come and check this one out 5 bedrooms with 3 full baths, this one is a must see!! Tiled kitchen counter tops, floor to ceiling pantry, newer (2020) stainless steel LG appliances. and refrigerator stays. Large island which opens up to the family room for all of those wonderful family gatherings. Beautiful fireplace that has never been used, vaulted ceilings, newer water heater and front door keyless entry pad. Spacious master bedroom with walk in closet. En suite bath offers dual sinks, separate stall shower and jetted jacuzzi tub. Inside laundry with storage and a finished three car garage. Low maintenance front landscapng and nice concrete pad in backyard. Just minutes from shopping and schools and very commuter friendly. This one will not last long, make your appt to preview today!!

Key facts

• 7,620 sq ft lot
• 6 garage spots
• Built 2006

Property features AI

Finance

• HOA & community: Urban community setting

Exterior

• Parking: Six garage/parking spaces
• Utilities: Public sewer; District/public water
• Home design: House; One story; Entry on the front of the home; No accessory dwelling unit
• Construction: Year built information from public records
• Exterior features: No pool; Lot classified as 0–1 unit per acre

Interior

• Bedrooms: Five bedrooms on the main level
• Bathrooms: Three full bathrooms
• Heating & cooling: Central heating (central furnace); Central cooling
• Interior features: Single-story home; Front door entry; All bedrooms located on the main level; Main level has 2 bathrooms
• Laundry & utility: Laundry area located in the garage

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $-528 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $306k (23.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $282k (29.3% below list).
• Recommended offer: $282k (29.3% below list) — sets the bar for 1% rule.

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); 615 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• At $2,822/mo this rent would consume 49% 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 $43k of equity ($3k loan paydown + $40k 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.
• By year 2, paydown + projected appreciation supports a ~$69k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($387k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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 2→6/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $282,165 (29.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.71% ✗
• Cap rate: 4.70%
• Cash-on-cash: -5.67%
• DSCR: 0.75
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $560,476
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15158 Biltmore St	0.12mi	4/2.5 (-1)	2,196 (+2%)	3mo	$425,000	$194	82
15173 Hill Way	0.39mi	5/3.0	2,276 (+5%)	1mo	$400,000	$176	73
11522 Mojave Dr	0.44mi	4/2.0 (-1)	2,178 (+1%)	4mo	$203,000	$93	66
15192 Amber Way	0.57mi	5/3.0	2,010 (-7%)	3mo	$390,000	$194	59
10729 Alton Ct	0.59mi	4/3.0 (-1)	2,010 (-7%)	3mo	$420,000	$209	53
14966 Decarlo Dr	0.44mi	4/3.0 (-1)	1,874 (-13%)	6mo	$502,260	$268	47
14961 Decarlo Dr	0.43mi	4/3.0 (-1)	1,874 (-13%)	7mo	$503,415	$269	47
14999 Coppola St	0.43mi	4/3.0 (-1)	1,874 (-13%)	8mo	$485,052	$259	46
14984 Coppola St	0.46mi	4/3.0 (-1)	1,874 (-13%)	10mo	$491,260	$262	43
10967 Milano Way	0.47mi	4/3.0 (-1)	1,874 (-13%)	11mo	$498,537	$266	42
14959 Coppola St	0.50mi	4/3.0 (-1)	1,874 (-13%)	10mo	$493,359	$263	41
11527 Crest	0.74mi	4/3.0 (-1)	1,913 (-12%)	1mo	$450,000	$235	40

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: 20.7%
• Equity multiple: 2.69×
• Total profit: $188,560
• Equity at exit: $359,451

10-year hold

• IRR: 19.2%
• Equity multiple: 6.30×
• Total profit: $592,351
• Equity at exit: $775,169

Cash invested: $111,720 (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 92301

• Home prices YoY: 10.0%
• Rents YoY: 4.7%
• Active inventory: 615
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,822 medium
• Mortgage (P&I): −$2,092
• Tax from tax record: −$499 /mo · $5,983/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$593
• Net cashflow: $-528

Break-even live

Break-even rent $3,490

Max offer price $305,701

Occupancy floor —

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14914 Binford Ave Adelanto, CA	4.0	2.0	1468	$2,400	$1.63	10d	1	0.90mi
11860 Lupin Rd Adelanto, CA	4.0	2.0	1902	$2,350	$1.24	19d	1	0.95mi
14245 Tierra del Sur St Adelanto, CA	4.0	3.0	2100	$3,200	$1.52	1d	1	1.21mi

Listing history 28 events

1. 2026-06-18
   days on market $399,000 Active 51 DOM
2. 2026-06-17
   days on market $399,000 Active 50 DOM
3. 2026-06-16
   days on market $399,000 Active 49 DOM
4. 2026-06-15
   days on market $399,000 Active 48 DOM
5. 2026-06-13
   days on market $399,000 Active 46 DOM
6. 2026-06-09
   days on market $399,000 Active 42 DOM
7. 2026-06-08
   days on market $399,000 Active 41 DOM
8. 2026-06-07
   days on market $399,000 Active 40 DOM
9. 2026-06-04
   days on market $399,000 Active 37 DOM
10. 2026-06-03
    days on market $399,000 Active 36 DOM
11. 2026-06-02
    days on market $399,000 Active 35 DOM
12. 2026-06-01
    days on market $399,000 Active 34 DOM
13. 2026-05-31
    days on market $399,000 Active 33 DOM
14. 2026-04-28
    listed $399,000 Active
15. 2024-01-31
    soldstatus $440,000 Closed Sale 850-char remark

    Show marketing remark (850 chars)

    Great home on private culdesac in quiet neighborhood. Come and check this one out 5 bedrooms with 3 full baths, this one is a must see!! Tiled kitchen counter tops, floor to ceiling pantry, newer (2020) stainless steel LG appliances. and refrigerator stays. Large island which opens up to the family room for all of those wonderful family gatherings. Beautiful fireplace that has never been used, vaulted ceilings, newer water heater and front door keyless entry pad. Spacious master bedroom with walk in closet. En suite bath offers dual sinks, separate stall shower and jetted jacuzzi tub. Inside laundry with storage and a finished three car garage. Low maintenance front landscapng and nice concrete pad in backyard. Just minutes from shopping and schools and very commuter friendly. This one will not last long, make your appt to preview today!!

16. 2024-01-31
    soldstatus $440,000

    Show marketing remark (850 chars)

    Great home on private culdesac in quiet neighborhood. Come and check this one out 5 bedrooms with 3 full baths, this one is a must see!! Tiled kitchen counter tops, floor to ceiling pantry, newer (2020) stainless steel LG appliances. and refrigerator stays. Large island which opens up to the family room for all of those wonderful family gatherings. Beautiful fireplace that has never been used, vaulted ceilings, newer water heater and front door keyless entry pad. Spacious master bedroom with walk in closet. En suite bath offers dual sinks, separate stall shower and jetted jacuzzi tub. Inside laundry with storage and a finished three car garage. Low maintenance front landscapng and nice concrete pad in backyard. Just minutes from shopping and schools and very commuter friendly. This one will not last long, make your appt to preview today!!

17. 2024-01-04
    status Pending Sale 850-char remark

    Show marketing remark (850 chars)

    Great home on private culdesac in quiet neighborhood. Come and check this one out 5 bedrooms with 3 full baths, this one is a must see!! Tiled kitchen counter tops, floor to ceiling pantry, newer (2020) stainless steel LG appliances. and refrigerator stays. Large island which opens up to the family room for all of those wonderful family gatherings. Beautiful fireplace that has never been used, vaulted ceilings, newer water heater and front door keyless entry pad. Spacious master bedroom with walk in closet. En suite bath offers dual sinks, separate stall shower and jetted jacuzzi tub. Inside laundry with storage and a finished three car garage. Low maintenance front landscapng and nice concrete pad in backyard. Just minutes from shopping and schools and very commuter friendly. This one will not last long, make your appt to preview today!!

18. 2023-12-29
    historical Active Under Contract 850-char remark

    Show marketing remark (850 chars)

    Great home on private culdesac in quiet neighborhood. Come and check this one out 5 bedrooms with 3 full baths, this one is a must see!! Tiled kitchen counter tops, floor to ceiling pantry, newer (2020) stainless steel LG appliances. and refrigerator stays. Large island which opens up to the family room for all of those wonderful family gatherings. Beautiful fireplace that has never been used, vaulted ceilings, newer water heater and front door keyless entry pad. Spacious master bedroom with walk in closet. En suite bath offers dual sinks, separate stall shower and jetted jacuzzi tub. Inside laundry with storage and a finished three car garage. Low maintenance front landscapng and nice concrete pad in backyard. Just minutes from shopping and schools and very commuter friendly. This one will not last long, make your appt to preview today!!

19. 2023-12-12
    listed $429,900 Active 850-char remark

    Show marketing remark (850 chars)

    Great home on private culdesac in quiet neighborhood. Come and check this one out 5 bedrooms with 3 full baths, this one is a must see!! Tiled kitchen counter tops, floor to ceiling pantry, newer (2020) stainless steel LG appliances. and refrigerator stays. Large island which opens up to the family room for all of those wonderful family gatherings. Beautiful fireplace that has never been used, vaulted ceilings, newer water heater and front door keyless entry pad. Spacious master bedroom with walk in closet. En suite bath offers dual sinks, separate stall shower and jetted jacuzzi tub. Inside laundry with storage and a finished three car garage. Low maintenance front landscapng and nice concrete pad in backyard. Just minutes from shopping and schools and very commuter friendly. This one will not last long, make your appt to preview today!!

20. 2023-12-09
    historical
21. 2023-08-08
    listed $450,000 Active
22. 2008-04-26
    historical
23. 2008-04-05
    price $219,990
24. 2008-03-03
    price $225,000
25. 2008-02-25
    price $219,990
26. 2008-01-16
    price $239,990
27. 2007-11-07
    price $249,990
28. 2007-10-30
    listed $269,990

ⓘ 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: $5,983 · $499/mo
• Projected year-2 tax: $5,983 · $499/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 5/10 Major
• 🌡 Heat 7/10 Severe 2 d/yr ≥99°F today · 6 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 18 unhealthy d/yr today · 23 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,860
• − Mortgage interest: −$22,350
• − Property taxes: −$5,983
• − Insurance: −$1,995
• − Repairs & maintenance: −$2,709
• − Management: −$2,709
• − Depreciation: −$11,607
• Taxable loss: −$13,493
• Est. tax savings @ 24.0%: +$3,238
• After-tax cash flow: $-3,099/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

+47.8% since first listed

15 events — show timeline

• 2026-04-28 Listed $399,000 CRMLS
• 2024-01-31 Sold (Public Records) $440,000 Public Records
• 2024-01-31 Sold (MLS) $440,000 CRMLS
• 2024-01-04 Pending — CRMLS
• 2023-12-29 Contingent — CRMLS
• 2023-12-12 Listed $429,900 CRMLS
• 2023-12-09 Listing Removed — CRMLS
• 2023-08-08 Listed $450,000 CRMLS
• 2008-04-26 Listing Removed — CRMLS
• 2008-04-05 Price Changed $219,990 CRMLS
• 2008-03-03 Price Changed $225,000 CRMLS
• 2008-02-25 Price Changed $219,990 CRMLS
• 2008-01-16 Price Changed $239,990 CRMLS
• 2007-11-07 Price Changed $249,990 CRMLS
• 2007-10-30 Listed $269,990 CRMLS

Property tax history

+14.3%/yr

Latest (2025): $5,983 · +382.1% YoY. Source: county tax records.