6450 Athol · Twentynine Palms, CA 92277

$225,000

4 bd · 4.0 ba · 968 sqft · MultiFamily public records · 59 Days on market

Built 1958 4,800 sqft lot $232/sqft · at area comps Est $225k · at est.

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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 +22.0/30.0
• ARV discount +7.4/15.0
• DSCR +7.0/10.0
• 1% rule +5.3/10.0
• Rent growth +3.6/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

Income-producing duplex in growing Twentynine Palms. Well-located property close to retail, dining, schools, and just minutes from Yucca Valley with antique shops and great eateries. Duplex offers two 1 bedroom/1 bath units with on-site parking. Attractive neighborhood location. Both units are currently rented at below-market rates, giving new owners immediate upside. With rents still under market, there is strong potential to increase income through strategic property updates and management. The property has delivered steady cash flow for the current owner and is priced to sell—a rare opportunity at this price point. Ideal for investors looking to maximize returns in a high-demand rental market.

Key facts

• On site parking
• Own patio
• 4,800 sq ft lot

Tags

• INCOME PRODUCING DUPLEX
• ON SITE PARKING
• OWN PATIO

Property features AI

Finance

• Other: Total of 2 units; One common wall; Lot described as 0-1 unit/acre
• HOA & community: Rural community

Exterior

• Parking: Driveway parking; 4 uncovered parking spaces (total 4 spaces)
• Utilities: Public (district) water; Septic tank sewer; Water connected
• Home design: Duplex; Attached property; Single story
• Construction: Built (year source: Assessor)
• Exterior features: Patio; No pool

Interior

• Bedrooms: 2 bedrooms on the main level
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall heater; Wall/window cooling units
• Interior features: One-level home; Living room entry; All bedrooms on the main level; Cosmetic repairs needed
• Laundry & utility: Laundry area in the kitchen

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1-bath units multifamily listed at $225k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive. Per door: $180/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $218k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $2,327/mo this rent would consume 46% 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 $7k 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 59 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 16y 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 $130k; list at $225k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 8→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% 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. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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 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: 1.03% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.85%
• DSCR: 1.30
• GRM: 8.1

CMA / ARV

• ARV (median comp): $224,534
• List price: $225,000
• Delta: 0.21%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
74031 Gorgonio Dr	0.17mi	4/2.0	1,050 (+8%)	17mo	$180,000	$171	55

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: -4.2%
• Equity multiple: 0.84×
• Total profit: $-10,134
• Equity at exit: $33,548

10-year hold

• IRR: 7.0%
• Equity multiple: 1.56×
• Total profit: $35,164
• Equity at exit: $19,454

Cash invested: $63,000 (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: 16.1×

Monthly cashflow live

• Estimated rent: $2,327 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$205 /mo · $2,462/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $359

Break-even live

Break-even rent $1,872

Max offer price $225,000

Occupancy floor 80%

Sensitivity live

Price	-10% $487	-5% $423	+0% $359	+5% $296	+10% $232
Rent	-10% $176	-5% $268	+0% $359	+5% $451	+10% $543
Rate	-1.0pp $473	-0.5pp $417	base $359	+0.5pp $301	+1.0pp $242

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$2,326
Total (2 units)			$2,327

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6447 Athol Ave Twentynine Palms, CA	3.0	2.0	1100	$1,500	$1.36	1d	1	0.04mi
6448 Palm View Ave Twentynine Palms, CA	3.0	2.0	1100	$1,795	$1.63	45d	1	0.07mi
5900 Desert Knoll Ave Twentynine Palms, CA	2.0–3.0	1.5–2.5	907	$1,650	$1.82	0d	1	0.72mi
74698 Serrano Dr Twentynine Palms, CA	3.0	2.0	1041	$1,700	$1.63	26d	1	1.33mi

Listing history 35 events

1. 2026-06-21
   days on market $225,000 Active 59 DOM
2. 2026-06-18
   days on market $225,000 Active 56 DOM
3. 2026-06-17
   days on market $225,000 Active 55 DOM
4. 2026-06-16
   days on market $225,000 Active 54 DOM
5. 2026-06-15
   days on market $225,000 Active 53 DOM
6. 2026-06-13
   days on market $225,000 Active 51 DOM
7. 2026-06-13
   days on market $225,000 Active 50 DOM
8. 2026-06-09
   days on market $225,000 Active 47 DOM
9. 2026-06-08
   days on market $225,000 Active 46 DOM
10. 2026-06-07
    days on market $225,000 Active 45 DOM
11. 2026-06-04
    days on market $225,000 Active 42 DOM
12. 2026-06-03
    days on market $225,000 Active 41 DOM
13. 2026-06-02
    days on market $225,000 Active 40 DOM
14. 2026-06-01
    days on market $225,000 Active 39 DOM
15. 2026-05-31
    days on market $225,000 Active 38 DOM
16. 2026-04-23
    listed $225,000 Active 786-char remark
17. 2026-04-13
    listed $225,000 Active 711-char remark

    Show marketing remark (711 chars)

    Income-producing duplex in growing Twentynine Palms. Well-located property close to retail, dining, schools, and just minutes from Yucca Valley with antique shops and great eateries. Duplex offers two 1 bedroom/1 bath units with on-site parking. Attractive neighborhood location. Both units are currently rented at below-market rates, giving new owners immediate upside. With rents still under market, there is strong potential to increase income through strategic property updates and management. The property has delivered steady cash flow for the current owner and is priced to sell—a rare opportunity at this price point. Ideal for investors looking to maximize returns in a high-demand rental market.

18. 2026-02-15
    price
19. 2025-11-28
    listed Active
20. 2025-11-07
    historical
21. 2025-09-08
    price $256,250
22. 2025-08-05
    listed $249,900 Active
23. 2020-05-01
    soldstatus $130,000 Closed Sale
24. 2020-05-01
    soldstatus $130,000
25. 2020-02-29
    historical Active Under Contract
26. 2019-10-27
    listed $139,900 Active
27. 2014-11-13
    soldstatus $64,000 Closed Sale
28. 2014-11-13
    soldstatus $64,000
29. 2014-10-10
    status Pending Sale
30. 2014-09-22
    listed $67,500 Active
31. 2010-07-23
    soldstatus $31,000
32. 2010-06-28
    historical
33. 2010-05-29
    listed $35,900
34. 2005-05-06
    soldstatus $87,500
35. 1981-11-25
    soldstatus $76,400

ⓘ 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: $2,462 · $205/mo
• Projected year-2 tax: $2,462 · $205/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 X · 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: $27,924
• − Mortgage interest: −$12,603
• − Property taxes: −$2,462
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,234
• − Management: −$2,234
• − Depreciation: −$6,545
• Taxable income: $720
• Est. tax owed @ 24.0%: −$173
• After-tax cash flow: $4,141/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

+194.5% since first listed

20 events — show timeline

• 2026-04-23 Listed $225,000 CRMLS
• 2026-04-13 Listed $225,000 CRMLS
• 2026-02-15 Price Changed — TheMLS
• 2025-11-28 Listed — TheMLS
• 2025-11-07 Listing Removed — CRMLS
• 2025-09-08 Price Changed $256,250 CRMLS
• 2025-08-05 Listed $249,900 CRMLS
• 2020-05-01 Sold (Public Records) $130,000 Public Records
• 2020-05-01 Sold (MLS) $130,000 CRMLS
• 2020-02-29 Contingent — CRMLS
• 2019-10-27 Listed $139,900 CRMLS
• 2014-11-13 Sold (Public Records) $64,000 Public Records
• 2014-11-13 Sold (MLS) $64,000 CRMLS
• 2014-10-10 Pending — CRMLS
• 2014-09-22 Listed $67,500 CRMLS
• 2010-07-23 Sold (MLS) $31,000 CRMLS
• 2010-06-28 Listing Removed — CRMLS
• 2010-05-29 Listed $35,900 CRMLS
• 2005-05-06 Sold (Public Records) $87,500 Public Records
• 1981-11-25 Sold (Public Records) $76,400 Public Records

Property tax history

+2.7%/yr

Latest (2025): $2,462 · +6.5% YoY. Source: county tax records.