9120 Hesperia Rd #58 · Hesperia, CA 92345

$75,000

2 bd · 2.0 ba · 1,146 sqft · Manufactured public records · 2 Days on market

Built 1972 Est $112k · 33% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.2/5.0
• Schools +2.6/10.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well kept Manufacture home, it offer 2 bedrooms and 2 full bathrooms. This lovely home has a living room and dining area, indoor laundry and nice open kitchen. It's a family park.

Key facts

• Central heat
• Extra storage space
• Central a/c

Tags

• FUNCTIONAL KITCHEN LAYOUT
• CENTRAL A/C
• CENTRAL HEAT
• EXTRA STORAGE SPACE

Property features AI

Finance

• Other: Manager approval required for park tenancy
• HOA & community: Land lease of $700 per month (park)

Exterior

• Parking: Located in Highlanders Mobile Home Park
• Utilities: Septic (type unknown); Private water (see remarks)
• Home design: Single-story property; Mobile home remains on site
• Construction: Year built per public records
• Exterior features: No pool; Lot in a 0–1 unit per acre area; Located in a rural community

Interior

• Bathrooms: 2 full bathrooms
• Interior features: One-level home with side entry; Entry located on the side
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Cap rate 23.6% vs local median 3.7% in Hesperia — 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 52/100 on livability (#1,009 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: employment D, schools F, crime D-.
• Hesperia Unified (suburban): math 20% / reading 39% proficiency, ranked #353 of 517 in CA (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.9%/yr); 463 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% of comp listings sitting > 30 days — soft ceiling on asking rent; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• This rent runs 35% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $62k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.70% ✓
• Cap rate: 23.63%
• Cash-on-cash: 61.94%
• DSCR: 3.76
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $112,308
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9161 Santa Fe Ave E #17	0.15mi	3/2.0 (+1)	1,296 (+13%)	10mo	$127,000	$98	58
8655 Santa Fe E	0.65mi	2/2.0	1,248 (+9%)	5mo	$70,000	$56	50

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 · 2.85% rent growth · sell at horizon

5-year hold

• IRR: 60.7%
• Equity multiple: 3.70×
• Total profit: $56,604
• Equity at exit: $11,183

10-year hold

• IRR: 65.3%
• Equity multiple: 7.53×
• Total profit: $137,054
• Equity at exit: $6,485

Cash invested: $21,000 (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 92345

• Rents YoY: 2.9%
• Active inventory: 463
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $2,028 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $1,084

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 42%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9175 3rd Ave Hesperia, CA	2.0–3.0	2.0	1190	$2,342	$1.97	1d	4	0.11mi
16550 Olive St Unit 105 Hesperia, CA	2.0	1.5	990	$2,000	$2.02	24d	1	0.18mi
16149 Orange St Hesperia, CA	2.0	1.0	902	$1,800	$2.00	24d	1	0.48mi
16507 Juniper St Hesperia, CA	3.0	2.0	1297	$2,400	$1.85	43d	1	0.51mi
16837 Sultana St Apt 4 Hesperia, CA	2.0	1.0	750	$1,624	$2.17	43d	1	0.52mi
16461 Spruce St Unit A Hesperia, CA	2.0	2.0	1031	$1,750	$1.70	24d	1	0.58mi
16850 Muscatel St Hesperia, CA	2.0	1.5	1026	$2,150	$2.10	43d	1	0.61mi
15999 Orange St Unit D Hesperia, CA	2.0	1.0	910	$1,800	$1.98	43d	1	0.64mi
16854 Muscatel St Hesperia, CA	3.0	2.5	1281	$2,395	$1.87	43d	1	0.64mi
16852 Muscatel St Hesperia, CA	1.0	1.0	842	$1,995	$2.37	43d	1	0.64mi
16319 Spruce St Unit 1 Hesperia, CA	2.0	2.0	903	$1,600	$1.77	43d	1	0.64mi
16209 Juniper St Unit 2 Hesperia, CA	2.0	1.0	730	$2,200	$3.01	24d	1	0.65mi
8601 C Ave Unit C Hesperia, CA	2.0	1.0	840	$1,550	$1.85	43d	1	0.67mi
8550 C Ave Hesperia, CA	3.0	2.0	1500	$2,300	$1.53	43d	1	0.68mi
8522 C Ave Hesperia, CA	1.0	1.0	847	$1,425	$1.68	23d	1	0.68mi
16476 Smoke Tree St Unit a Hesperia, CA	2.0	2.0	1114	$2,045	$1.84	43d	1	0.69mi
16119 Spruce St Unit A Hesperia, CA	2.0	1.0	936	$1,750	$1.87	43d	1	0.78mi
16014 Yucca St Unit B Hesperia, CA	2.0	1.0	800	$1,395	$1.74	43d	1	0.80mi
9090 G Ave Apt 2 Hesperia, CA	1.0	1.0	720	$1,100	$1.53	24d	1	0.87mi
16580 Pine St Unit B Hesperia, CA	2.0	1.0	858	$1,395	$1.63	24d	1	0.89mi
16245 Pine St Hesperia, CA	2.0	1.0	1054	$2,400	$2.28	43d	1	0.95mi
16475 Vine St Unit A Hesperia, CA	2.0	2.0	1000	$2,250	$2.25	24d	1	0.99mi
16552 Vine St Unit 2 Hesperia, CA	2.0	2.0	950	$1,600	$1.68	43d	1	1.03mi
8922 I Ave Unit 3 Hesperia, CA	2.0	2.0	1150	$1,695	$1.47	43d	1	1.08mi
15941 Vine St Hesperia, CA	2.0	1.0	1024	$1,750	$1.71	43d	1	1.29mi
17593 Sultana St Hesperia, CA	2.0	2.0	1268	$2,000	$1.58	43d	1	1.44mi

Listing history 3 events

1. 2026-06-18
   days on market $75,000 Active 2 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $75,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 24 unhealthy d/yr today · 29 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,337
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,947
• − Management: −$1,947
• − Depreciation: −$2,182
• Taxable income: $12,560
• Est. tax owed @ 24.0%: −$3,014
• After-tax cash flow: $9,992/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: Hesperia Unified
• NCES district ID: 0600014
• Math proficiency: 20% ▼ -4.00%
• Reading proficiency: 39% ▲ 4.00%
• Median HH income: $49,376
• Composite: 25.66/100
• National rank: #7397
• State rank: #353 of 517 in CA

Livability — Hesperia

• Score: 52/100
• State rank: #1009
• US rank: #24896

Category grades

Amenities F Commute F Cost of living F 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: Hesperia, CA
• County: San Bernardino County · 2,030,291 people
• City population: 110,055
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 88,706
• Household income: $69,485
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 2768.0

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: Majority Hispanic (61%)
• Race & ethnicity: Hispanic / Latino 61% White 30% Two or more races 19% Black 4% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 54%
• Common ancestry: Italian 1% Lithuanian 1% Iranian 1%
• Foreign-born: 17% · Canada
• Languages at home: 65% English-only · Spanish 34%

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: ▼ -375.87%
• Current HPI: 433.2103
• Rent YoY: ▲ 2.85%
• 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

+15.4% since first listed

4 events — show timeline

• 2026-06-16 Listed $75,000 CRMLS
• 2024-02-28 Sold (MLS) $61,500 CRMLS
• 2024-01-02 Pending — CRMLS
• 2023-11-06 Listed $65,000 CRMLS

Property tax history

-0.2%/yr

Latest (2017): $91 · +0.8% YoY. Source: county tax records.