7501 Palm Ave #131 · Yucca Valley, CA 92284

$129,900

3 bd · 2.0 ba · 1,400 sqft · Manufactured · 401 Days on market

Built 2024 Good condition $93/sqft · 161% above area ↓ 21% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this gorgeous, recently built mobile home that offers the perfect blend of modern comfort and timeless design! Nestled in the peaceful Gates of Spain mobile home park, this spacious unit features brand new appliances, double pane windows, three bedrooms, two bathrooms, washer/dryer hookups, boasts a bright, spacious layout with a like-new feel throughout. This unit is perfect for someone interested in settling into a quiet, tranquil 55+ community. Weather you are looking forward to relaxing on your porch surrounded by blue skies, taking a quick drive to the local shops, or going for a hike, this home not only has it all, it is centrally located in the heart of Yucca Valley offering easy access to everything you need for comfortable daily living. | Seller is offering a concession of $675 space rent for the first year, $775 space rent for the second year, market rate the third year. | Seller financing available!

Key facts

• Easy access
• Brand new appliances
• Centrally located

Tags

• BRAND NEW APPLIANCES
• DOUBLE PANE WINDOWS
• WASHER DRYER HOOKUPS
• QUIET TRANQUIL COMMUNITY
• CENTRALLY LOCATED
• EASY ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $809 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.8% vs local median 3.6% in Yucca Valley — 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 60/100 on livability (#566 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+; Watch: cost of living D+, schools F, crime D-.
• 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.
• Market conditions: Rents rising fast (+4.1%/yr); 563 active listings in the ZIP; 17 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 44% of the median local income ($58k/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 $898 of loan paydown is wiped out by about $4k 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 + 4.1% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 401 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 401 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 1.66% ✓
• Cap rate: 13.77%
• Cash-on-cash: 26.70%
• DSCR: 2.19
• GRM: 5.0

CMA / ARV

• ARV (median comp): $49,753
• List price: $129,900
• Delta: 161.09%
• Verdict: OVERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7425 Church St #28	0.31mi	3/2.0	1,404 (+0%)	1mo	$63,500	$45	84
7501 Palm Ave #179	0.04mi	2/2.0 (-1)	1,430 (+2%)	14mo	$100,000	$70	78
7501 Palm Ave #165	0.07mi	2/2.0 (-1)	1,344 (-4%)	9mo	$50,000	$37	78
7501 Palm Ave #97	0.07mi	2/2.0 (-1)	1,440 (+3%)	11mo	$65,000	$45	78
7425 Church St #10	0.31mi	2/2.0 (-1)	1,440 (+3%)	2mo	$47,500	$33	74
7501 Palm Ave #74	0.07mi	2/2.0 (-1)	1,248 (-11%)	2mo	$37,000	$30	72
7425 Church St #149	0.43mi	2/2.0 (-1)	1,420 (+1%)	0mo	$39,997	$28	72
7425 Church St #111	0.31mi	2/2.0 (-1)	1,344 (-4%)	2mo	$47,500	$35	72
7501 Palm Ave #103	0.07mi	2/2.0 (-1)	1,248 (-11%)	6mo	$46,000	$37	69
7425 Church St #67	0.37mi	2/2.0 (-1)	1,344 (-4%)	6mo	$64,997	$48	66
7425 Church St Spc 104	0.31mi	2/2.0 (-1)	1,340 (-4%)	14mo	$69,900	$52	62
7425 Church St Spc 131	0.31mi	3/2.0	1,500 (+7%)	14mo	$70,000	$47	61

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 · 4.12% rent growth · sell at horizon

5-year hold

• IRR: 21.8%
• Equity multiple: 1.91×
• Total profit: $32,979
• Equity at exit: $19,369

10-year hold

• IRR: 30.6%
• Equity multiple: 3.90×
• Total profit: $105,544
• Equity at exit: $11,231

Cash invested: $36,372 (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 92284

• Home prices YoY: -33.1%
• Rents YoY: 4.1%
• Active inventory: 563
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,161 high
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $809

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 58%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7448 Del Rio Vis Yucca Valley, CA	3.0	4.0	1770	$2,500	$1.41	43d	1	0.16mi
7397 Village Way Yucca Valley, CA	3.0	2.0	1501	$2,000	$1.33	43d	1	0.24mi
7496 Church St Yucca Valley, CA	2.0	2.0	987	$1,850	$1.87	18d	1	0.51mi
7154 Barberry Ave Unit A Yucca Valley, CA	3.0	2.0	1100	$2,049	$1.86	18d	1	0.63mi
7453 Dumosa Ave Yucca Valley, CA	3.0	2.0	1394	$2,200	$1.58	43d	1	0.64mi
57004 Antelope Trl Yucca Valley, CA	2.0	2.0	1143	$2,050	$1.79	43d	1	0.66mi
7028 Cholla Ave Yucca Valley, CA	3.0	2.0	1200	$1,895	$1.58	4d	1	0.74mi
56594 Joshua Dr Yucca Valley, CA	3.0	2.0	1307	$2,250	$1.72	43d	1	0.75mi
7616 Apache Trl Yucca Valley, CA	2.0	1.0	1008	$1,900	$1.88	43d	1	0.78mi
6963 Tamarisk Ave Yucca Valley, CA	3.0	2.0	1200	$1,500	$1.25	18d	1	0.82mi
56565 Sunnyslope Dr Yucca Valley, CA	3.0	2.0	1000	$1,800	$1.80	43d	1	0.86mi
56615 Bonanza Dr Yucca Valley, CA	2.0	1.5	1342	$1,900	$1.42	16d	1	0.94mi
55897 Santa Fe Trl Yucca Valley, CA	3.0	2.0	1701	$2,300	$1.35	1d	1	1.00mi
56811 Desert Gold Dr Yucca Valley, CA	3.0	2.0	1375	$2,095	$1.52	43d	1	1.10mi
57472 Primrose Dr Unit 3 Yucca Valley, CA	2.0	2.0	1020	$1,600	$1.57	43d	1	1.13mi
7420 Geronimo Trl Yucca Valley, CA	3.0	1.0	1280	$1,700	$1.33	43d	1	1.28mi
8523 Barberry Ave Yucca Valley, CA	3.0	2.0	1448	$3,325	$2.30	43d	1	1.39mi

Listing history 19 events

1. 2026-06-18
   days on market $129,900 Active 401 DOM
2. 2026-06-17
   pricedays on market $129,900 Active 400 DOM
3. 2026-06-16
   days on market $149,900 Active 399 DOM
4. 2026-06-15
   days on market $149,900 Active 398 DOM
5. 2026-06-13
   days on market $149,900 Active 396 DOM
6. 2026-06-13
   days on market $149,900 Active 395 DOM
7. 2026-06-09
   days on market $149,900 Active 392 DOM
8. 2026-06-08
   days on market $149,900 Active 391 DOM
9. 2026-06-07
   days on market $149,900 Active 390 DOM
10. 2026-06-04
    days on market $149,900 Active 387 DOM
11. 2026-06-03
    days on market $149,900 Active 386 DOM
12. 2026-06-02
    days on market $149,900 Active 385 DOM
13. 2026-06-01
    days on market $149,900 Active 384 DOM
14. 2026-05-31
    days on market $149,900 Active 383 DOM
15. 2026-02-20
    price $149,900 936-char remark

    Show marketing remark (936 chars)

    Don't miss this gorgeous, recently built mobile home that offers the perfect blend of modern comfort and timeless design! Nestled in the peaceful Gates of Spain mobile home park, this spacious unit features brand new appliances, double pane windows, three bedrooms, two bathrooms, washer/dryer hookups, boasts a bright, spacious layout with a like-new feel throughout. This unit is perfect for someone interested in settling into a quiet, tranquil 55+ community. Weather you are looking forward to relaxing on your porch surrounded by blue skies, taking a quick drive to the local shops, or going for a hike, this home not only has it all, it is centrally located in the heart of Yucca Valley offering easy access to everything you need for comfortable daily living. | Seller is offering a concession of $675 space rent for the first year, $775 space rent for the second year, market rate the third year. | Seller financing available!

16. 2025-10-21
    price $159,900 936-char remark

    Show marketing remark (936 chars)

    Don't miss this gorgeous, recently built mobile home that offers the perfect blend of modern comfort and timeless design! Nestled in the peaceful Gates of Spain mobile home park, this spacious unit features brand new appliances, double pane windows, three bedrooms, two bathrooms, washer/dryer hookups, boasts a bright, spacious layout with a like-new feel throughout. This unit is perfect for someone interested in settling into a quiet, tranquil 55+ community. Weather you are looking forward to relaxing on your porch surrounded by blue skies, taking a quick drive to the local shops, or going for a hike, this home not only has it all, it is centrally located in the heart of Yucca Valley offering easy access to everything you need for comfortable daily living. | Seller is offering a concession of $675 space rent for the first year, $775 space rent for the second year, market rate the third year. | Seller financing available!

17. 2025-10-02
    price $169,900 936-char remark

    Show marketing remark (936 chars)

    Don't miss this gorgeous, recently built mobile home that offers the perfect blend of modern comfort and timeless design! Nestled in the peaceful Gates of Spain mobile home park, this spacious unit features brand new appliances, double pane windows, three bedrooms, two bathrooms, washer/dryer hookups, boasts a bright, spacious layout with a like-new feel throughout. This unit is perfect for someone interested in settling into a quiet, tranquil 55+ community. Weather you are looking forward to relaxing on your porch surrounded by blue skies, taking a quick drive to the local shops, or going for a hike, this home not only has it all, it is centrally located in the heart of Yucca Valley offering easy access to everything you need for comfortable daily living. | Seller is offering a concession of $675 space rent for the first year, $775 space rent for the second year, market rate the third year. | Seller financing available!

18. 2025-07-23
    price $179,900 936-char remark

    Show marketing remark (936 chars)

    Don't miss this gorgeous, recently built mobile home that offers the perfect blend of modern comfort and timeless design! Nestled in the peaceful Gates of Spain mobile home park, this spacious unit features brand new appliances, double pane windows, three bedrooms, two bathrooms, washer/dryer hookups, boasts a bright, spacious layout with a like-new feel throughout. This unit is perfect for someone interested in settling into a quiet, tranquil 55+ community. Weather you are looking forward to relaxing on your porch surrounded by blue skies, taking a quick drive to the local shops, or going for a hike, this home not only has it all, it is centrally located in the heart of Yucca Valley offering easy access to everything you need for comfortable daily living. | Seller is offering a concession of $675 space rent for the first year, $775 space rent for the second year, market rate the third year. | Seller financing available!

19. 2025-05-13
    listed $189,000 Active 936-char remark

    Show marketing remark (936 chars)

    Don't miss this gorgeous, recently built mobile home that offers the perfect blend of modern comfort and timeless design! Nestled in the peaceful Gates of Spain mobile home park, this spacious unit features brand new appliances, double pane windows, three bedrooms, two bathrooms, washer/dryer hookups, boasts a bright, spacious layout with a like-new feel throughout. This unit is perfect for someone interested in settling into a quiet, tranquil 55+ community. Weather you are looking forward to relaxing on your porch surrounded by blue skies, taking a quick drive to the local shops, or going for a hike, this home not only has it all, it is centrally located in the heart of Yucca Valley offering easy access to everything you need for comfortable daily living. | Seller is offering a concession of $675 space rent for the first year, $775 space rent for the second year, market rate the third year. | Seller financing available!

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 13 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,927
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$2,074
• − Management: −$2,074
• − Depreciation: −$3,779
• Taxable income: $8,125
• Est. tax owed @ 24.0%: −$1,950
• After-tax cash flow: $7,760/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This recently built mobile home in Yucca Valley is in excellent condition with modern updates and a great location. It's move-in ready and offers a good return on investment.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace carpet with hardwood flooring in bedrooms — Hardwood flooring is more durable and adds value
• Both Install smart home automation — Enhances comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace carpet with hardwood flooring in bedrooms — Hardwood flooring is more durable and adds value ↑
• Both Install smart home automation — Enhances comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Yucca Valley

• Score: 60/100
• State rank: #566
• US rank: #18584

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yucca Valley, CA
• County: San Bernardino County · 2,030,291 people
• City population: 25,415
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 25,415
• Household income: $58,373
• Rent vs Own: 34.1% rent · 65.9% own
• Severe rent burden: 1132.0

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 0.55)
• Race & ethnicity: White 62% Hispanic / Latino 25% Two or more races 18% Black 2% Native American 2% Asian 2% Pacific Islander 1%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Italian 4% Romanian 2% Slovak 2%
• Foreign-born: 9% · Canada
• Languages at home: 82% English-only · Spanish 14% Other Indo-European 1% Other Asian/Pacific 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: ▼ -241.13%
• Current HPI: 486.7185
• Rent YoY: ▲ 4.12%
• 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

-20.7% since first listed

5 events — show timeline

• 2026-02-20 Price Changed $149,900 CRMLS
• 2025-10-21 Price Changed $159,900 CRMLS
• 2025-10-02 Price Changed $169,900 CRMLS
• 2025-07-23 Price Changed $179,900 CRMLS
• 2025-05-13 Listed $189,000 CRMLS