8655 Santa Fe Ave E #22 · Hesperia, CA 92345

$49,500

1 bd · 1.0 ba · 724 sqft · Manufactured public records · 132 Days on market

Manufactured home Built 1978 $68/sqft · 26% below area Est $65k · 24% under $600/mo HOA · 50% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +13.9/30.0
• 1% rule +10.0/10.0
• DSCR +4.2/10.0
• 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

This cute one bed / one bath + den Manufactured Home has a great centralized location, close to Shopping, Restaurants, Groceries and Services. This desirable 55+ park offers a Clubhouse, Pool/Spa, on-site property management and includes trash, water and sewer. There is a cozy front porch and nice covered parking area. Behind the parking is a cross-fenced pet area with large shed that stays with the home.

Key facts

• Centralized location
• Clubhouse
• Pool/spa

Tags

• CENTRALIZED LOCATION
• CLUBHOUSE
• POOL/SPA
• ON-SITE PROPERTY MANAGEMENT
• CROSS-FENCED PET AREA
• LARGE SHED

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $5 ($62/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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, crime D-, amenities F.
• 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.
• Zoned schools: Krystal School of Science Math & Technology (869 students, 39% FRL); Ranchero Middle (math 17% / reading 33%, grade F, #272 of 498 statewide, top 55%, 1,160 students, 58% FRL); Sultana High (math 31% / reading 63%, grade D-, #389 of 1,170 statewide, top 35%, 2,169 students, 49% FRL).
• Market conditions: Rents rising (+2.9%/yr); 474 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $342 of loan paydown is wiped out by about $1k 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 132 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $5k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $50k implies a 312% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 50% of rent.
• Climate carrying-cost: major wildfire 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 $43,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 2.42% ✓
• Cap rate: 6.42%
• Cash-on-cash: 0.45%
• DSCR: 1.02
• GRM: 3.4

CMA / ARV

• ARV (median comp): $65,000
• List price: $49,500
• Delta: -23.85%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.85% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.46×
• Total profit: $-7,485
• Equity at exit: $7,381

10-year hold

• IRR: -5.7%
• Equity multiple: 0.62×
• Total profit: $-5,261
• Equity at exit: $4,280

Cash invested: $13,860 (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: 474
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,199 high
• Mortgage (P&I): −$260
• Tax est. 1.5%: −$62 /mo · $742/yr
• Insurance: −$21
• HOA: −$600
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $5

Break-even live

Break-even rent $1,193

Max offer price $49,500

Occupancy floor 95%

Sensitivity live

Price	-10% $39	-5% $22	+0% $5	+5% $-12	+10% $-29
Rent	-10% $-90	-5% $-42	+0% $5	+5% $53	+10% $100
Rate	-1.0pp $30	-0.5pp $18	base $5	+0.5pp $-8	+1.0pp $-21

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: $12,375
• Closing costs: $1,485
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16837 Sultana St Apt 4 Hesperia, CA	2.0	1.0	750	$1,624	$2.17	46d	1	0.56mi
8820 5th Ave Unit 3 Hesperia, CA	—	1.0	350	$1,195	$3.41	23d	1	0.70mi
8956 G Ave Hesperia, CA	1.0	1.0	650	$1,370	$2.11	46d	1	0.88mi
9090 G Ave Apt 2 Hesperia, CA	1.0	1.0	720	$1,100	$1.53	26d	1	1.03mi
16209 Juniper St Unit 2 Hesperia, CA	2.0	1.0	730	$2,200	$3.01	26d	1	1.25mi
16024 Yucca St Unit D Hesperia, CA	1.0	1.0	500	$1,095	$2.19	0d	1	1.33mi

HOA detail

• Monthly dues: $600 · $7,200/yr
• Likely covers: watersewertrashpool

Listing history 24 events

1. 2026-06-22
   days on market $49,500 Active 132 DOM
2. 2026-06-21
   days on market $49,500 Active 131 DOM
3. 2026-06-18
   days on market $49,500 Active 128 DOM
4. 2026-06-17
   days on market $49,500 Active 127 DOM
5. 2026-06-16
   days on market $49,500 Active 126 DOM
6. 2026-06-15
   days on market $49,500 Active 125 DOM
7. 2026-06-13
   days on market $49,500 Active 123 DOM
8. 2026-06-13
   days on market $49,500 Active 122 DOM
9. 2026-06-09
   days on market $49,500 Active 119 DOM
10. 2026-06-08
    days on market $49,500 Active 118 DOM
11. 2026-06-07
    days on market $49,500 Active 117 DOM
12. 2026-06-04
    days on market $49,500 Active 114 DOM
13. 2026-06-03
    days on market $49,500 Active 113 DOM
14. 2026-06-02
    days on market $49,500 Active 112 DOM
15. 2026-06-01
    days on market $49,500 Active 111 DOM
16. 2026-05-31
    days on market $49,500 Active 110 DOM
17. 2026-05-11
    price $49,500 408-char remark

    Show marketing remark (408 chars)

    This cute one bed / one bath + den Manufactured Home has a great centralized location, close to Shopping, Restaurants, Groceries and Services. This desirable 55+ park offers a Clubhouse, Pool/Spa, on-site property management and includes trash, water and sewer. There is a cozy front porch and nice covered parking area. Behind the parking is a cross-fenced pet area with large shed that stays with the home.

18. 2026-02-10
    listed $54,800 Active 408-char remark

    Show marketing remark (408 chars)

    This cute one bed / one bath + den Manufactured Home has a great centralized location, close to Shopping, Restaurants, Groceries and Services. This desirable 55+ park offers a Clubhouse, Pool/Spa, on-site property management and includes trash, water and sewer. There is a cozy front porch and nice covered parking area. Behind the parking is a cross-fenced pet area with large shed that stays with the home.

19. 2018-07-22
    soldstatus $12,000 Closed Sale 256-char remark

    Show marketing remark (256 chars)

    Cute Manufactured home with 1 bedrm + den + carport & metal shed, in a desirable 55+ Santa Fe Mobile Park with clubhouse, pool/spa, & onsite prop management. Rent includes trash, water, & sewer; seller might consider financing with big down

20. 2018-07-22
    soldstatus $12,000

    Show marketing remark (256 chars)

    Cute Manufactured home with 1 bedrm + den + carport & metal shed, in a desirable 55+ Santa Fe Mobile Park with clubhouse, pool/spa, & onsite prop management. Rent includes trash, water, & sewer; seller might consider financing with big down

21. 2018-05-15
    status Pending Sale 256-char remark

    Show marketing remark (256 chars)

    Cute Manufactured home with 1 bedrm + den + carport & metal shed, in a desirable 55+ Santa Fe Mobile Park with clubhouse, pool/spa, & onsite prop management. Rent includes trash, water, & sewer; seller might consider financing with big down

22. 2018-03-17
    historical Active Under Contract 256-char remark

    Show marketing remark (256 chars)

    Cute Manufactured home with 1 bedrm + den + carport & metal shed, in a desirable 55+ Santa Fe Mobile Park with clubhouse, pool/spa, & onsite prop management. Rent includes trash, water, & sewer; seller might consider financing with big down

23. 2018-01-21
    listed $12,000 Active 256-char remark

    Show marketing remark (256 chars)

    Cute Manufactured home with 1 bedrm + den + carport & metal shed, in a desirable 55+ Santa Fe Mobile Park with clubhouse, pool/spa, & onsite prop management. Rent includes trash, water, & sewer; seller might consider financing with big down

24. 2018-01-19
    listed $14,000

ⓘ 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 6 d/yr ≥98°F today · 15 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: $14,389
• − Mortgage interest: −$2,773
• − Property taxes: −$742
• − Insurance: −$248
• − Repairs & maintenance: −$1,151
• − Management: −$1,151
• − HOA: −$7,200
• − Depreciation: −$1,440
• Taxable loss: −$316
• Est. tax savings @ 24.0%: +$76
• After-tax cash flow: $138/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

+253.6% since first listed

8 events — show timeline

• 2026-05-11 Price Changed $49,500 CRMLS
• 2026-02-10 Listed $54,800 CRMLS
• 2018-07-22 Sold (MLS) $12,000 CRMLS
• 2018-07-22 Sold (MLS) $12,000 CRMLS
• 2018-05-15 Pending — CRMLS
• 2018-03-17 Contingent — CRMLS
• 2018-01-21 Listed $12,000 CRMLS
• 2018-01-19 Listed $14,000 CRMLS