71762 El Paseo · Twentynine Palms, CA 92277

$185,000

3 bd · 2.0 ba · 1,316 sqft · SingleFamily public records · 66 Days on market

Built 1983 8,400 sqft lot $141/sqft · 38% below area Est $296k · 38% under

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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 +21.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.4/10.0
• 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

Listing remarks MLS

Located in desirable 29 Palms, this 3-bedroom, 2-bath home offers great potential for investors or buyers looking to customize their own space. Situated on a spacious corner lot, the property features an attached garage plus a bonus room off the garage—perfect for a home office, workshop, or additional living area. The living room is anchored by a cozy fireplace, adding warmth and character to the space. Enjoy outdoor living with a covered patio and plenty of room to expand or landscape. Additional storage is available with a detached shed on the property. This bank-owned fixer-upper is ready for your vision and updates, offering a fantastic opportunity to build equity. The home includes natural gas heating and central A/C for year-round comfort. Don’t miss this chance to transform a property with solid bones into your ideal desert retreat! This property is being sold through an Auction Event.

Key facts

• Natural gas heating
• Bonus room
• Covered patio

Tags

• CORNER LOT
• BONUS ROOM
• COZY FIREPLACE
• COVERED PATIO
• DETACHED SHED
• NATURAL GAS HEATING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $174k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 4.3% 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: schools D, amenities F, employment 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 (+4.5%/yr); 734 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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).
• This rent runs 38% of the median local income ($61k/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 $1k of loan paydown is wiped out by about $6k 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 66 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $28k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $173,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% 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 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?
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: 1.04% ✓
• Cap rate: 7.97%
• Cash-on-cash: 6.01%
• DSCR: 1.27
• GRM: 8.0

CMA / ARV

• ARV (median comp): $296,248
• List price: $185,000
• Delta: -37.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6185 Chia Ave	0.14mi	3/2.0	1,270 (-4%)	2mo	$229,000	$180	86
6012 Regino	0.32mi	3/2.0	1,314 (-0%)	0mo	$342,000	$260	85
71502 Florida Dr	0.37mi	3/2.0	1,314 (-0%)	5mo	$300,000	$228	79
6355 Mojave Ave	0.42mi	3/2.0	1,326 (+1%)	5mo	$310,000	$234	75
6162 Chia Ave	0.09mi	4/2.0 (+1)	1,388 (+6%)	8mo	$258,800	$186	75
6070 Baileya	0.08mi	3/2.0	1,134 (-14%)	5mo	$270,000	$238	69
72244 Sunnyslope Dr	0.64mi	3/2.0	1,316 (0%)	3mo	$357,500	$272	67
72183 Sunnyvale	0.54mi	3/2.0	1,254 (-5%)	4mo	$230,000	$183	63
5564 Mariposa	0.74mi	3/2.0	1,269 (-4%)	4mo	$284,000	$224	56
5616 Cahuilla Ave	0.66mi	4/2.0 (+1)	1,405 (+7%)	4mo	$305,000	$217	50
72337 El Paseo	0.73mi	3/1.5	1,464 (+11%)	1mo	$155,500	$106	44
6614 Mojave Ave	0.71mi	4/2.0 (+1)	1,500 (+14%)	8mo	$259,500	$173	32

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: -5.4%
• Equity multiple: 0.80×
• Total profit: $-10,611
• Equity at exit: $27,584

10-year hold

• IRR: 5.9%
• Equity multiple: 1.46×
• Total profit: $24,076
• Equity at exit: $15,995

Cash invested: $51,800 (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: 734
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,917 high
• Mortgage (P&I): −$970
• Tax from tax record: −$208 /mo · $2,494/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $259

Break-even live

Break-even rent $1,589

Max offer price $185,000

Occupancy floor 81%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5995 Encelia Dr Twentynine Palms, CA	3.0	2.0	1235	$2,499	$2.02	4d	1	0.11mi
71745 Sunnyslope Dr Twentynine Palms, CA	2.0	2.0	912	$1,600	$1.75	44d	1	0.15mi
71593 Sunflower Dr Twentynine Palms, CA	3.0	2.0	1314	$1,995	$1.52	12d	1	0.15mi
6182 Mojave Ave Twentynine Palms, CA	2.0	1.0	998	$1,300	$1.30	24d	1	0.28mi
5930 Regino Ave Unit 29 Twentynine Palms, CA	3.0	2.0	1314	$1,700	$1.29	5d	1	0.32mi
72211 Sunnyvale Dr Twentynine Palms, CA	2.0	1.0	998	$1,500	$1.50	3d	1	0.58mi
5575 Encelia Dr Unit 29 Twentynine Palms, CA	4.0	2.5	1496	$2,095	$1.40	2d	1	0.62mi
72255 Sunnyvale Dr Twentynine Palms, CA	3.0	1.5	1187	$1,600	$1.35	24d	1	0.64mi
72256 Sunnyslope Dr Twentynine Palms, CA	2.0	1.0	896	$1,350	$1.51	12d	1	0.66mi
6627 Cahuilla Ave Twentynine Palms, CA	3.0	2.0	1134	$2,100	$1.85	15d	1	0.77mi
5415 Lupine Ave Twentynine Palms, CA	3.0	2.0	1414	$2,400	$1.70	44d	1	0.86mi
72548 Sunnyslope Dr Twentynine Palms, CA	3.0	2.0	1647	$2,150	$1.31	4d	1	1.03mi
6547 49 Palms Ave Twentynine Palms, CA	2.0	1.0	951	$1,350	$1.42	5d	1	1.24mi

Listing history 16 events

1. 2026-06-18
   days on market $185,000 Active 66 DOM
2. 2026-06-17
   days on market $185,000 Active 65 DOM
3. 2026-06-16
   days on market $185,000 Active 64 DOM
4. 2026-06-15
   days on market $185,000 Active 63 DOM
5. 2026-06-13
   days on market $185,000 Active 61 DOM
6. 2026-06-13
   days on market $185,000 Active 60 DOM
7. 2026-06-10
   pricestatus $185,000 Active 57 DOM
8. 2026-05-19
   price $192,850 919-char remark

   Show marketing remark (919 chars)

   Located in desirable 29 Palms, this 3-bedroom, 2-bath home offers great potential for investors or buyers looking to customize their own space. Situated on a spacious corner lot, the property features an attached garage plus a bonus room off the garage—perfect for a home office, workshop, or additional living area. The living room is anchored by a cozy fireplace, adding warmth and character to the space. Enjoy outdoor living with a covered patio and plenty of room to expand or landscape. Additional storage is available with a detached shed on the property. This bank-owned fixer-upper is ready for your vision and updates, offering a fantastic opportunity to build equity. The home includes natural gas heating and central A/C for year-round comfort. Don’t miss this chance to transform a property with solid bones into your ideal desert retreat! This property is being sold through an Auction Event.

9. 2026-05-15
   status Active 919-char remark

   Show marketing remark (919 chars)

   Located in desirable 29 Palms, this 3-bedroom, 2-bath home offers great potential for investors or buyers looking to customize their own space. Situated on a spacious corner lot, the property features an attached garage plus a bonus room off the garage—perfect for a home office, workshop, or additional living area. The living room is anchored by a cozy fireplace, adding warmth and character to the space. Enjoy outdoor living with a covered patio and plenty of room to expand or landscape. Additional storage is available with a detached shed on the property. This bank-owned fixer-upper is ready for your vision and updates, offering a fantastic opportunity to build equity. The home includes natural gas heating and central A/C for year-round comfort. Don’t miss this chance to transform a property with solid bones into your ideal desert retreat! This property is being sold through an Auction Event.

10. 2026-04-30
    status Pending Sale 919-char remark

    Show marketing remark (919 chars)

    Located in desirable 29 Palms, this 3-bedroom, 2-bath home offers great potential for investors or buyers looking to customize their own space. Situated on a spacious corner lot, the property features an attached garage plus a bonus room off the garage—perfect for a home office, workshop, or additional living area. The living room is anchored by a cozy fireplace, adding warmth and character to the space. Enjoy outdoor living with a covered patio and plenty of room to expand or landscape. Additional storage is available with a detached shed on the property. This bank-owned fixer-upper is ready for your vision and updates, offering a fantastic opportunity to build equity. The home includes natural gas heating and central A/C for year-round comfort. Don’t miss this chance to transform a property with solid bones into your ideal desert retreat! This property is being sold through an Auction Event.

11. 2026-04-07
    price $203,000 919-char remark

    Show marketing remark (919 chars)

    Located in desirable 29 Palms, this 3-bedroom, 2-bath home offers great potential for investors or buyers looking to customize their own space. Situated on a spacious corner lot, the property features an attached garage plus a bonus room off the garage—perfect for a home office, workshop, or additional living area. The living room is anchored by a cozy fireplace, adding warmth and character to the space. Enjoy outdoor living with a covered patio and plenty of room to expand or landscape. Additional storage is available with a detached shed on the property. This bank-owned fixer-upper is ready for your vision and updates, offering a fantastic opportunity to build equity. The home includes natural gas heating and central A/C for year-round comfort. Don’t miss this chance to transform a property with solid bones into your ideal desert retreat! This property is being sold through an Auction Event.

12. 2026-03-18
    listed $213,000 Active 919-char remark

    Show marketing remark (919 chars)

    Located in desirable 29 Palms, this 3-bedroom, 2-bath home offers great potential for investors or buyers looking to customize their own space. Situated on a spacious corner lot, the property features an attached garage plus a bonus room off the garage—perfect for a home office, workshop, or additional living area. The living room is anchored by a cozy fireplace, adding warmth and character to the space. Enjoy outdoor living with a covered patio and plenty of room to expand or landscape. Additional storage is available with a detached shed on the property. This bank-owned fixer-upper is ready for your vision and updates, offering a fantastic opportunity to build equity. The home includes natural gas heating and central A/C for year-round comfort. Don’t miss this chance to transform a property with solid bones into your ideal desert retreat! This property is being sold through an Auction Event.

13. 2021-03-29
    soldstatus $174,500 Closed Sale 279-char remark

    Show marketing remark (279 chars)

    A Wonderful place to call home!! Come view this 3/2 with a bonus room. Nice floor plan with ceiling fans throughout. Corner lot with block with block wall for extra privacy. Located close to Military base, local shopping, Joshua Tree National park and local casino. A true Gem!!

14. 2021-03-26
    soldstatus $174,500
15. 2021-02-16
    listed $174,500 279-char remark

    Show marketing remark (279 chars)

    A Wonderful place to call home!! Come view this 3/2 with a bonus room. Nice floor plan with ceiling fans throughout. Corner lot with block with block wall for extra privacy. Located close to Military base, local shopping, Joshua Tree National park and local casino. A true Gem!!

16. 2021-02-16
    historical 279-char remark

    Show marketing remark (279 chars)

    A Wonderful place to call home!! Come view this 3/2 with a bonus room. Nice floor plan with ceiling fans throughout. Corner lot with block with block wall for extra privacy. Located close to Military base, local shopping, Joshua Tree National park and local casino. A true Gem!!

ⓘ 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: $2,494 · $208/mo
• Projected year-2 tax: $2,494 · $208/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 8 d/yr ≥103°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,004
• − Mortgage interest: −$10,363
• − Property taxes: −$2,494
• − Insurance: −$925
• − Repairs & maintenance: −$1,840
• − Management: −$1,840
• − Depreciation: −$5,382
• Taxable income: $159
• Est. tax owed @ 24.0%: −$38
• After-tax cash flow: $3,073/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

+10.5% since first listed

9 events — show timeline

• 2026-05-19 Price Changed $192,850 CRMLS
• 2026-05-15 Relisted — CRMLS
• 2026-04-30 Pending — CRMLS
• 2026-04-07 Price Changed $203,000 CRMLS
• 2026-03-18 Listed $213,000 CRMLS
• 2021-03-29 Sold (MLS) $174,500 CRMLS
• 2021-03-26 Sold (Public Records) $174,500 Public Records
• 2021-02-16 Listing Removed — CRMLS
• 2021-02-16 Listed $174,500 CRMLS

Property tax history

+5.2%/yr

Latest (2025): $2,494 · +0.8% YoY. Source: county tax records.