6587 Rose Ellen Ave · Twentynine Palms, CA 92277

$153,000

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 12 Days on market

Built 1967 6,850 sqft lot Est $237k · 36% 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 +19.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +4.4/10.0
• 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

Opportunity knocks with this 2-bedroom, 1-bath home in 29 Palms, where renovation work has already begun. Some demolition and improvements have been completed, giving the next owner a head start on transforming this property into a desert gem. Whether you're an investor, contractor, or buyer with a vision, this home offers the chance to finish the project and build equity. Situated on a spacious lot, the property features a functional layout and endless possibilities for customization. With key prep work already underway, you can focus on bringing your design ideas to life while saving time on the initial stages of renovation. Conveniently located near shopping, dining, the Marine Corps Air

Key facts

• Near dining
• Near shopping
• Spacious lot

Tags

• SPACIOUS LOT
• FUNCTIONAL LAYOUT
• CONVENIENTLY LOCATED
• NEAR SHOPPING
• NEAR DINING
• NEAR JOSHUA TREE NATIONAL PARK

Property features AI

Finance

• Other: Single-unit property with no common walls; Parcel number available
• Financial info: Assessments: Unknown
• HOA & community: Rural community

Exterior

• Utilities: Water: see remarks; Sewer: unknown (sewer or septic - unknown)
• Home design: House; Single-story; Entry level: 1
• Construction: Year built as reported by assessor
• Exterior features: Front yard; Back yard; No pool

Interior

• Kitchen: Kitchen (details not specified)
• Bedrooms: 2 bedrooms on the main floor
• Bathrooms: 1 full bathroom
• Heating & cooling: Central cooling
• Interior features: One-level home with front door entry; Has a view
• Laundry & utility: Laundry available (see remarks for details)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $153k.

Deal economics

• At list price, monthly cash flow is $50 ($606/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (5.8% below list).
• Recommended offer: $144k (5.8% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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; 40 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $75k; list at $153k implies a 104% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $122/mo.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); extreme-heat days projected 9→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,079 (5.8% below list)

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.94% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.84%
• DSCR: 1.22
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $237,456
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6546 Rose Ellen Ave	0.07mi	2/1.0	780 (-4%)	5mo	$207,000	$265	85
6947 Star Dune Ave	0.44mi	2/1.0	756 (-7%)	11mo	$220,000	$291	58

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: -12.4%
• Equity multiple: 0.55×
• Total profit: $-19,405
• Equity at exit: $22,813

10-year hold

• IRR: -1.1%
• Equity multiple: 0.92×
• Total profit: $-3,580
• Equity at exit: $13,229

Cash invested: $42,840 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,441 high
• Mortgage (P&I): −$802
• Tax from tax record: −$99 /mo · $1,192/yr
• Insurance: −$64
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $50

Break-even live

Break-even rent $1,377

Max offer price $153,000

Occupancy floor 92%

Sensitivity live

Price	-10% $137	-5% $94	+0% $50	+5% $7	+10% $-36
Rent	-10% $-63	-5% $-6	+0% $50	+5% $107	+10% $164
Rate	-1.0pp $128	-0.5pp $89	base $50	+0.5pp $11	+1.0pp $-29

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: $38,250
• Closing costs: $4,590
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6597 Mesquite Springs Rd Unit 29 Twentynine Palms, CA	2.0	1.0	915	$2,495	$2.73	18d	1	0.14mi
6547 49 Palms Ave Twentynine Palms, CA	2.0	1.0	951	$1,350	$1.42	6d	1	0.23mi
6671 Pine Ave Unit 6671 Twentynine Palms, CA	2.0	1.0	532	$1,000	$1.88	45d	1	0.70mi
6595 Oasis Ave Unit 1 Twentynine Palms, CA	1.0	1.0	685	$1,200	$1.75	0d	1	0.75mi
6673 Split Rock Ave Unit A Twentynine Palms, CA	2.0	1.0	800	$1,300	$1.62	45d	1	0.82mi
6570 Manzanita Ave Unit 6570 Twentynine Palms, CA	1.0	1.0	573	$1,000	$1.75	26d	1	0.84mi
6667 Desert Queen Ave Unit A Twentynine Palms, CA	2.0	1.0	600	$925	$1.54	45d	1	0.87mi
6326 Bagley Ave Unit 3 Twentynine Palms, CA	2.0	1.0	827	$1,100	$1.33	3d	1	0.92mi
6413 Mariposa Ave Unit 6415 Twentynine Palms, CA	2.0	2.0	650	$995	$1.53	45d	1	0.95mi
6413 Mariposa Ave Unit 6417 Twentynine Palms, CA	1.0	1.0	600	$895	$1.49	45d	1	0.95mi
72061 Joshua Dr Unit 72065 Twentynine Palms, CA	1.0	1.0	650	$995	$1.53	3d	1	0.96mi
6580 Smoketree Ave Twentynine Palms, CA	2.0	1.0	700	$1,350	$1.93	26d	1	1.00mi
6746 Adobe Rd Unit 15 Twentynine Palms, CA	2.0	1.0	800	$1,390	$1.74	45d	1	1.04mi
72211 Sunnyvale Dr Twentynine Palms, CA	2.0	1.0	998	$1,500	$1.50	4d	1	1.04mi
73636 Cactus Dr Unit B Twentynine Palms, CA	1.0	1.0	650	$1,100	$1.69	1d	1	1.04mi
73636 Cactus Dr Twentynine Palms, CA	1.0	1.0	600	$1,000	$1.67	45d	1	1.04mi
73451 Sun Valley Dr Unit D Twentynine Palms, CA	2.0	1.0	837	$1,100	$1.31	6d	1	1.06mi
6746 Adobe Rd #13 Twentynine Palms, CA	1.0	1.0	600	$1,090	$1.82	45d	1	1.06mi
72256 Sunnyslope Dr Twentynine Palms, CA	2.0	1.0	896	$1,350	$1.51	14d	1	1.07mi
73407 Sunnyvale Dr Unit A Twentynine Palms, CA	2.0	1.0	644	$1,100	$1.71	45d	1	1.07mi
6630 Adobe Rd Unit 13 Twentynine Palms, CA	1.0	1.0	650	$925	$1.42	14d	1	1.12mi
6757 Adobe Rd Unit 4 Twentynine Palms, CA	2.0	1.5	650	$1,100	$1.69	45d	1	1.17mi
6182 Mojave Ave Twentynine Palms, CA	2.0	1.0	998	$1,300	$1.30	26d	1	1.17mi
73740 Cactus Dr Unit B Twentynine Palms, CA	2.0	1.0	832	$1,050	$1.26	1d	1	1.18mi
73774 Cactus Dr Apt C Twentynine Palms, CA	2.0	1.0	850	$1,050	$1.24	26d	1	1.22mi
6462 Palo Verde Ave Unit A Twentynine Palms, CA	2.0	1.0	832	$1,300	$1.56	26d	1	1.23mi
5967 Bagley Ave Unit 4 Twentynine Palms, CA	1.0	1.0	778	$1,890	$2.43	26d	1	1.24mi
73796 Cactus Dr Unit C Twentynine Palms, CA	2.0	1.0	850	$1,050	$1.24	26d	1	1.25mi
6621 Palo Verde Ave Unit C Twentynine Palms, CA	2.0	1.0	702	$1,100	$1.57	20d	1	1.27mi
73449 Desert Trail Dr Twentynine Palms, CA	1.0	1.0	624	$1,700	$2.72	45d	1	1.30mi
6213 Chia Ave Unit Chia A Twentynine Palms, CA	2.0	1.0	825	$1,000	$1.21	20d	1	1.33mi
5839 Bagley Ave Apt D Twentynine Palms, CA	2.0	2.0	792	$1,550	$1.96	45d	1	1.34mi
5839 Bagley Ave Unit 29 Twentynine Palms, CA	2.0	2.0	792	$1,450	$1.83	3d	1	1.34mi
5839 Bagley Ave Apt C Twentynine Palms, CA	2.0	2.0	792	$1,450	$1.83	45d	1	1.34mi
6615 National Park Dr Twentynine Palms, CA	1.0	1.0	900	$1,895	$2.11	19d	1	1.37mi
6628 National Park Dr Twentynine Palms, CA	1.0	1.0	900	$1,595	$1.77	16d	1	1.37mi
6627 National Park Dr Twentynine Palms, CA	1.0	1.0	900	$1,595	$1.77	0d	1	1.38mi
73955 Cactus Dr Twentynine Palms, CA	1.0	1.0	600	$1,895	$3.16	0d	1	1.41mi
6688 National Park Dr Apt A Twentynine Palms, CA	2.0	1.0	1056	$1,425	$1.35	45d	1	1.43mi
6638 Maricopa Dr Twentynine Palms, CA	1.0–2.0	1.0–2.0	700	$1,495	$2.14	12d	2	1.45mi

Listing history 9 events

1. 2026-06-21
   days on market $153,000 Active 12 DOM
2. 2026-06-18
   days on market $153,000 Active 9 DOM
3. 2026-06-17
   days on market $153,000 Active 8 DOM
4. 2026-06-16
   days on market $153,000 Active 7 DOM
5. 2026-06-15
   days on market $153,000 Active 6 DOM
6. 2026-06-13
   days on market $153,000 Active 4 DOM
7. 2026-06-13
   days on market $153,000 Active 3 DOM
8. 2026-06-10
   remarks 699-char remark
9. 2026-06-10
   listed $153,000 Active 1 DOM

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

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $1,192 · $99/mo
• Projected year-2 tax: $1,192 · $99/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 AO · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 9 d/yr ≥103°F today · 25 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: $17,289
• − Mortgage interest: −$8,570
• − Property taxes: −$1,192
• − Insurance: −$2,232
• − Repairs & maintenance: −$1,383
• − Management: −$1,383
• − Depreciation: −$4,451
• Taxable loss: −$1,923
• Est. tax savings @ 24.0%: +$461
• After-tax cash flow: $1,067/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

+104.0% since first listed

2 events — show timeline

• 2026-06-09 Listed $153,000 CRMLS
• 2008-11-06 Sold (Public Records) $75,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $1,192 · +6.3% YoY. Source: county tax records.