69626 Pluto · Twentynine Palms, CA 92277

$227,000

5 bd · 2.0 ba · 2,024 sqft · SingleFamily public records · 79 Days on market

Built 1957 3.60 ac lot $112/sqft · 51% below area ↓ 45% since listing

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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 +24.5/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• 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

New listing in the City of 29 Palms! Ready to sell Very Large home that offers 5bedroom and 2bath 2024sq ft on a 3.6042 Lot. Great home for a First home buyer, Second home, Rental or for an Investor. Great opportunity to enjoy the desert lifestyle 360 views. Enjoy the quite ness away from the City. So much open space to create what you want! Few mins away from school and shopping center. Come take a look and create your own Oasis and memories.

Key facts

• 3.6 acre lot
• Built 1957
• Listed 79 days

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $227k.

Deal economics

• At list price, monthly cash flow is $466 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $227k).
• Recommended offer: $213k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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: 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); 750 active listings in the ZIP; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• At $2,301/mo this rent would consume 45% of the median local household income ($61k/yr) (locally 1057% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 + 4.5% rent growth), your $64k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,380 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.01% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.79%
• DSCR: 1.39
• GRM: 8.2

CMA / ARV

• ARV (median comp): $465,826
• List price: $227,000
• Delta: -51.27%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.45% rent growth · sell at horizon

5-year hold

• IRR: -1.6%
• Equity multiple: 0.94×
• Total profit: $-3,817
• Equity at exit: $33,846

10-year hold

• IRR: 9.4%
• Equity multiple: 1.77×
• Total profit: $48,863
• Equity at exit: $19,627

Cash invested: $63,560 (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: 750
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,301 medium
• Mortgage (P&I): −$1,190
• Tax from tax record: −$67 /mo · $808/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $466

Break-even live

Break-even rent $1,712

Max offer price $227,000

Occupancy floor 75%

Sensitivity live

Price	-10% $594	-5% $530	+0% $466	+5% $401	+10% $337
Rent	-10% $284	-5% $375	+0% $466	+5% $557	+10% $647
Rate	-1.0pp $580	-0.5pp $523	base $466	+0.5pp $407	+1.0pp $347

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: $56,750
• Closing costs: $6,810
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $227,000 Active 79 DOM
2. 2026-06-18
   days on market $227,000 Active 76 DOM
3. 2026-06-17
   days on market $227,000 Active 75 DOM
4. 2026-06-16
   days on market $227,000 Active 74 DOM
5. 2026-06-15
   days on market $227,000 Active 73 DOM
6. 2026-06-13
   days on market $227,000 Active 71 DOM
7. 2026-06-13
   days on market $227,000 Active 70 DOM
8. 2026-06-09
   days on market $227,000 Active 67 DOM
9. 2026-06-08
   days on market $227,000 Active 66 DOM
10. 2026-06-07
    days on market $227,000 Active 65 DOM
11. 2026-06-04
    days on market $227,000 Active 62 DOM
12. 2026-06-03
    days on market $227,000 Active 61 DOM
13. 2026-06-02
    days on market $227,000 Active 60 DOM
14. 2026-06-01
    days on market $227,000 Active 59 DOM
15. 2026-05-31
    days on market $227,000 Active 58 DOM
16. 2026-03-17
    listed $227,000 Active
17. 2025-01-27
    historical
18. 2024-12-16
    price $289,000
19. 2024-12-06
    status Active
20. 2024-09-11
    price $309,999
21. 2024-07-18
    price $349,999
22. 2024-05-30
    price $379,999
23. 2024-04-19
    listed $409,999 Active

ⓘ 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: $808 · $67/mo
• Projected year-2 tax: $1,725 · $144/mo
• Expected delta: +$918/yr (+$76/mo · 113.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,615
• − Mortgage interest: −$12,716
• − Property taxes: −$808
• − Insurance: −$1,135
• − Repairs & maintenance: −$2,209
• − Management: −$2,209
• − Depreciation: −$6,604
• Taxable income: $1,935
• Est. tax owed @ 24.0%: −$464
• After-tax cash flow: $5,124/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

• 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

-44.6% since first listed

8 events — show timeline

• 2026-03-17 Listed $227,000 CRMLS
• 2025-01-27 Listing Removed — CRMLS
• 2024-12-16 Price Changed $289,000 CRMLS
• 2024-12-06 Relisted — CRMLS
• 2024-09-11 Price Changed $309,999 CRMLS
• 2024-07-18 Price Changed $349,999 CRMLS
• 2024-05-30 Price Changed $379,999 CRMLS
• 2024-04-19 Listed $409,999 CRMLS

Property tax history

+1.8%/yr

Latest (2025): $808 · +3.3% YoY. Source: county tax records.