54999 Martinez #45 · Yucca Valley, CA 92284

$89,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 14 Days on market

Built 1973 Est $75k · 18% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Country Club Mobile Home Estates, double wide mobile home, featuring a stunning view of the golf course. The coach has 2 bedrooms, 2 baths, living room, dinning area and a nice covered patio and porch.

Key facts

• Carpeted bedrooms
• Remodeled kitchen
• Dining room

Tags

• PREMIUM CORNER HOMESITE
• REMODELED KITCHEN
• DINING ROOM
• DEN FAMILY ROOM
• INSIDE LAUNDRY ROOM
• CARPETED BEDROOMS

Property features AI

Finance

• Other: Manager approval required; Pets allowed; Exclusions: tenants' personal items
• Financial info: Land lease of $750 monthly (park)
• HOA & community: Located in Country Club Mobile Estates (senior community); Onsite property management; Community amenities: pool, spa, clubhouse, meeting/banquet room, billiard room, gym/exercise room, recreational/multipurpose room, common RV parking, storage area; Pet rules apply; Curbs, street lighting, sidewalks

Exterior

• Parking: Concrete driveway; Attached carport; Two carport spaces (2 total parking spaces)
• Security: Resident manager; Carbon monoxide detector(s); Smoke detector
• Utilities: District/public water; Water connected/available; Public sewer / sewer connected (soils analysis septic on file); Natural gas connected/available; Standard electric with 220V in laundry; Telephone in street; Cable available/connected; Electricity available/connected
• Home design: Single-story mobile home (Western model); Mobile home remains on site (24' x 60'); Turnkey, updated/remodeled condition; Faces south; Corner lot with rectangular shape; Entry level: 1
• Construction: Vertical siding and aluminum exterior; Aluminum skirt; Roll roof; Pillar/post/pier foundation
• Exterior features: Covered front and rear wood porches; Awning; Rain gutters; Patio; In-ground community pool (heated, fenced); Storage building / shed (1); Wood fencing (average condition); Sprinkler system with timer and drip zones; Back yard; Park nearby; Yard

Interior

• Kitchen: Garbage disposal; Microwave; Refrigerator; Self-cleaning oven; Free standing range; Gas range; Gas oven; Range/stove hood; Ice maker; Water line to refrigerator; Dishwasher; Tankless water heater; Kitchen open to family room; Remodeled kitchen; Granite counters
• Bedrooms: Primary bedroom on main floor; All bedrooms on main floor; Walk-in closet
• Flooring: Vinyl; Carpet; Wood; Laminate
• Bathrooms: Two full bathrooms; Remodeled bathrooms; Walk-in shower; Shower in tub; Bathtub; Linen closet/storage; Exhaust fan(s)
• Heating & cooling: Natural gas heating; Forced air heating; Wall/window cooling; Evaporative cooling
• Interior features: Furnished; Ceiling fan; Pantry; Open floor plan; Storage space; Granite counters; French doors; Mirrored closet doors; Blinds; Screens; Carbon monoxide detector(s); Smoke detector; Resident manager; Community in-ground spa
• Laundry & utility: Inside laundry room; Washer included; Dryer included; Washer hookup; Gas dryer hookup; Individual laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $89k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Cap rate 20.8% 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 41% 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 $615 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 16y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $89k implies a 202% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,000

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 2.27% ✓
• Cap rate: 20.77%
• Cash-on-cash: 51.70%
• DSCR: 3.30
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $75,264
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
54999 Martinez Trl #49	0.00mi	2/2.0	1,400 (+4%)	3mo	$79,900	$57	91
54999 Martinez Trl #65	0.00mi	2/2.0	1,440 (+7%)	4mo	$44,500	$31	85
54999 Martinez Trl #21	0.00mi	2/2.0	1,344 (0%)	21mo	$59,000	$44	82
54999 Martinez Trl #79	0.00mi	2/2.0	1,510 (+12%)	0mo	$15,000	$10	79
54999 Martinez Trl #109	0.00mi	2/2.0	1,248 (-7%)	11mo	$88,500	$71	79
54999 Martinez Trl #54	0.00mi	2/2.0	1,440 (+7%)	12mo	$80,825	$56	78
54999 Martinez Trl #9	0.00mi	2/2.0	1,296 (-4%)	19mo	$65,000	$50	78
54999-54999 Martinez #80	0.00mi	2/2.0	1,200 (-11%)	5mo	$61,810	$52	78
54999 Martinez	0.01mi	2/2.0	1,200 (-11%)	6mo	$30,000	$25	77
54999 Martinez Trl Spc 10	0.12mi	2/2.0	1,248 (-7%)	12mo	$80,000	$64	72
54999 Martinez Trl #94	0.00mi	2/2.0	1,200 (-11%)	16mo	$72,000	$60	69
55524 Yucca Trl #65	0.72mi	2/2.0	1,248 (-7%)	20mo	$83,000	$67	38

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: 50.8%
• Equity multiple: 3.26×
• Total profit: $56,233
• Equity at exit: $13,270

10-year hold

• IRR: 56.6%
• Equity multiple: 6.88×
• Total profit: $146,554
• Equity at exit: $7,695

Cash invested: $24,920 (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: 3.7×

Monthly cashflow live

• Estimated rent: $2,016 high
• Mortgage (P&I): −$467
• Tax from tax record: −$15 /mo · $184/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $1,074

Break-even live

Break-even rent $657

Max offer price $89,000

Occupancy floor 42%

Sensitivity live

Price	-10% $1,124	-5% $1,099	+0% $1,074	+5% $947	+10% $916
Rent	-10% $914	-5% $994	+0% $1,074	+5% $1,153	+10% $1,233
Rate	-1.0pp $1,119	-0.5pp $1,096	base $1,074	+0.5pp $1,051	+1.0pp $1,027

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
54822 El Prado Trl Yucca Valley, CA	3.0	2.0	1494	$2,595	$1.74	44d	1	0.26mi
55220 Airlane Dr Unit 14A Yucca Valley, CA	2.0	2.0	954	$1,510	$1.58	44d	1	0.27mi
7592 Pinon Dr Yucca Valley, CA	3.0	2.0	1542	$2,200	$1.43	0d	1	0.49mi
7420 Geronimo Trl Yucca Valley, CA	3.0	1.0	1280	$1,700	$1.33	44d	1	0.79mi
55897 Santa Fe Trl Yucca Valley, CA	3.0	2.0	1701	$2,300	$1.35	2d	1	1.08mi
7616 Apache Trl Yucca Valley, CA	2.0	1.0	1008	$1,900	$1.88	44d	1	1.31mi

Listing history 10 events

1. 2026-06-18
   days on market $89,000 Active 14 DOM
2. 2026-06-17
   days on market $89,000 Active 13 DOM
3. 2026-06-16
   days on market $89,000 Active 12 DOM
4. 2026-06-15
   days on market $89,000 Active 11 DOM
5. 2026-06-13
   days on market $89,000 Active 9 DOM
6. 2026-06-13
   pricedays on market $89,000 Active 8 DOM
7. 2026-06-09
   days on market $99,500 Active 5 DOM
8. 2026-06-08
   days on market $99,500 Active 4 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $99,500 Active 3 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: $184 · $15/mo
• Projected year-2 tax: $676 · $56/mo
• Expected delta: +$492/yr (+$41/mo · 266.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 6 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 12 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,196
• − Mortgage interest: −$4,985
• − Property taxes: −$184
• − Insurance: −$445
• − Repairs & maintenance: −$1,936
• − Management: −$1,936
• − Depreciation: −$2,589
• Taxable income: $12,121
• Est. tax owed @ 24.0%: −$2,909
• After-tax cash flow: $9,976/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 — 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

+696.0% since first listed

25 events — show timeline

• 2026-06-04 Listed $99,500 CRMLS
• 2018-05-22 Sold (MLS) $29,500 CRMLS
• 2018-03-30 Pending — CRMLS
• 2018-03-26 Contingent — CRMLS
• 2018-01-02 Listed $29,500 CRMLS
• 2015-03-08 Sold (MLS) $14,900 CRMLS
• 2014-06-25 Price Changed $14,900 CRMLS
• 2014-04-28 Listed $13,900 CRMLS
• 2014-04-28 Relisted — CRMLS
• 2014-04-28 Price Changed $13,900 CRMLS
• 2014-04-28 Sold (MLS) $6,500 CRMLS
• 2014-04-06 Pending — CRMLS
• 2014-03-02 Price Changed $10,000 CRMLS
• 2013-11-22 Price Changed $11,800 CRMLS
• 2013-09-20 Listed $12,500 CRMLS
• 2012-04-06 Sold (MLS) $11,500 CRMLS
• 2012-03-29 Pending — CRMLS
• 2012-01-04 Price Changed $13,500 CRMLS
• 2011-09-29 Listed $14,900 CRMLS
• 2011-04-22 Listing Removed — GPSMLS
• 2011-02-02 Sold (MLS) $10,000 GPSMLS
• 2011-02-02 Sold (MLS) $10,000 GPSMLS
• 2010-11-13 Listing Removed — GPSMLS
• 2010-11-13 Listed $10,500 GPSMLS
• 2010-08-04 Listed $12,500 GPSMLS

Property tax history

+12.9%/yr

Latest (2025): $184 · +3.2% YoY. Source: county tax records.