7501 Palm · Yucca Valley, CA 92284

$42,500

2 bd · 2.0 ba · 1,344 sqft · Land · 33 Days on market

Built 1978 1,344 sqft lot

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

premier park in yucca valley close to 1600 sq ft 2 bdrm 1.75 bath roof is only 5 years old heat ac unit less than 1 year old, bonus rm this is a great deal on a very nice double wide 18,900 Single Pane Windows. Has skirting. Has carpet. Has dining room. Has kitchen.

Key facts

• 1,344 sq ft lot
• Community pool
• Built 1978

Property features AI

Finance

• Other: Park name: Gates of Spain
• HOA & community: Senior community; Land lease of $750 per month

Exterior

• Parking: Located in Gates of Spain park
• Utilities: District/public water; Public sewer and soils analysis septic
• Home design: Single-story; Entry on main level
• Construction: Mobile home remains on property; Year built per public records
• Exterior features: Community pool; Landscaped yard; Front yard and back yard; Park nearby; Curbs; Rural setting

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central furnace heating
• Interior features: One-level home; Community spa
• Laundry & utility: Inside laundry room; Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $42k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $42k).
• Recommended offer: $41k (3.0% below list) — sets the bar for market timing.
• Cap rate 43.1% 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; 18 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% 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 $294 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.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $12k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 19 sale attempts since 17y 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: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); moderate wildfire risk; extreme-heat days projected 9→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $41,225 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% 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's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 4.71% ✓
• Cap rate: 43.10%
• Cash-on-cash: 131.45%
• DSCR: 6.85
• GRM: 1.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.12% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.93×
• Total profit: $70,541
• Equity at exit: $6,337

10-year hold

• IRR: —
• Equity multiple: 15.12×
• Total profit: $168,040
• Equity at exit: $3,675

Cash invested: $11,900 (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: 1.8×

Monthly cashflow live

• Estimated rent: $2,003 high
• Mortgage (P&I): −$223
• Tax from tax record: −$38 /mo · $457/yr
• Insurance: −$18
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $1,178

Break-even live

Break-even rent $511

Max offer price $42,500

Occupancy floor 36%

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: $10,625
• Closing costs: $1,275
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7448 Del Rio Vis Yucca Valley, CA	3.0	4.0	1770	$2,500	$1.41	43d	1	0.18mi
7397 Village Way Yucca Valley, CA	3.0	2.0	1501	$2,000	$1.33	43d	1	0.18mi
7496 Church St Yucca Valley, CA	2.0	2.0	987	$1,850	$1.87	18d	1	0.33mi
7616 Apache Trl Yucca Valley, CA	2.0	1.0	1008	$1,900	$1.88	43d	1	0.62mi
7028 Cholla Ave Yucca Valley, CA	3.0	2.0	1200	$1,895	$1.58	5d	1	0.68mi
56594 Joshua Dr Yucca Valley, CA	3.0	2.0	1307	$2,250	$1.72	43d	1	0.75mi
7154 Barberry Ave Unit A Yucca Valley, CA	3.0	2.0	1100	$2,049	$1.86	18d	1	0.75mi
6963 Tamarisk Ave Yucca Valley, CA	3.0	2.0	1200	$1,500	$1.25	18d	1	0.76mi
57004 Antelope Trl Yucca Valley, CA	2.0	2.0	1143	$2,050	$1.79	43d	1	0.79mi
7453 Dumosa Ave Yucca Valley, CA	3.0	2.0	1394	$2,200	$1.58	43d	1	0.81mi
55897 Santa Fe Trl Yucca Valley, CA	3.0	2.0	1701	$2,300	$1.35	2d	1	0.83mi
56769 Joshua Dr Yucca Valley, CA	1.0	1.0	1000	$1,000	$1.00	10d	1	0.84mi
56565 Sunnyslope Dr Yucca Valley, CA	3.0	2.0	1000	$1,800	$1.80	43d	1	0.85mi
56615 Bonanza Dr Yucca Valley, CA	2.0	1.5	1342	$1,900	$1.42	16d	1	0.94mi
7420 Geronimo Trl Yucca Valley, CA	3.0	1.0	1280	$1,700	$1.33	43d	1	1.11mi
56811 Desert Gold Dr Yucca Valley, CA	3.0	2.0	1375	$2,095	$1.52	43d	1	1.14mi
57472 Primrose Dr Unit 3 Yucca Valley, CA	2.0	2.0	1020	$1,600	$1.57	43d	1	1.28mi
8523 Barberry Ave Yucca Valley, CA	3.0	2.0	1448	$3,325	$2.30	43d	1	1.46mi

Listing history 50 events

1. 2026-06-18
   days on market $42,500 Active 33 DOM
2. 2026-06-17
   days on market $42,500 Active 32 DOM
3. 2026-06-16
   days on market $42,500 Active 31 DOM
4. 2026-06-15
   days on market $42,500 Active 30 DOM
5. 2026-06-13
   days on market $42,500 Active 28 DOM
6. 2026-06-13
   days on market $42,500 Active 27 DOM
7. 2026-06-09
   days on market $42,500 Active 24 DOM
8. 2026-06-08
   days on market $42,500 Active 23 DOM
9. 2026-06-07
   days on market $42,500 Active 22 DOM
10. 2026-06-04
    days on market $42,500 Active 19 DOM
11. 2026-06-03
    days on market $42,500 Active 18 DOM
12. 2026-06-02
    days on market $42,500 Active 17 DOM
13. 2026-06-01
    days on market $42,500 Active 16 DOM
14. 2026-05-31
    days on market $42,500 Active 15 DOM
15. 2026-05-16
    listed $42,500 Active
16. 2020-06-30
    soldstatus $8,000,000
17. 2011-07-25
    historical
18. 2011-07-19
    soldstatus $12,300 271-char remark

    Show marketing remark (271 chars)

    premier park in yucca valley close to 1600 sq ft 2 bdrm 1.75 bath roof is only 5 years old heat ac unit less than 1 year old, bonus rm this is a great deal on a very nice double wide 18,900 Single Pane Windows. Has skirting. Has carpet. Has dining room. Has kitchen.

19. 2011-07-05
    listed $15,000
20. 2011-07-01
    historical 271-char remark

    Show marketing remark (271 chars)

    premier park in yucca valley close to 1600 sq ft 2 bdrm 1.75 bath roof is only 5 years old heat ac unit less than 1 year old, bonus rm this is a great deal on a very nice double wide 18,900 Single Pane Windows. Has skirting. Has carpet. Has dining room. Has kitchen.

21. 2011-07-01
    soldstatus $10,000

    Show marketing remark (271 chars)

    premier park in yucca valley close to 1600 sq ft 2 bdrm 1.75 bath roof is only 5 years old heat ac unit less than 1 year old, bonus rm this is a great deal on a very nice double wide 18,900 Single Pane Windows. Has skirting. Has carpet. Has dining room. Has kitchen.

22. 2011-06-07
    historical
23. 2011-05-10
    soldstatus $24,000
24. 2011-05-02
    listed $18,900 271-char remark

    Show marketing remark (271 chars)

    premier park in yucca valley close to 1600 sq ft 2 bdrm 1.75 bath roof is only 5 years old heat ac unit less than 1 year old, bonus rm this is a great deal on a very nice double wide 18,900 Single Pane Windows. Has skirting. Has carpet. Has dining room. Has kitchen.

25. 2011-04-15
    historical
26. 2011-03-18
    soldstatus $25,000
27. 2011-03-17
    soldstatus $16,000
28. 2011-03-14
    soldstatus $15,000
29. 2011-03-05
    historical
30. 2011-02-16
    historical
31. 2011-02-16
    historical
32. 2011-01-13
    historical
33. 2011-01-10
    listed $17,500
34. 2011-01-08
    listed $27,900
35. 2010-11-26
    soldstatus $15,900
36. 2010-11-19
    soldstatus $40,000
37. 2010-10-31
    historical
38. 2010-10-28
    historical
39. 2010-10-25
    historical
40. 2010-10-21
    listed $10,000
41. 2010-10-19
    historical
42. 2010-09-24
    listed $18,000
43. 2010-09-24
    listed $25,000
44. 2010-09-18
    historical
45. 2010-08-27
    listed $37,500
46. 2010-08-21
    historical
47. 2010-08-06
    soldstatus $30,000
48. 2010-07-13
    listed $19,500
49. 2010-07-12
    historical
50. 2010-07-02
    historical

ⓘ 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: $457 · $38/mo
• Projected year-2 tax: $457 · $38/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 A · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 9 d/yr ≥97°F today · 26 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 13 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,033
• − Mortgage interest: −$2,381
• − Property taxes: −$457
• − Insurance: −$1,715
• − Repairs & maintenance: −$1,923
• − Management: −$1,923
• − Depreciation: −$1,236
• Taxable income: $14,399
• Est. tax owed @ 24.0%: −$3,456
• After-tax cash flow: $10,684/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

+325.0% since first listed

58 events — show timeline

• 2026-05-16 Listed $42,500 CRMLS
• 2020-06-30 Sold (Public Records) $8,000,000 Public Records
• 2011-07-25 Listing Removed — CRMLS
• 2011-07-19 Sold (MLS) $12,300 CRMLS
• 2011-07-05 Listed $15,000 CRMLS
• 2011-07-01 Sold (MLS) $10,000 CRMLS
• 2011-07-01 Listing Removed — CRMLS
• 2011-06-07 Listing Removed — CRMLS
• 2011-05-10 Sold (MLS) $24,000 CRMLS
• 2011-05-02 Listed $18,900 CRMLS
• 2011-04-15 Listing Removed — CRMLS
• 2011-03-18 Sold (MLS) $25,000 CRMLS
• 2011-03-17 Sold (MLS) $16,000 CRMLS
• 2011-03-14 Sold (MLS) $15,000 CRMLS
• 2011-03-05 Listing Removed — CRMLS
• 2011-02-16 Listing Removed — CRMLS
• 2011-02-16 Listing Removed — CRMLS
• 2011-01-13 Listing Removed — CRMLS
• 2011-01-10 Listed $17,500 CRMLS
• 2011-01-08 Listed $27,900 CRMLS
• 2010-11-26 Sold (MLS) $15,900 CRMLS
• 2010-11-19 Sold (MLS) $40,000 CRMLS
• 2010-10-31 Listing Removed — CRMLS
• 2010-10-28 Listing Removed — CRMLS
• 2010-10-25 Listing Removed — CRMLS
• 2010-10-21 Listed $10,000 CRMLS
• 2010-10-19 Listing Removed — CRMLS
• 2010-09-24 Listed $25,000 CRMLS
• 2010-09-24 Listed $18,000 CRMLS
• 2010-09-18 Listing Removed — CRMLS
• 2010-08-27 Listed $37,500 CRMLS
• 2010-08-21 Listing Removed — CRMLS
• 2010-08-06 Sold (MLS) $30,000 CRMLS
• 2010-07-13 Listed $19,500 CRMLS
• 2010-07-12 Listing Removed — CRMLS
• 2010-07-02 Listing Removed — CRMLS
• 2010-06-08 Listed $34,500 CRMLS
• 2010-05-26 Listed $15,900 CRMLS
• 2010-04-26 Listed $19,500 CRMLS
• 2010-04-02 Sold (MLS) $25,500 CRMLS
• 2010-03-06 Listing Removed — CRMLS
• 2010-03-05 Sold (MLS) $24,000 CRMLS
• 2010-03-01 Listing Removed — CRMLS
• 2010-01-13 Listed $24,900 CRMLS
• 2009-11-12 Sold (MLS) $19,500 CRMLS
• 2009-11-08 Listing Removed — CRMLS
• 2009-10-18 Listing Removed — CRMLS
• 2009-10-15 Listed $27,500 CRMLS
• 2009-09-21 Listed $19,900 CRMLS
• 2009-09-20 Listed $25,000 CRMLS
• 2009-09-11 Sold (MLS) $14,000 CRMLS
• 2009-07-25 Listing Removed — CRMLS
• 2009-06-30 Sold (MLS) $14,000 CRMLS
• 2009-06-13 Listing Removed — CRMLS
• 2009-05-12 Listed $24,900 CRMLS
• 2009-05-11 Listed $21,500 CRMLS
• 1981-08-26 Sold (Public Records) $15,000 Public Records
• 1981-03-02 Sold (Public Records) $10,000 Public Records

Property tax history

+12.7%/yr

Latest (2025): $457 · +0.8% YoY. Source: county tax records.