37869 Grandview Ave · Yermo, CA 92398

$190,000

3 bd · 2.0 ba · 1,148 sqft · SingleFamily public records · 149 Days on market

Built 1964 8,165 sqft lot $166/sqft · at area comps Est $189k · at est.

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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 +12.3/30.0
• ARV discount +7.4/15.0
• Appreciation +5.1/10.0
• DSCR +3.6/10.0
• Schools +2.7/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great opportunity to own an Affordable Home on a Corner Lot located in the community of Yermo. This Single-Story property offers 3 Bedrooms and 2 Bathrooms on a spacious lot, providing a Functional Layout and room for future potential. The home features a Roof approximately 15+ Years Old and a Recently Updated Evaporative (Swamp) Cooler. Well-suited for Investors or First-Time Buyers looking for value and long-term potential in today’s market. Conveniently located with Easy Access to I-15 and just a Short Drive to Barstow, offering nearby shopping, dining, and services. Don’t miss this great opportunity to own a well-located property with strong potential at an Attainable Price.

Key facts

• Single-story
• Easy access to i-15
• Corner lot

Tags

• CORNER LOT
• SINGLE-STORY
• EASY ACCESS TO I-15

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-35 ($-425/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (25.4% below list).
• Recommended offer: $142k (25.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Silver Valley Unified (town): math 23% / reading 39% proficiency, ranked #323 of 517 in CA (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 31 active listings in the ZIP; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($1k loan paydown + $477 appreciation (0.2% local appreciation)).
• 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 149 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y 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.
• Current owner paid $47k; list at $190k implies a 304% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $141,706 (25.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.75% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.80%
• DSCR: 0.96
• GRM: 11.2

CMA / ARV

• ARV (median comp): $189,372
• List price: $190,000
• Delta: 0.33%
• Verdict: FAIR
• Comps: 15 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35764 Frontier Ave	0.61mi	3/2.0	1,092 (-5%)	5mo	$216,500	$198	60

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.2%
• Equity multiple: 0.89×
• Total profit: $-5,639
• Equity at exit: $57,566

10-year hold

• IRR: 3.3%
• Equity multiple: 1.36×
• Total profit: $19,373
• Equity at exit: $71,138

Cash invested: $53,200 (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 92398

• Home prices YoY: 0.1%
• Active inventory: 31
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,417 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$79 /mo · $952/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $-35

Break-even live

Break-even rent $1,462

Max offer price $183,741

Occupancy floor 98%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $190,000 Active 149 DOM
2. 2026-06-17
   days on market $190,000 Active 148 DOM
3. 2026-06-16
   days on market $190,000 Active 147 DOM
4. 2026-06-15
   days on market $190,000 Active 146 DOM
5. 2026-06-13
   days on market $190,000 Active 144 DOM
6. 2026-06-13
   days on market $190,000 Active 143 DOM
7. 2026-06-09
   days on market $190,000 Active 140 DOM
8. 2026-06-08
   days on market $190,000 Active 139 DOM
9. 2026-06-07
   days on market $190,000 Active 138 DOM
10. 2026-06-04
    days on market $190,000 Active 135 DOM
11. 2026-06-03
    days on market $190,000 Active 134 DOM
12. 2026-06-02
    days on market $190,000 Active 133 DOM
13. 2026-06-01
    days on market $190,000 Active 132 DOM
14. 2026-05-31
    days on market $190,000 Active 131 DOM
15. 2026-01-20
    listed $190,000 Active 699-char remark

    Show marketing remark (699 chars)

    Great opportunity to own an Affordable Home on a Corner Lot located in the community of Yermo. This Single-Story property offers 3 Bedrooms and 2 Bathrooms on a spacious lot, providing a Functional Layout and room for future potential. The home features a Roof approximately 15+ Years Old and a Recently Updated Evaporative (Swamp) Cooler. Well-suited for Investors or First-Time Buyers looking for value and long-term potential in today’s market. Conveniently located with Easy Access to I-15 and just a Short Drive to Barstow, offering nearby shopping, dining, and services. Don’t miss this great opportunity to own a well-located property with strong potential at an Attainable Price.

16. 2007-11-17
    historical
17. 2007-07-01
    price $169,000
18. 2007-05-18
    listed $179,900
19. 1999-07-01
    soldstatus $47,000
20. 1994-11-30
    soldstatus $32,500

ⓘ 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: $952 · $79/mo
• Projected year-2 tax: $1,444 · $120/mo
• Expected delta: +$492/yr (+$41/mo · 51.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 6 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,005
• − Mortgage interest: −$10,643
• − Property taxes: −$952
• − Insurance: −$950
• − Repairs & maintenance: −$1,360
• − Management: −$1,360
• − Depreciation: −$5,527
• Taxable loss: −$3,789
• Est. tax savings @ 24.0%: +$909
• After-tax cash flow: $484/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: Silver Valley Unified
• NCES district ID: 0636820
• Math proficiency: 23% ▼ -12.00%
• Reading proficiency: 39% ▼ -12.00%
• Median HH income: $48,754
• Composite: 26.85/100
• National rank: #7105
• State rank: #323 of 517 in CA

Livability — Yermo

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Yermo, CA
• Population (ZIP): 1,657

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: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 22% Two or more races 17% Asian 8%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: German 3% Italian 2% Iranian 1%
• Foreign-born: 19% · Canada
• Languages at home: 75% English-only · Arabic 12% Spanish 11% 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: ▲ 0.25%
• Current HPI: 306.9731
• Rent YoY: —
• Metro: —
• 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

+484.6% since first listed

6 events — show timeline

• 2026-01-20 Listed $190,000 CRMLS
• 2007-11-17 Listing Removed — CRMLS
• 2007-07-01 Price Changed $169,000 CRMLS
• 2007-05-18 Listed $179,900 CRMLS
• 1999-07-01 Sold (Public Records) $47,000 Public Records
• 1994-11-30 Sold (Public Records) $32,500 Public Records

Property tax history

+2.0%/yr

Latest (2025): $952 · +1.8% YoY. Source: county tax records.