73624 Sunnyvale · Twentynine Palms, CA 92277

$589,000

8 bd · 8.0 ba · 3,808 sqft · MultiFamily public records · 27 Days on market

Built 1985 0.47 ac lot Est $571k · 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 +21.0/30.0
• DSCR +6.7/10.0
• ARV discount +6.1/15.0
• 1% rule +4.5/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Each of these apartments are 2 bedroom and 2 bathroom. Two of them have a fireplace in the living room. Each apartment has it's own garage. Owner pays water and trash. There is a laundry room with coin op appliances. All of these amenities make them easy to rent The ones without fireplaces are rented for $700.00. With fireplace $725.00

Key facts

• Strong rental demand
• Great rental appeal
• Newer roofing

Tags

• INVESTMENT OPPORTUNITY
• SPACIOUS UNITS
• STRONG INCOME POTENTIAL
• NEWER ROOFING
• GREAT RENTAL APPEAL
• STRONG RENTAL DEMAND

Property features AI

Finance

• Other: Property contains 4 residential units totaling 3,808 building area; No ADU on property; Common wall: 1 common wall
• Financial info: Total actual rent collected: $4,215; Gross scheduled/gross income: $50,580; Net operating income: $30,897; Operating expenses: $19,683; Insurance expense: $4,830; Water and sewer expense: $1,200; Trash expense: $1,200; All four units are leased
• HOA & community: Subject to rent control

Exterior

• Parking: Total of 8 parking spaces; 4 uncovered spaces; Garage spaces: 4 (each unit includes 1 garage space); Paved driveway with uphill slope from street; Driveway and single garage doors
• Security: Carbon monoxide and smoke detectors
• Utilities: District/public water; Septic tank sewer; Natural gas connected and available; Cable available; Separate electric meters for each unit (4); Separate gas meters for each unit (4); One separate water meter for property
• Home design: Attached property; Single-story (one story); Two buildings on the parcel
• Construction: Built (year from public records); Stucco exterior; Composition/shingle roof; Concrete slab foundation
• Exterior features: Storage building on property; Fenced yard (average condition); Desert front and desert back lot features; 0–1 unit per acre neighborhood character; No pool; Has a view

Interior

• Kitchen: Garbage disposal; Refrigerator; Gas range and gas oven; Dishwasher
• Bedrooms: All bedrooms located on the main level; Four units total, each with 2 bedrooms
• Flooring: Carpet; Wood flooring
• Bathrooms: Each unit has 2 bathrooms (1 full and 1 three-quarter)
• Heating & cooling: Natural gas heating; Wall heater(s); Evaporative cooling
• Interior features: One-level home; Entry at ground level; Carbon monoxide and smoke detectors; Living room with fireplace; Galley kitchen layout; All bedrooms on main level
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/2.0-bath units multifamily listed at $589k.

Deal economics

• At list price, monthly cash flow is $832 ($10k/yr) — positive. Per door: $208/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $562k (4.7% below list).
• Recommended offer: $562k (4.7% below list) — sets the bar for 1% rule.
• Cap rate 8.0% vs local median 4.3% 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); 734 active listings in the ZIP; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• At $5,615/mo this rent would consume 111% 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 $4k of loan paydown is wiped out by about $18k 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

• It's been on market 27 days — a 2% lower offer ($580k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 11y 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 $235k; list at $589k implies a 151% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $561,500 (4.7% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.95% ✗
• Cap rate: 7.99%
• Cash-on-cash: 6.06%
• DSCR: 1.27
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $571,200
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5827 Bagley Ave	0.16mi	8/4.0	4,168 (+10%)	7mo	$575,000	$138	55
73420 El Paseo Dr	0.32mi	8/4.0	4,168 (+10%)	20mo	$625,000	$150	36

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: -5.5%
• Equity multiple: 0.79×
• Total profit: $-34,321
• Equity at exit: $87,822

10-year hold

• IRR: 5.6%
• Equity multiple: 1.44×
• Total profit: $72,680
• Equity at exit: $50,926

Cash invested: $164,920 (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 92277

• Home prices YoY: -3.1%
• Rents YoY: 4.5%
• Active inventory: 734
• Price-to-rent: 35.0×

Monthly cashflow live

• Estimated rent: $5,615 high
• Mortgage (P&I): −$3,089
• Tax from tax record: −$269 /mo · $3,231/yr
• Insurance: −$245
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,179
• Net cashflow: $832

Break-even live

Break-even rent $4,561

Max offer price $589,000

Occupancy floor 80%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	2	$5,616
Total (4 units)			$5,615

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: $147,250
• Closing costs: $17,670
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-18
   days on market $589,000 Active 27 DOM
2. 2026-06-17
   days on market $589,000 Active 26 DOM
3. 2026-06-16
   days on market $589,000 Active 25 DOM
4. 2026-06-15
   days on market $589,000 Active 24 DOM
5. 2026-06-13
   days on market $589,000 Active 22 DOM
6. 2026-06-13
   days on market $589,000 Active 21 DOM
7. 2026-06-09
   days on market $589,000 Active 18 DOM
8. 2026-06-08
   days on market $589,000 Active 17 DOM
9. 2026-06-07
   days on market $589,000 Active 16 DOM
10. 2026-06-04
    days on market $589,000 Active 13 DOM
11. 2026-06-03
    days on market $589,000 Active 12 DOM
12. 2026-06-02
    days on market $589,000 Active 11 DOM
13. 2026-06-01
    days on market $589,000 Active 10 DOM
14. 2026-05-31
    days on market $589,000 Active 9 DOM
15. 2026-05-22
    listed $589,000 Active
16. 2024-04-18
    historical $1,195
17. 2024-04-10
    listed $1,195
18. 2024-04-10
    historical $1,195
19. 2023-12-28
    listed $1,195
20. 2016-06-01
    soldstatus $235,000 337-char remark

    Show marketing remark (338 chars)

    Each of these apartments are 2 bedroom and 2 bathroom. Two of them have a fireplace in the living room. Each apartment has it's own garage. Owner pays water and trash. There is a laundry room with coin op appliances. All of these amenities make them easy to rent The ones without fireplaces are rented for $700.00. With fireplace $725.00

21. 2016-06-01
    soldstatus $235,000 Closed Sale 338-char remark

    Show marketing remark (338 chars)

    Each of these apartments are 2 bedroom and 2 bathroom. Two of them have a fireplace in the living room. Each apartment has it's own garage. Owner pays water and trash. There is a laundry room with coin op appliances. All of these amenities make them easy to rent The ones without fireplaces are rented for $700.00. With fireplace $725.00

22. 2016-06-01
    soldstatus $235,000

    Show marketing remark (338 chars)

    Each of these apartments are 2 bedroom and 2 bathroom. Two of them have a fireplace in the living room. Each apartment has it's own garage. Owner pays water and trash. There is a laundry room with coin op appliances. All of these amenities make them easy to rent The ones without fireplaces are rented for $700.00. With fireplace $725.00

23. 2016-05-20
    status Pending Sale 338-char remark

    Show marketing remark (338 chars)

    Each of these apartments are 2 bedroom and 2 bathroom. Two of them have a fireplace in the living room. Each apartment has it's own garage. Owner pays water and trash. There is a laundry room with coin op appliances. All of these amenities make them easy to rent The ones without fireplaces are rented for $700.00. With fireplace $725.00

24. 2016-05-04
    status Active 338-char remark

    Show marketing remark (338 chars)

    Each of these apartments are 2 bedroom and 2 bathroom. Two of them have a fireplace in the living room. Each apartment has it's own garage. Owner pays water and trash. There is a laundry room with coin op appliances. All of these amenities make them easy to rent The ones without fireplaces are rented for $700.00. With fireplace $725.00

25. 2016-04-18
    status Pending Sale 338-char remark

    Show marketing remark (338 chars)

    Each of these apartments are 2 bedroom and 2 bathroom. Two of them have a fireplace in the living room. Each apartment has it's own garage. Owner pays water and trash. There is a laundry room with coin op appliances. All of these amenities make them easy to rent The ones without fireplaces are rented for $700.00. With fireplace $725.00

26. 2016-03-23
    status Active 338-char remark

    Show marketing remark (338 chars)

    Each of these apartments are 2 bedroom and 2 bathroom. Two of them have a fireplace in the living room. Each apartment has it's own garage. Owner pays water and trash. There is a laundry room with coin op appliances. All of these amenities make them easy to rent The ones without fireplaces are rented for $700.00. With fireplace $725.00

27. 2016-03-10
    status Pending Sale 338-char remark

    Show marketing remark (338 chars)

    Each of these apartments are 2 bedroom and 2 bathroom. Two of them have a fireplace in the living room. Each apartment has it's own garage. Owner pays water and trash. There is a laundry room with coin op appliances. All of these amenities make them easy to rent The ones without fireplaces are rented for $700.00. With fireplace $725.00

28. 2016-03-09
    listed $255,000 Active 338-char remark

    Show marketing remark (337 chars)

    Each of these apartments are 2 bedroom and 2 bathroom. Two of them have a fireplace in the living room. Each apartment has it's own garage. Owner pays water and trash. There is a laundry room with coin op appliances. All of these amenities make them easy to rent The ones without fireplaces are rented for $700.00. With fireplace $725.00

29. 2016-03-09
    listed $255,000 337-char remark

    Show marketing remark (337 chars)

    Each of these apartments are 2 bedroom and 2 bathroom. Two of them have a fireplace in the living room. Each apartment has it's own garage. Owner pays water and trash. There is a laundry room with coin op appliances. All of these amenities make them easy to rent The ones without fireplaces are rented for $700.00. With fireplace $725.00

30. 2015-09-09
    soldstatus $130,000 Closed Sale
31. 2015-09-09
    soldstatus $130,000
32. 2015-09-09
    soldstatus $130,000
33. 2015-07-13
    historical
34. 2015-07-13
    listed $125,000
35. 2015-07-13
    listed $125,000
36. 2004-09-29
    soldstatus $255,000
37. 1992-12-03
    soldstatus $171,500

ⓘ 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: $3,231 · $269/mo
• Projected year-2 tax: $4,476 · $373/mo
• Expected delta: +$1,245/yr (+$104/mo · 38.5%)

ⓘ 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 ≥106°F today · 21 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: $67,380
• − Mortgage interest: −$32,993
• − Property taxes: −$3,231
• − Insurance: −$2,945
• − Repairs & maintenance: −$5,390
• − Management: −$5,390
• − Depreciation: −$17,135
• Taxable income: $295
• Est. tax owed @ 24.0%: −$71
• After-tax cash flow: $9,918/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

+243.4% since first listed

23 events — show timeline

• 2026-05-22 Listed $589,000 CRMLS
• 2024-04-18 Rental Removed $1,195 APPFOLIO
• 2024-04-10 Listed for Rent $1,195 APPFOLIO
• 2024-04-10 Rental Removed $1,195 APPFOLIO
• 2023-12-28 Listed for Rent $1,195 APPFOLIO
• 2016-06-01 Sold (Public Records) $235,000 Public Records
• 2016-06-01 Sold (MLS) $235,000 CRMLS
• 2016-06-01 Sold (MLS) $235,000 SDMLS
• 2016-05-20 Pending — CRMLS
• 2016-05-04 Relisted — CRMLS
• 2016-04-18 Pending — CRMLS
• 2016-03-23 Relisted — CRMLS
• 2016-03-10 Pending — CRMLS
• 2016-03-09 Listed $255,000 CRMLS
• 2016-03-09 Listed $255,000 SDMLS
• 2015-09-09 Sold (Public Records) $130,000 Public Records
• 2015-09-09 Sold (MLS) $130,000 SDMLS
• 2015-09-09 Sold (MLS) $130,000 CRMLS
• 2015-07-13 Listed $125,000 SDMLS
• 2015-07-13 Listed $125,000 CRMLS
• 2015-07-13 Listing Removed — CRMLS
• 2004-09-29 Sold (Public Records) $255,000 Public Records
• 1992-12-03 Sold (Public Records) $171,500 Public Records

Property tax history

-0.0%/yr

Latest (2025): $3,231 · +5.1% YoY. Source: county tax records.