1087 Sunrise Ave · Twentynine Palms, CA 92277

$149,000

2 bd · 1.0 ba · 1,289 sqft · SingleFamily public records · 165 Days on market

Built 1958 5.00 ac lot $116/sqft · 50% below area

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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 +22.7/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +6.4/10.0
• 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 MLS

Moderate Fixer with 3 bedrooms and 2 bath that needs some of that ol' fashioned elbow grease and inner vision of an ideal desert retreat. Zoned Single Family Residential, so there is a possible future as a Short Term Rental. Close to the Marine Base, yet has that remote atmosphere sitting on 5 flat acres in Desert Heights with plenty of privay. Partially fenced.

Key facts

• Partially fenced
• 5 flat acres
• 5 acre lot

Tags

• 5 FLAT ACRES
• PARTIALLY FENCED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $131k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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).
• This rent runs 33% of the median local income ($61k/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 $1k of loan paydown is wiped out by about $4k 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 165 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $36k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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: 1.14% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.39%
• DSCR: 1.33
• GRM: 7.3

CMA / ARV

• ARV (median comp): $298,900
• List price: $149,000
• Delta: -50.15%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -3.3%
• Equity multiple: 0.87×
• Total profit: $-5,218
• Equity at exit: $22,216

10-year hold

• IRR: 8.1%
• Equity multiple: 1.66×
• Total profit: $27,378
• Equity at exit: $12,883

Cash invested: $41,720 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,698 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$241 /mo · $2,896/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $257

Break-even live

Break-even rent $1,373

Max offer price $149,000

Occupancy floor 80%

Sensitivity live

Price	-10% $341	-5% $299	+0% $257	+5% $215	+10% $172
Rent	-10% $123	-5% $190	+0% $257	+5% $324	+10% $391
Rate	-1.0pp $332	-0.5pp $295	base $257	+0.5pp $218	+1.0pp $179

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $149,000 Active 165 DOM
2. 2026-06-18
   days on market $149,000 Active 162 DOM
3. 2026-06-17
   days on market $149,000 Active 161 DOM
4. 2026-06-16
   days on market $149,000 Active 160 DOM
5. 2026-06-15
   days on market $149,000 Active 159 DOM
6. 2026-06-13
   days on market $149,000 Active 157 DOM
7. 2026-06-13
   pricedays on market $149,000 Active 156 DOM
8. 2026-06-09
   days on market $160,000 Active 153 DOM
9. 2026-06-08
   days on market $160,000 Active 152 DOM
10. 2026-06-07
    days on market $160,000 Active 151 DOM
11. 2026-06-04
    days on market $160,000 Active 148 DOM
12. 2026-06-03
    days on market $160,000 Active 147 DOM
13. 2026-06-02
    days on market $160,000 Active 146 DOM
14. 2026-06-01
    days on market $160,000 Active 145 DOM
15. 2026-05-31
    days on market $160,000 Active 144 DOM
16. 2026-04-20
    price $160,000 364-char remark

    Show marketing remark (364 chars)

    Moderate Fixer with 3 bedrooms and 2 bath that needs some of that ol' fashioned elbow grease and inner vision of an ideal desert retreat. Zoned Single Family Residential, so there is a possible future as a Short Term Rental. Close to the Marine Base, yet has that remote atmosphere sitting on 5 flat acres in Desert Heights with plenty of privay. Partially fenced.

17. 2026-01-07
    listed $185,000 Active 364-char remark

    Show marketing remark (364 chars)

    Moderate Fixer with 3 bedrooms and 2 bath that needs some of that ol' fashioned elbow grease and inner vision of an ideal desert retreat. Zoned Single Family Residential, so there is a possible future as a Short Term Rental. Close to the Marine Base, yet has that remote atmosphere sitting on 5 flat acres in Desert Heights with plenty of privay. Partially fenced.

18. 2025-01-08
    historical
19. 2025-01-03
    listed $249,000 Active
20. 2023-10-19
    historical
21. 2023-09-28
    listed $249,900 Active
22. 2022-08-05
    price $1,000
23. 2022-08-03
    historical
24. 2022-07-06
    price $239,000
25. 2022-06-03
    price $249,000
26. 2022-04-22
    listed $250,000 Active
27. 2006-08-14
    soldstatus $152,000
28. 2006-08-14
    soldstatus $152,000

ⓘ 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: $2,896 · $241/mo
• Projected year-2 tax: $2,896 · $241/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 D · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 19 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: $20,378
• − Mortgage interest: −$8,346
• − Property taxes: −$2,896
• − Insurance: −$745
• − Repairs & maintenance: −$1,630
• − Management: −$1,630
• − Depreciation: −$4,335
• Taxable income: $796
• Est. tax owed @ 24.0%: −$191
• After-tax cash flow: $2,890/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

+5.3% since first listed

13 events — show timeline

• 2026-04-20 Price Changed $160,000 CRMLS
• 2026-01-07 Listed $185,000 CRMLS
• 2025-01-08 Listing Removed — CRMLS
• 2025-01-03 Listed $249,000 CRMLS
• 2023-10-19 Listing Removed — CRMLS
• 2023-09-28 Listed $249,900 CRMLS
• 2022-08-05 Price Changed $1,000 RENT.
• 2022-08-03 Listing Removed — CRMLS
• 2022-07-06 Price Changed $239,000 CRMLS
• 2022-06-03 Price Changed $249,000 CRMLS
• 2022-04-22 Listed $250,000 CRMLS
• 2006-08-14 Sold (Public Records) $152,000 Public Records
• 2006-08-14 Sold (Public Records) $152,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $2,896 · +19.2% YoY. Source: county tax records.