7425 Church St #61 · Yucca Valley, CA 92284

$29,999

2 bd · 2.0 ba · 1,248 sqft · Manufactured · 45 Days on market

Built 1976 $24/sqft · 38% below area Est $48k · 38% under ↓ 33% since listing

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 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

Welcome to easy desert living in Yucca Valley’s desirable 55+ community of Aztec Estates. This charming double-wide mobile home offers comfort, convenience, and a relaxed lifestyle in a peaceful setting. A covered front porch creates a warm and inviting entry, perfectly positioned to enjoy the iconic beauty of a mature Joshua Tree right out front. The home also features covered, fenced parking and a wheelchair ramp for added accessibility and ease. Inside, you’ll find a light-filled, open floorplan with a spacious living and dining area, complete with built-in cabinetry and sliding glass doors that lead out to the front patio—ideal for enjoying morning coffee or desert sun

Key facts

• Covered front porch
• Built-in cabinetry
• Front patio

Tags

• COVERED FRONT PORCH
• COVERED FENCED PARKING
• OPEN FLOORPLAN
• BUILT-IN CABINETRY
• SLIDING GLASS DOORS
• FRONT PATIO

Property features AI

Finance

• Other: Park name: Aztec Estates; Directions: From Hwy 62 take church south, then turn into Aztec Estates gate
• Financial info: Land lease of $630
• HOA & community: Part of an association; Senior community; Community features include rural setting, hiking, BLM/national forest access, and nearby park; Manager approval required

Exterior

• Parking: Located in Aztec Estates (park name)
• Utilities: Electricity connected; Water connected (district/public); Public sewer
• Home design: Single-story mobile home (mobile home remains); Mobile dimensions approximately 52' x 24'
• Construction: Year built: source listed as other
• Exterior features: In-ground community pool; Lot is rectangular

Interior

• Kitchen: Gas range
• Bedrooms: Entry level bedroom(s)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Evaporative cooling
• Interior features: One-level home; Entry on main level; Community heated spa
• Laundry & utility: Indoor laundry with washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $30k.

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 $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.
• Cap rate 53.7% 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 36% 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 $207 of loan paydown is wiped out by about $900 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $10k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $29,099 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 5.88% ✓
• Cap rate: 53.71%
• Cash-on-cash: 169.33%
• DSCR: 8.53
• GRM: 1.4

CMA / ARV

• ARV (median comp): $48,380
• List price: $29,999
• Delta: -37.99%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7501 Palm Ave #74	0.25mi	2/2.0	1,248 (0%)	2mo	$37,000	$30	87
7425 Church St #111	0.00mi	2/2.0	1,344 (+8%)	2mo	$47,500	$35	85
7501 Palm Ave #103	0.25mi	2/2.0	1,248 (0%)	6mo	$46,000	$37	84
7425 Church St #67	0.05mi	2/2.0	1,344 (+8%)	6mo	$64,997	$48	80
7425 Church St Spc 104	0.00mi	2/2.0	1,340 (+7%)	14mo	$69,900	$52	76
7425 Church St #28	0.00mi	3/2.0 (+1)	1,404 (+12%)	1mo	$63,500	$45	73
7425 Church St #149	0.12mi	2/2.0	1,420 (+14%)	0mo	$39,997	$28	71
7501 Palm Ave #165	0.25mi	2/2.0	1,344 (+8%)	9mo	$50,000	$37	68
56254 29 Palms Hwy #22	0.61mi	3/2.0 (+1)	1,248 (0%)	7mo	$96,000	$77	61
56254 29 Palms Hwy #16	0.62mi	2/2.0	1,200 (-4%)	8mo	$51,000	$43	58
56254 29 Palms Hwy #116	0.61mi	2/2.0	1,152 (-8%)	9mo	$45,000	$39	51
7501 Palm Ave #179	0.28mi	2/2.0	1,430 (+15%)	14mo	$100,000	$70	51

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: —
• Equity multiple: 9.65×
• Total profit: $72,664
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 21.12×
• Total profit: $169,020
• Equity at exit: $2,594

Cash invested: $8,400 (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: 1.4×

Monthly cashflow live

• Estimated rent: $1,763 high
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$37 /mo · $450/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $1,185

Break-even live

Break-even rent $262

Max offer price $29,999

Occupancy floor 28%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7496 Church St Yucca Valley, CA	2.0	2.0	987	$1,850	$1.87	18d	1	0.23mi
7389 Cibola Trl Unit B Yucca Valley, CA	2.0	1.0	750	$1,100	$1.47	14d	1	0.28mi
7616 Apache Trl Yucca Valley, CA	2.0	1.0	1008	$1,900	$1.88	43d	1	0.54mi
7028 Cholla Ave Yucca Valley, CA	3.0	2.0	1200	$1,895	$1.58	4d	1	0.59mi
6963 Tamarisk Ave Yucca Valley, CA	3.0	2.0	1200	$1,500	$1.25	18d	1	0.67mi
6936 Grand Ave Yucca Valley, CA	2.0	1.0	785	$1,600	$2.04	18d	1	0.78mi
7154 Barberry Ave Unit A Yucca Valley, CA	3.0	2.0	1100	$2,049	$1.86	18d	1	0.80mi
56565 Sunnyslope Dr Yucca Valley, CA	3.0	2.0	1000	$1,800	$1.80	43d	1	0.80mi
56594 Joshua Dr Yucca Valley, CA	3.0	2.0	1307	$2,250	$1.72	43d	1	0.83mi
57004 Antelope Trl Yucca Valley, CA	2.0	2.0	1143	$2,050	$1.79	43d	1	0.84mi
7330 Dumosa Ave Unit 7330 Yucca Valley, CA	2.0	1.0	750	$1,195	$1.59	2d	1	0.90mi
7453 Dumosa Ave Yucca Valley, CA	3.0	2.0	1394	$2,200	$1.58	43d	1	0.92mi
56769 Joshua Dr Yucca Valley, CA	1.0	1.0	1000	$1,000	$1.00	10d	1	0.95mi
7420 Geronimo Trl Yucca Valley, CA	3.0	1.0	1280	$1,700	$1.33	43d	1	0.99mi
56615 Bonanza Dr Yucca Valley, CA	2.0	1.5	1342	$1,900	$1.42	16d	1	1.03mi
56811 Desert Gold Dr Yucca Valley, CA	3.0	2.0	1375	$2,095	$1.52	43d	1	1.24mi
57472 Primrose Dr Unit 3 Yucca Valley, CA	2.0	2.0	1020	$1,600	$1.57	43d	1	1.37mi

Listing history 29 events

1. 2026-06-18
   days on market $29,999 Active 45 DOM
2. 2026-06-17
   days on market $29,999 Active 44 DOM
3. 2026-06-16
   days on market $29,999 Active 43 DOM
4. 2026-06-15
   days on market $29,999 Active 42 DOM
5. 2026-06-13
   days on market $29,999 Active 40 DOM
6. 2026-06-13
   days on market $29,999 Active 39 DOM
7. 2026-06-09
   days on market $29,999 Active 36 DOM
8. 2026-06-08
   days on market $29,999 Active 35 DOM
9. 2026-06-07
   pricedays on market $29,999 Active 34 DOM
10. 2026-06-04
    days on market $34,999 Active 31 DOM
11. 2026-06-03
    days on market $34,999 Active 30 DOM
12. 2026-06-02
    days on market $34,999 Active 29 DOM
13. 2026-06-01
    days on market $34,999 Active 28 DOM
14. 2026-05-31
    days on market $34,999 Active 27 DOM
15. 2026-05-04
    listed $39,999 Active 1866-char remark
16. 2026-04-08
    historical
17. 2026-03-25
    status Active
18. 2026-03-18
    historical Active Under Contract
19. 2026-01-23
    price $39,250
20. 2026-01-07
    listed $48,500 Active
21. 2025-12-31
    historical
22. 2025-08-31
    historical
23. 2025-07-03
    price $48,500
24. 2025-05-24
    listed $48,500 Active
25. 2025-05-24
    listed $49,900 Active
26. 2023-11-16
    soldstatus $42,900 Closed Sale
27. 2023-10-30
    historical Active Under Contract
28. 2023-10-02
    price $42,900
29. 2023-07-06
    listed $44,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 19 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: $21,153
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$150
• − Repairs & maintenance: −$1,692
• − Management: −$1,692
• − Depreciation: −$873
• Taxable income: $14,616
• Est. tax owed @ 24.0%: −$3,508
• After-tax cash flow: $10,715/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

-33.2% since first listed

17 events — show timeline

• 2026-06-05 Price Changed $29,999 CRMLS
• 2026-05-26 Price Changed $34,999 CRMLS
• 2026-05-04 Listed $39,999 CRMLS
• 2026-04-08 Listing Removed — GPSMLS
• 2026-03-25 Relisted — GPSMLS
• 2026-03-18 Contingent — GPSMLS
• 2026-01-23 Price Changed $39,250 GPSMLS
• 2026-01-07 Listed $48,500 GPSMLS
• 2025-12-31 Listing Removed — GPSMLS
• 2025-08-31 Listing Removed — GPSMLS
• 2025-07-03 Price Changed $48,500 GPSMLS
• 2025-05-24 Listed $49,900 GPSMLS
• 2025-05-24 Listed $48,500 GPSMLS
• 2023-11-16 Sold (MLS) $42,900 CRMLS
• 2023-10-30 Contingent — CRMLS
• 2023-10-02 Price Changed $42,900 CRMLS
• 2023-07-06 Listed $44,900 CRMLS