6042 Milne Rd · Homestead Valley, CA 92285

$250,000

3 bd · 1.0 ba · 590 sqft · Other public records · 156 Days on market

Built 1961 5.00 ac lot $424/sqft · 373% above area

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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).

• Appreciation +10.0/10.0
• Cash flow +8.5/30.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Schools +2.2/10.0
• 1% rule +1.4/10.0

Listing remarks MLS

Welcome to Johnson Valley. This 5 acre property offers 2 dwellings with 3 spacious bedrooms and l. 5 bathrooms at a total of 1341 square feet. The property includes fantastic neighbors, some full time and some weekenders. From the view deck you can see all the way to Means Dry Lake, home of "King of the Hammers". Surrounded on 3 sides by BLM land, you don't have any next door neighbors. Enjoy relaxing on the concrete patio. The fence offers security and keeps your pet safe with plenty of room to run and explore. 15 minute bike ride to Giant Rock or the Lake bed, with the privacy of local living. Become a member of the Johnson Valley Improvement Association and have breakfast with your neighbors ever Saturday morning. Take a quick drive to Joshua Tree and take in the Farmers Market, swap meet, or a hike. Don't miss this opportunity to own a piece of the Desert and everything it has to offer. CABIN: 571 sq. ft. -1 bedroom -1/2 bath -open living, dining, & kitchen area 20 gallon water heater SINGLE WIDE TRAILOR: 770 sq. ft. 2 bedroom, -Full bath -Living room -Dining & Kitchen 30 gallon water heater -New water resistant laminate floor in living room, dining/kitchen. 2 x20' and, 1 x 40" cargo containers w/ electricty. New Hauled water tank. Septic and internet run.

Key facts

• 2 dwellings
• View deck
• Concrete patio

Tags

• 5 ACRE PROPERTY
• 2 DWELLINGS
• VIEW DECK
• CONCRETE PATIO
• FENCE OFFERS SECURITY
• NEW HAULED WATER TANK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $250k.

Deal economics

• At list price, monthly cash flow is $-221 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (15.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (35.5% below list).
• Recommended offer: $161k (35.5% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.7% in Homestead 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 49/100 on livability (#1,167 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: schools F, amenities F, commute F.
• 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: 198 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 $27k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• San Bernardino County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $5k; list at $250k implies a 4900% 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 $161,162 (35.5% 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 156 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Built in 1961 — 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. 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?
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: 0.64% ✗
• Cap rate: 5.23%
• Cash-on-cash: -3.79%
• DSCR: 0.83
• GRM: 12.9

CMA / ARV

• ARV (median comp): $120,000
• List price: $250,000
• Delta: 108.33%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.6%
• Equity multiple: 2.74×
• Total profit: $121,966
• Equity at exit: $225,220

10-year hold

• IRR: 19.4%
• Equity multiple: 6.29×
• Total profit: $369,999
• Equity at exit: $485,695

Cash invested: $70,000 (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 92285

• Home prices YoY: 31.4%
• Active inventory: 198
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $1,612 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$79 /mo · $947/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $-221

Break-even live

Break-even rent $1,891

Max offer price $210,972

Occupancy floor —

Sensitivity live

Price	-10% $-79	-5% $-150	+0% $-221	+5% $-292	+10% $-362
Rent	-10% $-348	-5% $-285	+0% $-221	+5% $-157	+10% $-94
Rate	-1.0pp $-95	-0.5pp $-157	base $-221	+0.5pp $-286	+1.0pp $-352

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $250,000 Active 156 DOM
2. 2026-06-18
   days on market $250,000 Active 153 DOM
3. 2026-06-17
   days on market $250,000 Active 152 DOM
4. 2026-06-16
   days on market $250,000 Active 151 DOM
5. 2026-06-15
   days on market $250,000 Active 150 DOM
6. 2026-06-13
   days on market $250,000 Active 148 DOM
7. 2026-06-13
   days on market $250,000 Active 147 DOM
8. 2026-06-09
   days on market $250,000 Active 144 DOM
9. 2026-06-08
   days on market $250,000 Active 143 DOM
10. 2026-06-07
    days on market $250,000 Active 142 DOM
11. 2026-06-04
    days on market $250,000 Active 139 DOM
12. 2026-06-03
    days on market $250,000 Active 138 DOM
13. 2026-06-02
    days on market $250,000 Active 137 DOM
14. 2026-06-01
    days on market $250,000 Active 136 DOM
15. 2026-05-31
    days on market $250,000 Active 135 DOM
16. 2026-01-16
    listed $250,000 Active 1307-char remark

    Show marketing remark (1307 chars)

    Welcome to Johnson Valley. This 5 acre property offers 2 dwellings with 3 spacious bedrooms and l. 5 bathrooms at a total of 1341 square feet. The property includes fantastic neighbors, some full time and some weekenders. From the view deck you can see all the way to Means Dry Lake, home of "King of the Hammers". Surrounded on 3 sides by BLM land, you don't have any next door neighbors. Enjoy relaxing on the concrete patio. The fence offers security and keeps your pet safe with plenty of room to run and explore. 15 minute bike ride to Giant Rock or the Lake bed, with the privacy of local living. Become a member of the Johnson Valley Improvement Association and have breakfast with your neighbors ever Saturday morning. Take a quick drive to Joshua Tree and take in the Farmers Market, swap meet, or a hike. Don't miss this opportunity to own a piece of the Desert and everything it has to offer. CABIN: 571 sq. ft. -1 bedroom -1/2 bath -open living, dining, & kitchen area 20 gallon water heater SINGLE WIDE TRAILOR: 770 sq. ft. 2 bedroom, -Full bath -Living room -Dining & Kitchen 30 gallon water heater -New water resistant laminate floor in living room, dining/kitchen. 2 x20' and, 1 x 40" cargo containers w/ electricty. New Hauled water tank. Septic and internet run.

17. 1981-01-26
    soldstatus $5,000

ⓘ 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: $947 · $79/mo
• Projected year-2 tax: $1,900 · $158/mo
• Expected delta: +$953/yr (+$79/mo · 100.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥101°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,339
• − Mortgage interest: −$14,004
• − Property taxes: −$947
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,547
• − Management: −$1,547
• − Depreciation: −$7,273
• Taxable loss: −$7,228
• Est. tax savings @ 24.0%: +$1,735
• After-tax cash flow: $-916/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 — Homestead Valley

• Score: 49/100
• State rank: #1167
• US rank: #25885

Category grades

Amenities F Commute F Cost of living C+ Crime B- Employment F Housing A+ Health & safety F User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,914

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 (67%)
• Race & ethnicity: White 67% Hispanic / Latino 20% Two or more races 15% Black 4% Native American 4% Asian 2%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Italian 6% Romanian 3% Iranian 2%
• Foreign-born: 8% · Canada, Philippines
• Languages at home: 82% English-only · Spanish 16%

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: ▲ 128.05%
• Current HPI: 536.4822
• 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

+4900.0% since first listed

2 events — show timeline

• 2026-01-16 Listed $250,000 CRMLS
• 1981-01-26 Sold (Public Records) $5,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $947 · +3.4% YoY. Source: county tax records.