3376 Sunlight Rd · Twentynine Palms, CA 92277

$185,000

1 bd · 1.0 ba · 1,121 sqft · SingleFamily public records · 322 Days on market

Built 1957 2.10 ac lot $165/sqft · 13% below area Est $213k · 13% under

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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).

• ARV discount +13.4/15.0
• Cash flow +13.3/30.0
• DSCR +4.0/10.0
• Rent growth +3.6/5.0
• Livability +3.0/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fixer-upper with amazing mountain views, perfect for anyone looking for a project, a weekend warrior getaway, or a property to make their own. Located on a city-maintained road, this property had a new septic system and leach lines installed just two years ago, has power on site, and water is hauled, has a functional water tank that includes a pump replaced less than a year ago. Featuring three bedrooms and three bathrooms (tax records show two bedrooms and one bathroom—buyer to verify permits and property details), this is a great opportunity to add your personal touch and design your own desert escape. Property is being sold as-is, offering plenty of potential to create a relaxing retreat away from the city or a place to call home.

Key facts

• Pump replaced
• New septic system
• Mountain views

Tags

• MOUNTAIN VIEWS
• NEW SEPTIC SYSTEM
• POWER ON SITE
• FUNCTIONAL WATER TANK
• PUMP REPLACED

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $1 ($11/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (24.3% below list).
• Recommended offer: $140k (24.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: amenities F, employment D-, health & safety 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.
• Zoned schools: Twentynine Palms Elementary (math 10% / reading 24%, grade F, #1,335 of 1,571 statewide, top 85%, 548 students, 47% FRL); Twentynine Palms Junior High (math 17% / reading 39%, grade F, #236 of 498 statewide, top 48%, 413 students, 63% FRL); Twentynine Palms High (math 32% / reading 62%, grade D-, #389 of 1,170 statewide, top 35%, 729 students, 66% FRL) — zoned schools at 59% FRL track the district average.
• Market conditions: Rents rising fast (+4.5%/yr); 754 active listings in the ZIP; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 322 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $44k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $185k implies a 561% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,087 (24.3% below list)

Questions for the listing agent

1. It's been on market 322 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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. 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: 0.76% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.02%
• DSCR: 1.00
• GRM: 11.0

CMA / ARV

• ARV (median comp): $213,043
• List price: $185,000
• Delta: -13.16%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
81320 Brown Rd	0.42mi	2/1.0 (+1)	964 (-14%)	3mo	$268,000	$278	49
80950 Witt Rd	0.46mi	1/1.0	960 (-14%)	18mo	$235,000	$245	39

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: -14.9%
• Equity multiple: 0.46×
• Total profit: $-27,929
• Equity at exit: $27,584

10-year hold

• IRR: -4.4%
• Equity multiple: 0.69×
• Total profit: $-15,824
• Equity at exit: $15,995

Cash invested: $51,800 (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: 754
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,401 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$58 /mo · $702/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $1

Break-even live

Break-even rent $1,400

Max offer price $185,000

Occupancy floor 95%

Sensitivity live

Price	-10% $106	-5% $53	+0% $1	+5% $-51	+10% $-104
Rent	-10% $-110	-5% $-54	+0% $1	+5% $56	+10% $112
Rate	-1.0pp $94	-0.5pp $48	base $1	+0.5pp $-47	+1.0pp $-96

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-15
   days on market $185,000 Active 322 DOM
2. 2026-06-13
   days on market $185,000 Active 320 DOM
3. 2026-06-13
   days on market $185,000 Active 319 DOM
4. 2026-06-09
   days on market $185,000 Active 316 DOM
5. 2026-06-08
   days on market $185,000 Active 315 DOM
6. 2026-06-08
   status $185,000 Active 314 DOM
7. 2026-06-07
   days on market $185,000 Active Under Contract 314 DOM
8. 2026-06-04
   days on market $185,000 Active Under Contract 311 DOM
9. 2026-06-03
   days on market $185,000 Active Under Contract 310 DOM
10. 2026-06-02
    days on market $185,000 Active Under Contract 309 DOM
11. 2026-06-01
    days on market $185,000 Active Under Contract 308 DOM
12. 2026-05-31
    days on market $185,000 Active Under Contract 307 DOM
13. 2025-12-16
    price $185,000 749-char remark

    Show marketing remark (749 chars)

    Fixer-upper with amazing mountain views, perfect for anyone looking for a project, a weekend warrior getaway, or a property to make their own. Located on a city-maintained road, this property had a new septic system and leach lines installed just two years ago, has power on site, and water is hauled, has a functional water tank that includes a pump replaced less than a year ago. Featuring three bedrooms and three bathrooms (tax records show two bedrooms and one bathroom—buyer to verify permits and property details), this is a great opportunity to add your personal touch and design your own desert escape. Property is being sold as-is, offering plenty of potential to create a relaxing retreat away from the city or a place to call home.

14. 2025-12-16
    status Active 749-char remark

    Show marketing remark (749 chars)

    Fixer-upper with amazing mountain views, perfect for anyone looking for a project, a weekend warrior getaway, or a property to make their own. Located on a city-maintained road, this property had a new septic system and leach lines installed just two years ago, has power on site, and water is hauled, has a functional water tank that includes a pump replaced less than a year ago. Featuring three bedrooms and three bathrooms (tax records show two bedrooms and one bathroom—buyer to verify permits and property details), this is a great opportunity to add your personal touch and design your own desert escape. Property is being sold as-is, offering plenty of potential to create a relaxing retreat away from the city or a place to call home.

15. 2025-12-10
    status Pending Sale 749-char remark

    Show marketing remark (749 chars)

    Fixer-upper with amazing mountain views, perfect for anyone looking for a project, a weekend warrior getaway, or a property to make their own. Located on a city-maintained road, this property had a new septic system and leach lines installed just two years ago, has power on site, and water is hauled, has a functional water tank that includes a pump replaced less than a year ago. Featuring three bedrooms and three bathrooms (tax records show two bedrooms and one bathroom—buyer to verify permits and property details), this is a great opportunity to add your personal touch and design your own desert escape. Property is being sold as-is, offering plenty of potential to create a relaxing retreat away from the city or a place to call home.

16. 2025-07-22
    listed $229,000 Active 749-char remark

    Show marketing remark (749 chars)

    Fixer-upper with amazing mountain views, perfect for anyone looking for a project, a weekend warrior getaway, or a property to make their own. Located on a city-maintained road, this property had a new septic system and leach lines installed just two years ago, has power on site, and water is hauled, has a functional water tank that includes a pump replaced less than a year ago. Featuring three bedrooms and three bathrooms (tax records show two bedrooms and one bathroom—buyer to verify permits and property details), this is a great opportunity to add your personal touch and design your own desert escape. Property is being sold as-is, offering plenty of potential to create a relaxing retreat away from the city or a place to call home.

17. 2016-03-02
    historical 230-char remark

    Show marketing remark (230 chars)

    THIS IS A TRULY 'FIXER UPPER'. ADDITIONS MAY HAVE BEEN DONE WITHOUT THE BENEFIT OF BUILDING PERMITS. FOR INSTANCE; THE PROFILE SHOWS 1 BATH ROOM. I SAW 3 BATHS. HAUL WATER. I THINK THERE IS MORE SQ. FT. THAN SHOWN ON THE PROFILE.

18. 2016-02-29
    soldstatus $28,000 Closed Sale 230-char remark

    Show marketing remark (230 chars)

    THIS IS A TRULY 'FIXER UPPER'. ADDITIONS MAY HAVE BEEN DONE WITHOUT THE BENEFIT OF BUILDING PERMITS. FOR INSTANCE; THE PROFILE SHOWS 1 BATH ROOM. I SAW 3 BATHS. HAUL WATER. I THINK THERE IS MORE SQ. FT. THAN SHOWN ON THE PROFILE.

19. 2016-02-29
    soldstatus $28,000

    Show marketing remark (230 chars)

    THIS IS A TRULY 'FIXER UPPER'. ADDITIONS MAY HAVE BEEN DONE WITHOUT THE BENEFIT OF BUILDING PERMITS. FOR INSTANCE; THE PROFILE SHOWS 1 BATH ROOM. I SAW 3 BATHS. HAUL WATER. I THINK THERE IS MORE SQ. FT. THAN SHOWN ON THE PROFILE.

20. 2015-12-31
    status Pending Sale 230-char remark

    Show marketing remark (230 chars)

    THIS IS A TRULY 'FIXER UPPER'. ADDITIONS MAY HAVE BEEN DONE WITHOUT THE BENEFIT OF BUILDING PERMITS. FOR INSTANCE; THE PROFILE SHOWS 1 BATH ROOM. I SAW 3 BATHS. HAUL WATER. I THINK THERE IS MORE SQ. FT. THAN SHOWN ON THE PROFILE.

21. 2015-12-19
    price $34,000 230-char remark

    Show marketing remark (230 chars)

    THIS IS A TRULY 'FIXER UPPER'. ADDITIONS MAY HAVE BEEN DONE WITHOUT THE BENEFIT OF BUILDING PERMITS. FOR INSTANCE; THE PROFILE SHOWS 1 BATH ROOM. I SAW 3 BATHS. HAUL WATER. I THINK THERE IS MORE SQ. FT. THAN SHOWN ON THE PROFILE.

22. 2015-12-05
    listed $34,500 Active 230-char remark

    Show marketing remark (230 chars)

    THIS IS A TRULY 'FIXER UPPER'. ADDITIONS MAY HAVE BEEN DONE WITHOUT THE BENEFIT OF BUILDING PERMITS. FOR INSTANCE; THE PROFILE SHOWS 1 BATH ROOM. I SAW 3 BATHS. HAUL WATER. I THINK THERE IS MORE SQ. FT. THAN SHOWN ON THE PROFILE.

23. 2008-02-28
    historical
24. 2007-02-19
    listed $129,900
25. 2006-07-12
    soldstatus $120,500
26. 2005-08-19
    soldstatus $34,000

ⓘ 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: $702 · $58/mo
• Projected year-2 tax: $1,406 · $117/mo
• Expected delta: +$704/yr (+$59/mo · 100.3%)

ⓘ 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 9/10 Extreme 7 d/yr ≥111°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,810
• − Mortgage interest: −$10,363
• − Property taxes: −$702
• − Insurance: −$925
• − Repairs & maintenance: −$1,345
• − Management: −$1,345
• − Depreciation: −$5,382
• Taxable loss: −$3,251
• Est. tax savings @ 24.0%: +$780
• After-tax cash flow: $792/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

+444.1% since first listed

14 events — show timeline

• 2025-12-16 Price Changed $185,000 CRMLS
• 2025-12-16 Relisted — CRMLS
• 2025-12-10 Pending — CRMLS
• 2025-07-22 Listed $229,000 CRMLS
• 2016-03-02 Listing Removed — CRMLS
• 2016-02-29 Sold (Public Records) $28,000 Public Records
• 2016-02-29 Sold (MLS) $28,000 CRMLS
• 2015-12-31 Pending — CRMLS
• 2015-12-19 Price Changed $34,000 CRMLS
• 2015-12-05 Listed $34,500 CRMLS
• 2008-02-28 Listing Removed — CRMLS
• 2007-02-19 Listed $129,900 CRMLS
• 2006-07-12 Sold (Public Records) $120,500 Public Records
• 2005-08-19 Sold (Public Records) $34,000 Public Records

Property tax history

-4.4%/yr

Latest (2025): $702 · +3.3% YoY. Source: county tax records.