54999 Martinez Trl. # 1 · Yucca Valley, CA 92284

$44,900

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 76 Days on market

Built 1974 1,344 sqft lot $33/sqft · 35% below area Est $69k · 35% under ↓ 25% since listing

---

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 MLS

Two bedrooms, 1.75 baths in very desirable Country Club Estates. Corner lot gives you privacy with no one behind you and one home on east side. Large living room, dining room and family room. Large front porch. Located across the street from Golf Course and Country Club. Beautiful and well maintained park with swimming pool and spa.

Key facts

• Large front porch
• Spa
• Swimming pool

Tags

• CORNER LOT
• LARGE LIVING ROOM
• LARGE FRONT PORCH
• SWIMMING POOL
• SPA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $42k (6.0% below list) — sets the bar for market timing.
• Cap rate 41.7% 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 41% 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 $310 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $42,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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 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?
6. 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?
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: 4.49% ✓
• Cap rate: 41.72%
• Cash-on-cash: 126.53%
• DSCR: 6.63
• GRM: 1.9

CMA / ARV

• ARV (median comp): $68,905
• List price: $44,900
• Delta: -34.84%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
54999 Martinez Trl #49	0.00mi	2/2.0	1,400 (+4%)	3mo	$79,900	$57	91
54999 Martinez Trl #65	0.00mi	2/2.0	1,440 (+7%)	4mo	$44,500	$31	85
54999 Martinez Trl #21	0.00mi	2/2.0	1,344 (0%)	21mo	$59,000	$44	82
54999 Martinez Trl #79	0.00mi	2/2.0	1,510 (+12%)	0mo	$15,000	$10	79
54999 Martinez Trl #109	0.00mi	2/2.0	1,248 (-7%)	11mo	$88,500	$71	79
54999 Martinez Trl #54	0.00mi	2/2.0	1,440 (+7%)	12mo	$80,825	$56	78
54999 Martinez Trl #9	0.00mi	2/2.0	1,296 (-4%)	19mo	$65,000	$50	78
54999-54999 Martinez #80	0.00mi	2/2.0	1,200 (-11%)	5mo	$61,810	$52	78
54999 Martinez	0.01mi	2/2.0	1,200 (-11%)	6mo	$30,000	$25	77
54999 Martinez Trl Spc 10	0.12mi	2/2.0	1,248 (-7%)	12mo	$80,000	$64	72
54999 Martinez Trl #94	0.00mi	2/2.0	1,200 (-11%)	16mo	$72,000	$60	69
55524 Yucca Trl #65	0.72mi	2/2.0	1,248 (-7%)	20mo	$83,000	$67	38

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: 7.32×
• Total profit: $79,455
• Equity at exit: $6,695

10-year hold

• IRR: —
• Equity multiple: 15.92×
• Total profit: $187,566
• Equity at exit: $3,882

Cash invested: $12,572 (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: 1.9×

Monthly cashflow live

• Estimated rent: $2,016 high
• Mortgage (P&I): −$235
• Tax from tax record: −$13 /mo · $157/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $1,326

Break-even live

Break-even rent $338

Max offer price $44,900

Occupancy floor 29%

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
54822 El Prado Trl Yucca Valley, CA	3.0	2.0	1494	$2,595	$1.74	43d	1	0.26mi
55220 Airlane Dr Unit 14A Yucca Valley, CA	2.0	2.0	954	$1,510	$1.58	43d	1	0.27mi
7592 Pinon Dr Yucca Valley, CA	3.0	2.0	1542	$2,200	$1.43	1d	1	0.49mi
7420 Geronimo Trl Yucca Valley, CA	3.0	1.0	1280	$1,700	$1.33	43d	1	0.79mi
55897 Santa Fe Trl Yucca Valley, CA	3.0	2.0	1701	$2,300	$1.35	2d	1	1.08mi
7616 Apache Trl Yucca Valley, CA	2.0	1.0	1008	$1,900	$1.88	43d	1	1.31mi

Listing history 22 events

1. 2026-06-18
   days on market $44,900 Active 76 DOM
2. 2026-06-17
   days on market $44,900 Active 75 DOM
3. 2026-06-16
   days on market $44,900 Active 74 DOM
4. 2026-06-15
   days on market $44,900 Active 73 DOM
5. 2026-06-13
   days on market $44,900 Active 71 DOM
6. 2026-06-13
   days on market $44,900 Active 70 DOM
7. 2026-06-09
   days on market $44,900 Active 67 DOM
8. 2026-06-08
   days on market $44,900 Active 66 DOM
9. 2026-06-07
   days on market $44,900 Active 65 DOM
10. 2026-06-04
    days on market $44,900 Active 62 DOM
11. 2026-06-03
    days on market $44,900 Active 61 DOM
12. 2026-06-02
    days on market $44,900 Active 60 DOM
13. 2026-06-01
    days on market $44,900 Active 59 DOM
14. 2026-05-31
    days on market $44,900 Active 58 DOM
15. 2026-04-03
    listed $44,900 Active 334-char remark

    Show marketing remark (334 chars)

    Two bedrooms, 1.75 baths in very desirable Country Club Estates. Corner lot gives you privacy with no one behind you and one home on east side. Large living room, dining room and family room. Large front porch. Located across the street from Golf Course and Country Club. Beautiful and well maintained park with swimming pool and spa.

16. 2023-08-18
    soldstatus $50,000 Closed Sale 1065-char remark

    Show marketing remark (1065 chars)

    You deserve a home located on a corner lot this 2-bedroom 2-bath over 1400 sq ft. located in the prestigious Country Club Mobile Home Estates which in known to be one of the best and most appointed parks in Yucca Valley. Step into the comfort of an open floor plan with plenty of natural light with stunning mountain views, open concept kitchen that includes plenty of storage and prep area. The dining area offers additional storage with large glass shelved unit and is bright and spaces. The large guest and master bathrooms are a unique feature, guest bedroom has a walk-in closet, The master bedroom is spacious with a walk-in closet and a linen closet. The dining room has mirrored doors for the inside laundry room washer and dryer are included. The covered front deck includes patio comfort and the place you will enjoy your morning drink. Fenced yard with back block wall. Park includes a clubhouse, indoor spa, and a large crystal blue pool. Call today for your private showing. Buyer MUST be qualified with the park before submitting an offer to purchase.

17. 2023-08-16
    status Pending Sale 1065-char remark

    Show marketing remark (1065 chars)

    You deserve a home located on a corner lot this 2-bedroom 2-bath over 1400 sq ft. located in the prestigious Country Club Mobile Home Estates which in known to be one of the best and most appointed parks in Yucca Valley. Step into the comfort of an open floor plan with plenty of natural light with stunning mountain views, open concept kitchen that includes plenty of storage and prep area. The dining area offers additional storage with large glass shelved unit and is bright and spaces. The large guest and master bathrooms are a unique feature, guest bedroom has a walk-in closet, The master bedroom is spacious with a walk-in closet and a linen closet. The dining room has mirrored doors for the inside laundry room washer and dryer are included. The covered front deck includes patio comfort and the place you will enjoy your morning drink. Fenced yard with back block wall. Park includes a clubhouse, indoor spa, and a large crystal blue pool. Call today for your private showing. Buyer MUST be qualified with the park before submitting an offer to purchase.

18. 2023-06-23
    price $54,999 1065-char remark

    Show marketing remark (1065 chars)

    You deserve a home located on a corner lot this 2-bedroom 2-bath over 1400 sq ft. located in the prestigious Country Club Mobile Home Estates which in known to be one of the best and most appointed parks in Yucca Valley. Step into the comfort of an open floor plan with plenty of natural light with stunning mountain views, open concept kitchen that includes plenty of storage and prep area. The dining area offers additional storage with large glass shelved unit and is bright and spaces. The large guest and master bathrooms are a unique feature, guest bedroom has a walk-in closet, The master bedroom is spacious with a walk-in closet and a linen closet. The dining room has mirrored doors for the inside laundry room washer and dryer are included. The covered front deck includes patio comfort and the place you will enjoy your morning drink. Fenced yard with back block wall. Park includes a clubhouse, indoor spa, and a large crystal blue pool. Call today for your private showing. Buyer MUST be qualified with the park before submitting an offer to purchase.

19. 2023-05-31
    status Active 1065-char remark

    Show marketing remark (1065 chars)

    You deserve a home located on a corner lot this 2-bedroom 2-bath over 1400 sq ft. located in the prestigious Country Club Mobile Home Estates which in known to be one of the best and most appointed parks in Yucca Valley. Step into the comfort of an open floor plan with plenty of natural light with stunning mountain views, open concept kitchen that includes plenty of storage and prep area. The dining area offers additional storage with large glass shelved unit and is bright and spaces. The large guest and master bathrooms are a unique feature, guest bedroom has a walk-in closet, The master bedroom is spacious with a walk-in closet and a linen closet. The dining room has mirrored doors for the inside laundry room washer and dryer are included. The covered front deck includes patio comfort and the place you will enjoy your morning drink. Fenced yard with back block wall. Park includes a clubhouse, indoor spa, and a large crystal blue pool. Call today for your private showing. Buyer MUST be qualified with the park before submitting an offer to purchase.

20. 2023-05-26
    historical Active Under Contract 1065-char remark

    Show marketing remark (1065 chars)

    You deserve a home located on a corner lot this 2-bedroom 2-bath over 1400 sq ft. located in the prestigious Country Club Mobile Home Estates which in known to be one of the best and most appointed parks in Yucca Valley. Step into the comfort of an open floor plan with plenty of natural light with stunning mountain views, open concept kitchen that includes plenty of storage and prep area. The dining area offers additional storage with large glass shelved unit and is bright and spaces. The large guest and master bathrooms are a unique feature, guest bedroom has a walk-in closet, The master bedroom is spacious with a walk-in closet and a linen closet. The dining room has mirrored doors for the inside laundry room washer and dryer are included. The covered front deck includes patio comfort and the place you will enjoy your morning drink. Fenced yard with back block wall. Park includes a clubhouse, indoor spa, and a large crystal blue pool. Call today for your private showing. Buyer MUST be qualified with the park before submitting an offer to purchase.

21. 2023-05-23
    listed $59,999 Active 1065-char remark

    Show marketing remark (1065 chars)

    You deserve a home located on a corner lot this 2-bedroom 2-bath over 1400 sq ft. located in the prestigious Country Club Mobile Home Estates which in known to be one of the best and most appointed parks in Yucca Valley. Step into the comfort of an open floor plan with plenty of natural light with stunning mountain views, open concept kitchen that includes plenty of storage and prep area. The dining area offers additional storage with large glass shelved unit and is bright and spaces. The large guest and master bathrooms are a unique feature, guest bedroom has a walk-in closet, The master bedroom is spacious with a walk-in closet and a linen closet. The dining room has mirrored doors for the inside laundry room washer and dryer are included. The covered front deck includes patio comfort and the place you will enjoy your morning drink. Fenced yard with back block wall. Park includes a clubhouse, indoor spa, and a large crystal blue pool. Call today for your private showing. Buyer MUST be qualified with the park before submitting an offer to purchase.

22. 2023-05-23
    historical $59,999 1065-char remark

    Show marketing remark (1065 chars)

    You deserve a home located on a corner lot this 2-bedroom 2-bath over 1400 sq ft. located in the prestigious Country Club Mobile Home Estates which in known to be one of the best and most appointed parks in Yucca Valley. Step into the comfort of an open floor plan with plenty of natural light with stunning mountain views, open concept kitchen that includes plenty of storage and prep area. The dining area offers additional storage with large glass shelved unit and is bright and spaces. The large guest and master bathrooms are a unique feature, guest bedroom has a walk-in closet, The master bedroom is spacious with a walk-in closet and a linen closet. The dining room has mirrored doors for the inside laundry room washer and dryer are included. The covered front deck includes patio comfort and the place you will enjoy your morning drink. Fenced yard with back block wall. Park includes a clubhouse, indoor spa, and a large crystal blue pool. Call today for your private showing. Buyer MUST be qualified with the park before submitting an offer to purchase.

ⓘ 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: $157 · $13/mo
• Projected year-2 tax: $341 · $28/mo
• Expected delta: +$184/yr (+$15/mo · 116.9%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 6 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 12 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,196
• − Mortgage interest: −$2,515
• − Property taxes: −$157
• − Insurance: −$224
• − Repairs & maintenance: −$1,936
• − Management: −$1,936
• − Depreciation: −$1,306
• Taxable income: $16,122
• Est. tax owed @ 24.0%: −$3,869
• After-tax cash flow: $12,038/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

-25.2% since first listed

8 events — show timeline

• 2026-04-03 Listed $44,900 CRMLS
• 2023-08-18 Sold (MLS) $50,000 CRMLS
• 2023-08-16 Pending — CRMLS
• 2023-06-23 Price Changed $54,999 CRMLS
• 2023-05-31 Relisted — CRMLS
• 2023-05-26 Contingent — CRMLS
• 2023-05-23 Listed $59,999 CRMLS
• 2023-05-23 Coming Soon $59,999 CRMLS

Property tax history

-2.2%/yr

Latest (2025): $157 · +3.2% YoY. Source: county tax records.