41455 Coventry · Yermo, CA 92365

$162,000

3 bd · 1.0 ba · 1,400 sqft · Manufactured · 196 Days on market

Built 1980 10 ac lot

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Why this score? — see what drove the B- 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 +27.9/30.0
• DSCR +9.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Appreciation +5.0/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautiful single story manufactured home on permanent foundation with 10 acres of farmland. This home features 3 bedrooms, 2 bathrooms, and much land. The land has water and electricity throughout. This property also comes with 2 additional trailers. One trailer is 2 bedroom, 1 bath and the 2nd trailer is 1 bedroom, 1 bath. The home located at the end of the road in a very quiet area. The property has a working well. Enjoy the mountain views and beautiful sunsets. Property is close to 1-15 Hwy. Newberry Springs is sandwiched between the 1-15 and 1-40 about two hours before you get to Las Vegas or Laughlin. Mostly agriculture here. Farmers grow alfalfa, watermelon. Must see to appreciate.

Key facts

• 10 acre huge lot
• Well water with tank
• Low property tax

Tags

• 10 ACRE HUGE LOT
• WELL WATER WITH TANK
• PUMP MOTOR
• NO HOA
• LOW PROPERTY TAX

Property features AI

Finance

• Other: Lot size source: Assessor's data; Parcel number on file
• HOA & community: Rural community

Exterior

• Utilities: Well water; Septic (type unknown)
• Home design: Single-story house; Contains two total units; Has a view; No ADU
• Construction: Living area and year built reported by seller
• Exterior features: Yard; No pool

Interior

• Bedrooms: Three main-level bedrooms
• Bathrooms: One full bathroom
• Interior features: One-level home; Front entry; All bedrooms on the main level; Living room
• Laundry & utility: Has laundry (details in remarks)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $162k.

Deal economics

• At list price, monthly cash flow is $500 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $162k).
• Recommended offer: $143k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Silver Valley Unified (town): math 23% / reading 39% proficiency, ranked #323 of 517 in CA (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 209 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 $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $45k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 196 days — a 12% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask has dropped $36k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $142,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 196 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.15% ✓
• Cap rate: 9.99%
• Cash-on-cash: 13.22%
• DSCR: 1.59
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 19.9%
• Equity multiple: 2.13×
• Total profit: $51,270
• Equity at exit: $72,842

10-year hold

• IRR: 21.1%
• Equity multiple: 4.04×
• Total profit: $137,868
• Equity at exit: $112,259

Cash invested: $45,360 (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 92365

• Active inventory: 209
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,865 medium
• Mortgage (P&I): −$850
• Tax from tax record: −$57 /mo · $680/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $500

Break-even live

Break-even rent $1,233

Max offer price $162,000

Occupancy floor 68%

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: $40,500
• Closing costs: $4,860
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $162,000 Active 196 DOM
2. 2026-06-17
   days on market $162,000 Active 195 DOM
3. 2026-06-16
   days on market $162,000 Active 194 DOM
4. 2026-06-15
   remarks 408-char remark
5. 2026-06-15
   pricestatusdays on market $162,000 Active 193 DOM
6. 2026-06-13
   days on market $198,000 Active Under Contract 191 DOM
7. 2026-06-13
   days on market $198,000 Active Under Contract 190 DOM
8. 2026-06-09
   days on market $198,000 Active Under Contract 187 DOM
9. 2026-06-08
   days on market $198,000 Active Under Contract 186 DOM
10. 2026-06-07
    days on market $198,000 Active Under Contract 185 DOM
11. 2026-06-04
    days on market $198,000 Active Under Contract 182 DOM
12. 2026-06-03
    days on market $198,000 Active Under Contract 181 DOM
13. 2026-06-02
    days on market $198,000 Active Under Contract 180 DOM
14. 2026-06-01
    days on market $198,000 Active Under Contract 179 DOM
15. 2026-05-31
    days on market $198,000 Active Under Contract 178 DOM
16. 2026-05-05
    listed Active Under Contract
17. 2026-04-30
    soldstatus Closed Sale
18. 2026-03-05
    historical Active Under Contract
19. 2025-11-29
    listed $198,000 Active
20. 2025-02-28
    historical
21. 2023-02-07
    listed $170,000 Active
22. 2019-07-29
    soldstatus $162,000 Closed Sale 696-char remark

    Show marketing remark (696 chars)

    Beautiful single story manufactured home on permanent foundation with 10 acres of farmland. This home features 3 bedrooms, 2 bathrooms, and much land. The land has water and electricity throughout. This property also comes with 2 additional trailers. One trailer is 2 bedroom, 1 bath and the 2nd trailer is 1 bedroom, 1 bath. The home located at the end of the road in a very quiet area. The property has a working well. Enjoy the mountain views and beautiful sunsets. Property is close to 1-15 Hwy. Newberry Springs is sandwiched between the 1-15 and 1-40 about two hours before you get to Las Vegas or Laughlin. Mostly agriculture here. Farmers grow alfalfa, watermelon. Must see to appreciate.

23. 2019-07-29
    soldstatus $162,000

    Show marketing remark (696 chars)

    Beautiful single story manufactured home on permanent foundation with 10 acres of farmland. This home features 3 bedrooms, 2 bathrooms, and much land. The land has water and electricity throughout. This property also comes with 2 additional trailers. One trailer is 2 bedroom, 1 bath and the 2nd trailer is 1 bedroom, 1 bath. The home located at the end of the road in a very quiet area. The property has a working well. Enjoy the mountain views and beautiful sunsets. Property is close to 1-15 Hwy. Newberry Springs is sandwiched between the 1-15 and 1-40 about two hours before you get to Las Vegas or Laughlin. Mostly agriculture here. Farmers grow alfalfa, watermelon. Must see to appreciate.

24. 2019-07-26
    status Pending Sale 696-char remark

    Show marketing remark (696 chars)

    Beautiful single story manufactured home on permanent foundation with 10 acres of farmland. This home features 3 bedrooms, 2 bathrooms, and much land. The land has water and electricity throughout. This property also comes with 2 additional trailers. One trailer is 2 bedroom, 1 bath and the 2nd trailer is 1 bedroom, 1 bath. The home located at the end of the road in a very quiet area. The property has a working well. Enjoy the mountain views and beautiful sunsets. Property is close to 1-15 Hwy. Newberry Springs is sandwiched between the 1-15 and 1-40 about two hours before you get to Las Vegas or Laughlin. Mostly agriculture here. Farmers grow alfalfa, watermelon. Must see to appreciate.

25. 2018-12-07
    listed $170,000 Active 696-char remark

    Show marketing remark (696 chars)

    Beautiful single story manufactured home on permanent foundation with 10 acres of farmland. This home features 3 bedrooms, 2 bathrooms, and much land. The land has water and electricity throughout. This property also comes with 2 additional trailers. One trailer is 2 bedroom, 1 bath and the 2nd trailer is 1 bedroom, 1 bath. The home located at the end of the road in a very quiet area. The property has a working well. Enjoy the mountain views and beautiful sunsets. Property is close to 1-15 Hwy. Newberry Springs is sandwiched between the 1-15 and 1-40 about two hours before you get to Las Vegas or Laughlin. Mostly agriculture here. Farmers grow alfalfa, watermelon. Must see to appreciate.

26. 2017-07-31
    historical
27. 2017-03-01
    listed $190,000 Active
28. 2008-06-04
    soldstatus $10,000
29. 1983-11-30
    soldstatus $25,000

ⓘ 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: $680 · $57/mo
• Projected year-2 tax: $1,231 · $103/mo
• Expected delta: +$551/yr (+$46/mo · 81.1%)

ⓘ 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 8/10 Severe 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,378
• − Mortgage interest: −$9,075
• − Property taxes: −$680
• − Insurance: −$810
• − Repairs & maintenance: −$1,790
• − Management: −$1,790
• − Depreciation: −$4,713
• Taxable income: $3,521
• Est. tax owed @ 24.0%: −$845
• After-tax cash flow: $5,150/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: Silver Valley Unified
• NCES district ID: 0636820
• Math proficiency: 23% ▼ -12.00%
• Reading proficiency: 39% ▼ -12.00%
• Median HH income: $48,754
• Composite: 26.85/100
• National rank: #7105
• State rank: #323 of 517 in CA

Livability — Yermo

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 2,514

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 0.60)
• Race & ethnicity: White 56% Hispanic / Latino 29% Two or more races 20% Asian 8% Black 2%
• Hispanic origin (detail): Mexican 14% Dominican 7%
• Common ancestry: Romanian 5% Slovak 2% Serbian 2%
• Foreign-born: 16% · Canada, Vietnam
• Languages at home: 85% English-only · Spanish 8% Vietnamese 2% German/W. Germanic 2%

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: —
• Current HPI: —
• 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

+692.0% since first listed

14 events — show timeline

• 2026-05-05 Listed — CRMLS
• 2026-04-30 Sold (MLS) — CRMLS
• 2026-03-05 Contingent — CRMLS
• 2025-11-29 Listed $198,000 CRMLS
• 2025-02-28 Listing Removed — CRMLS
• 2023-02-07 Listed $170,000 CRMLS
• 2019-07-29 Sold (Public Records) $162,000 Public Records
• 2019-07-29 Sold (MLS) $162,000 CRMLS
• 2019-07-26 Pending — CRMLS
• 2018-12-07 Listed $170,000 CRMLS
• 2017-07-31 Listing Removed — CRMLS
• 2017-03-01 Listed $190,000 CRMLS
• 2008-06-04 Sold (Public Records) $10,000 Public Records
• 1983-11-30 Sold (Public Records) $25,000 Public Records

Property tax history

-1.1%/yr

Latest (2025): $680 · +1.7% YoY. Source: county tax records.