6426 Valley View St #39 · Joshua Tree, CA 92252

$59,500

2 bd · 1.5 ba · 720 sqft · Manufactured · 136 Days on market

Built 1970 Good condition $83/sqft · 23% above area Est $48k · 23% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Livability +2.5/5.0
• Rent growth +2.2/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully Updated Single-Wide in Joshua Tree Senior Community! Welcome to this charming 2-bedroom, 1.5-bathand a bonus extension area , single wide mobile home located in the desirable Lazy H Manufactured Home Community, a 55+ senior park, in Joshua Tree. The home features new flooring and fresh interior paint, offering a clean, bright, and move-in-ready space. Situated on a corner lot, it provides extra privacy and outdoor space, along with two sheds for added storage. Enjoy peaceful desert living in a friendly senior community close to shopping, dining, and Joshua Tree National Park. Don’t miss this great opportunity!

Key facts

• Bonus extension area
• Updated single-wide
• Corner lot

Tags

• UPDATED SINGLE-WIDE
• BONUS EXTENSION AREA
• CORNER LOT
• TWO SHEDS
• PEACEFUL DESERT LIVING

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $60k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $974 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $52k (12.0% below list) — sets the bar for market timing.
• Cap rate 25.9% vs local median 3.0% in Joshua Tree — 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 50/100 on livability (#1,114 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: schools F, crime F, amenities 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: Rents soft (-1.1%/yr); 522 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• This rent runs 32% of the median local income ($67k/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 $411 of loan paydown is wiped out by about $2k 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 + 0.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($52k) is reasonable based on typical stale-listing flexibility.

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 $52,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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 F 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: 2.95% ✓
• Cap rate: 25.93%
• Cash-on-cash: 70.13%
• DSCR: 4.12
• GRM: 2.8

CMA / ARV

• ARV (median comp): $48,275
• List price: $59,500
• Delta: 23.25%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6426 Valley Vw #61	0.01mi	1/1.0 (-1)	720 (0%)	20mo	$29,900	$42	76
6426 VALLEY Vw #37	0.03mi	2/1.0	660 (-8%)	20mo	$39,900	$60	66
6117 View Valley St #1	0.36mi	3/1.5 (+1)	780 (+8%)	9mo	$49,000	$63	56

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 66.2%
• Equity multiple: 3.84×
• Total profit: $47,262
• Equity at exit: $8,872

10-year hold

• IRR: 69.6%
• Equity multiple: 7.08×
• Total profit: $101,262
• Equity at exit: $5,144

Cash invested: $16,660 (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 92252

• Home prices YoY: -7.1%
• Rents YoY: -1.1%
• Active inventory: 522
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,753 medium
• Mortgage (P&I): −$312
• Tax est. 1.5%: −$74 /mo · $892/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $974

Break-even live

Break-even rent $520

Max offer price $59,500

Occupancy floor 39%

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: $14,875
• Closing costs: $1,785
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6610 Park Blvd Unit A Joshua Tree, CA	2.0	1.0	500	$1,195	$2.39	43d	1	0.35mi

Listing history 15 events

1. 2026-06-18
   days on market $59,500 Active 136 DOM
2. 2026-06-17
   days on market $59,500 Active 135 DOM
3. 2026-06-16
   days on market $59,500 Active 134 DOM
4. 2026-06-15
   days on market $59,500 Active 133 DOM
5. 2026-06-13
   days on market $59,500 Active 131 DOM
6. 2026-06-13
   days on market $59,500 Active 130 DOM
7. 2026-06-09
   days on market $59,500 Active 127 DOM
8. 2026-06-08
   days on market $59,500 Active 126 DOM
9. 2026-06-07
   days on market $59,500 Active 125 DOM
10. 2026-06-04
    days on market $59,500 Active 122 DOM
11. 2026-06-03
    days on market $59,500 Active 121 DOM
12. 2026-06-02
    days on market $59,500 Active 120 DOM
13. 2026-06-01
    days on market $59,500 Active 119 DOM
14. 2026-05-31
    days on market $59,500 Active 118 DOM
15. 2026-02-02
    listed $59,500 Active 635-char remark

    Show marketing remark (635 chars)

    Beautifully Updated Single-Wide in Joshua Tree Senior Community! Welcome to this charming 2-bedroom, 1.5-bathand a bonus extension area , single wide mobile home located in the desirable Lazy H Manufactured Home Community, a 55+ senior park, in Joshua Tree. The home features new flooring and fresh interior paint, offering a clean, bright, and move-in-ready space. Situated on a corner lot, it provides extra privacy and outdoor space, along with two sheds for added storage. Enjoy peaceful desert living in a friendly senior community close to shopping, dining, and Joshua Tree National Park. Don’t miss this great opportunity!

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥99°F today · 21 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: $21,036
• − Mortgage interest: −$3,333
• − Property taxes: −$892
• − Insurance: −$298
• − Repairs & maintenance: −$1,683
• − Management: −$1,683
• − Depreciation: −$1,731
• Taxable income: $11,417
• Est. tax owed @ 24.0%: −$2,740
• After-tax cash flow: $8,944/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.

Condition & rehab AI · 11 photos

Good 75/100 Cosmetic rehab

This single-wide mobile home in Joshua Tree is in good condition with cosmetic updates needed to enhance its curb appeal and resale value.

Repairs flagged

• Minor kitchen cabinets — dated cabinetry
• Minor bathroom fixtures — dated fixtures
• Minor landscaping — basic landscaping

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both replace kitchen cabinets — modernizes kitchen and improves resale value
• Both update bathroom fixtures — modernizes bathroom and improves resale value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated cabinetry	Minor	$500–3,000
bathroom fixtures · dated fixtures	Minor	$500–3,000
landscaping · basic landscaping	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both replace kitchen cabinets — modernizes kitchen and improves resale value ↑
• Both update bathroom fixtures — modernizes bathroom and improves resale value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Joshua Tree

• Score: 50/100
• State rank: #1114
• US rank: #25611

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Joshua Tree, CA
• County: San Bernardino County · 2,030,291 people
• City population: 7,538
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 7,538
• Household income: $66,598
• Rent vs Own: 32.7% rent · 67.3% own
• Severe rent burden: 345.0

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: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 22% Two or more races 16% Black 3% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Italian 6% Lithuanian 3% Portuguese 3%
• Foreign-born: 8% · Canada
• Languages at home: 88% English-only · Spanish 9% Other Indo-European 1% German/W. Germanic 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: ▼ -41.66%
• Current HPI: 541.8347
• Rent YoY: ▼ -1.09%
• 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

1 event — show timeline

• 2026-02-02 Listed $59,500 CRMLS