6414 Indio Ave · Yucca Valley, CA 92284

$255,000

2 bd · 1.0 ba · 860 sqft · SingleFamily public records · 220 Days on market

Built 1955 7,800 sqft lot Est $303k · 16% 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 +14.6/15.0
• Cash flow +8.3/30.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Schools +2.2/10.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

BACK ON MARKET DUE TO BUYERS UNEXPECTED HEALTH CIRCUMSTANCES * * * PERFECT INCOME PROPERTY, FIRST HOME, OR JUST A GETAWAY FROM THE CITY! MINUTES AWAY FROM JOSHUA TREE & PALM SPRINGS! THIS BEAUTIFUL HOME IS ON A PAVED STREET, ON SEWER & DISTRICT WATER! WALKING DISTANCE TO SHOPPING! ALL CERAMIC TILE INSIDE, CEILING FANS, EVAPORATIVE COOLER FOR LOWER UTILITY BILLS, BONUS ROOM OFF KITCHEN, FENCED BACKYARD WITH PRIVACY FENCE FROM NEIGHBORS. DETACHED LARGE GARAGE/STORAGE/ ART STUDIO (CAN BE CONVERTED) WITH LAUNDRY HOOKUPS. PROPERTY IS SOLD AS-IS! DON'T MISS THIS OPPORTUNITY! MAKE AN OFFER!

Key facts

• Paved street
• On sewer
• Income property

Tags

• INCOME PROPERTY
• PAVED STREET
• ON SEWER
• DISTRICT WATER
• WALKING DISTANCE TO SHOPPING
• CERAMIC TILE

Property features AI

Finance

• Other: Listing terms include Conventional, Cash to New Loan, or Cash; Standard sale type; Short-term rentals not allowed; Will not consider lease
• HOA & community: No monthly association fee

Exterior

• Parking: Detached 2-car garage; 2 total parking spaces; On-street parking
• Security: Owned security system
• Utilities: Water: Hi Desert Water (water district); Sewer: Assessments
• Home design: Single family residence; Attached property; One story; Ground level
• Construction: Year built per assessor
• Exterior features: Mountain view; Fee simple land

Interior

• Bedrooms: Bonus Room
• Flooring: Ceramic tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace heating; Evaporative cooling
• Interior features: Unfurnished; Blinds; Security system (owned)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-234 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (16.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (32.5% below list).
• Recommended offer: $172k (32.5% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• This rent runs 35% 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 $2k of loan paydown is wiped out by about $8k 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 220 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $70k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $255k implies a 571% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 8→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,209 (32.5% 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 220 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — 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. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.68% ✗
• Cap rate: 5.19%
• Cash-on-cash: -3.93%
• DSCR: 0.83
• GRM: 12.3

CMA / ARV

• ARV (on-the-fly): $302,720
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6296 Linda Lee Dr	0.16mi	2/1.0	825 (-4%)	9mo	$290,000	$352	78
5797 Linda Lee Dr	0.75mi	2/1.0	800 (-7%)	8mo	$320,000	$400	47
59236 Nelson	0.59mi	3/1.0 (+1)	988 (+15%)	2mo	$235,000	$238	41

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: -21.8%
• Equity multiple: 0.24×
• Total profit: $-54,314
• Equity at exit: $38,021

10-year hold

• IRR: -13.5%
• Equity multiple: 0.18×
• Total profit: $-58,530
• Equity at exit: $22,048

Cash invested: $71,400 (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: 12.3×

Monthly cashflow live

• Estimated rent: $1,722 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$151 /mo · $1,807/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $-234

Break-even live

Break-even rent $2,018

Max offer price $213,734

Occupancy floor —

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $255,000 Active 220 DOM
2. 2026-06-17
   days on market $255,000 Active 219 DOM
3. 2026-06-16
   days on market $255,000 Active 218 DOM
4. 2026-06-15
   days on market $255,000 Active 217 DOM
5. 2026-06-13
   days on market $255,000 Active 215 DOM
6. 2026-06-13
   days on market $255,000 Active 214 DOM
7. 2026-06-09
   days on market $255,000 Active 211 DOM
8. 2026-06-08
   days on market $255,000 Active 210 DOM
9. 2026-06-07
   days on market $255,000 Active 209 DOM
10. 2026-06-04
    days on market $255,000 Active 206 DOM
11. 2026-06-03
    days on market $255,000 Active 205 DOM
12. 2026-06-02
    days on market $255,000 Active 204 DOM
13. 2026-06-01
    days on market $255,000 Active 203 DOM
14. 2026-05-31
    days on market $255,000 Active 202 DOM
15. 2026-05-20
    status Active
16. 2026-04-28
    status Pending
17. 2026-04-20
    price $260,000
18. 2025-11-15
    price $285,000
19. 2025-10-20
    listed $325,000 Active
20. 1987-08-21
    soldstatus $38,000
21. 1981-06-29
    soldstatus $33,000
22. 1978-04-01
    soldstatus $18,000

ⓘ 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: $1,807 · $151/mo
• Projected year-2 tax: $1,938 · $162/mo
• Expected delta: +$131/yr (+$11/mo · 7.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 8 d/yr ≥97°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 13 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,665
• − Mortgage interest: −$14,284
• − Property taxes: −$1,807
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,653
• − Management: −$1,653
• − Depreciation: −$7,418
• Taxable loss: −$7,425
• Est. tax savings @ 24.0%: +$1,782
• After-tax cash flow: $-1,021/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

+1344.4% since first listed

8 events — show timeline

• 2026-05-20 Relisted — GPSMLS
• 2026-04-28 Pending — GPSMLS
• 2026-04-20 Price Changed $260,000 GPSMLS
• 2025-11-15 Price Changed $285,000 GPSMLS
• 2025-10-20 Listed $325,000 GPSMLS
• 1987-08-21 Sold (Public Records) $38,000 Public Records
• 1981-06-29 Sold (Public Records) $33,000 Public Records
• 1978-04-01 Sold (Public Records) $18,000 Public Records

Property tax history

+9.0%/yr

Latest (2025): $1,807 · +7.0% YoY. Source: county tax records.