7234 Palo Alto Ave · Yucca Valley, CA 92284

$725,000

10 bd · 5.0 ba · 4,190 sqft · MultiFamily public records · 104 Days on market

Built 1983 0.51 ac lot $173/sqft · 9% above area Est $663k · 9% 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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Rent growth +3.5/5.0
• ARV discount +3.3/15.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 5 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Five Units Available Now in Yucca Valley!!! With a total of 3 buildings, each building has its own address and designated unit letter. Each unit is a two-bedroom, one-bath unit with storage and a dedicated laundry room. HVAC systems for each unit are an added bonus, making the units very comfortable in both summer and winter. Each unit is rented under active lease or month-to-month agreements. This could be your next big investment. Don't miss your chance to see this property. Contact a local trusted agent today!

Key facts

• 0.51 acre lot
• 10 parking spots
• Built 1983

What this means for you Summary

Snapshot

• This is a 5 × 2-bed/1.0-bath units multifamily listed at $725k.

Deal economics

• At list price, monthly cash flow is $3k ($31k/yr) — positive. Per door: $521/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $725k).
• Recommended offer: $660k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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).
• At $9,382/mo this rent would consume 193% of the median local household income ($58k/yr) (locally 1132% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $22k 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 $203k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($660k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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.
• Current owner paid $385k; list at $725k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $659,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.29% ✓
• Cap rate: 10.60%
• Cash-on-cash: 15.39%
• DSCR: 1.68
• GRM: 6.4

CMA / ARV

• ARV (median comp): $663,202
• List price: $725,000
• Delta: 9.32%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.12% rent growth · sell at horizon

5-year hold

• IRR: 7.4%
• Equity multiple: 1.29×
• Total profit: $59,072
• Equity at exit: $108,100

10-year hold

• IRR: 17.6%
• Equity multiple: 2.53×
• Total profit: $309,941
• Equity at exit: $62,685

Cash invested: $203,000 (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: 32.2×

Monthly cashflow live

• Estimated rent: $9,382 high
• Mortgage (P&I): −$3,802
• Tax from tax record: −$704 /mo · $8,445/yr
• Insurance: −$302
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,970
• Net cashflow: $2,604

Break-even live

Break-even rent $6,086

Max offer price $725,000

Occupancy floor 67%

5-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 5× units	2	1	$9,380
Total (5 units)			$9,382

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: $181,250
• Closing costs: $21,750
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $725,000 Active 104 DOM
2. 2026-06-17
   days on market $725,000 Active 103 DOM
3. 2026-06-16
   days on market $725,000 Active 102 DOM
4. 2026-06-15
   days on market $725,000 Active 101 DOM
5. 2026-06-13
   days on market $725,000 Active 99 DOM
6. 2026-06-13
   days on market $725,000 Active 98 DOM
7. 2026-06-09
   days on market $725,000 Active 95 DOM
8. 2026-06-08
   days on market $725,000 Active 94 DOM
9. 2026-06-07
   days on market $725,000 Active 93 DOM
10. 2026-06-04
    days on market $725,000 Active 90 DOM
11. 2026-06-03
    days on market $725,000 Active 89 DOM
12. 2026-06-02
    days on market $725,000 Active 88 DOM
13. 2026-06-01
    days on market $725,000 Active 87 DOM
14. 2026-05-31
    days on market $725,000 Active 86 DOM
15. 2026-03-06
    listed $725,000 Active 518-char remark

    Show marketing remark (518 chars)

    Five Units Available Now in Yucca Valley!!! With a total of 3 buildings, each building has its own address and designated unit letter. Each unit is a two-bedroom, one-bath unit with storage and a dedicated laundry room. HVAC systems for each unit are an added bonus, making the units very comfortable in both summer and winter. Each unit is rented under active lease or month-to-month agreements. This could be your next big investment. Don't miss your chance to see this property. Contact a local trusted agent today!

16. 2019-03-15
    soldstatus $385,000 Closed Sale 335-char remark

    Show marketing remark (335 chars)

    Five unit residential income property for sale in Yucca Valley, conveniently located close to Highway 62 and Warren Vista! Each unit features two bedrooms and one bathroom. The three rear units have washer/dryer hookups, all units are electric. Each unit also comes with a storage unit. Don't wait, check out this great property today!

17. 2019-03-15
    soldstatus $385,000

    Show marketing remark (335 chars)

    Five unit residential income property for sale in Yucca Valley, conveniently located close to Highway 62 and Warren Vista! Each unit features two bedrooms and one bathroom. The three rear units have washer/dryer hookups, all units are electric. Each unit also comes with a storage unit. Don't wait, check out this great property today!

18. 2019-03-15
    soldstatus $385,000

    Show marketing remark (335 chars)

    Five unit residential income property for sale in Yucca Valley, conveniently located close to Highway 62 and Warren Vista! Each unit features two bedrooms and one bathroom. The three rear units have washer/dryer hookups, all units are electric. Each unit also comes with a storage unit. Don't wait, check out this great property today!

19. 2019-02-13
    historical Active Under Contract 335-char remark

    Show marketing remark (335 chars)

    Five unit residential income property for sale in Yucca Valley, conveniently located close to Highway 62 and Warren Vista! Each unit features two bedrooms and one bathroom. The three rear units have washer/dryer hookups, all units are electric. Each unit also comes with a storage unit. Don't wait, check out this great property today!

20. 2019-01-17
    price $395,000 335-char remark

    Show marketing remark (335 chars)

    Five unit residential income property for sale in Yucca Valley, conveniently located close to Highway 62 and Warren Vista! Each unit features two bedrooms and one bathroom. The three rear units have washer/dryer hookups, all units are electric. Each unit also comes with a storage unit. Don't wait, check out this great property today!

21. 2018-11-29
    listed $425,000 Active 335-char remark

    Show marketing remark (335 chars)

    Five unit residential income property for sale in Yucca Valley, conveniently located close to Highway 62 and Warren Vista! Each unit features two bedrooms and one bathroom. The three rear units have washer/dryer hookups, all units are electric. Each unit also comes with a storage unit. Don't wait, check out this great property today!

22. 2018-11-29
    listed $395,000

    Show marketing remark (335 chars)

    Five unit residential income property for sale in Yucca Valley, conveniently located close to Highway 62 and Warren Vista! Each unit features two bedrooms and one bathroom. The three rear units have washer/dryer hookups, all units are electric. Each unit also comes with a storage unit. Don't wait, check out this great property today!

23. 1998-07-10
    soldstatus $150,000
24. 1995-03-10
    soldstatus $117,000
25. 1989-05-02
    soldstatus $190,000

ⓘ 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: $8,445 · $704/mo
• Projected year-2 tax: $8,445 · $704/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major 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: $112,584
• − Mortgage interest: −$40,611
• − Property taxes: −$8,445
• − Insurance: −$3,625
• − Repairs & maintenance: −$9,007
• − Management: −$9,007
• − Depreciation: −$21,091
• Taxable income: $20,798
• Est. tax owed @ 24.0%: −$4,992
• After-tax cash flow: $26,256/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

+281.6% since first listed

11 events — show timeline

• 2026-03-06 Listed $725,000 CRMLS
• 2019-03-15 Sold (Public Records) $385,000 Public Records
• 2019-03-15 Sold (MLS) $385,000 SDMLS
• 2019-03-15 Sold (MLS) $385,000 CRMLS
• 2019-02-13 Contingent — CRMLS
• 2019-01-17 Price Changed $395,000 CRMLS
• 2018-11-29 Listed $395,000 SDMLS
• 2018-11-29 Listed $425,000 CRMLS
• 1998-07-10 Sold (Public Records) $150,000 Public Records
• 1995-03-10 Sold (Public Records) $117,000 Public Records
• 1989-05-02 Sold (Public Records) $190,000 Public Records

Property tax history

+8.3%/yr

Latest (2025): $8,445 · +6.4% YoY. Source: county tax records.