1760 Valleyview · Twentynine Palms, CA 92277

$99,900

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 81 Days on market

Built 1990 5.00 ac lot $74/sqft · 27% above area Est $79k · 27% 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
• Rent growth +3.6/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here is a great investment opportunity in the desirable Desert Heights area of 29 Palms! Situated on 5 acres, this 2 bedroom, 2 bath manufactured home offers plenty of space and potential. There is a dedicated office space that can be used as a third bedroom. Although a fixer-upper, it is ready for someone with vision to restore and make it their own desert retreat. The property also includes the original homestead, currently used as a storage shed, adds a unique historic element and additional possibilities. (ADU perhaps?) Public water, electricity and septic in place will cut down costs on having to bring in utilities. Located within minutes to downtown Joshua Tree or 29 Palms, and both entrances to the Joshua Tree National Park! Desert Heights has become a very popular up and coming area in the high desert area. With wide-open desert views, star filled skies, privacy, and room to expand, this property offers the chance to create something really special.

Key facts

• 5 acre lot
• Built 1990
• Listed 81 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $677 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.4% vs local median 4.3% in Twentynine Palms — 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 59/100 on livability (#622 in CA) — a working-class tenant base; expect higher turnover. Strengths: commute A+, housing A+; Watch: schools D, amenities F, employment 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 (+4.5%/yr); 734 active listings in the ZIP; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• This rent runs 34% of the median local income ($61k/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 $691 of loan paydown is wiped out by about $3k 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 + 4.5% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y ago; this cycle's ask has dropped $25k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $46k; list at $100k implies a 115% gain — meaningful room to come down on a strong offer.

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 $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.71% ✓
• Cap rate: 14.43%
• Cash-on-cash: 29.06%
• DSCR: 2.29
• GRM: 4.9

CMA / ARV

• ARV (median comp): $78,817
• List price: $99,900
• Delta: 26.75%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.45% rent growth · sell at horizon

5-year hold

• IRR: 25.1%
• Equity multiple: 2.05×
• Total profit: $29,492
• Equity at exit: $14,895

10-year hold

• IRR: 33.7%
• Equity multiple: 4.29×
• Total profit: $91,959
• Equity at exit: $8,638

Cash invested: $27,972 (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 92277

• Home prices YoY: -3.1%
• Rents YoY: 4.5%
• Active inventory: 734
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,706 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$105 /mo · $1,257/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $677

Break-even live

Break-even rent $848

Max offer price $99,900

Occupancy floor 55%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $99,900 Active 81 DOM
2. 2026-06-17
   days on market $99,900 Active 80 DOM
3. 2026-06-16
   days on market $99,900 Active 79 DOM
4. 2026-06-15
   days on market $99,900 Active 78 DOM
5. 2026-06-13
   days on market $99,900 Active 76 DOM
6. 2026-06-13
   days on market $99,900 Active 75 DOM
7. 2026-06-09
   days on market $99,900 Active 72 DOM
8. 2026-06-08
   days on market $99,900 Active 71 DOM
9. 2026-06-07
   days on market $99,900 Active 70 DOM
10. 2026-06-04
    days on market $99,900 Active 67 DOM
11. 2026-06-03
    days on market $99,900 Active 66 DOM
12. 2026-06-02
    days on market $99,900 Active 65 DOM
13. 2026-06-01
    days on market $99,900 Active 64 DOM
14. 2026-05-31
    days on market $99,900 Active 63 DOM
15. 2026-05-08
    price $99,900 971-char remark

    Show marketing remark (971 chars)

    Here is a great investment opportunity in the desirable Desert Heights area of 29 Palms! Situated on 5 acres, this 2 bedroom, 2 bath manufactured home offers plenty of space and potential. There is a dedicated office space that can be used as a third bedroom. Although a fixer-upper, it is ready for someone with vision to restore and make it their own desert retreat. The property also includes the original homestead, currently used as a storage shed, adds a unique historic element and additional possibilities. (ADU perhaps?) Public water, electricity and septic in place will cut down costs on having to bring in utilities. Located within minutes to downtown Joshua Tree or 29 Palms, and both entrances to the Joshua Tree National Park! Desert Heights has become a very popular up and coming area in the high desert area. With wide-open desert views, star filled skies, privacy, and room to expand, this property offers the chance to create something really special.

16. 2026-03-29
    listed $125,000 Active 971-char remark

    Show marketing remark (971 chars)

    Here is a great investment opportunity in the desirable Desert Heights area of 29 Palms! Situated on 5 acres, this 2 bedroom, 2 bath manufactured home offers plenty of space and potential. There is a dedicated office space that can be used as a third bedroom. Although a fixer-upper, it is ready for someone with vision to restore and make it their own desert retreat. The property also includes the original homestead, currently used as a storage shed, adds a unique historic element and additional possibilities. (ADU perhaps?) Public water, electricity and septic in place will cut down costs on having to bring in utilities. Located within minutes to downtown Joshua Tree or 29 Palms, and both entrances to the Joshua Tree National Park! Desert Heights has become a very popular up and coming area in the high desert area. With wide-open desert views, star filled skies, privacy, and room to expand, this property offers the chance to create something really special.

17. 2026-03-29
    historical $125,000 971-char remark

    Show marketing remark (971 chars)

    Here is a great investment opportunity in the desirable Desert Heights area of 29 Palms! Situated on 5 acres, this 2 bedroom, 2 bath manufactured home offers plenty of space and potential. There is a dedicated office space that can be used as a third bedroom. Although a fixer-upper, it is ready for someone with vision to restore and make it their own desert retreat. The property also includes the original homestead, currently used as a storage shed, adds a unique historic element and additional possibilities. (ADU perhaps?) Public water, electricity and septic in place will cut down costs on having to bring in utilities. Located within minutes to downtown Joshua Tree or 29 Palms, and both entrances to the Joshua Tree National Park! Desert Heights has become a very popular up and coming area in the high desert area. With wide-open desert views, star filled skies, privacy, and room to expand, this property offers the chance to create something really special.

18. 2006-07-15
    historical
19. 2006-01-14
    listed $159,000
20. 1993-06-28
    soldstatus $46,500
21. 1988-08-04
    soldstatus $11,000

ⓘ 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: $1,257 · $105/mo
• Projected year-2 tax: $1,257 · $105/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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 12 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,470
• − Mortgage interest: −$5,596
• − Property taxes: −$1,257
• − Insurance: −$500
• − Repairs & maintenance: −$1,638
• − Management: −$1,638
• − Depreciation: −$2,906
• Taxable income: $6,937
• Est. tax owed @ 24.0%: −$1,665
• After-tax cash flow: $6,464/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 — Twentynine Palms

• Score: 59/100
• State rank: #622
• US rank: #19731

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: San Bernardino County · 2,030,291 people
• City population: 26,277
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 26,277
• Household income: $60,901
• Rent vs Own: 56.7% rent · 43.3% own
• Severe rent burden: 1057.0

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 0.70)
• Race & ethnicity: White 49% Two or more races 24% Hispanic / Latino 24% Black 9% Asian 4% Pacific Islander 1% Native American 1%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Italian 5% Lithuanian 3% Slovak 3%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 81% English-only · Spanish 12% Other Asian/Pacific 2% Tagalog/Filipino 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: ▼ -12.15%
• Current HPI: 380.5083
• Rent YoY: ▲ 4.45%
• 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

+808.2% since first listed

7 events — show timeline

• 2026-05-08 Price Changed $99,900 CRMLS
• 2026-03-29 Listed $125,000 CRMLS
• 2026-03-29 Coming Soon $125,000 CRMLS
• 2006-07-15 Listing Removed — GPSMLS
• 2006-01-14 Listed $159,000 GPSMLS
• 1993-06-28 Sold (Public Records) $46,500 Public Records
• 1988-08-04 Sold (Public Records) $11,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,257 · +4.0% YoY. Source: county tax records.