451 W Yermo · Yermo, CA 92398

$230,000

6 bd · None ba · 841 sqft · MultiFamily public records · 99 Days on market

Built 1950 2,375 sqft lot

---

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 +29.0/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Appreciation +5.1/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

$20K Price Reduction! Investor opportunity in Yermo! This triplex at 451 W Yermo Rd features three 1-bedroom, 1-bath units and offers strong potential for rental income or a value-add investment. Built in 1950 and situated on an approximately 2,375 sq ft lot, the property provides convenient on-site parking and a practical layout. Located just minutes from I-15, with easy access to Barstow and the High Desert corridor, and near local landmarks such as EddieWorld. Ideal for investors seeking a small multifamily asset with upside potential.

Key facts

• Near local landmarks
• Practical layout
• On-site parking

Tags

• TRIPLEX
• RENTAL INCOME
• ON-SITE PARKING
• PRACTICAL LAYOUT
• EASY ACCESS TO I-15
• NEAR LOCAL LANDMARKS

What this means for you Summary

Snapshot

• This is a 3 × 1-bed/1-bath units multifamily listed at $230k.

Deal economics

• At list price, monthly cash flow is $787 ($9k/yr) — positive. Per door: $262/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $209k (9.0% 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: 31 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 $2k of equity ($2k loan paydown + $577 appreciation (0.2% 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 (0.2% appreciation + 3.0% rent growth), your $64k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $145k; list at $230k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $209,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 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. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.23% ✓
• Cap rate: 10.40%
• Cash-on-cash: 14.66%
• DSCR: 1.65
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.7%
• Equity multiple: 1.72×
• Total profit: $46,051
• Equity at exit: $69,685

10-year hold

• IRR: 18.9%
• Equity multiple: 3.14×
• Total profit: $137,726
• Equity at exit: $86,115

Cash invested: $64,400 (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 92398

• Home prices YoY: 0.1%
• Active inventory: 31
• Price-to-rent: 20.3×

Monthly cashflow live

• Estimated rent: $2,836 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$152 /mo · $1,823/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$596
• Net cashflow: $787

Break-even live

Break-even rent $1,840

Max offer price $230,000

Occupancy floor 67%

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

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$2,835
Total (3 units)			$2,836

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-18
   days on market $230,000 Active 99 DOM
2. 2026-06-17
   days on market $230,000 Active 98 DOM
3. 2026-06-16
   days on market $230,000 Active 97 DOM
4. 2026-06-15
   days on market $230,000 Active 96 DOM
5. 2026-06-13
   days on market $230,000 Active 94 DOM
6. 2026-06-13
   days on market $230,000 Active 93 DOM
7. 2026-06-09
   days on market $230,000 Active 90 DOM
8. 2026-06-08
   days on market $230,000 Active 89 DOM
9. 2026-06-07
   days on market $230,000 Active 88 DOM
10. 2026-06-04
    days on market $230,000 Active 85 DOM
11. 2026-06-03
    days on market $230,000 Active 84 DOM
12. 2026-06-02
    days on market $230,000 Active 83 DOM
13. 2026-06-01
    days on market $230,000 Active 82 DOM
14. 2026-05-31
    days on market $230,000 Active 81 DOM
15. 2026-03-23
    price $230,000 544-char remark

    Show marketing remark (544 chars)

    $20K Price Reduction! Investor opportunity in Yermo! This triplex at 451 W Yermo Rd features three 1-bedroom, 1-bath units and offers strong potential for rental income or a value-add investment. Built in 1950 and situated on an approximately 2,375 sq ft lot, the property provides convenient on-site parking and a practical layout. Located just minutes from I-15, with easy access to Barstow and the High Desert corridor, and near local landmarks such as EddieWorld. Ideal for investors seeking a small multifamily asset with upside potential.

16. 2026-03-11
    listed $250,000 Active 544-char remark

    Show marketing remark (544 chars)

    $20K Price Reduction! Investor opportunity in Yermo! This triplex at 451 W Yermo Rd features three 1-bedroom, 1-bath units and offers strong potential for rental income or a value-add investment. Built in 1950 and situated on an approximately 2,375 sq ft lot, the property provides convenient on-site parking and a practical layout. Located just minutes from I-15, with easy access to Barstow and the High Desert corridor, and near local landmarks such as EddieWorld. Ideal for investors seeking a small multifamily asset with upside potential.

17. 2019-11-27
    soldstatus $145,000 Closed Sale 347-char remark

    Show marketing remark (347 chars)

    Calling all investors! Triplex located in Yermo close to the famous Eddie's World! Each unit offers one bedroom, one bathroom, living and dining area, tons of parking and just minutes away from the 15 freeway. This is perfect for someone looking for extra income or living onsite and renting the other units out! Seller is entertaining all offers!

18. 2019-11-27
    soldstatus $145,000

    Show marketing remark (347 chars)

    Calling all investors! Triplex located in Yermo close to the famous Eddie's World! Each unit offers one bedroom, one bathroom, living and dining area, tons of parking and just minutes away from the 15 freeway. This is perfect for someone looking for extra income or living onsite and renting the other units out! Seller is entertaining all offers!

19. 2019-11-27
    soldstatus $145,000

    Show marketing remark (347 chars)

    Calling all investors! Triplex located in Yermo close to the famous Eddie's World! Each unit offers one bedroom, one bathroom, living and dining area, tons of parking and just minutes away from the 15 freeway. This is perfect for someone looking for extra income or living onsite and renting the other units out! Seller is entertaining all offers!

20. 2019-07-29
    listed $149,500 Active 347-char remark

    Show marketing remark (347 chars)

    Calling all investors! Triplex located in Yermo close to the famous Eddie's World! Each unit offers one bedroom, one bathroom, living and dining area, tons of parking and just minutes away from the 15 freeway. This is perfect for someone looking for extra income or living onsite and renting the other units out! Seller is entertaining all offers!

21. 2019-07-29
    listed $149,500

    Show marketing remark (347 chars)

    Calling all investors! Triplex located in Yermo close to the famous Eddie's World! Each unit offers one bedroom, one bathroom, living and dining area, tons of parking and just minutes away from the 15 freeway. This is perfect for someone looking for extra income or living onsite and renting the other units out! Seller is entertaining all offers!

22. 2019-07-21
    historical
23. 2019-01-21
    listed $149,900
24. 2018-09-05
    historical
25. 2018-09-05
    historical
26. 2018-05-05
    listed $139,500 Active
27. 2018-02-05
    listed $139,500
28. 2017-06-15
    soldstatus $93,000
29. 2017-02-24
    soldstatus $45,000
30. 1994-03-22
    soldstatus $40,000
31. 1991-05-13
    soldstatus $47,000

ⓘ 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: $1,823 · $152/mo
• Projected year-2 tax: $1,823 · $152/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 6 d/yr ≥106°F today · 16 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: $34,032
• − Mortgage interest: −$12,884
• − Property taxes: −$1,823
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,723
• − Management: −$2,723
• − Depreciation: −$6,691
• Taxable income: $6,039
• Est. tax owed @ 24.0%: −$1,449
• After-tax cash flow: $7,989/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

• Census place: Yermo, CA
• Population (ZIP): 1,657

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 (69%)
• Race & ethnicity: White 69% Hispanic / Latino 22% Two or more races 17% Asian 8%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: German 3% Italian 2% Iranian 1%
• Foreign-born: 19% · Canada
• Languages at home: 75% English-only · Arabic 12% Spanish 11% 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: ▲ 0.25%
• Current HPI: 306.9731
• 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

+389.4% since first listed

17 events — show timeline

• 2026-03-23 Price Changed $230,000 CRMLS
• 2026-03-11 Listed $250,000 CRMLS
• 2019-11-27 Sold (Public Records) $145,000 Public Records
• 2019-11-27 Sold (MLS) $145,000 CRMLS
• 2019-11-27 Sold (MLS) $145,000 CRMLS
• 2019-07-29 Listed $149,500 CRMLS
• 2019-07-29 Listed $149,500 CRMLS
• 2019-07-21 Listing Removed — CRMLS
• 2019-01-21 Listed $149,900 CRMLS
• 2018-09-05 Listing Removed — CRMLS
• 2018-09-05 Listing Removed — CRMLS
• 2018-05-05 Listed $139,500 CRMLS
• 2018-02-05 Listed $139,500 CRMLS
• 2017-06-15 Sold (Public Records) $93,000 Public Records
• 2017-02-24 Sold (Public Records) $45,000 Public Records
• 1994-03-22 Sold (Public Records) $40,000 Public Records
• 1991-05-13 Sold (Public Records) $47,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,823 · +1.7% YoY. Source: county tax records.