12250 Main St #9 · Hesperia, CA 92344

$155,000

2 bd · 2.0 ba · 1,084 sqft · Manufactured public records · 41 Days on market

Built 1988 $143/sqft · 5% above area Est $163k · at est.

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +9.6/15.0
• Schools +2.6/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully remodeled and thoughtfully upgraded in April/May 2026, this spacious 2-bedroom, 2-bath all-electric home is located in a gated senior community in the heart of Hesperia. Offering approximately 1,200 sq. ft. of living space, this move-in-ready home was redesigned with comfort, accessibility, and ease of living in mind. Remodeling choices and design were carefully overseen by a former AARP editor with consideration for the needs of today’s active 55+ lifestyle. The upgraded kitchen features updated cabinetry, butcher block countertops, a stainless steel farmhouse sink, and includes newer appliances, refrigerator, dishwasher, stove, washer, and dryer. Stylish wood-look plank

Key facts

• Community pool
• Built 1988
• Listed 41 days

Property features AI

Finance

• Other: Rent includes pool (for rentals); Lot information sourced from assessor's data
• Financial info: Land lease in park (monthly)
• HOA & community: Senior community; Park name: Willow Oaks Estates; Community features include sidewalks and suburban setting; Manager approval required; Pets: call for details

Exterior

• Parking: Covered parking; Attached carport; Concrete driveway (paved, uphill from street); Additional driveway parking
• Security: Automatic gate; Gated community; Resident manager; Smoke and carbon monoxide detectors
• Utilities: District/public water; Public sewer; Standard electric service; Telephone in street; Cable available; Electricity and water connected; Sewer connected
• Home design: Single-story mobile home (model: CAREFREE); Double body type; Mobile home remains on site; Entry at main level facing Main Street; Has a view
• Construction: Wood construction elements (fence and skirt); Listed year-built source: public records
• Exterior features: Front covered porch; Open concrete patio; In-ground community pool (fenced); Wood skirt; Wood fencing; Landscaped yard; Desert-back setting; Gentle slope; Paved surfaces

Interior

• Kitchen: Remodeled kitchen; Refrigerator; Electric range and oven; Dishwasher; Water heater unit (electric)
• Bedrooms: Primary bedroom (main floor); Primary suite/retreat
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 2 full bathrooms; Upgraded finishes; Walk-in shower; Shower in tub; Bathtub
• Heating & cooling: Central cooling (gas/electric); Central furnace heating
• Interior features: Ceiling fans; Stone counters; Cathedral/vaulted ceilings; French doors; Community spa
• Laundry & utility: Inside laundry room; Washer included; Dryer included; Washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $723 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 3.7% in Hesperia — 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 52/100 on livability (#1,009 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: employment D, schools F, crime D-.
• Hesperia Unified (suburban): math 20% / reading 39% proficiency, ranked #353 of 517 in CA (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 195 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 + 3.0% rent growth), your $43k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Recommended offer $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.46% ✓
• Cap rate: 11.89%
• Cash-on-cash: 19.98%
• DSCR: 1.89
• GRM: 5.7

CMA / ARV

• ARV (median comp): $162,754
• List price: $155,000
• Delta: -4.76%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12550 Main St #13	0.19mi	2/2.0	1,066 (-2%)	2mo	$143,000	$134	87
12550 Main St #8	0.19mi	2/2.0	1,152 (+6%)	1mo	$105,000	$91	80
12550 Main St #56	0.19mi	2/2.0	1,080 (-0%)	18mo	$125,000	$116	76
12550 Main #5	0.19mi	3/2.0 (+1)	1,152 (+6%)	24mo	$130,000	$113	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.1%
• Equity multiple: 1.48×
• Total profit: $20,934
• Equity at exit: $23,111

10-year hold

• IRR: 21.1%
• Equity multiple: 2.79×
• Total profit: $77,622
• Equity at exit: $13,402

Cash invested: $43,400 (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 92344

• Home prices YoY: -8.5%
• Active inventory: 195
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,270 medium
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $723

Break-even live

Break-even rent $1,356

Max offer price $155,000

Occupancy floor 63%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13500 Live Oak St Hesperia, CA	2.0	1.0–2.0	901	$2,222	$2.47	3d	6	1.17mi

Listing history 16 events

1. 2026-06-18
   days on market $155,000 Active 41 DOM
2. 2026-06-17
   days on market $155,000 Active 40 DOM
3. 2026-06-16
   days on market $155,000 Active 39 DOM
4. 2026-06-15
   days on market $155,000 Active 38 DOM
5. 2026-06-13
   days on market $155,000 Active 36 DOM
6. 2026-06-13
   days on market $155,000 Active 35 DOM
7. 2026-06-09
   days on market $155,000 Active 32 DOM
8. 2026-06-08
   days on market $155,000 Active 31 DOM
9. 2026-06-07
   days on market $155,000 Active 30 DOM
10. 2026-06-04
    days on market $155,000 Active 27 DOM
11. 2026-06-03
    days on market $155,000 Active 26 DOM
12. 2026-06-02
    days on market $155,000 Active 25 DOM
13. 2026-06-01
    days on market $155,000 Active 24 DOM
14. 2026-05-31
    days on market $155,000 Active 23 DOM
15. 2026-05-08
    listed $155,000 Active 1913-char remark
16. 2026-05-07
    historical $155,000 1913-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $27,246
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$2,180
• − Management: −$2,180
• − Depreciation: −$4,509
• Taxable income: $6,595
• Est. tax owed @ 24.0%: −$1,583
• After-tax cash flow: $7,087/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: Hesperia Unified
• NCES district ID: 0600014
• Math proficiency: 20% ▼ -4.00%
• Reading proficiency: 39% ▲ 4.00%
• Median HH income: $49,376
• Composite: 25.66/100
• National rank: #7397
• State rank: #353 of 517 in CA

Livability — Hesperia

• Score: 52/100
• State rank: #1009
• US rank: #24896

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hesperia, CA
• County: San Bernardino County · 2,030,291 people
• City population: 110,055
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 21,349
• Household income: $98,071
• Rent vs Own: 18.0% rent · 82.0% own
• Severe rent burden: 145.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 51% White 36% Two or more races 18% Asian 5% Black 4%
• Hispanic origin (detail): Mexican 43%
• Common ancestry: Romanian 5% Italian 2% Slovak 2%
• Foreign-born: 16% · Canada, China, Guatemala
• Languages at home: 61% English-only · Spanish 33% Chinese 2% Other Indo-European 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: ▼ -32.11%
• Current HPI: 345.9998
• Rent YoY: —
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-08 Listed $155,000 CRMLS
• 2026-05-07 Coming Soon $155,000 CRMLS

Property tax history

-3.2%/yr

Latest (2025): $245 · +0.4% YoY. Source: county tax records.