8425 Indio Ave · Yucca Valley, CA 92284

$175,000

2 bd · 1.0 ba · 936 sqft · SingleFamily public records · 45 Days on market

Built 2015 5.00 ac lot $187/sqft · 62% below area

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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 +21.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.1/10.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Set on a wide 5-acre parcel in Yucca Valley’s Covington Flats, this 2-bedroom, 1-bath home presents an opportunity for a buyer ready to complete and customize a desert build. The 936-square-foot structure, built in 2015, is not fully completed and will require additional work to finish construction. The existing footprint offers a straightforward layout with an open living area, bedrooms with natural light, and a functional flow that can be shaped to fit a variety of uses. Tile flooring is in place, and the home sits beneath a tiled roof with a covered entry and double carport already constructed. Outside, the expansive acreage provides space for outdoor living, future improvements, o

Key facts

• Tiled roof
• Double carport
• Open living area

Tags

• 5 ACRE PARCEL
• OPEN LIVING AREA
• TILE FLOORING
• TILED ROOF
• COVERED ENTRY
• DOUBLE CARPORT

Property features AI

Finance

• Other: Lot over 40,000 sq ft (assessor's data); Access via city streets; road surfaces include unpaved/not maintained
• Financial info: Sewer assessments

Exterior

• Parking: Carport; RV access/parking; Driveway
• Utilities: Electricity available; Sewer not available; Water is private / other source
• Home design: House; Single-story; Front door entry; One-level layout
• Construction: Frame and block construction; Tile roof; Concrete slab foundation; Property in need of major repairs / fixer
• Exterior features: Shed; Chain link fencing; No pool; Horse property; Horse trails nearby; Rural setting; Hiking nearby; Adjacent to preserve/public land; Has view

Interior

• Bedrooms: All bedrooms on main level (2 bedrooms)
• Flooring: Tile flooring
• Bathrooms: 1 full bathroom
• Interior features: Double door entry; Ceiling fan; Recessed lighting; Open floor plan; Double pane windows
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 36% 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 $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.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $38k; list at $175k implies a 361% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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: 1.01% ✓
• Cap rate: 8.01%
• Cash-on-cash: 6.15%
• DSCR: 1.27
• GRM: 8.3

CMA / ARV

• ARV (median comp): $455,905
• List price: $175,000
• Delta: -61.61%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -5.6%
• Equity multiple: 0.79×
• Total profit: $-10,376
• Equity at exit: $26,093

10-year hold

• IRR: 5.3%
• Equity multiple: 1.41×
• Total profit: $19,915
• Equity at exit: $15,131

Cash invested: $49,000 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,761 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$150 /mo · $1,795/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $251

Break-even live

Break-even rent $1,443

Max offer price $175,000

Occupancy floor 81%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $175,000 Active 45 DOM
2. 2026-06-17
   days on market $175,000 Active 44 DOM
3. 2026-06-16
   days on market $175,000 Active 43 DOM
4. 2026-06-15
   days on market $175,000 Active 42 DOM
5. 2026-06-13
   days on market $175,000 Active 40 DOM
6. 2026-06-13
   days on market $175,000 Active 39 DOM
7. 2026-06-09
   days on market $175,000 Active 36 DOM
8. 2026-06-08
   days on market $175,000 Active 35 DOM
9. 2026-06-07
   days on market $175,000 Active 34 DOM
10. 2026-06-04
    days on market $175,000 Active 31 DOM
11. 2026-06-03
    days on market $175,000 Active 30 DOM
12. 2026-06-02
    days on market $175,000 Active 29 DOM
13. 2026-06-01
    days on market $175,000 Active 28 DOM
14. 2026-05-31
    days on market $175,000 Active 27 DOM
15. 2026-05-04
    price $175,000
16. 2026-05-04
    historical
17. 2026-05-04
    listed $175,000 Active 1161-char remark
18. 2026-02-05
    listed $189,000 Active
19. 2007-01-02
    soldstatus $38,000

ⓘ 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: $1,795 · $150/mo
• Projected year-2 tax: $1,795 · $150/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 D · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥93°F today · 22 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: $21,134
• − Mortgage interest: −$9,803
• − Property taxes: −$1,795
• − Insurance: −$875
• − Repairs & maintenance: −$1,691
• − Management: −$1,691
• − Depreciation: −$5,091
• Taxable income: $188
• Est. tax owed @ 24.0%: −$45
• After-tax cash flow: $2,968/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

+360.5% since first listed

5 events — show timeline

• 2026-05-04 Price Changed $175,000 CRMLS
• 2026-05-04 Listed $175,000 CRMLS
• 2026-05-04 Listing Removed — CRMLS
• 2026-02-05 Listed $189,000 CRMLS
• 2007-01-02 Sold (Public Records) $38,000 Public Records

Property tax history

+8.5%/yr

Latest (2025): $1,795 · -2.4% YoY. Source: county tax records.