13759 Cedar St · Searles Valley, CA 93562

$69,900

3 bd · 2.0 ba · 1,420 sqft · SingleFamily public records · 148 Days on market

Built 1967 6,970 sqft lot $49/sqft · 35% below area Est $108k · 35% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

3 Bedroom/ 2 Bath home in the Pioneer Point neighborhood of Trona, CA. Updated dual-pane windows. Oversized 2-car garage. The evaporative cooler is on the roof. Natural gas furnace for heating. Great solar potential. The home is located near Ridgecrest, CA, a 25-minute drive from Naval Air Weapons Station China Lake (NAWS). Easy access to Walmart, Regional Hospital, and Cerro Coso Community College. * * * Proof of Funds REQUIRED WITH ALL OFFERS. Earnest Money Deposit must be in certified funds only. The seller's name is the Secretary of Veterans Affairs. Seller does not pay customary closing costs, including title policy, escrow fees, survey, or transfer fees. Proof of funds is required for cash transactions dated within 30 days. This property MAY qualify for Seller Financing (Vendee). For more information on seller financing, visit https://listings. vrmco.com and enter property ID#175780. The property was built prior to 1978; Lead-Based Paint Potentially Exists. Sold as-is, where-is.

Key facts

• Solar potential
• Natural gas furnace
• 6,970 sq ft lot

Tags

• UPDATED DUAL-PANE WINDOWS
• EVAPORATIVE COOLER ON ROOF
• NATURAL GAS FURNACE
• SOLAR POTENTIAL
• EASY ACCESS TO WALMART

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $794 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.9% vs local median 10.4% in Searles 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 62/100 on livability (#500 in CA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: health & safety C-, schools F, amenities F.
• Trona Joint Unified (rural): math 25% / reading 40% proficiency, ranked #1,004 of 1,400 in CA (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 56 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 $3k of equity ($483 loan paydown + $2k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $28k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.34% ✓
• Cap rate: 19.92%
• Cash-on-cash: 48.68%
• DSCR: 3.17
• GRM: 3.6

CMA / ARV

• ARV (median comp): $107,522
• List price: $69,900
• Delta: -34.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
84646 12th St	0.21mi	3/1.5	1,360 (-4%)	2mo	$75,000	$55	79
13807 Carson	0.14mi	4/1.0 (+1)	1,376 (-3%)	1mo	$26,800	$19	79
84537 9th St	0.08mi	3/2.0	1,227 (-14%)	1mo	$88,000	$72	73
13988 Fir St	0.33mi	4/2.0 (+1)	1,352 (-5%)	4mo	$134,500	$99	68
84592 12th Street St	0.15mi	3/2.0	1,599 (+13%)	19mo	$124,600	$78	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: 53.9%
• Equity multiple: 4.02×
• Total profit: $59,021
• Equity at exit: $31,430

10-year hold

• IRR: 53.5%
• Equity multiple: 8.12×
• Total profit: $139,295
• Equity at exit: $48,437

Cash invested: $19,572 (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 93562

• Active inventory: 56
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,633 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$100 /mo · $1,205/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $794

Break-even live

Break-even rent $628

Max offer price $69,900

Occupancy floor 46%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $69,900 Active 148 DOM
2. 2026-06-17
   days on market $69,900 Active 147 DOM
3. 2026-06-16
   days on market $69,900 Active 146 DOM
4. 2026-06-15
   days on market $69,900 Active 145 DOM
5. 2026-06-14
   days on market $69,900 Active 143 DOM
6. 2026-06-13
   days on market $69,900 Active 142 DOM
7. 2026-06-10
   days on market $69,900 Active 140 DOM
8. 2026-06-09
   days on market $69,900 Active 139 DOM
9. 2026-06-08
   days on market $69,900 Active 138 DOM
10. 2026-06-07
    pricedays on market $69,900 Active 137 DOM
11. 2026-06-05
    days on market $74,900 Active 134 DOM
12. 2026-06-03
    days on market $74,900 Active 133 DOM
13. 2026-06-03
    days on market $74,900 Active 132 DOM
14. 2026-06-01
    days on market $74,900 Active 131 DOM
15. 2026-05-31
    days on market $74,900 Active 130 DOM
16. 2026-04-23
    price $79,900 1002-char remark

    Show marketing remark (1002 chars)

    3 Bedroom/ 2 Bath home in the Pioneer Point neighborhood of Trona, CA. Updated dual-pane windows. Oversized 2-car garage. The evaporative cooler is on the roof. Natural gas furnace for heating. Great solar potential. The home is located near Ridgecrest, CA, a 25-minute drive from Naval Air Weapons Station China Lake (NAWS). Easy access to Walmart, Regional Hospital, and Cerro Coso Community College. * * * Proof of Funds REQUIRED WITH ALL OFFERS. Earnest Money Deposit must be in certified funds only. The seller's name is the Secretary of Veterans Affairs. Seller does not pay customary closing costs, including title policy, escrow fees, survey, or transfer fees. Proof of funds is required for cash transactions dated within 30 days. This property MAY qualify for Seller Financing (Vendee). For more information on seller financing, visit https://listings. vrmco.com and enter property ID#175780. The property was built prior to 1978; Lead-Based Paint Potentially Exists. Sold as-is, where-is.

17. 2026-03-25
    price $84,900 1002-char remark

    Show marketing remark (1002 chars)

    3 Bedroom/ 2 Bath home in the Pioneer Point neighborhood of Trona, CA. Updated dual-pane windows. Oversized 2-car garage. The evaporative cooler is on the roof. Natural gas furnace for heating. Great solar potential. The home is located near Ridgecrest, CA, a 25-minute drive from Naval Air Weapons Station China Lake (NAWS). Easy access to Walmart, Regional Hospital, and Cerro Coso Community College. * * * Proof of Funds REQUIRED WITH ALL OFFERS. Earnest Money Deposit must be in certified funds only. The seller's name is the Secretary of Veterans Affairs. Seller does not pay customary closing costs, including title policy, escrow fees, survey, or transfer fees. Proof of funds is required for cash transactions dated within 30 days. This property MAY qualify for Seller Financing (Vendee). For more information on seller financing, visit https://listings. vrmco.com and enter property ID#175780. The property was built prior to 1978; Lead-Based Paint Potentially Exists. Sold as-is, where-is.

18. 2026-02-24
    price $89,900 1002-char remark

    Show marketing remark (1002 chars)

    3 Bedroom/ 2 Bath home in the Pioneer Point neighborhood of Trona, CA. Updated dual-pane windows. Oversized 2-car garage. The evaporative cooler is on the roof. Natural gas furnace for heating. Great solar potential. The home is located near Ridgecrest, CA, a 25-minute drive from Naval Air Weapons Station China Lake (NAWS). Easy access to Walmart, Regional Hospital, and Cerro Coso Community College. * * * Proof of Funds REQUIRED WITH ALL OFFERS. Earnest Money Deposit must be in certified funds only. The seller's name is the Secretary of Veterans Affairs. Seller does not pay customary closing costs, including title policy, escrow fees, survey, or transfer fees. Proof of funds is required for cash transactions dated within 30 days. This property MAY qualify for Seller Financing (Vendee). For more information on seller financing, visit https://listings. vrmco.com and enter property ID#175780. The property was built prior to 1978; Lead-Based Paint Potentially Exists. Sold as-is, where-is.

19. 2026-01-21
    listed $97,500 Active 1002-char remark

    Show marketing remark (1002 chars)

    3 Bedroom/ 2 Bath home in the Pioneer Point neighborhood of Trona, CA. Updated dual-pane windows. Oversized 2-car garage. The evaporative cooler is on the roof. Natural gas furnace for heating. Great solar potential. The home is located near Ridgecrest, CA, a 25-minute drive from Naval Air Weapons Station China Lake (NAWS). Easy access to Walmart, Regional Hospital, and Cerro Coso Community College. * * * Proof of Funds REQUIRED WITH ALL OFFERS. Earnest Money Deposit must be in certified funds only. The seller's name is the Secretary of Veterans Affairs. Seller does not pay customary closing costs, including title policy, escrow fees, survey, or transfer fees. Proof of funds is required for cash transactions dated within 30 days. This property MAY qualify for Seller Financing (Vendee). For more information on seller financing, visit https://listings. vrmco.com and enter property ID#175780. The property was built prior to 1978; Lead-Based Paint Potentially Exists. Sold as-is, where-is.

20. 2025-05-28
    price $99,900
21. 2025-05-04
    price $108,000
22. 2025-04-29
    price $116,500
23. 2025-04-27
    listed $119,500 Active
24. 2015-04-27
    soldstatus $75,000
25. 2012-06-20
    soldstatus $42,500
26. 2004-07-27
    soldstatus $59,500
27. 1985-11-07
    soldstatus $28,000

ⓘ 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: $1,205 · $100/mo
• Projected year-2 tax: $1,205 · $100/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,595
• − Mortgage interest: −$3,915
• − Property taxes: −$1,205
• − Insurance: −$350
• − Repairs & maintenance: −$1,568
• − Management: −$1,568
• − Depreciation: −$2,033
• Taxable income: $8,957
• Est. tax owed @ 24.0%: −$2,150
• After-tax cash flow: $7,378/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: Trona Joint Unified
• NCES district ID: 0639840
• Math proficiency: 25% ▲ 5.00%
• Reading proficiency: 40% ▲ 5.00%
• Median HH income: $35,514
• Composite: 29.6/100
• National rank: #11751
• State rank: #1004 of 1400 in CA

Livability — Searles Valley

• Score: 62/100
• State rank: #500
• US rank: #16976

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Searles Valley, CA
• Population (ZIP): 1,822

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 (65%)
• Race & ethnicity: White 65% Hispanic / Latino 22% Two or more races 14% Black 2% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 16% Cuban 2%
• Common ancestry: Italian 6% Slovak 2% Russian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 94% English-only · Spanish 4% Chinese 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: —
• Current HPI: —
• 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

+185.4% since first listed

12 events — show timeline

• 2026-04-23 Price Changed $79,900 SSMLS
• 2026-03-25 Price Changed $84,900 SSMLS
• 2026-02-24 Price Changed $89,900 SSMLS
• 2026-01-21 Listed $97,500 SSMLS
• 2025-05-28 Price Changed $99,900 SSMLS
• 2025-05-04 Price Changed $108,000 SSMLS
• 2025-04-29 Price Changed $116,500 SSMLS
• 2025-04-27 Listed $119,500 SSMLS
• 2015-04-27 Sold (Public Records) $75,000 Public Records
• 2012-06-20 Sold (Public Records) $42,500 Public Records
• 2004-07-27 Sold (Public Records) $59,500 Public Records
• 1985-11-07 Sold (Public Records) $28,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,205 · +1.8% YoY. Source: county tax records.