13286 Wildrose St St · Searles Valley, CA 93562

$34,900

3 bd · 2.0 ba · 1,409 sqft · SingleFamily public records · 48 Days on market

Built 1943 0.30 ac lot $25/sqft · 35% below area Est $54k · 35% under ↓ 8% since listing

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Investor/contractor opportunity on a 13,080 sq ft lot. This 3 bed, 1.5 bath single-story home offers approx. 1,409 sq ft of living space plus a large detached 3-car garage of approx. 960 sq ft. Built in 1943, conventional frame construction with composition shingle roof, evaporative cooling, and floor/wall heat. Property is being sold strictly AS-IS. Seller will make no repairs and will not deliver the property vacant. Buyer will be responsible for any occupancy, eviction, legal, or possession matters after closing. DO NOT disturb occupants or approach the property. Drive-by only. Price reflects current condition, occupancy status, and sale terms. AI was used to produce some photos. Buyer t

Key facts

• 0.3 acre lot
• 2 garage spots
• Built 1943

Property features AI

Finance

• Other: Zoning: R1; Lot dimensions approximately 1090 x 1200 (0.3 acres); Listed by Epique Realty

Exterior

• Parking: 2-car garage
• Home design: Single-story single family home; Residential property
• Construction: Shingle siding; Slab foundation
• Exterior features: Composition/shingle roof

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Evaporative cooling
• Interior features: Evaporative cooling

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $960 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.
• Cap rate 39.3% 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 $1k of equity ($241 loan paydown + $1k 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 $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $5k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.6% of price; built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• 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 $33,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 4.68% ✓
• Cap rate: 39.30%
• Cash-on-cash: 117.88%
• DSCR: 6.25
• GRM: 1.8

CMA / ARV

• ARV (median comp): $53,612
• List price: $34,900
• Delta: -34.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13408 Sage St	0.23mi	3/2.0	1,385 (-2%)	13mo	$169,900	$123	75

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: —
• Equity multiple: 7.69×
• Total profit: $65,423
• Equity at exit: $15,693

10-year hold

• IRR: —
• Equity multiple: 16.08×
• Total profit: $147,330
• Equity at exit: $24,184

Cash invested: $9,772 (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: 1.8×

Monthly cashflow live

• Estimated rent: $1,633 medium
• Mortgage (P&I): −$183
• Tax from tax record: −$133 /mo · $1,590/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $960

Break-even live

Break-even rent $418

Max offer price $34,900

Occupancy floor 36%

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: $8,725
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $34,900 Active 48 DOM
2. 2026-06-18
   price $34,900 Active 47 DOM
3. 2026-06-17
   days on market $39,900 Active 47 DOM
4. 2026-06-16
   days on market $39,900 Active 46 DOM
5. 2026-06-15
   days on market $39,900 Active 45 DOM
6. 2026-06-14
   days on market $39,900 Active 43 DOM
7. 2026-06-13
   days on market $39,900 Active 42 DOM
8. 2026-06-10
   days on market $39,900 Active 40 DOM
9. 2026-06-09
   days on market $39,900 Active 39 DOM
10. 2026-06-08
    days on market $39,900 Active 38 DOM
11. 2026-06-07
    days on market $39,900 Active 37 DOM
12. 2026-06-05
    days on market $39,900 Active 34 DOM
13. 2026-06-03
    days on market $39,900 Active 33 DOM
14. 2026-06-03
    days on market $39,900 Active 32 DOM
15. 2026-06-01
    days on market $39,900 Active 31 DOM
16. 2026-05-31
    days on market $39,900 Active 30 DOM
17. 2026-04-30
    listed $39,900 Active 855-char remark
18. 2024-10-01
    price $35,500
19. 2024-09-06
    price $36,500
20. 2024-07-31
    listed $38,000 Active

ⓘ 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: $1,590 · $133/mo
• Projected year-2 tax: $1,590 · $133/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 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: −$1,955
• − Property taxes: −$1,590
• − Insurance: −$174
• − Repairs & maintenance: −$1,568
• − Management: −$1,568
• − Depreciation: −$1,015
• Taxable income: $11,725
• Est. tax owed @ 24.0%: −$2,814
• After-tax cash flow: $8,705/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

-8.2% since first listed

5 events — show timeline

• 2026-06-18 Price Changed $34,900 SSMLS
• 2026-04-30 Listed $39,900 SSMLS
• 2024-10-01 Price Changed $35,500 SSMLS
• 2024-09-06 Price Changed $36,500 SSMLS
• 2024-07-31 Listed $38,000 SSMLS

Property tax history

+5.0%/yr

Latest (2025): $1,590 · -3.0% YoY. Source: county tax records.