6719 Deep Creek Rd · Hesperia, CA 92308

$199,900

1 bd · 1.0 ba · 1,463 sqft · SingleFamily public records · 412 Days on market

Built 1940 3.00 ac lot $137/sqft · 60% below area Est $320k · 37% under

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Cash flow +6.8/30.0
• Rent growth +3.6/5.0
• Schools +3.1/10.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling LAND INVESTORS! This seller is willing to accept a DOWN PAYMENT AND CARRY BACK A MONTHLY PAYMENT until paid in full! NO QUALIFYING!! ENDLESS VIEWS, ENDLESS POTENTIAL! Nestled on 3 BREATHTAKING ACRES in the heart of the desert, this unique property with UNOBSTRUCTED VIEWS OF THE DESERT, MOUNTAINS, AND EVEN THE RIVER--WHEN IT FLOWS! Watch the SUNRISE AND SUNSET PAINT THE SKY from your future dream home. A PARTIALLY BUILT, PERMITTED 945 SQ. FT. 2-BEDROOM, 1-BATH STRUCTURE sits on the land--previously affected by fire, it's now a BLANK CANVAS ready to be completed to your vision. GOLDEN OPPORTUNITY for builder, investor, or visionary buyer looking to escape to the serenity of rural living. * * * VIEW VIEW VIEW!!! * * * Also included is a 33 ft. 2003 Maaco Gulf Stream 5th Wheel RV, offering immediate use or comfortable living while you build. A 945 sq. ft. foundation with plumbing for kitchen and bathroom with some walls. BUYER TO VERIFY ALL PERMITS, UTILITIES, AND ZONING. ENDLESS VIEWS, ENDLESS POTENTIAL! Nestled on 3 BREATHTAKING ACRES in the heart of the desert, this unique property with UNOBSTRUCTED VIEWS OF THE DESERT, MOUNTAINS, AND EVEN THE RIVER--WHEN IT FLOWS! Watch the SUNRISE AND SUNSET PAINT THE SKY from your future dream home. A PARTIALLY BUILT, PERMITTED 945 SQ. FT. 2-BEDROOM, 1-BATH STRUCTURE sits on the land--previously affected by fire, BUYER TO VERIFY ALL PERMITS, UTILITIES, AND ZONING

Key facts

• 3 acre lot
• Built 1940
• Listed 411 days

Tags

• FOUNDATION WITH PLUMBING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-307 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (27.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (28.3% below list).
• Recommended offer: $143k (28.3% below list) — sets the bar for 1% rule.
• Cap rate 4.4% vs local median 3.7% in Hesperia — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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, crime D-, amenities F.
• Apple Valley Unified (suburban): math 25% / reading 40% proficiency, ranked #955 of 1,400 in CA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Sitting Bull Academy (1,618 students, 59% FRL); Apple Valley High (2,206 students, 62% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: Rents rising fast (+4.3%/yr); 429 active listings in the ZIP; 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 $6k 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 412 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $200k implies a 165% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $143,373 (28.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 412 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.72% ✗
• Cap rate: 4.45%
• Cash-on-cash: -6.59%
• DSCR: 0.71
• GRM: 11.6

CMA / ARV

• ARV (median comp): $319,564
• List price: $199,900
• Delta: -37.45%
• Verdict: UNDERPRICED
• Comps: 9 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.3% rent growth · sell at horizon

5-year hold

• IRR: -26.2%
• Equity multiple: 0.11×
• Total profit: $-50,018
• Equity at exit: $29,806

10-year hold

• IRR: -19.1%
• Equity multiple: -0.08×
• Total profit: $-60,533
• Equity at exit: $17,284

Cash invested: $55,972 (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 92308

• Home prices YoY: -28.8%
• Rents YoY: 4.3%
• Active inventory: 429
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,434 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$309 /mo · $3,702/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $-307

Break-even live

Break-even rent $1,823

Max offer price $145,583

Occupancy floor —

Sensitivity live

Price	-10% $-194	-5% $-251	+0% $-307	+5% $-364	+10% $-421
Rent	-10% $-421	-5% $-364	+0% $-307	+5% $-251	+10% $-194
Rate	-1.0pp $-207	-0.5pp $-257	base $-307	+0.5pp $-359	+1.0pp $-412

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $199,900 Active 412 DOM
2. 2026-06-18
   days on market $199,900 Active 409 DOM
3. 2026-06-17
   days on market $199,900 Active 408 DOM
4. 2026-06-16
   days on market $199,900 Active 407 DOM
5. 2026-06-15
   days on market $199,900 Active 406 DOM
6. 2026-06-13
   days on market $199,900 Active 404 DOM
7. 2026-06-13
   days on market $199,900 Active 403 DOM
8. 2026-06-09
   days on market $199,900 Active 400 DOM
9. 2026-06-08
   days on market $199,900 Active 399 DOM
10. 2026-06-07
    days on market $199,900 Active 398 DOM
11. 2026-06-04
    days on market $199,900 Active 395 DOM
12. 2026-06-03
    days on market $199,900 Active 394 DOM
13. 2026-06-02
    days on market $199,900 Active 393 DOM
14. 2026-06-01
    days on market $199,900 Active 392 DOM
15. 2026-05-31
    days on market $199,900 Active 391 DOM
16. 2025-07-01
    price $199,900 1435-char remark

    Show marketing remark (996 chars)

    Calling LAND INVESTORS! This seller is willing to accept a DOWN PAYMENT AND CARRY BACK A MONTHLY PAYMENT until paid in full! NO QUALIFYING!! ENDLESS VIEWS, ENDLESS POTENTIAL! Nestled on 3 BREATHTAKING ACRES in the heart of the desert, this unique property with UNOBSTRUCTED VIEWS OF THE DESERT, MOUNTAINS, AND EVEN THE RIVER--WHEN IT FLOWS! Watch the SUNRISE AND SUNSET PAINT THE SKY from your future dream home. A PARTIALLY BUILT, PERMITTED 945 SQ. FT. 2-BEDROOM, 1-BATH STRUCTURE sits on the land--previously affected by fire, it's now a BLANK CANVAS ready to be completed to your vision. GOLDEN OPPORTUNITY for builder, investor, or visionary buyer looking to escape to the serenity of rural living. * * * VIEW VIEW VIEW!!! * * * Also included is a 33 ft. 2003 Maaco Gulf Stream 5th Wheel RV, offering immediate use or comfortable living while you build. A 945 sq. ft. foundation with plumbing for kitchen and bathroom with some walls. BUYER TO VERIFY ALL PERMITS, UTILITIES, AND ZONING.

17. 2025-07-01
    price $199,900 996-char remark

    Show marketing remark (996 chars)

    Calling LAND INVESTORS! This seller is willing to accept a DOWN PAYMENT AND CARRY BACK A MONTHLY PAYMENT until paid in full! NO QUALIFYING!! ENDLESS VIEWS, ENDLESS POTENTIAL! Nestled on 3 BREATHTAKING ACRES in the heart of the desert, this unique property with UNOBSTRUCTED VIEWS OF THE DESERT, MOUNTAINS, AND EVEN THE RIVER--WHEN IT FLOWS! Watch the SUNRISE AND SUNSET PAINT THE SKY from your future dream home. A PARTIALLY BUILT, PERMITTED 945 SQ. FT. 2-BEDROOM, 1-BATH STRUCTURE sits on the land--previously affected by fire, it's now a BLANK CANVAS ready to be completed to your vision. GOLDEN OPPORTUNITY for builder, investor, or visionary buyer looking to escape to the serenity of rural living. * * * VIEW VIEW VIEW!!! * * * Also included is a 33 ft. 2003 Maaco Gulf Stream 5th Wheel RV, offering immediate use or comfortable living while you build. A 945 sq. ft. foundation with plumbing for kitchen and bathroom with some walls. BUYER TO VERIFY ALL PERMITS, UTILITIES, AND ZONING.

18. 2025-05-05
    listed $240,000 Active 1435-char remark

    Show marketing remark (996 chars)

    Calling LAND INVESTORS! This seller is willing to accept a DOWN PAYMENT AND CARRY BACK A MONTHLY PAYMENT until paid in full! NO QUALIFYING!! ENDLESS VIEWS, ENDLESS POTENTIAL! Nestled on 3 BREATHTAKING ACRES in the heart of the desert, this unique property with UNOBSTRUCTED VIEWS OF THE DESERT, MOUNTAINS, AND EVEN THE RIVER--WHEN IT FLOWS! Watch the SUNRISE AND SUNSET PAINT THE SKY from your future dream home. A PARTIALLY BUILT, PERMITTED 945 SQ. FT. 2-BEDROOM, 1-BATH STRUCTURE sits on the land--previously affected by fire, it's now a BLANK CANVAS ready to be completed to your vision. GOLDEN OPPORTUNITY for builder, investor, or visionary buyer looking to escape to the serenity of rural living. * * * VIEW VIEW VIEW!!! * * * Also included is a 33 ft. 2003 Maaco Gulf Stream 5th Wheel RV, offering immediate use or comfortable living while you build. A 945 sq. ft. foundation with plumbing for kitchen and bathroom with some walls. BUYER TO VERIFY ALL PERMITS, UTILITIES, AND ZONING.

19. 2025-05-05
    listed $240,000 Active 996-char remark

    Show marketing remark (996 chars)

    Calling LAND INVESTORS! This seller is willing to accept a DOWN PAYMENT AND CARRY BACK A MONTHLY PAYMENT until paid in full! NO QUALIFYING!! ENDLESS VIEWS, ENDLESS POTENTIAL! Nestled on 3 BREATHTAKING ACRES in the heart of the desert, this unique property with UNOBSTRUCTED VIEWS OF THE DESERT, MOUNTAINS, AND EVEN THE RIVER--WHEN IT FLOWS! Watch the SUNRISE AND SUNSET PAINT THE SKY from your future dream home. A PARTIALLY BUILT, PERMITTED 945 SQ. FT. 2-BEDROOM, 1-BATH STRUCTURE sits on the land--previously affected by fire, it's now a BLANK CANVAS ready to be completed to your vision. GOLDEN OPPORTUNITY for builder, investor, or visionary buyer looking to escape to the serenity of rural living. * * * VIEW VIEW VIEW!!! * * * Also included is a 33 ft. 2003 Maaco Gulf Stream 5th Wheel RV, offering immediate use or comfortable living while you build. A 945 sq. ft. foundation with plumbing for kitchen and bathroom with some walls. BUYER TO VERIFY ALL PERMITS, UTILITIES, AND ZONING.

20. 1990-07-13
    soldstatus $75,389
21. 1988-10-31
    soldstatus $66,500
22. 1987-07-09
    soldstatus $60,000

ⓘ 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: $3,702 · $309/mo
• Projected year-2 tax: $3,702 · $309/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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥97°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 30 unhealthy d/yr today · 35 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,205
• − Mortgage interest: −$11,198
• − Property taxes: −$3,702
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,376
• − Management: −$1,376
• − Depreciation: −$5,815
• Taxable loss: −$7,263
• Est. tax savings @ 24.0%: +$1,743
• After-tax cash flow: $-1,947/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: Apple Valley Unified
• NCES district ID: 0600017
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $49,264
• Composite: 30.91/100
• National rank: #11351
• State rank: #955 of 1400 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

• County: San Bernardino County · 2,030,291 people
• City population: 110,055
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 42,709
• Household income: $66,568
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 1389.0

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 0.65)
• Race & ethnicity: White 44% Hispanic / Latino 38% Two or more races 19% Black 9% Asian 3%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Italian 1% Iranian 1% Slovak 1%
• Foreign-born: 11% · Canada, South Korea
• Languages at home: 75% English-only · Spanish 20% Tagalog/Filipino 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: ▼ -145.60%
• Current HPI: 359.2305
• Rent YoY: ▲ 4.30%
• 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

+233.2% since first listed

7 events — show timeline

• 2025-07-01 Price Changed $199,900 CRMLS
• 2025-07-01 Price Changed $199,900 CRMLS
• 2025-05-05 Listed $240,000 CRMLS
• 2025-05-05 Listed $240,000 CRMLS
• 1990-07-13 Sold (Public Records) $75,389 Public Records
• 1988-10-31 Sold (Public Records) $66,500 Public Records
• 1987-07-09 Sold (Public Records) $60,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $3,702 · +2.9% YoY. Source: county tax records.