54999 Martinez Trl #40 · Yucca Valley, CA 92284

$74,900

2 bd · 1.0 ba · 1,590 sqft · Manufactured public records · 6 Days on market

Built 1977 $47/sqft · 13% above area Est $66k · 13% over

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +1.7/15.0
• Appreciation +0.0/10.0

Listing remarks

This 1977 triple-wide mobile home by Lancer, with 1590 square feet, has been beautifully updated and modernized. Improvements made in September 2024 include: New laminate flooring throughout, new HVAC system, new stainless steel appliances in the kitchen as well as new countertops and sink, and fresh paint throughout, both exterior and interior. In April 2026 the roof was completely replaced. Entry to the home, through the newly carpeted west-facing deck with mountain views, leads into large and bright living room and adjacent dining area. A short hallway leads to the kitchen and spacious family room with sliders out to the deck. Opposite is the laundry room with full-size W / D and utilit

Key facts

• Fresh paint
• New sink
• New countertops

Tags

• NEW LAMINATE FLOORING
• NEW HVAC SYSTEM
• NEW STAINLESS STEEL APPLIANCES
• NEW COUNTERTOPS
• NEW SINK
• FRESH PAINT

Property features AI

Finance

• Other: Rental restrictions apply; Pet restrictions apply; Furnishings and contents excluded from sale; Mobile home to remain; manager approval required for park
• Financial info: Sale considered cash or cash-to-new-loan; Monthly association fees not indicated
• HOA & community: Senior community (Country Club Estates); Trailer storage available; Community pool and heated gunite spa (in-ground) with safety fence and gate; Monthly space rent applies (park-managed; amenities included)

Exterior

• Parking: Tandem attached covered carport (2 carport spaces) with driveway; Direct entrance
• Security: Resident manager on site
• Utilities: Water provided by High Desert Water District; Sewer connected and paid; Natural gas available
• Home design: Traditional style triple-wide manufactured home; One story; Detached; Front door faces north
• Construction: Aluminum siding; Pier jacks foundation; Built in 1977 (manufacturer Lancer)
• Exterior features: Corner lot; Landscaped; Utilities underground; Single rectangular, level lot; Rain gutters; Awning-covered deck; Covered patio/deck

Interior

• Kitchen: Formica counters; Gas range; Refrigerator; Dishwasher; Disposal; Exhaust fan; Water line to refrigerator
• Bedrooms: Includes bonus room, living room, den/study and dining area
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms; Showers with tubs (shower over tub)
• Heating & cooling: Central forced-air heating (natural gas); Central air conditioning
• Interior features: Beamed ceilings; Cathedral ceilings; Built-in features; Dry bar; Sliding doors; Ground-level entry with steps; Drapes, vertical blinds and mini blinds
• Laundry & utility: Washer and dryer in individual laundry room; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Cap rate 26.4% 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+, crime D-, amenities 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.
• Zoned schools: Yucca Valley Elementary (544 students, 76% FRL); La Contenta Middle (math 11% / reading 27%, grade F, #426 of 498 statewide, top 86%, 650 students, 72% FRL); Yucca Valley High (math 15% / reading 49%, grade F, #674 of 1,170 statewide, top 59%, 1,264 students, 64% FRL).
• Market conditions: Rents rising fast (+4.1%/yr); 573 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• At $2,247/mo this rent would consume 46% of the median local household income ($58k/yr) (locally 1132% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k 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 + 4.1% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; list at $75k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,900

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 3.00% ✓
• Cap rate: 26.45%
• Cash-on-cash: 71.98%
• DSCR: 4.20
• GRM: 2.8

CMA / ARV

• ARV (median comp): $66,369
• List price: $74,900
• Delta: 12.85%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
54999 Martinez #30	0.00mi	2/2.0	1,640 (+3%)	4mo	$76,000	$46	88
54999 Martinez Trl #79	0.12mi	2/2.0	1,510 (-5%)	0mo	$15,000	$10	82
54999 Martinez Trl #65	0.12mi	2/2.0	1,440 (-9%)	4mo	$44,500	$31	71
54999 Martinez Trl #49	0.12mi	2/2.0	1,400 (-12%)	3mo	$79,900	$57	68
54999 Martinez Trl #54	0.12mi	2/2.0	1,440 (-9%)	12mo	$80,825	$56	65
54999 Martinez Trl #76	0.12mi	2/2.0	1,500 (-6%)	22mo	$69,300	$46	63
54999 Martinez Trl #37	0.12mi	3/2.0 (+1)	1,440 (-9%)	22mo	$90,000	$63	51

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 · 4.12% rent growth · sell at horizon

5-year hold

• IRR: 72.9%
• Equity multiple: 4.37×
• Total profit: $70,573
• Equity at exit: $11,168

10-year hold

• IRR: 77.1%
• Equity multiple: 9.37×
• Total profit: $175,504
• Equity at exit: $6,476

Cash invested: $20,972 (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 92284

• Home prices YoY: -33.1%
• Rents YoY: 4.1%
• Active inventory: 573
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $2,247 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $1,258

Break-even live

Break-even rent $655

Max offer price $74,900

Occupancy floor 39%

Sensitivity live

Price	-10% $1,310	-5% $1,284	+0% $1,258	+5% $1,232	+10% $1,206
Rent	-10% $1,080	-5% $1,169	+0% $1,258	+5% $1,347	+10% $1,435
Rate	-1.0pp $1,296	-0.5pp $1,277	base $1,258	+0.5pp $1,238	+1.0pp $1,219

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
54822 El Prado Trl Yucca Valley, CA	3.0	2.0	1494	$2,595	$1.74	45d	1	0.13mi
7592 Pinon Dr Yucca Valley, CA	3.0	2.0	1542	$2,200	$1.43	0d	1	0.41mi
7420 Geronimo Trl Yucca Valley, CA	3.0	1.0	1280	$1,700	$1.33	45d	1	0.90mi
55897 Santa Fe Trl Yucca Valley, CA	3.0	2.0	1701	$2,300	$1.35	4d	1	1.19mi

Listing history 28 events

1. 2026-06-21
   pricedays on market $74,900 Active 6 DOM
2. 2026-06-18
   days on market $79,500 Active 3 DOM
3. 2026-06-17
   days on market $79,500 Active 2 DOM
4. 2026-06-16
   pricedays on marketlisting id $79,500 Active 1 DOM
5. 2026-06-15
   days on market $74,900 Active 181 DOM
6. 2026-06-13
   days on market $74,900 Active 179 DOM
7. 2026-06-13
   days on market $74,900 Active 178 DOM
8. 2026-06-09
   days on market $74,900 Active 175 DOM
9. 2026-06-08
   days on market $74,900 Active 174 DOM
10. 2026-06-07
    days on market $74,900 Active 173 DOM
11. 2026-06-04
    days on market $74,900 Active 170 DOM
12. 2026-06-03
    days on market $74,900 Active 169 DOM
13. 2026-06-02
    days on market $74,900 Active 168 DOM
14. 2026-06-01
    days on market $74,900 Active 167 DOM
15. 2026-05-31
    days on market $74,900 Active 166 DOM
16. 2026-03-17
    status Active 1526-char remark
17. 2026-03-05
    historical Active Under Contract 1526-char remark
18. 2026-02-05
    price $79,500 1526-char remark
19. 2025-12-14
    listed $82,500 Active 1526-char remark
20. 2025-12-05
    historical
21. 2025-10-25
    price $82,500
22. 2025-07-30
    price $85,000
23. 2025-06-04
    listed $87,500 Active
24. 2025-03-12
    historical
25. 2025-02-14
    listed $90,000 Active
26. 2024-08-21
    soldstatus $48,500 Closed Sale
27. 2024-07-30
    historical Active Under Contract
28. 2024-06-25
    listed $59,900 Active

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 6 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 12 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,970
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$374
• − Repairs & maintenance: −$2,158
• − Management: −$2,158
• − Depreciation: −$2,179
• Taxable income: $14,782
• Est. tax owed @ 24.0%: −$3,548
• After-tax cash flow: $11,547/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

+25.0% since first listed

17 events — show timeline

• 2026-06-18 Price Changed $74,900 GPSMLS
• 2026-06-15 Listing Removed — GPSMLS
• 2026-06-15 Listed $79,500 GPSMLS
• 2026-05-26 Price Changed $74,900 GPSMLS
• 2026-03-17 Relisted — GPSMLS
• 2026-03-05 Contingent — GPSMLS
• 2026-02-05 Price Changed $79,500 GPSMLS
• 2025-12-14 Listed $82,500 GPSMLS
• 2025-12-05 Listing Removed — GPSMLS
• 2025-10-25 Price Changed $82,500 GPSMLS
• 2025-07-30 Price Changed $85,000 GPSMLS
• 2025-06-04 Listed $87,500 GPSMLS
• 2025-03-12 Listing Removed — GPSMLS
• 2025-02-14 Listed $90,000 GPSMLS
• 2024-08-21 Sold (MLS) $48,500 CRMLS
• 2024-07-30 Contingent — CRMLS
• 2024-06-25 Listed $59,900 CRMLS