6426 Valley View St #9 · Joshua Tree, CA 92252

$42,999

1 bd · 1.0 ba · 500 sqft · Manufactured · 219 Days on market

Built 1961 Good condition

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Why this score? — see what drove the B- 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
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +2.5/5.0
• Rent growth +2.2/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

(Traditional Financing Available - $5,000 Down) (Pet Friendly - Cats and Dogs allowed - Large Friendly Dogs are welcome!) Age 55+ Community, fully remodeled single wide 1 bedroom 1 bathroom for sale in the Lazy H Mobile Home Park. The home has upgraded flooring, kitchen, bedroom, and bathroom. The air cooling unit in the living room is fully operational and blows cold. The home recently has had the roof re-sealed providing additional years of protection. The home is fenced for added security. Up to 3 vehicles can fit inside the parking space in front of the home. Seller is open to offers and may offer the opportunity to pay for your closing costs. So go ahead and reach out to your favorite realtor and come see the home before its gone. The monthly space rent is $500/month and utilities are not included. The home also is equipped with its own laundry capability. Washer and Dyer included.

Key facts

• Fully remodeled
• Upgraded flooring
• Air cooling unit

Tags

• FULLY REMODELED
• UPGRADED FLOORING
• AIR COOLING UNIT
• ROOF RE-SEALED
• FENCED FOR ADDED SECURITY
• LAUNDRY CAPABILITY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $43k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $873 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $43k).
• Recommended offer: $38k (12.0% below list) — sets the bar for market timing.
• Cap rate 30.7% vs local median 2.7% in Joshua Tree — 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 50/100 on livability (#1,114 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: schools F, crime F, amenities F.
• 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 soft (-1.1%/yr); 534 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $297 of loan paydown is wiped out by about $1k 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 + 0.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 219 days — a 12% lower offer ($38k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 5y ago; this cycle's ask has dropped $16k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $13k; list at $43k implies a 231% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $37,839 (12.0% below list)

Questions for the listing agent

1. It's been on market 219 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 1961 — 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. Crime grade is F 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?
7. 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.
8. 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.
9. 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: 3.45% ✓
• Cap rate: 30.66%
• Cash-on-cash: 87.04%
• DSCR: 4.87
• GRM: 2.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 84.2%
• Equity multiple: 4.68×
• Total profit: $44,332
• Equity at exit: $6,411

10-year hold

• IRR: 86.7%
• Equity multiple: 8.77×
• Total profit: $93,533
• Equity at exit: $3,718

Cash invested: $12,040 (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 92252

• Home prices YoY: -7.1%
• Rents YoY: -1.1%
• Active inventory: 534
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,482 medium
• Mortgage (P&I): −$225
• Tax est. 1.5%: −$54 /mo · $645/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $873

Break-even live

Break-even rent $376

Max offer price $42,999

Occupancy floor 36%

Sensitivity live

Price	-10% $903	-5% $888	+0% $873	+5% $858	+10% $844
Rent	-10% $756	-5% $815	+0% $873	+5% $932	+10% $990
Rate	-1.0pp $895	-0.5pp $884	base $873	+0.5pp $862	+1.0pp $851

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: $10,750
• Closing costs: $1,290
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6610 Park Blvd Unit A Joshua Tree, CA	2.0	1.0	500	$1,195	$2.39	44d	1	0.35mi

Listing history 41 events

1. 2026-06-21
   days on market $42,999 Active 219 DOM
2. 2026-06-18
   days on market $42,999 Active 216 DOM
3. 2026-06-17
   days on market $42,999 Active 215 DOM
4. 2026-06-16
   days on market $42,999 Active 214 DOM
5. 2026-06-15
   days on market $42,999 Active 213 DOM
6. 2026-06-13
   days on market $42,999 Active 211 DOM
7. 2026-06-13
   days on market $42,999 Active 210 DOM
8. 2026-06-09
   days on market $42,999 Active 207 DOM
9. 2026-06-08
   days on market $42,999 Active 206 DOM
10. 2026-06-07
    days on market $42,999 Active 205 DOM
11. 2026-06-04
    days on market $42,999 Active 202 DOM
12. 2026-06-03
    days on market $42,999 Active 201 DOM
13. 2026-06-02
    days on market $42,999 Active 200 DOM
14. 2026-06-01
    days on market $42,999 Active 199 DOM
15. 2026-05-31
    days on market $42,999 Active 198 DOM
16. 2026-03-23
    price $42,999 899-char remark

    Show marketing remark (899 chars)

    (Traditional Financing Available - $5,000 Down) (Pet Friendly - Cats and Dogs allowed - Large Friendly Dogs are welcome!) Age 55+ Community, fully remodeled single wide 1 bedroom 1 bathroom for sale in the Lazy H Mobile Home Park. The home has upgraded flooring, kitchen, bedroom, and bathroom. The air cooling unit in the living room is fully operational and blows cold. The home recently has had the roof re-sealed providing additional years of protection. The home is fenced for added security. Up to 3 vehicles can fit inside the parking space in front of the home. Seller is open to offers and may offer the opportunity to pay for your closing costs. So go ahead and reach out to your favorite realtor and come see the home before its gone. The monthly space rent is $500/month and utilities are not included. The home also is equipped with its own laundry capability. Washer and Dyer included.

17. 2026-01-22
    price $45,000 899-char remark

    Show marketing remark (899 chars)

    (Traditional Financing Available - $5,000 Down) (Pet Friendly - Cats and Dogs allowed - Large Friendly Dogs are welcome!) Age 55+ Community, fully remodeled single wide 1 bedroom 1 bathroom for sale in the Lazy H Mobile Home Park. The home has upgraded flooring, kitchen, bedroom, and bathroom. The air cooling unit in the living room is fully operational and blows cold. The home recently has had the roof re-sealed providing additional years of protection. The home is fenced for added security. Up to 3 vehicles can fit inside the parking space in front of the home. Seller is open to offers and may offer the opportunity to pay for your closing costs. So go ahead and reach out to your favorite realtor and come see the home before its gone. The monthly space rent is $500/month and utilities are not included. The home also is equipped with its own laundry capability. Washer and Dyer included.

18. 2025-12-03
    price $54,999 899-char remark

    Show marketing remark (899 chars)

    (Traditional Financing Available - $5,000 Down) (Pet Friendly - Cats and Dogs allowed - Large Friendly Dogs are welcome!) Age 55+ Community, fully remodeled single wide 1 bedroom 1 bathroom for sale in the Lazy H Mobile Home Park. The home has upgraded flooring, kitchen, bedroom, and bathroom. The air cooling unit in the living room is fully operational and blows cold. The home recently has had the roof re-sealed providing additional years of protection. The home is fenced for added security. Up to 3 vehicles can fit inside the parking space in front of the home. Seller is open to offers and may offer the opportunity to pay for your closing costs. So go ahead and reach out to your favorite realtor and come see the home before its gone. The monthly space rent is $500/month and utilities are not included. The home also is equipped with its own laundry capability. Washer and Dyer included.

19. 2025-11-14
    listed $59,000 Active 899-char remark

    Show marketing remark (899 chars)

    (Traditional Financing Available - $5,000 Down) (Pet Friendly - Cats and Dogs allowed - Large Friendly Dogs are welcome!) Age 55+ Community, fully remodeled single wide 1 bedroom 1 bathroom for sale in the Lazy H Mobile Home Park. The home has upgraded flooring, kitchen, bedroom, and bathroom. The air cooling unit in the living room is fully operational and blows cold. The home recently has had the roof re-sealed providing additional years of protection. The home is fenced for added security. Up to 3 vehicles can fit inside the parking space in front of the home. Seller is open to offers and may offer the opportunity to pay for your closing costs. So go ahead and reach out to your favorite realtor and come see the home before its gone. The monthly space rent is $500/month and utilities are not included. The home also is equipped with its own laundry capability. Washer and Dyer included.

20. 2024-12-05
    historical
21. 2024-07-22
    price $27,000
22. 2024-05-28
    price $29,999
23. 2024-05-08
    price $35,999
24. 2024-03-26
    price $39,999
25. 2024-02-07
    price $45,000
26. 2024-01-26
    price $49,000
27. 2024-01-24
    status Active
28. 2024-01-18
    status Pending Sale
29. 2024-01-05
    price $55,000
30. 2023-12-15
    price $59,999
31. 2023-12-05
    price $65,000
32. 2023-11-27
    listed $69,999 Active
33. 2023-11-17
    soldstatus $13,000 Closed Sale
34. 2023-10-31
    status Pending Sale
35. 2023-10-29
    listed $24,999 Active
36. 2021-12-15
    status Active
37. 2021-12-14
    status Active
38. 2021-12-13
    status Active
39. 2021-09-20
    listed $37,900 Active
40. 2021-05-30
    historical
41. 2021-05-06
    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.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥99°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,779
• − Mortgage interest: −$2,409
• − Property taxes: −$645
• − Insurance: −$215
• − Repairs & maintenance: −$1,422
• − Management: −$1,422
• − Depreciation: −$1,251
• Taxable income: $10,415
• Est. tax owed @ 24.0%: −$2,499
• After-tax cash flow: $7,980/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This fully remodeled single-wide mobile home in Lazy H Mobile Home Park is in good condition with upgrades to the kitchen, bathroom, and flooring. It's move-in ready and has a good curb appeal with a fenced yard and a paved driveway.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Upgrading the curtains in the windows — New curtains can improve the home's curb appeal and interior aesthetics.
• Both Adding a small outdoor seating area — This can increase the home's appeal for both resale and rental.
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and attractive.
• Both Upgrading the bathroom fixtures — Modern fixtures can make the bathroom more functional and attractive.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Upgrading the curtains in the windows — New curtains can improve the home's curb appeal and interior aesthetics. ↑
• Both Adding a small outdoor seating area — This can increase the home's appeal for both resale and rental. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and attractive. ↑
• Both Upgrading the bathroom fixtures — Modern fixtures can make the bathroom more functional and attractive. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Joshua Tree

• Score: 50/100
• State rank: #1114
• US rank: #25611

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Joshua Tree, CA
• County: San Bernardino County · 2,030,291 people
• City population: 7,538
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 7,538
• Household income: $66,598
• Rent vs Own: 32.7% rent · 67.3% own
• Severe rent burden: 345.0

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: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 22% Two or more races 16% Black 3% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Italian 6% Lithuanian 3% Portuguese 3%
• Foreign-born: 8% · Canada
• Languages at home: 88% English-only · Spanish 9% Other Indo-European 1% German/W. Germanic 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: ▼ -41.66%
• Current HPI: 541.8347
• Rent YoY: ▼ -1.09%
• 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

+13.2% since first listed

26 events — show timeline

• 2026-03-23 Price Changed $42,999 CRMLS
• 2026-01-22 Price Changed $45,000 CRMLS
• 2025-12-03 Price Changed $54,999 CRMLS
• 2025-11-14 Listed $59,000 CRMLS
• 2024-12-05 Listing Removed — CRMLS
• 2024-07-22 Price Changed $27,000 CRMLS
• 2024-05-28 Price Changed $29,999 CRMLS
• 2024-05-08 Price Changed $35,999 CRMLS
• 2024-03-26 Price Changed $39,999 CRMLS
• 2024-02-07 Price Changed $45,000 CRMLS
• 2024-01-26 Price Changed $49,000 CRMLS
• 2024-01-24 Relisted — CRMLS
• 2024-01-18 Pending — CRMLS
• 2024-01-05 Price Changed $55,000 CRMLS
• 2023-12-15 Price Changed $59,999 CRMLS
• 2023-12-05 Price Changed $65,000 CRMLS
• 2023-11-27 Listed $69,999 CRMLS
• 2023-11-17 Sold (MLS) $13,000 CRMLS
• 2023-10-31 Pending — CRMLS
• 2023-10-29 Listed $24,999 CRMLS
• 2021-12-15 Relisted — CRMLS
• 2021-12-14 Relisted — CRMLS
• 2021-12-13 Relisted — CRMLS
• 2021-09-20 Listed $37,900 CRMLS
• 2021-05-30 Listing Removed — CRMLS
• 2021-05-06 Listed $38,000 CRMLS