4188 Sunrise · Homestead Valley, CA 92285

$69,000

1 bd · 1.0 ba · 408 sqft · Manufactured public records · 164 Days on market

Built 1960 5.00 ac lot

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

This 5-acre parcel is located in the open desert setting of Landers, offering wide-open space, privacy, and expansive views of the surrounding high desert and mountain landscape. Situated along Sunrise Way with road access, the property includes a mobile home currently present on the land. Seller reports the property has a septic system, has historically utilized hauled water, and has been powered by a solar system. The acreage provides ample room for future development, expansion, or a custom desert retreat, subject to county requirements. The value of the property is primarily in the land and its location. Buyer to conduct their own due diligence regarding all existing improvements, utilities, zoning, and development potential.

Key facts

• Expansive views
• Mobile home
• Open desert setting

Tags

• 5 ACRE PARCEL
• OPEN DESERT SETTING
• EXPANSIVE VIEWS
• ROAD ACCESS
• MOBILE HOME
• SEPTIC SYSTEM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $69k.

Deal economics

• At list price, monthly cash flow is $586 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.5% vs local median 3.7% in Homestead 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 49/100 on livability (#1,167 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: schools F, amenities F, commute 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: 198 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 $7k of equity ($477 loan paydown + $7k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $16k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $69k implies a 475% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 8→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 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 1960 — 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: 1.90% ✓
• Cap rate: 16.49%
• Cash-on-cash: 36.41%
• DSCR: 2.62
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 52.3%
• Equity multiple: 4.88×
• Total profit: $74,922
• Equity at exit: $62,161

10-year hold

• IRR: 45.9%
• Equity multiple: 10.90×
• Total profit: $191,279
• Equity at exit: $134,052

Cash invested: $19,320 (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 92285

• Home prices YoY: 31.4%
• Active inventory: 198
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,314 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$61 /mo · $733/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $586

Break-even live

Break-even rent $572

Max offer price $69,000

Occupancy floor 50%

Sensitivity live

Price	-10% $625	-5% $606	+0% $586	+5% $567	+10% $547
Rent	-10% $482	-5% $534	+0% $586	+5% $638	+10% $690
Rate	-1.0pp $621	-0.5pp $604	base $586	+0.5pp $568	+1.0pp $550

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $69,000 Active 164 DOM
2. 2026-06-18
   days on market $69,000 Active 161 DOM
3. 2026-06-17
   days on market $69,000 Active 160 DOM
4. 2026-06-16
   days on market $69,000 Active 159 DOM
5. 2026-06-15
   days on market $69,000 Active 158 DOM
6. 2026-06-13
   days on market $69,000 Active 156 DOM
7. 2026-06-13
   days on market $69,000 Active 155 DOM
8. 2026-06-09
   days on market $69,000 Active 152 DOM
9. 2026-06-08
   days on market $69,000 Active 151 DOM
10. 2026-06-07
    days on market $69,000 Active 150 DOM
11. 2026-06-04
    days on market $69,000 Active 147 DOM
12. 2026-06-03
    days on market $69,000 Active 146 DOM
13. 2026-06-02
    days on market $69,000 Active 145 DOM
14. 2026-06-01
    days on market $69,000 Active 144 DOM
15. 2026-05-31
    days on market $69,000 Active 143 DOM
16. 2026-04-27
    price $69,000 739-char remark

    Show marketing remark (739 chars)

    This 5-acre parcel is located in the open desert setting of Landers, offering wide-open space, privacy, and expansive views of the surrounding high desert and mountain landscape. Situated along Sunrise Way with road access, the property includes a mobile home currently present on the land. Seller reports the property has a septic system, has historically utilized hauled water, and has been powered by a solar system. The acreage provides ample room for future development, expansion, or a custom desert retreat, subject to county requirements. The value of the property is primarily in the land and its location. Buyer to conduct their own due diligence regarding all existing improvements, utilities, zoning, and development potential.

17. 2026-01-08
    listed $85,000 Active 739-char remark

    Show marketing remark (739 chars)

    This 5-acre parcel is located in the open desert setting of Landers, offering wide-open space, privacy, and expansive views of the surrounding high desert and mountain landscape. Situated along Sunrise Way with road access, the property includes a mobile home currently present on the land. Seller reports the property has a septic system, has historically utilized hauled water, and has been powered by a solar system. The acreage provides ample room for future development, expansion, or a custom desert retreat, subject to county requirements. The value of the property is primarily in the land and its location. Buyer to conduct their own due diligence regarding all existing improvements, utilities, zoning, and development potential.

18. 2016-04-18
    soldstatus $12,000 Closed Sale 1030-char remark

    Show marketing remark (1030 chars)

    Preppers! Scavenge Hunters! Recycle Enthusiast or Conspiracy Theorists! This modest manufactured home gently weathered on 5 full acres with panoramic 360 degree views is just for you! Included in this purchase are the original, antique electric meter, a propane tank as well as buried water and septic tanks. There are vintage out-house parts and an abundance of free firewood and kindling. This prime parcel is the main attraction with the rest thrown in at NO COST to recycle or reuse. Water is available in the street as well as power. .. .but why not go solar? You have all the sunshine you could imagine with very little interference. Come see the pride of Historical Landers soon, but take caution. .. .loose boards and shifting sands do exist. An added BONUS to this already amazing deal is that there are several 5-acre parcels of government land with one adjacent to this lot. Bring your green thumb and grow your own herb garden! Bring your horses and your quads. The opportunities are endless with this much privacy.

19. 2016-03-24
    status Pending Sale 1030-char remark

    Show marketing remark (1030 chars)

    Preppers! Scavenge Hunters! Recycle Enthusiast or Conspiracy Theorists! This modest manufactured home gently weathered on 5 full acres with panoramic 360 degree views is just for you! Included in this purchase are the original, antique electric meter, a propane tank as well as buried water and septic tanks. There are vintage out-house parts and an abundance of free firewood and kindling. This prime parcel is the main attraction with the rest thrown in at NO COST to recycle or reuse. Water is available in the street as well as power. .. .but why not go solar? You have all the sunshine you could imagine with very little interference. Come see the pride of Historical Landers soon, but take caution. .. .loose boards and shifting sands do exist. An added BONUS to this already amazing deal is that there are several 5-acre parcels of government land with one adjacent to this lot. Bring your green thumb and grow your own herb garden! Bring your horses and your quads. The opportunities are endless with this much privacy.

20. 2015-07-14
    listed $14,900 Active 1030-char remark

    Show marketing remark (1030 chars)

    Preppers! Scavenge Hunters! Recycle Enthusiast or Conspiracy Theorists! This modest manufactured home gently weathered on 5 full acres with panoramic 360 degree views is just for you! Included in this purchase are the original, antique electric meter, a propane tank as well as buried water and septic tanks. There are vintage out-house parts and an abundance of free firewood and kindling. This prime parcel is the main attraction with the rest thrown in at NO COST to recycle or reuse. Water is available in the street as well as power. .. .but why not go solar? You have all the sunshine you could imagine with very little interference. Come see the pride of Historical Landers soon, but take caution. .. .loose boards and shifting sands do exist. An added BONUS to this already amazing deal is that there are several 5-acre parcels of government land with one adjacent to this lot. Bring your green thumb and grow your own herb garden! Bring your horses and your quads. The opportunities are endless with this much privacy.

21. 1978-05-10
    soldstatus $6,500

ⓘ 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: $733 · $61/mo
• Projected year-2 tax: $733 · $61/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 7/10 Severe 8 d/yr ≥101°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,765
• − Mortgage interest: −$3,865
• − Property taxes: −$733
• − Insurance: −$345
• − Repairs & maintenance: −$1,261
• − Management: −$1,261
• − Depreciation: −$2,007
• Taxable income: $6,293
• Est. tax owed @ 24.0%: −$1,510
• After-tax cash flow: $5,525/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 — Homestead Valley

• Score: 49/100
• State rank: #1167
• US rank: #25885

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Homestead Valley, CA
• Population (ZIP): 2,914

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 20% Two or more races 15% Black 4% Native American 4% Asian 2%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Italian 6% Romanian 3% Iranian 2%
• Foreign-born: 8% · Canada, Philippines
• Languages at home: 82% English-only · Spanish 16%

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: ▲ 128.05%
• Current HPI: 536.4822
• 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

+961.5% since first listed

6 events — show timeline

• 2026-04-27 Price Changed $69,000 CRMLS
• 2026-01-08 Listed $85,000 CRMLS
• 2016-04-18 Sold (MLS) $12,000 CRMLS
• 2016-03-24 Pending — CRMLS
• 2015-07-14 Listed $14,900 CRMLS
• 1978-05-10 Sold (Public Records) $6,500 Public Records

Property tax history

+5.1%/yr

Latest (2025): $733 · +3.3% YoY. Source: county tax records.