54999 Martinez Trl #20 · Yucca Valley, CA 92284

$37,500

2 bd · 1.0 ba · 672 sqft · Manufactured · 84 Days on market

Built 1977 $56/sqft · 36% below area Est $59k · 36% under

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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
• ARV discount +15.0/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to an incredible value in Country Club Mobile Estates in Yucca Valley—senior living at its finest! This well-maintained home truly reflects pride of ownership and offers a perfect seasonal retreat, conveniently located just across the street from Hawks Landing Public Golf Course. The home features a spacious, beautifully remodeled kitchen that opens to the living area, creating a comfortable and inviting space for everyday living and entertaining. You’ll also appreciate the convenience of an indoor laundry area. Step outside to enjoy a nicely sized, fenced side yard—perfect for relaxing or gardening—along with a storage shed and covered parking for two vehicles. Residents can take advantage of the newly remodeled clubhouse, complete with a sparkling pool and indoor spa, all just a short walk away. According to the seller, recent updates include the roof, heating system, plumbing, and water heater—making this home truly turnkey and move-in ready.

Key facts

• Indoor laundry area
• Indoor spa
• Remodeled kitchen

Tags

• FENCED BACKYARD
• STORAGE SHED
• REMODELED KITCHEN
• INDOOR LAUNDRY AREA
• BEAUTIFUL POOL
• INDOOR SPA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $38k.

Deal economics

• At list price, monthly cash flow is $961 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $38k).
• Recommended offer: $35k (6.0% below list) — sets the bar for market timing.
• Cap rate 37.0% 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+, schools F, crime 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.
• Market conditions: Rents rising fast (+4.1%/yr); 563 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• This rent runs 32% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $259 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 + 4.1% 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 84 days — a 6% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $6k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $35,250 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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 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?
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: 4.12% ✓
• Cap rate: 37.04%
• Cash-on-cash: 109.81%
• DSCR: 5.89
• GRM: 2.0

CMA / ARV

• ARV (median comp): $58,613
• List price: $37,500
• Delta: -36.02%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7484 Kickapoo Trl	0.33mi	2/2.0	720 (+7%)	14mo	$23,000	$32	57
55524 Yucca Trl #80	0.72mi	2/1.0	696 (+4%)	6mo	$63,160	$91	56
55524 Yucca Trl #55	0.70mi	2/1.0	756 (+12%)	5mo	$55,000	$73	42

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: —
• Equity multiple: 6.42×
• Total profit: $56,905
• Equity at exit: $5,591

10-year hold

• IRR: —
• Equity multiple: 13.94×
• Total profit: $135,837
• Equity at exit: $3,242

Cash invested: $10,500 (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: 563
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,544 medium
• Mortgage (P&I): −$197
• Tax est. 1.5%: −$47 /mo · $562/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $961

Break-even live

Break-even rent $328

Max offer price $37,500

Occupancy floor 33%

Sensitivity live

Price	-10% $987	-5% $974	+0% $961	+5% $948	+10% $935
Rent	-10% $839	-5% $900	+0% $961	+5% $1,022	+10% $1,083
Rate	-1.0pp $980	-0.5pp $970	base $961	+0.5pp $951	+1.0pp $941

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: $9,375
• Closing costs: $1,125
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7434 Cherokee Trl Unit D Yucca Valley, CA	1.0	1.0	608	$1,100	$1.81	44d	1	1.13mi
7239 Cherokee Trl Yucca Valley, CA	1.0	1.0	550	$1,429	$2.60	0d	1	1.20mi

Listing history 27 events

1. 2026-06-18
   days on market $37,500 Active 84 DOM
2. 2026-06-17
   pricestatus $37,500 Active 83 DOM
3. 2026-06-08
   status $37,700 Pending Sale 83 DOM
4. 2026-06-07
   days on market $37,700 Active 83 DOM
5. 2026-06-04
   days on market $37,700 Active 80 DOM
6. 2026-06-03
   remarks 693-char remark
7. 2026-06-03
   days on market $37,700 Active 79 DOM
8. 2026-06-02
   pricedays on market $37,700 Active 78 DOM
9. 2026-06-01
   days on market $43,370 Active 77 DOM
10. 2026-05-31
    days on market $43,370 Active 76 DOM
11. 2026-04-16
    price $43,370 997-char remark

    Show marketing remark (997 chars)

    Welcome to an incredible value in Country Club Mobile Estates in Yucca Valley—senior living at its finest! This well-maintained home truly reflects pride of ownership and offers a perfect seasonal retreat, conveniently located just across the street from Hawks Landing Public Golf Course. The home features a spacious, beautifully remodeled kitchen that opens to the living area, creating a comfortable and inviting space for everyday living and entertaining. You’ll also appreciate the convenience of an indoor laundry area. Step outside to enjoy a nicely sized, fenced side yard—perfect for relaxing or gardening—along with a storage shed and covered parking for two vehicles. Residents can take advantage of the newly remodeled clubhouse, complete with a sparkling pool and indoor spa, all just a short walk away. According to the seller, recent updates include the roof, heating system, plumbing, and water heater—making this home truly turnkey and move-in ready.

12. 2026-03-16
    price $48,220 997-char remark

    Show marketing remark (997 chars)

    Welcome to an incredible value in Country Club Mobile Estates in Yucca Valley—senior living at its finest! This well-maintained home truly reflects pride of ownership and offers a perfect seasonal retreat, conveniently located just across the street from Hawks Landing Public Golf Course. The home features a spacious, beautifully remodeled kitchen that opens to the living area, creating a comfortable and inviting space for everyday living and entertaining. You’ll also appreciate the convenience of an indoor laundry area. Step outside to enjoy a nicely sized, fenced side yard—perfect for relaxing or gardening—along with a storage shed and covered parking for two vehicles. Residents can take advantage of the newly remodeled clubhouse, complete with a sparkling pool and indoor spa, all just a short walk away. According to the seller, recent updates include the roof, heating system, plumbing, and water heater—making this home truly turnkey and move-in ready.

13. 2026-03-16
    listed $43,500 Active 997-char remark

    Show marketing remark (997 chars)

    Welcome to an incredible value in Country Club Mobile Estates in Yucca Valley—senior living at its finest! This well-maintained home truly reflects pride of ownership and offers a perfect seasonal retreat, conveniently located just across the street from Hawks Landing Public Golf Course. The home features a spacious, beautifully remodeled kitchen that opens to the living area, creating a comfortable and inviting space for everyday living and entertaining. You’ll also appreciate the convenience of an indoor laundry area. Step outside to enjoy a nicely sized, fenced side yard—perfect for relaxing or gardening—along with a storage shed and covered parking for two vehicles. Residents can take advantage of the newly remodeled clubhouse, complete with a sparkling pool and indoor spa, all just a short walk away. According to the seller, recent updates include the roof, heating system, plumbing, and water heater—making this home truly turnkey and move-in ready.

14. 2023-05-23
    soldstatus $39,900 Closed Sale 719-char remark

    Show marketing remark (719 chars)

    What a great price on this home in the County Club Mobile Estates in Yucca Valley! Senior living at its best! Great place to winter located across the street from the Hawks Landing Public Golf Course. This home has been well maintained, with pride of ownership. Nice side fenced backyard, storage shed. Two car covered parking. Easy to show and you won't find a better price! Very nice sized remodeled kitchen which is open to the living room there is also has and indoor laundry area. Walk up to the newly remodeled club house that has a beautiful pool and an indoor spa! The seller states that the roof, newer heating and plumbing and hot water heater. Turnkey, move-in condition. Call today for your private showing.

15. 2023-05-17
    status Pending Sale 719-char remark

    Show marketing remark (719 chars)

    What a great price on this home in the County Club Mobile Estates in Yucca Valley! Senior living at its best! Great place to winter located across the street from the Hawks Landing Public Golf Course. This home has been well maintained, with pride of ownership. Nice side fenced backyard, storage shed. Two car covered parking. Easy to show and you won't find a better price! Very nice sized remodeled kitchen which is open to the living room there is also has and indoor laundry area. Walk up to the newly remodeled club house that has a beautiful pool and an indoor spa! The seller states that the roof, newer heating and plumbing and hot water heater. Turnkey, move-in condition. Call today for your private showing.

16. 2023-05-09
    historical Active Under Contract 719-char remark

    Show marketing remark (719 chars)

    What a great price on this home in the County Club Mobile Estates in Yucca Valley! Senior living at its best! Great place to winter located across the street from the Hawks Landing Public Golf Course. This home has been well maintained, with pride of ownership. Nice side fenced backyard, storage shed. Two car covered parking. Easy to show and you won't find a better price! Very nice sized remodeled kitchen which is open to the living room there is also has and indoor laundry area. Walk up to the newly remodeled club house that has a beautiful pool and an indoor spa! The seller states that the roof, newer heating and plumbing and hot water heater. Turnkey, move-in condition. Call today for your private showing.

17. 2023-03-24
    listed $39,900 Active 719-char remark

    Show marketing remark (719 chars)

    What a great price on this home in the County Club Mobile Estates in Yucca Valley! Senior living at its best! Great place to winter located across the street from the Hawks Landing Public Golf Course. This home has been well maintained, with pride of ownership. Nice side fenced backyard, storage shed. Two car covered parking. Easy to show and you won't find a better price! Very nice sized remodeled kitchen which is open to the living room there is also has and indoor laundry area. Walk up to the newly remodeled club house that has a beautiful pool and an indoor spa! The seller states that the roof, newer heating and plumbing and hot water heater. Turnkey, move-in condition. Call today for your private showing.

18. 2021-06-24
    soldstatus $19,900 Closed Sale
19. 2021-04-29
    status Pending Sale
20. 2021-04-26
    listed $19,900 Active
21. 2020-12-10
    historical
22. 2019-12-30
    listed $17,500 Active
23. 2016-12-12
    status Pending
24. 2016-12-11
    historical
25. 2016-11-08
    price $8,900
26. 2016-06-16
    price $8,000
27. 2015-11-05
    listed $7,500 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: $18,532
• − Mortgage interest: −$2,101
• − Property taxes: −$562
• − Insurance: −$188
• − Repairs & maintenance: −$1,483
• − Management: −$1,483
• − Depreciation: −$1,091
• Taxable income: $11,625
• Est. tax owed @ 24.0%: −$2,790
• After-tax cash flow: $8,740/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

+478.3% since first listed

17 events — show timeline

• 2026-04-16 Price Changed $43,370 CRMLS
• 2026-03-16 Price Changed $48,220 CRMLS
• 2026-03-16 Listed $43,500 CRMLS
• 2023-05-23 Sold (MLS) $39,900 CRMLS
• 2023-05-17 Pending — CRMLS
• 2023-05-09 Contingent — CRMLS
• 2023-03-24 Listed $39,900 CRMLS
• 2021-06-24 Sold (MLS) $19,900 CRMLS
• 2021-04-29 Pending — CRMLS
• 2021-04-26 Listed $19,900 CRMLS
• 2020-12-10 Listing Removed — CRMLS
• 2019-12-30 Listed $17,500 CRMLS
• 2016-12-12 Pending — GPSMLS
• 2016-12-11 Listing Removed — GPSMLS
• 2016-11-08 Price Changed $8,900 GPSMLS
• 2016-06-16 Price Changed $8,000 GPSMLS
• 2015-11-05 Listed $7,500 GPSMLS