6416 East Court Way · Twentynine Palms, CA 92277

$250,000

4 bd · 2.0 ba · 1,200 sqft · MultiFamily public records · 304 Days on market

Built 1954 0.26 ac lot $208/sqft · at area comps Est $251k · at est.

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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 +19.8/30.0
• ARV discount +7.7/15.0
• DSCR +6.3/10.0
• 1% rule +5.5/10.0
• Rent growth +3.6/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

* * * At this price is a short sale that has to be negotiated with the existing lender * * * Two units 2 bed 1 bath each, wall heater in each unit. "NEW A/C AND BOILER IN EACH UNIT"

Key facts

• New boiler
• New a/c
• 0.26 acre lot

Tags

• NEW A/C
• NEW BOILER

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive. Per door: $148/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 4.1% in Twentynine Palms — 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 59/100 on livability (#622 in CA) — a working-class tenant base; expect higher turnover. Strengths: commute A+, housing A+; Watch: amenities F, employment D-, health & safety 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.
• Zoned schools: Palm Vista Elementary (math 24% / reading 24%, grade F, #973 of 1,571 statewide, top 73%, 383 students, 80% FRL); Twentynine Palms Junior High (math 17% / reading 39%, grade F, #236 of 498 statewide, top 48%, 413 students, 63% FRL); Twentynine Palms High (math 32% / reading 62%, grade D-, #389 of 1,170 statewide, top 35%, 729 students, 66% FRL).
• Market conditions: Rents rising fast (+4.5%/yr); 751 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• At $2,626/mo this rent would consume 52% of the median local household income ($61k/yr) (locally 1057% 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 $2k of loan paydown is wiped out by about $8k 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 304 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 26y ago; this cycle's ask has dropped $70k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• 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 $220,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 304 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.05% ✓
• Cap rate: 7.71%
• Cash-on-cash: 5.07%
• DSCR: 1.23
• GRM: 7.9

CMA / ARV

• ARV (median comp): $251,048
• List price: $250,000
• Delta: -0.42%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6455 Tamarisk	0.48mi	4/2.0	1,325 (+10%)	4mo	$300,000	$226	57
74031 Gorgonio Dr	0.20mi	4/2.0	1,050 (-12%)	17mo	$180,000	$171	56

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 · 4.45% rent growth · sell at horizon

5-year hold

• IRR: -6.7%
• Equity multiple: 0.75×
• Total profit: $-17,715
• Equity at exit: $37,276

10-year hold

• IRR: 4.7%
• Equity multiple: 1.36×
• Total profit: $25,546
• Equity at exit: $21,615

Cash invested: $70,000 (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 92277

• Home prices YoY: -3.1%
• Rents YoY: 4.5%
• Active inventory: 751
• Price-to-rent: 15.9×

Monthly cashflow live

• Estimated rent: $2,626 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$364 /mo · $4,363/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$551
• Net cashflow: $296

Break-even live

Break-even rent $2,252

Max offer price $250,000

Occupancy floor 84%

Sensitivity live

Price	-10% $437	-5% $367	+0% $296	+5% $225	+10% $154
Rent	-10% $88	-5% $192	+0% $296	+5% $400	+10% $503
Rate	-1.0pp $422	-0.5pp $359	base $296	+0.5pp $231	+1.0pp $165

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,626
Total (2 units)			$2,626

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6447 Athol Ave Twentynine Palms, CA	3.0	2.0	1100	$1,500	$1.36	0d	1	0.15mi
6448 Palm View Ave Twentynine Palms, CA	3.0	2.0	1100	$1,795	$1.63	45d	1	0.18mi
6061 Bagley Ave Twentynine Palms, CA	3.0	2.0	1260	$1,375	$1.09	6d	2	0.58mi
6061 Bagley Ave #27 Twentynine Palms, CA	3.0	2.0	1260	$1,400	$1.11	26d	1	0.58mi
5900 Desert Knoll Ave Twentynine Palms, CA	2.0–3.0	1.5–2.5	907	$1,650	$1.82	0d	1	0.75mi
73477 Desert Trail Dr Twentynine Palms, CA	3.0	2.0	1388	$2,200	$1.59	26d	1	0.95mi
74698 Serrano Dr Twentynine Palms, CA	3.0	2.0	1041	$1,700	$1.63	26d	1	1.41mi

Listing history 46 events

1. 2026-06-21
   days on market $250,000 Active 304 DOM
2. 2026-06-18
   days on market $250,000 Active 301 DOM
3. 2026-06-17
   days on market $250,000 Active 300 DOM
4. 2026-06-16
   days on market $250,000 Active 299 DOM
5. 2026-06-15
   days on market $250,000 Active 298 DOM
6. 2026-06-13
   days on market $250,000 Active 296 DOM
7. 2026-06-13
   days on market $250,000 Active 295 DOM
8. 2026-06-09
   days on market $250,000 Active 292 DOM
9. 2026-06-08
   days on market $250,000 Active 291 DOM
10. 2026-06-07
    days on market $250,000 Active 290 DOM
11. 2026-06-04
    days on market $250,000 Active 287 DOM
12. 2026-06-03
    days on market $250,000 Active 286 DOM
13. 2026-06-02
    days on market $250,000 Active 285 DOM
14. 2026-06-01
    days on market $250,000 Active 284 DOM
15. 2026-05-31
    days on market $250,000 Active 283 DOM
16. 2026-05-09
    price $250,000 197-char remark

    Show marketing remark (197 chars)

    * * * At this price is a short sale that has to be negotiated with the existing lender * * * Two units 2 bed 1 bath each, wall heater in each unit. "NEW A/C AND BOILER IN EACH UNIT"

17. 2026-02-07
    status Active 197-char remark

    Show marketing remark (197 chars)

    * * * At this price is a short sale that has to be negotiated with the existing lender * * * Two units 2 bed 1 bath each, wall heater in each unit. "NEW A/C AND BOILER IN EACH UNIT"

18. 2026-02-07
    price $324,000 197-char remark

    Show marketing remark (197 chars)

    * * * At this price is a short sale that has to be negotiated with the existing lender * * * Two units 2 bed 1 bath each, wall heater in each unit. "NEW A/C AND BOILER IN EACH UNIT"

19. 2025-09-24
    price $280,000 197-char remark

    Show marketing remark (197 chars)

    * * * At this price is a short sale that has to be negotiated with the existing lender * * * Two units 2 bed 1 bath each, wall heater in each unit. "NEW A/C AND BOILER IN EACH UNIT"

20. 2025-08-04
    listed $320,000 Active 197-char remark

    Show marketing remark (197 chars)

    * * * At this price is a short sale that has to be negotiated with the existing lender * * * Two units 2 bed 1 bath each, wall heater in each unit. "NEW A/C AND BOILER IN EACH UNIT"

21. 2025-07-12
    historical
22. 2024-09-16
    listed $350,000 Active
23. 2024-09-15
    historical $1,000
24. 2024-09-11
    listed $1,000
25. 2024-06-27
    historical
26. 2024-06-11
    historical Active Under Contract
27. 2024-04-30
    status Pending Sale
28. 2024-04-17
    listed $425,000 Active
29. 2023-07-22
    historical
30. 2023-05-11
    soldstatus $305,000 Closed Sale
31. 2023-05-11
    soldstatus $305,000
32. 2023-04-17
    status Pending Sale
33. 2023-03-29
    listed $290,000 Active
34. 2018-04-16
    soldstatus $124,000 Closed Sale
35. 2018-04-16
    soldstatus $124,000
36. 2018-04-16
    soldstatus $124,000
37. 2018-03-03
    historical Active Under Contract
38. 2017-12-05
    status Active
39. 2017-11-15
    historical Active Under Contract
40. 2017-08-27
    listed $129,900 Active
41. 2017-08-26
    listed $129,900
42. 2005-01-07
    soldstatus $90,000
43. 2001-01-01
    historical
44. 2000-11-30
    historical
45. 2000-07-24
    listed $55,000
46. 2000-07-24
    listed $55,000

ⓘ 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: $4,363 · $364/mo
• Projected year-2 tax: $4,363 · $364/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 X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 8 d/yr ≥106°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,512
• − Mortgage interest: −$14,004
• − Property taxes: −$4,363
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,521
• − Management: −$2,521
• − Depreciation: −$7,273
• Taxable loss: −$419
• Est. tax savings @ 24.0%: +$101
• After-tax cash flow: $3,650/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 — Twentynine Palms

• Score: 59/100
• State rank: #622
• US rank: #19731

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Twentynine Palms, CA
• County: San Bernardino County · 2,030,291 people
• City population: 26,277
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 26,277
• Household income: $60,901
• Rent vs Own: 56.7% rent · 43.3% own
• Severe rent burden: 1057.0

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 0.70)
• Race & ethnicity: White 49% Two or more races 24% Hispanic / Latino 24% Black 9% Asian 4% Pacific Islander 1% Native American 1%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Italian 5% Lithuanian 3% Slovak 3%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 81% English-only · Spanish 12% Other Asian/Pacific 2% Tagalog/Filipino 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: ▼ -12.15%
• Current HPI: 380.5083
• Rent YoY: ▲ 4.45%
• 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

+354.5% since first listed

31 events — show timeline

• 2026-05-09 Price Changed $250,000 CRMLS
• 2026-02-07 Relisted — CRMLS
• 2026-02-07 Price Changed $324,000 CRMLS
• 2025-09-24 Price Changed $280,000 CRMLS
• 2025-08-04 Listed $320,000 CRMLS
• 2025-07-12 Listing Removed — CRMLS
• 2024-09-16 Listed $350,000 CRMLS
• 2024-09-15 Rental Removed $1,000 APPFOLIO
• 2024-09-11 Listed for Rent $1,000 APPFOLIO
• 2024-06-27 Listing Removed — CRMLS
• 2024-06-11 Contingent — CRMLS
• 2024-04-30 Pending — CRMLS
• 2024-04-17 Listed $425,000 CRMLS
• 2023-07-22 Rental Removed — APPFOLIO
• 2023-05-11 Sold (Public Records) $305,000 Public Records
• 2023-05-11 Sold (MLS) $305,000 CRMLS
• 2023-04-17 Pending — CRMLS
• 2023-03-29 Listed $290,000 CRMLS
• 2018-04-16 Sold (Public Records) $124,000 Public Records
• 2018-04-16 Sold (MLS) $124,000 SDMLS
• 2018-04-16 Sold (MLS) $124,000 CRMLS
• 2018-03-03 Contingent — CRMLS
• 2017-12-05 Relisted — CRMLS
• 2017-11-15 Contingent — CRMLS
• 2017-08-27 Listed $129,900 CRMLS
• 2017-08-26 Listed $129,900 SDMLS
• 2005-01-07 Sold (Public Records) $90,000 Public Records
• 2001-01-01 Listing Removed — GPSMLS
• 2000-11-30 Listing Removed — CRMLS
• 2000-07-24 Listed $55,000 CRMLS
• 2000-07-24 Listed $55,000 GPSMLS

Property tax history

+6.1%/yr

Latest (2025): $4,363 · +5.9% YoY. Source: county tax records.