82489 2nd St · Searles Valley, CA 93562

$109,000

2 bd · 1.0 ba · 814 sqft · SingleFamily public records · 42 Days on market

Built 1935 7,000 sqft lot $134/sqft · 530% above area

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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 +18.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• Appreciation +5.0/10.0
• 1% rule +3.7/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Perfectly renovated 3 bedroom 2 bath home ready for it's new owners. Positioned perfectly on a fully fenced corner lot this home has it all. New roof, doors, dual pane windows, new flooring, new kitchen cabinets, counters, and all appliances, make this a must see. Wood style tile floors throughout make maintenance a breeze. Primary suite features full bathroom and ample closet space. Additional full bathroom with stacked washer dryer hookups can be found just off the kitchen, The 3rd bedroom has access to backyard. New Central Heat and A/C make this comfortable year round living. The front yard has ample room for all your desert toys. If you want turn key, ready to go, nothing needed but your belongings this is the home for you.

Key facts

• 7,000 sq ft lot
• Garage
• Built 1935

Property features AI

Finance

• Other: Sale terms: Conventional, VA, FHA, Cash; Possession at close of escrow; Will consider lease
• HOA & community: No monthly association fee; Not in a gated community; PUD: No

Exterior

• Parking: Driveway parking; 10 total parking spaces (all uncovered/assigned)
• Security: No security features
• Utilities: Septic tank; Fee simple land
• Home design: Single-family residence; Attached; One story; Entry level: One; Composition shingle roof; Facing direction: Not specified
• Construction: Built (year sourced from assessor); Slab foundation; Composition shingle construction
• Exterior features: Corner lot; Wood fencing; No security system

Interior

• Kitchen: Remodeled kitchen; Refrigerator; Gas range; Microwave oven
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Natural gas heat; Air conditioning
• Interior features: Unfurnished; Updated/remodeled interior; Living room
• Laundry & utility: Stackable washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $95k (12.8% below list).
• Recommended offer: $95k (12.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#500 in CA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: health & safety C-, amenities F, commute F.
• Trona Joint Unified (rural): math 25% / reading 40% proficiency, ranked #1,004 of 1,400 in CA (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Trona Elementary (math 12% / reading 22%, grade F, #1,340 of 1,571 statewide, top 88%, 131 students, 71% FRL); Trona High (math 5% / reading 34%, grade F, #987 of 1,170 statewide, top 86%, 116 students, 76% FRL).
• Zoned-school proficiency averages 18% at this address vs 32% district-wide (-14 pts) — the specific schools serving this property underperform the Trona Joint Unified average; the district grade overstates school quality for this exact location.
• Market conditions: 55 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).

Forward outlook

• In year one you build about $4k of equity ($754 loan paydown + $3k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, 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 42 days — a 3% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $37k; list at $109k implies a 193% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,052 (12.8% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.87% ✗
• Cap rate: 7.47%
• Cash-on-cash: 4.20%
• DSCR: 1.19
• GRM: 9.6

CMA / ARV

• ARV (median comp): $17,300
• List price: $109,000
• Delta: 530.06%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12168 B St	0.57mi	1/1.0 (-1)	739 (-9%)	19mo	$20,000	$27	37
12331 Beech	0.72mi	3/1.0 (+1)	925 (+14%)	3mo	$17,300	$19	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.4%
• Equity multiple: 1.65×
• Total profit: $19,887
• Equity at exit: $49,011

10-year hold

• IRR: 13.5%
• Equity multiple: 3.01×
• Total profit: $61,198
• Equity at exit: $75,532

Cash invested: $30,520 (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 93562

• Active inventory: 55
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $951 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$27 /mo · $324/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $107

Break-even live

Break-even rent $815

Max offer price $109,000

Occupancy floor 84%

Sensitivity live

Price	-10% $169	-5% $138	+0% $107	+5% $76	+10% $45
Rent	-10% $32	-5% $69	+0% $107	+5% $144	+10% $182
Rate	-1.0pp $162	-0.5pp $135	base $107	+0.5pp $79	+1.0pp $50

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12168 B St Trona, CA	2.0	1.0	739	$1,000	$1.35	45d	1	0.60mi
13350 Aster St Trona, CA	2.0	1.0	720	$825	$1.15	45d	1	1.47mi

Listing history 22 events

1. 2026-06-19
   status $109,000 Pending 42 DOM
2. 2026-06-18
   days on market $109,000 Active Under Contract 42 DOM
3. 2026-06-17
   days on market $109,000 Active Under Contract 41 DOM
4. 2026-06-16
   days on market $109,000 Active Under Contract 40 DOM
5. 2026-06-15
   days on market $109,000 Active Under Contract 39 DOM
6. 2026-06-14
   days on market $109,000 Active Under Contract 37 DOM
7. 2026-06-13
   days on market $109,000 Active Under Contract 36 DOM
8. 2026-06-10
   days on market $109,000 Active Under Contract 34 DOM
9. 2026-06-09
   days on market $109,000 Active Under Contract 33 DOM
10. 2026-06-08
    days on market $109,000 Active Under Contract 32 DOM
11. 2026-06-07
    days on market $109,000 Active Under Contract 31 DOM
12. 2026-06-05
    days on market $109,000 Active Under Contract 28 DOM
13. 2026-06-03
    days on market $109,000 Active Under Contract 27 DOM
14. 2026-06-03
    days on market $109,000 Active Under Contract 26 DOM
15. 2026-06-01
    days on market $109,000 Active Under Contract 25 DOM
16. 2026-05-31
    days on market $109,000 Active Under Contract 24 DOM
17. 2026-05-07
    listed $109,000 Active 738-char remark

    Show marketing remark (738 chars)

    Perfectly renovated 3 bedroom 2 bath home ready for it's new owners. Positioned perfectly on a fully fenced corner lot this home has it all. New roof, doors, dual pane windows, new flooring, new kitchen cabinets, counters, and all appliances, make this a must see. Wood style tile floors throughout make maintenance a breeze. Primary suite features full bathroom and ample closet space. Additional full bathroom with stacked washer dryer hookups can be found just off the kitchen, The 3rd bedroom has access to backyard. New Central Heat and A/C make this comfortable year round living. The front yard has ample room for all your desert toys. If you want turn key, ready to go, nothing needed but your belongings this is the home for you.

18. 2026-05-07
    listed $109,000 Active 738-char remark

    Show marketing remark (738 chars)

    Perfectly renovated 3 bedroom 2 bath home ready for it's new owners. Positioned perfectly on a fully fenced corner lot this home has it all. New roof, doors, dual pane windows, new flooring, new kitchen cabinets, counters, and all appliances, make this a must see. Wood style tile floors throughout make maintenance a breeze. Primary suite features full bathroom and ample closet space. Additional full bathroom with stacked washer dryer hookups can be found just off the kitchen, The 3rd bedroom has access to backyard. New Central Heat and A/C make this comfortable year round living. The front yard has ample room for all your desert toys. If you want turn key, ready to go, nothing needed but your belongings this is the home for you.

19. 2025-01-30
    soldstatus $37,200 Sold

    Show marketing remark (99 chars)

    SELLER FINANCING AVAILABLE Seller Financing enabling monthly payments with 5-10-15 year loan terms.

20. 2024-10-16
    listed $37,200 Active

    Show marketing remark (99 chars)

    SELLER FINANCING AVAILABLE Seller Financing enabling monthly payments with 5-10-15 year loan terms.

21. 1992-11-17
    soldstatus $10,000
22. 1979-04-12
    soldstatus $14,500

ⓘ 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: $324 · $27/mo
• Projected year-2 tax: $828 · $69/mo
• Expected delta: +$505/yr (+$42/mo · 155.9%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,406
• − Mortgage interest: −$6,106
• − Property taxes: −$324
• − Insurance: −$545
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$3,171
• Taxable loss: −$564
• Est. tax savings @ 24.0%: +$135
• After-tax cash flow: $1,418/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: Trona Joint Unified
• NCES district ID: 0639840
• Math proficiency: 25% ▲ 5.00%
• Reading proficiency: 40% ▲ 5.00%
• Median HH income: $35,514
• Composite: 29.6/100
• National rank: #11751
• State rank: #1004 of 1400 in CA

Livability — Searles Valley

• Score: 62/100
• State rank: #500
• US rank: #16976

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Searles Valley, CA
• Population (ZIP): 1,822

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 (65%)
• Race & ethnicity: White 65% Hispanic / Latino 22% Two or more races 14% Black 2% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 16% Cuban 2%
• Common ancestry: Italian 6% Slovak 2% Russian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 94% English-only · Spanish 4% Chinese 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: —
• Current HPI: —
• 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

+651.7% since first listed

8 events — show timeline

• 2026-05-19 Contingent — GPSMLS
• 2026-05-19 Contingent — SSMLS
• 2026-05-07 Listed $109,000 SSMLS
• 2026-05-07 Listed $109,000 GPSMLS
• 2025-01-30 Sold (MLS) $37,200 SDMLS
• 2024-10-16 Listed $37,200 SDMLS
• 1992-11-17 Sold (Public Records) $10,000 Public Records
• 1979-04-12 Sold (Public Records) $14,500 Public Records

Property tax history

+2.0%/yr

Latest (2025): $324 · +1.9% YoY. Source: county tax records.