13425 Mohawk · Apple Valley, CA 92308

$489,900

9 bd · 9.0 ba · 1,791 sqft · MultiFamily public records · 7 Days on market

Built 1951 0.49 ac lot

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Why this score? — see what drove the D+ 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 +17.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 1% rule +4.7/10.0
• Rent growth +3.6/5.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

STANDARD SALE. Great Investment Property. Triplex all units are one bedroom one bath. Investors delight units are well maintained and have long term tenants. Roof es in good condition with good exterior paint. Seller is willing to negotiate any required repairs. 3 car garage in separate building. Great location near to elementary schools.

Key facts

• 0.49 acre lot
• 3 garage spots
• Built 1951

Property features AI

Finance

• Other: Directions: From 15 FWY, exit Bear Valley Rd. right, Kiowa Rd. left, Ottawa Rd. right, Mohawk Rd. to property
• Financial info: Three rental units generating $1,000 each (two units listed with $1,000 actual rent and total rent listed at $1,000); Total building area 1,791
• HOA & community: Urban community setting

Exterior

• Parking: Total 3 parking spaces; Each unit includes 1 garage space (3 garage spaces total)
• Security: No security features listed
• Utilities: Public/district water; Septic (type unknown)
• Home design: Single-story building; Total of 3 units across 2 buildings; No accessory dwelling unit
• Construction: Year built from public records (year not specified)
• Exterior features: No pool; Lot described as 0–1 unit per acre

Interior

• Kitchen: No kitchen/appliance details provided
• Bedrooms: Three one-bedroom units (each unit has 1 bedroom)
• Flooring: Flooring details not provided
• Bathrooms: Three full bathrooms (each unit has 1 full bath)
• Heating & cooling: Heating/cooling details not provided
• Interior features: Entry level on main floor; Attached property with 2+ common walls; One water meter for the property; Three separate electric meters; Three separate gas meters
• Laundry & utility: No laundry features listed

What this means for you Summary

Snapshot

• This is a 3 × 1-bed/1.0-bath units multifamily listed at $490k.

Deal economics

• At list price, monthly cash flow is $392 ($5k/yr) — positive. Per door: $131/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $475k (3.0% below list).
• Recommended offer: $475k (3.0% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 3.5% in Apple 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 61/100 on livability (#532 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, commute B+; Watch: employment D+, crime D-, amenities F.
• Apple Valley Unified (suburban): math 25% / reading 40% proficiency, ranked #955 of 1,400 in CA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Vanguard Preparatory (1,135 students, 69% FRL); Apple Valley High (2,206 students, 62% FRL).
• Market conditions: Rents rising fast (+4.3%/yr); 429 active listings in the ZIP; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• At $4,754/mo this rent would consume 86% of the median local household income ($67k/yr) (locally 1389% 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 $3k of loan paydown is wiped out by about $15k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 12y 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 $220k; list at $490k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $475,400 (3.0% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.97% ✗
• Cap rate: 7.25%
• Cash-on-cash: 3.43%
• DSCR: 1.15
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.3% rent growth · sell at horizon

5-year hold

• IRR: -9.5%
• Equity multiple: 0.65×
• Total profit: $-48,056
• Equity at exit: $73,046

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $17,086
• Equity at exit: $42,358

Cash invested: $137,172 (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 92308

• Home prices YoY: -28.8%
• Rents YoY: 4.3%
• Active inventory: 429
• Price-to-rent: 25.8×

Monthly cashflow live

• Estimated rent: $4,754 medium
• Mortgage (P&I): −$2,569
• Tax from tax record: −$590 /mo · $7,084/yr
• Insurance: −$204
• HOA: −$0
• Vacancy / Maint / Mgmt: −$998
• Net cashflow: $392

Break-even live

Break-even rent $4,258

Max offer price $489,900

Occupancy floor 87%

Sensitivity live

Price	-10% $669	-5% $531	+0% $392	+5% $253	+10% $115
Rent	-10% $17	-5% $204	+0% $392	+5% $580	+10% $768
Rate	-1.0pp $639	-0.5pp $517	base $392	+0.5pp $265	+1.0pp $136

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

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$4,755
Total (3 units)			$4,754

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: $122,475
• Closing costs: $14,697
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-21
   days on market $489,900 Active 7 DOM
2. 2026-06-18
   days on market $489,900 Active 4 DOM
3. 2026-06-17
   days on market $489,900 Active 3 DOM
4. 2026-06-16
   days on market $489,900 Active 2 DOM
5. 2026-06-15
   remarks 78-char remark
6. 2026-06-15
   listed $489,900 Active 1 DOM

ⓘ 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: $7,084 · $590/mo
• Projected year-2 tax: $7,084 · $590/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 5/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 25 unhealthy d/yr today · 30 by 30 yrs out

Taxation est. · year 1

• Rental income: $57,048
• − Mortgage interest: −$27,442
• − Property taxes: −$7,084
• − Insurance: −$2,450
• − Repairs & maintenance: −$4,564
• − Management: −$4,564
• − Depreciation: −$14,252
• Taxable loss: −$3,307
• Est. tax savings @ 24.0%: +$794
• After-tax cash flow: $5,499/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: Apple Valley Unified
• NCES district ID: 0600017
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $49,264
• Composite: 30.91/100
• National rank: #11351
• State rank: #955 of 1400 in CA

Livability — Apple Valley

• Score: 61/100
• State rank: #532
• US rank: #17800

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Apple Valley, CA
• County: San Bernardino County · 2,030,291 people
• City population: 83,889
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 42,709
• Household income: $66,568
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 1389.0

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 0.65)
• Race & ethnicity: White 44% Hispanic / Latino 38% Two or more races 19% Black 9% Asian 3%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Italian 1% Iranian 1% Slovak 1%
• Foreign-born: 11% · Canada, South Korea
• Languages at home: 75% English-only · Spanish 20% Tagalog/Filipino 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: ▼ -145.60%
• Current HPI: 359.2305
• Rent YoY: ▲ 4.30%
• 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

+1299.7% since first listed

17 events — show timeline

• 2026-06-14 Listed $489,900 CRMLS
• 2019-03-29 Sold (Public Records) $220,000 Public Records
• 2019-03-29 Sold (MLS) $220,000 CRMLS
• 2019-03-29 Sold (MLS) $220,000 SDMLS
• 2018-12-11 Pending — CRMLS
• 2018-11-21 Price Changed $225,000 CRMLS
• 2018-08-03 Price Changed $255,000 CRMLS
• 2018-07-23 Price Changed $265,000 CRMLS
• 2018-07-18 Listed $275,000 CRMLS
• 2018-07-18 Listed $225,000 SDMLS
• 2015-10-01 Listing Removed — CRMLS
• 2014-07-11 Price Changed $195,000 CRMLS
• 2014-07-11 Price Changed $185,000 CRMLS
• 2014-05-05 Listed $189,900 CRMLS
• 2004-04-20 Sold (Public Records) $160,000 Public Records
• 2004-04-20 Sold (MLS) $160,000 CRMLS
• 1993-12-06 Sold (Public Records) $35,000 Public Records

Property tax history

+7.5%/yr

Latest (2025): $7,084 · -7.9% YoY. Source: county tax records.