12550 Main St #151 · Hesperia, CA 92345

$169,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 113 Days on market

Built 2022 Good condition $126/sqft · 7% above area Est $158k · 7% over ↓ 30% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +4.5/15.0
• Condition / age +4.0/5.0
• Rent growth +3.2/5.0
• Schools +2.6/10.0
• Livability +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

YOUR SEARCH IS OVER. .. YOU FOUND YOUR DREAM HOME!! Nestled in the heart of Hesperia, this brand-new 3-bedroom, 2-bath home in the charming 55+ gated community of Willow Oak Estates is ready to welcome you home! (Primary resident must be 55+, others can be 18+). Offering 1,344 sq. ft. of thoughtfully designed living space, this home is perfect for those looking to relax and enjoy life at a comfortable pace. Step onto the inviting covered front porch — the perfect spot to enjoy your morning coffee while taking in the beautiful desert and mountain views. The front yard has been newly landscaped with low-maintenance plants, adding to the home’s welcoming curb appeal. Inside, you’ll find an open and airy floor plan designed with comfort and convenience in mind. The bright kitchen features Whirlpool stainless-steel appliances — including a refrigerator, microwave, stove, and dishwasher — paired with elegant granite countertops and a dual stainless-steel sink in the kitchen island. The dining area and cozy living room create a warm space to gather with family and friends. The home features a mix of linoleum wood-look flooring and soft carpet throughout, along with central air and heat to keep you comfortable year-round. The primary bedroom includes a spacious walk-in closet and an ensuite bathroom with dual sinks, granite countertops, and a walk-in shower for easy access. An indoor laundry room adds to the home's thoughtful design. You'll love the convenience of the attached covered carport with room for two cars. Willow Oak Estates offers wonderful community amenities, including a pool and spa where you can unwind, BBQ grills for casual get-togethers, and a clubhouse featuring a cozy TV lounge, billiard and ping pong table, meeting room, full kitchen and bathrooms. This peaceful community is not far from I-15 and Highway 395, making it easy to visit loved ones, head out for a weekend getaway or commute to work. Plus, you’ll be just minutes from shopping at Target, Marshalls, Starbucks and Planet Fitness just to name a few! Come see why Willow Oak Estates is the perfect place to enjoy your golden years — schedule a private tour today and make your new home! MAKE YOUR MOVE AND CALL TODAY!!!

Key facts

• Covered front porch
• Walk-in closet
• Community amenities

Tags

• COVERED FRONT PORCH
• GRANITE COUNTERTOPS
• WALK-IN CLOSET
• INDOOR LAUNDRY ROOM
• ATTACHED COVERED CARPORT
• COMMUNITY AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $169k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $733 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $154k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 3.7% in Hesperia — 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 52/100 on livability (#1,009 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: employment D, schools F, crime D-.
• Hesperia Unified (suburban): math 20% / reading 39% proficiency, ranked #353 of 517 in CA (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.9%/yr); 463 active listings in the ZIP; 1 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 42% of the median local income ($69k/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 $1k of loan paydown is wiped out by about $5k 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 + 2.9% rent growth), your $47k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 5→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,790 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 1.42% ✓
• Cap rate: 11.50%
• Cash-on-cash: 18.58%
• DSCR: 1.83
• GRM: 5.9

CMA / ARV

• ARV (median comp): $158,447
• List price: $169,000
• Delta: 6.66%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12550 Main St #136	0.00mi	3/2.0	1,344 (0%)	2mo	$166,000	$124	98
12550 Main St #138	0.00mi	3/2.0	1,344 (0%)	4mo	$165,000	$123	97
12550 Main St #137	0.00mi	3/2.0	1,344 (0%)	7mo	$167,000	$124	94
12550 Main St #139	0.00mi	3/2.0	1,344 (0%)	8mo	$165,000	$123	93
12550 Main St #140	0.00mi	3/2.0	1,344 (0%)	10mo	$169,000	$126	92
12550 Main St #141	0.00mi	3/2.0	1,344 (0%)	10mo	$165,000	$123	91
12550 Main St #142	0.00mi	3/2.0	1,344 (0%)	14mo	$169,000	$126	88
12550 Main St #26	0.06mi	3/2.0	1,248 (-7%)	10mo	$119,000	$95	77
12550 Main St #42	0.06mi	2/2.0 (-1)	1,280 (-5%)	11mo	$104,000	$81	75
12550 Main St #41	0.06mi	3/2.0	1,464 (+9%)	12mo	$160,000	$109	72
12550 Main St #8	0.06mi	2/2.0 (-1)	1,152 (-14%)	1mo	$105,000	$91	68
12550 Main #29	0.06mi	2/2.0 (-1)	1,440 (+7%)	21mo	$120,000	$83	63

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 · 2.85% rent growth · sell at horizon

5-year hold

• IRR: 10.2%
• Equity multiple: 1.40×
• Total profit: $18,962
• Equity at exit: $25,198

10-year hold

• IRR: 19.2%
• Equity multiple: 2.59×
• Total profit: $75,275
• Equity at exit: $14,612

Cash invested: $47,320 (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 92345

• Rents YoY: 2.9%
• Active inventory: 463
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,406 medium
• Mortgage (P&I): −$886
• Tax est. 1.5%: −$211 /mo · $2,535/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $733

Break-even live

Break-even rent $1,478

Max offer price $169,000

Occupancy floor 65%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13500 Live Oak St Hesperia, CA	2.0	1.0–2.0	901	$2,222	$2.47	3d	6	1.10mi

Listing history 21 events

1. 2026-06-18
   days on market $169,000 Active 113 DOM
2. 2026-06-17
   days on market $169,000 Active 112 DOM
3. 2026-06-16
   days on market $169,000 Active 111 DOM
4. 2026-06-15
   days on market $169,000 Active 110 DOM
5. 2026-06-13
   days on market $169,000 Active 108 DOM
6. 2026-06-13
   days on market $169,000 Active 107 DOM
7. 2026-06-09
   days on market $169,000 Active 104 DOM
8. 2026-06-08
   days on market $169,000 Active 103 DOM
9. 2026-06-07
   days on market $169,000 Active 102 DOM
10. 2026-06-04
    days on market $169,000 Active 99 DOM
11. 2026-06-03
    days on market $169,000 Active 98 DOM
12. 2026-06-02
    days on market $169,000 Active 97 DOM
13. 2026-06-01
    days on market $169,000 Active 96 DOM
14. 2026-05-31
    days on market $169,000 Active 95 DOM
15. 2026-02-25
    listed $169,000 Active 2266-char remark

    Show marketing remark (2266 chars)

    YOUR SEARCH IS OVER. .. YOU FOUND YOUR DREAM HOME!! Nestled in the heart of Hesperia, this brand-new 3-bedroom, 2-bath home in the charming 55+ gated community of Willow Oak Estates is ready to welcome you home! (Primary resident must be 55+, others can be 18+). Offering 1,344 sq. ft. of thoughtfully designed living space, this home is perfect for those looking to relax and enjoy life at a comfortable pace. Step onto the inviting covered front porch — the perfect spot to enjoy your morning coffee while taking in the beautiful desert and mountain views. The front yard has been newly landscaped with low-maintenance plants, adding to the home’s welcoming curb appeal. Inside, you’ll find an open and airy floor plan designed with comfort and convenience in mind. The bright kitchen features Whirlpool stainless-steel appliances — including a refrigerator, microwave, stove, and dishwasher — paired with elegant granite countertops and a dual stainless-steel sink in the kitchen island. The dining area and cozy living room create a warm space to gather with family and friends. The home features a mix of linoleum wood-look flooring and soft carpet throughout, along with central air and heat to keep you comfortable year-round. The primary bedroom includes a spacious walk-in closet and an ensuite bathroom with dual sinks, granite countertops, and a walk-in shower for easy access. An indoor laundry room adds to the home's thoughtful design. You'll love the convenience of the attached covered carport with room for two cars. Willow Oak Estates offers wonderful community amenities, including a pool and spa where you can unwind, BBQ grills for casual get-togethers, and a clubhouse featuring a cozy TV lounge, billiard and ping pong table, meeting room, full kitchen and bathrooms. This peaceful community is not far from I-15 and Highway 395, making it easy to visit loved ones, head out for a weekend getaway or commute to work. Plus, you’ll be just minutes from shopping at Target, Marshalls, Starbucks and Planet Fitness just to name a few! Come see why Willow Oak Estates is the perfect place to enjoy your golden years — schedule a private tour today and make your new home! MAKE YOUR MOVE AND CALL TODAY!!!

16. 2024-10-15
    historical
17. 2024-08-16
    price $169,000
18. 2023-11-05
    listed $189,000 Active
19. 2022-12-16
    historical
20. 2022-10-15
    listed $240,000 Active
21. 2022-09-30
    historical

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 5 d/yr ≥96°F today · 12 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: $28,872
• − Mortgage interest: −$9,467
• − Property taxes: −$2,535
• − Insurance: −$845
• − Repairs & maintenance: −$2,310
• − Management: −$2,310
• − Depreciation: −$4,916
• Taxable income: $6,489
• Est. tax owed @ 24.0%: −$1,557
• After-tax cash flow: $7,236/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This move-in-ready manufactured home in Hesperia, CA is in excellent condition with modern finishes and a welcoming curb appeal.

Value-add opportunities

• Both Paint exterior siding — Fresh paint can enhance curb appeal and value
• Both Replace carpet with hardwood flooring — Hardwood flooring is more durable and can increase value
• Both Install smart home devices — Smart home devices can increase convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Fresh paint can enhance curb appeal and value ↑
• Both Replace carpet with hardwood flooring — Hardwood flooring is more durable and can increase value ↑
• Both Install smart home devices — Smart home devices can increase convenience and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Hesperia Unified
• NCES district ID: 0600014
• Math proficiency: 20% ▼ -4.00%
• Reading proficiency: 39% ▲ 4.00%
• Median HH income: $49,376
• Composite: 25.66/100
• National rank: #7397
• State rank: #353 of 517 in CA

Livability — Hesperia

• Score: 52/100
• State rank: #1009
• US rank: #24896

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hesperia, CA
• County: San Bernardino County · 2,030,291 people
• City population: 110,055
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 88,706
• Household income: $69,485
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 2768.0

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: Majority Hispanic (61%)
• Race & ethnicity: Hispanic / Latino 61% White 30% Two or more races 19% Black 4% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 54%
• Common ancestry: Italian 1% Lithuanian 1% Iranian 1%
• Foreign-born: 17% · Canada
• Languages at home: 65% English-only · Spanish 34%

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: ▼ -375.87%
• Current HPI: 433.2103
• Rent YoY: ▲ 2.85%
• 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

-29.6% since first listed

7 events — show timeline

• 2026-02-25 Listed $169,000 CRMLS
• 2024-10-15 Listing Removed — CRMLS
• 2024-08-16 Price Changed $169,000 CRMLS
• 2023-11-05 Listed $189,000 CRMLS
• 2022-12-16 Listing Removed — CRMLS
• 2022-10-15 Listed $240,000 CRMLS
• 2022-09-30 Coming Soon — CRMLS