7535 Camp Rock Rd · Lucerne Valley, CA 92356

$149,999

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 6 Days on market

Built 1978 20 ac lot $112/sqft · 7% below area Est $161k · 7% under ↓ 40% since listing

---

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 +29.6/30.0
• ARV discount +10.5/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.3/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Livability +2.1/5.0

Listing remarks MLS

Discover the possibilities on this expansive 20-acre AG-zoned property in Lucerne Valley, offering breathtaking mountain and valley views, privacy, and room to create your vision. Whether you're seeking a rural homestead, investment opportunity, agricultural use, or redevelopment project, this unique property provides endless potential. The property features a 2-bedroom, 2-bathroom mobile home with a transferable title, ready for cleanup and renovation. Also included are two additional 1-bedroom, 1-bathroom trailers, providing extra living space or future possibilities, though their titles are not transferable and all structures will require cleanup and rehabilitation. An elevated and graded area on the far east side of the property offers an excellent location for future improvements, additional structures, or enjoying panoramic desert views. Existing improvements include a detached 4-car garage, single-car metal garage, Quonset hut, multiple storage containers, and additional built-out storage spaces that provide ample room for equipment, vehicles, tools, or workshop use. A van and camper currently located on the property are included with the sale without pink slips. With substantial acreage, flexible agricultural zoning, and a variety of existing structures, this property presents a rare opportunity for buyers looking to renovate, expand, or redevelop in a peaceful desert setting. Bring your imagination and unlock the potential of this one-of-a-kind 20-acre Lucerne Valley property. Property is being sold in its present condition. Buyer to conduct their own investigations regarding zoning, permits, uses, condition of structures, and all aspects of the property.

Key facts

• Quonset hut
• 20 acre lot
• 5 garage spots

Tags

• 20 ACRE AG ZONED PROPERTY
• DETACHED 4 CAR GARAGE
• SINGLE CAR METAL GARAGE
• QUONSET HUT
• MULTIPLE STORAGE CONTAINERS
• BUILT OUT STORAGE SPACES

Property features AI

Finance

• Other: Parcel number 0449193280000; Directions: Woman Springs Rd east towards Yucca Valley, then right onto Camp Rock Rd

Exterior

• Parking: Five garage/parking spaces
• Utilities: Septic tank sewer; Well water
• Home design: Single-story property; Three total units on the parcel; No accessory dwelling unit (ADU)
• Construction: No information provided about year built source: Assessor
• Exterior features: Manufactured house; No pool; Rural setting; Lot density approx. 16–20 units per acre

Interior

• Kitchen: No appliances listed
• Bedrooms: Four bedrooms on the main level
• Bathrooms: Four full bathrooms (main level)
• Heating & cooling: Wall/window cooling
• Interior features: One-level home with front entry; Main floor bedroom(s); Has view
• Laundry & utility: Laundry inside the home

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $543 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 10.6% vs local median 4.5% in Lucerne 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 42/100 on livability (#1,358 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: cost of living C-, schools F, crime F.
• Lucerne Valley Unified (rural): math 22% / reading 33% proficiency, ranked #1,155 of 1,400 in CA (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 375 active listings in the ZIP; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts 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: moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,999

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F 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?
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: 1.33% ✓
• Cap rate: 10.64%
• Cash-on-cash: 15.52%
• DSCR: 1.69
• GRM: 6.3

CMA / ARV

• ARV (median comp): $160,894
• List price: $149,999
• Delta: 18.09%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.8%
• Equity multiple: 3.77×
• Total profit: $116,331
• Equity at exit: $135,131

10-year hold

• IRR: 30.8%
• Equity multiple: 8.51×
• Total profit: $315,420
• Equity at exit: $291,415

Cash invested: $42,000 (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 92356

• Home prices YoY: 20.6%
• Active inventory: 375
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$187 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $543

Break-even live

Break-even rent $1,312

Max offer price $149,999

Occupancy floor 68%

Sensitivity live

Price	-10% $647	-5% $595	+0% $543	+5% $492	+10% $440
Rent	-10% $385	-5% $464	+0% $543	+5% $622	+10% $701
Rate	-1.0pp $619	-0.5pp $582	base $543	+0.5pp $504	+1.0pp $465

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-21
   days on market $149,999 Active 6 DOM
2. 2026-06-18
   days on market $149,999 Active 3 DOM
3. 2026-06-17
   days on market $149,999 Active 2 DOM
4. 2026-06-15
   pricedays on marketlisting id $149,999 Active 1 DOM
5. 2026-05-31
   days on market $190,000 Active 43 DOM
6. 2026-05-18
   status Active 1590-char remark
7. 2026-04-18
   listed $190,000 Active 1590-char remark
8. 2026-04-17
   historical
9. 2026-02-12
   price $239,000
10. 2025-11-19
    listed $250,000 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 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥94°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 22 unhealthy d/yr today · 28 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,000
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$4,364
• Taxable income: $4,394
• Est. tax owed @ 24.0%: −$1,055
• After-tax cash flow: $5,466/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: Lucerne Valley Unified
• NCES district ID: 0600015
• Math proficiency: 22% ▲ 6.00%
• Reading proficiency: 33% ▲ 1.00%
• Median HH income: $28,341
• Composite: 24.98/100
• National rank: #12969
• State rank: #1155 of 1400 in CA

Livability — Lucerne Valley

• Score: 42/100
• State rank: #1358
• US rank: #26994

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,665

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 0.58)
• Race & ethnicity: White 56% Hispanic / Latino 32% Two or more races 17% Asian 3% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 28% Cuban 2%
• Common ancestry: Italian 4% Lithuanian 2% Romanian 2%
• Foreign-born: 18% · Canada, South Korea
• Languages at home: 70% English-only · Spanish 26% Korean 3% 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: ▲ 75.34%
• Current HPI: 440.6077
• 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

-40.0% since first listed

8 events — show timeline

• 2026-06-15 Listed $149,999 CRMLS
• 2026-06-08 Listed $149,999 MRCAOR
• 2026-05-31 Listing Removed — CRMLS
• 2026-05-18 Relisted — CRMLS
• 2026-04-18 Listed $190,000 CRMLS
• 2026-04-17 Listing Removed — CRMLS
• 2026-02-12 Price Changed $239,000 CRMLS
• 2025-11-19 Listed $250,000 CRMLS

Property tax history

+0.9%/yr

Latest (2025): $274 · +5.6% YoY. Source: county tax records.