71995 Samarkand · Twentynine Palms, CA 92277

$265,000

4 bd · 2.0 ba · 1,600 sqft · MultiFamily · 28 Days on market

Built 1960 0.29 ac lot

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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 +23.5/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• 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

Investment Opportunity in the Heart of Twentynine Palms! Welcome to 71995 Samarkand Drive — a duplex property located in an established residential neighborhood offering excellent potential for investors, owner-occupants, vacation rental strategies, or multi-generational living. One unit has already been updated with modern mini-split heating and cooling, fresh paint, and improved comfort features, creating a move-in-ready feel while still leaving room for future upside. The property includes a garage with potential for conversion into an ADU (buyer to verify with City of Twentynine Palms), opening the door for additional rental income, guest quarters, artist studio space, or extended

Key facts

• 0.29 acre lot
• 2 garage spots
• Built 1960

Property features AI

Finance

• Other: Property contains 2 total units; Lot size and parcel referenced from assessor's data; Lot described as 0-1 unit per acre; Additional parcel identifier listed
• Financial info: Assessments: Unknown
• HOA & community: Rural community setting

Exterior

• Parking: 2 parking spaces; 2 garage spaces; Detached carport
• Utilities: Public / District water; Septic tank sewer; Electricity connected
• Home design: Duplex; Attached property with one common wall; Single-story; Entry on ground level; Has a view; No accessory dwelling unit (ADU)
• Construction: Stucco construction
• Exterior features: Porch with slab; No pool

Interior

• Kitchen: Remodeled kitchen; Tile countertops
• Bedrooms: Bedrooms all on the ground floor
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; Bathtub in at least one bathroom
• Heating & cooling: Zoned heating; Wall heater; Electric cooling; Evaporative cooling (swamp cooler)
• Interior features: One-level home; All bedrooms located on the main level; Main level includes 1 bedroom and 1 bathroom; Porch entry; Estimated living area
• Laundry & utility: Laundry area located outside

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $265k.

Deal economics

• At list price, monthly cash flow is $494 ($6k/yr) — positive. Per door: $247/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Recommended offer: $261k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 4.3% 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: schools D, amenities F, employment D-.
• 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.
• Market conditions: Rents rising fast (+4.5%/yr); 734 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• At $2,674/mo this rent would consume 53% 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 28 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $261,025 (1.5% 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 1960 — 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 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?
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 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: 1.01% ✓
• Cap rate: 8.53%
• Cash-on-cash: 7.99%
• DSCR: 1.36
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.45% rent growth · sell at horizon

5-year hold

• IRR: -2.7%
• Equity multiple: 0.90×
• Total profit: $-7,608
• Equity at exit: $39,512

10-year hold

• IRR: 8.4%
• Equity multiple: 1.68×
• Total profit: $50,251
• Equity at exit: $22,912

Cash invested: $74,200 (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: 734
• Price-to-rent: 16.5×

Monthly cashflow live

• Estimated rent: $2,674 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$118 /mo · $1,420/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$562
• Net cashflow: $494

Break-even live

Break-even rent $2,049

Max offer price $265,000

Occupancy floor 77%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,674
Total (2 units)			$2,674

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5415 Lupine Ave Twentynine Palms, CA	3.0	2.0	1414	$2,400	$1.70	44d	1	0.14mi
5426 Mariposa Ave Twentynine Palms, CA	4.0	2.0	1889	$2,300	$1.22	24d	1	0.17mi
5575 Encelia Dr Unit 29 Twentynine Palms, CA	4.0	2.5	1496	$2,095	$1.40	2d	1	0.49mi
72255 Sunnyvale Dr Twentynine Palms, CA	3.0	1.5	1187	$1,600	$1.35	24d	1	0.93mi
5995 Encelia Dr Twentynine Palms, CA	3.0	2.0	1235	$2,499	$2.02	4d	1	0.94mi
72548 Sunnyslope Dr Twentynine Palms, CA	3.0	2.0	1647	$2,150	$1.31	4d	1	1.02mi
5930 Regino Ave Unit 29 Twentynine Palms, CA	3.0	2.0	1314	$1,700	$1.29	5d	1	1.05mi
71593 Sunflower Dr Twentynine Palms, CA	3.0	2.0	1314	$1,995	$1.52	12d	1	1.08mi
72949 Siesta Dr Twentynine Palms, CA	3.0	1.5	1380	$2,350	$1.70	3d	1	1.25mi

Listing history 21 events

1. 2026-06-18
   days on market $265,000 Active 28 DOM
2. 2026-06-17
   days on market $265,000 Active 27 DOM
3. 2026-06-16
   days on market $265,000 Active 26 DOM
4. 2026-06-15
   days on market $265,000 Active 25 DOM
5. 2026-06-13
   days on market $265,000 Active 23 DOM
6. 2026-06-13
   days on market $265,000 Active 22 DOM
7. 2026-06-09
   days on market $265,000 Active 19 DOM
8. 2026-06-08
   days on market $265,000 Active 18 DOM
9. 2026-06-07
   days on market $265,000 Active 17 DOM
10. 2026-06-04
    days on market $265,000 Active 14 DOM
11. 2026-06-03
    days on market $265,000 Active 13 DOM
12. 2026-06-02
    days on market $265,000 Active 12 DOM
13. 2026-06-01
    days on market $265,000 Active 11 DOM
14. 2026-05-31
    days on market $265,000 Active 10 DOM
15. 2026-05-21
    listed $265,000 Active
16. 2026-05-20
    historical $265,000
17. 2019-11-25
    status Pending Sale
18. 2019-11-25
    historical
19. 2019-11-18
    status Active
20. 2019-11-06
    status Pending Sale
21. 2019-10-29
    listed $120,000 Active

ⓘ 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: $1,420 · $118/mo
• Projected year-2 tax: $2,014 · $168/mo
• Expected delta: +$594/yr (+$50/mo · 41.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,088
• − Mortgage interest: −$14,844
• − Property taxes: −$1,420
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,567
• − Management: −$2,567
• − Depreciation: −$7,709
• Taxable income: $1,656
• Est. tax owed @ 24.0%: −$397
• After-tax cash flow: $5,531/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

+120.8% since first listed

7 events — show timeline

• 2026-05-21 Listed $265,000 CRMLS
• 2026-05-20 Coming Soon $265,000 CRMLS
• 2019-11-25 Pending — CRMLS
• 2019-11-25 Listing Removed — CRMLS
• 2019-11-18 Relisted — CRMLS
• 2019-11-06 Pending — CRMLS
• 2019-10-29 Listed $120,000 CRMLS

Property tax history

+2.3%/yr

Latest (2025): $1,420 · +7.4% YoY. Source: county tax records.