13409 Mohawk Rd · Apple Valley, CA 92308

$675,000

24 bd · 16.0 ba · 2,348 sqft · MultiFamily public records · 42 Days on market

Built 1965 0.49 ac lot $287/sqft · 38% above area Est $491k · 38% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Rent growth +3.6/5.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks

Hwy 18 turn right to Kiowa Rd to Ottawa Rd. turn right to Mohawk Rd. 4-Plex in Apple Valley. Why build when you can buy for less? constructing a similar 4-plex would cost significantly more in materials, labor and time. Recent updates to this property add exceptional value making it a smart investment choice. One unit has 2 bedrooms, 2 units with 1 bedroom and one studio. 3 units have separate gas and electric meters and the studio shares meters with the laundry room is equipped with coin operated machine.

Key facts

• 0.49 acre lot
• 4 garage spots
• Built 1965

Property features AI

Finance

• Other: Lot features indicate density of 2–5 units per acre; Parcel number available
• Financial info: Total building area: 2,348; Gross scheduled income: $4,700; Gross income: $4,700; Net operating income: $4,300; Operating expenses: $400; Insurance expense: $3,500; Electric expense: $100; Trash expense: $250; Tenants pay all utilities; Number of leased units: 4
• HOA & community: Common interest: Community Apartment

Exterior

• Parking: Total of 4 parking spaces; Four garage spaces (one garage space allocated per unit)
• Utilities: Public sewer; District/public water
• Home design: Attached community apartment; Single-story building; Has a view; Entry located at street level
• Construction: One building containing all units; Year built source: Assessor
• Exterior features: No pool; Street lighting in the neighborhood

Interior

• Kitchen: Kitchens present in each unit (appliances not specified)
• Bedrooms: Four units total: two 2-bedroom units and two 1-bedroom units (unit breakdown provided under multi-unit info)
• Bathrooms: Each unit has one full bathroom
• Heating & cooling: Wall/window cooling units
• Interior features: Multi/split and one-level layout; Street-level entry; Laundry room
• Laundry & utility: On-site laundry area; Each unit has separate water, gas and electric meters (4 separate meters)

What this means for you Summary

Snapshot

• This is a 4 × 6-bed/?-bath units multifamily listed at $675k.

Deal economics

• At list price, monthly cash flow is $3k ($37k/yr) — positive. Per door: $775/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $675k).
• Recommended offer: $655k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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+, schools F, crime D-.
• 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.
• Market conditions: Rents rising fast (+4.3%/yr); 417 active listings in the ZIP; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• At $9,327/mo this rent would consume 168% 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 $5k of loan paydown is wiped out by about $20k 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 + 4.3% rent growth), your $189k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($655k) is reasonable based on typical stale-listing flexibility.
• 14 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 $400k; list at $675k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $654,750 (3.0% 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 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.38% ✓
• Cap rate: 11.80%
• Cash-on-cash: 19.68%
• DSCR: 1.88
• GRM: 6.0

CMA / ARV

• ARV (median comp): $490,603
• List price: $675,000
• Delta: 37.59%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 13.1%
• Equity multiple: 1.53×
• Total profit: $100,267
• Equity at exit: $100,645

10-year hold

• IRR: 22.9%
• Equity multiple: 3.08×
• Total profit: $393,138
• Equity at exit: $58,362

Cash invested: $189,000 (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 92308

• Home prices YoY: -28.8%
• Rents YoY: 4.3%
• Active inventory: 417
• Price-to-rent: 24.1×

Monthly cashflow live

• Estimated rent: $9,327 medium
• Mortgage (P&I): −$3,540
• Tax from tax record: −$448 /mo · $5,377/yr
• Insurance: −$281
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,959
• Net cashflow: $3,099

Break-even live

Break-even rent $5,404

Max offer price $675,000

Occupancy floor 62%

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

Units	Beds	Baths	Est. rent
▸ 4× units	6	—	$9,328
Total (4 units)			$9,327

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: $168,750
• Closing costs: $20,250
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-15
   days on market $675,000 Active 42 DOM
2. 2026-06-13
   days on market $675,000 Active 40 DOM
3. 2026-06-13
   days on market $675,000 Active 39 DOM
4. 2026-06-09
   days on market $675,000 Active 36 DOM
5. 2026-06-08
   days on market $675,000 Active 35 DOM
6. 2026-06-07
   days on market $675,000 Active 34 DOM
7. 2026-06-04
   days on market $675,000 Active 31 DOM
8. 2026-06-03
   days on market $675,000 Active 30 DOM
9. 2026-06-02
   days on market $675,000 Active 29 DOM
10. 2026-06-01
    days on market $675,000 Active 28 DOM
11. 2026-05-31
    days on market $675,000 Active 27 DOM
12. 2026-05-04
    listed $675,000 Active 511-char remark
13. 2026-05-04
    historical
14. 2025-12-14
    listed $675,000 Active
15. 2025-10-14
    historical
16. 2025-08-05
    listed $675,000 Active
17. 2021-12-16
    soldstatus $400,000 Closed Sale
18. 2021-12-15
    soldstatus $400,000
19. 2021-10-22
    status Pending Sale
20. 2021-09-08
    listed $420,000 Active
21. 2019-12-20
    soldstatus $330,000 Closed Sale
22. 2019-12-19
    soldstatus $330,000
23. 2019-09-26
    historical Active Under Contract
24. 2019-08-14
    price $329,000
25. 2019-08-08
    price $339,500
26. 2019-07-08
    listed $349,900 Active
27. 2017-06-22
    historical
28. 2017-06-22
    historical
29. 2017-01-15
    listed $275,000 Active
30. 2017-01-13
    listed $275,000
31. 2017-01-06
    historical
32. 2017-01-06
    historical
33. 2016-12-23
    price $275,000
34. 2016-08-13
    status Active
35. 2016-08-13
    price $259,000
36. 2016-08-01
    historical
37. 2016-05-19
    price $255,000
38. 2016-04-19
    price $265,000
39. 2016-01-08
    listed $275,000 Active
40. 2016-01-08
    listed $275,000
41. 2014-09-30
    soldstatus $185,000
42. 2014-09-30
    soldstatus $185,000
43. 2014-09-30
    soldstatus $185,000 Closed Sale
44. 2014-09-30
    soldstatus $185,000
45. 2014-09-17
    status Pending Sale
46. 2014-08-17
    status Pending
47. 2014-07-29
    price $184,000
48. 2014-07-07
    price $185,000
49. 2014-06-16
    status Active
50. 2014-06-05
    status Backup Offers Accepted

ⓘ 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: $5,377 · $448/mo
• Projected year-2 tax: $5,377 · $448/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: $111,924
• − Mortgage interest: −$37,810
• − Property taxes: −$5,377
• − Insurance: −$3,375
• − Repairs & maintenance: −$8,954
• − Management: −$8,954
• − Depreciation: −$19,636
• Taxable income: $27,817
• Est. tax owed @ 24.0%: −$6,676
• After-tax cash flow: $30,515/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

+575.0% since first listed

44 events — show timeline

• 2026-06-14 Listing Removed — CRMLS
• 2026-05-04 Listed $675,000 CRMLS
• 2026-05-04 Listing Removed — CRMLS
• 2025-12-14 Listed $675,000 CRMLS
• 2025-10-14 Listing Removed — CRMLS
• 2025-08-05 Listed $675,000 CRMLS
• 2021-12-16 Sold (MLS) $400,000 CRMLS
• 2021-12-15 Sold (Public Records) $400,000 Public Records
• 2021-10-22 Pending — CRMLS
• 2021-09-08 Listed $420,000 CRMLS
• 2019-12-20 Sold (MLS) $330,000 CRMLS
• 2019-12-19 Sold (Public Records) $330,000 Public Records
• 2019-09-26 Contingent — CRMLS
• 2019-08-14 Price Changed $329,000 CRMLS
• 2019-08-08 Price Changed $339,500 CRMLS
• 2019-07-08 Listed $349,900 CRMLS
• 2017-06-22 Listing Removed — SDMLS
• 2017-06-22 Listing Removed — CRMLS
• 2017-01-15 Listed $275,000 CRMLS
• 2017-01-13 Listed $275,000 SDMLS
• 2017-01-06 Listing Removed — CRMLS
• 2017-01-06 Listing Removed — SDMLS
• 2016-12-23 Price Changed $275,000 CRMLS
• 2016-08-13 Relisted — CRMLS
• 2016-08-13 Price Changed $259,000 CRMLS
• 2016-08-01 Listing Removed — CRMLS
• 2016-05-19 Price Changed $255,000 CRMLS
• 2016-04-19 Price Changed $265,000 CRMLS
• 2016-01-08 Listed $275,000 CRMLS
• 2016-01-08 Listed $275,000 SDMLS
• 2014-09-30 Sold (Public Records) $185,000 Public Records
• 2014-09-30 Sold (MLS) $185,000 CRMLS
• 2014-09-30 Sold (MLS) $185,000 SDMLS
• 2014-09-30 Sold (MLS) $185,000 CRMLS
• 2014-09-17 Pending — CRMLS
• 2014-08-17 Pending — CRMLS
• 2014-07-29 Price Changed $184,000 CRMLS
• 2014-07-07 Price Changed $185,000 CRMLS
• 2014-06-16 Relisted — CRMLS
• 2014-06-05 Pending — CRMLS
• 2014-05-15 Listed $189,900 CRMLS
• 2014-05-15 Listed $185,000 CRMLS
• 2014-05-15 Listed $185,000 SDMLS
• 2011-09-19 Sold (MLS) $100,000 CRMLS

Property tax history

+8.7%/yr

Latest (2025): $5,377 · +2.8% YoY. Source: county tax records.