22241 Nisqually Rd Spc 67 · Apple Valley, CA 92308

$189,000

3 bd · 2.0 ba · 1,636 sqft · Manufactured public records · 35 Days on market

Built 2002 31 ac lot $116/sqft · 13% above area Est $167k · 13% 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 +28.6/30.0
• DSCR +10.0/10.0
• 1% rule +6.9/10.0
• Rent growth +3.6/5.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• ARV discount +1.7/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful double-wide Mobile home with a deeper lot and park-like rear yard landscaping. Seller will consider selling with furniture, or unfurnished. Space is located next to the RV storage lot, adding to the peaceful neighborhood. The mobile home park is a 55+ park with 2-car garage built adjoining most of the mobile homes that are placed at the park. The grounds include a public swimming pool, jacuzzi, clubhouse and recreation area. there are walking paths within the park and many social functions to help combat the boredom. Make this location a definite stop on your search for a new home!

Key facts

• 31.26 acre lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Breed restrictions apply for pets
• Financial info: Assessments: buyer to verify
• HOA & community: Senior community; Manager approval required for residency; Land lease with monthly amount of $850; Park name: Vista Del Rosa

Exterior

• Parking: Attached garage with 2 garage spaces; 3 uncovered parking spaces (5 total parking spaces)
• Utilities: Public sewer
• Home design: Single-story property; Mobile/manufactured home (13' x 60')
• Construction: Mobile/manufactured construction
• Exterior features: Community in-ground pool; Dog park and community park; Corner lot; One shed on the property; Mobile home remains on site

Interior

• Kitchen: Kitchen
• Bedrooms: Bedrooms on the main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central cooling
• Interior features: One-level home with street-side entry; Entry area; Living room; All bedrooms located on the main level; Walk-in closet; Has a view
• Laundry & utility: Laundry inside in a dedicated room; Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $189k.

Deal economics

• At list price, monthly cash flow is $626 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $183k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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+, 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• This rent runs 40% of the median local income ($67k/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 $6k 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 $53k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 18y 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 $135k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 4→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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 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?
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: 1.19% ✓
• Cap rate: 10.27%
• Cash-on-cash: 14.20%
• DSCR: 1.63
• GRM: 7.0

CMA / ARV

• ARV (median comp): $167,486
• List price: $189,000
• Delta: 12.85%
• Verdict: OVERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22241 Nisqually #124	0.00mi	3/2.0	1,563 (-4%)	2mo	$175,000	$112	90
22241 Nisqually Rd #71	0.00mi	3/2.0	1,593 (-3%)	9mo	$165,000	$104	88
22241 Nisqually Rd #106	0.00mi	3/2.0	1,620 (-1%)	15mo	$175,000	$108	86
22241 Nisqually Rd #54	0.00mi	3/2.0	1,620 (-1%)	16mo	$161,000	$99	85
22241 Nisqually Rd #153	0.00mi	3/2.0	1,512 (-8%)	4mo	$176,000	$116	84
22241 Nisqually Rd #158	0.00mi	3/2.0	1,542 (-6%)	11mo	$203,200	$132	81
22241 Nisqually Rd #33	0.00mi	3/2.0	1,530 (-6%)	10mo	$198,000	$129	81
22241 Nisqually Rd #24	0.00mi	3/2.0	1,591 (-3%)	18mo	$160,000	$101	80
22241 Nisqually Rd #98	0.00mi	4/2.0 (+1)	1,723 (+5%)	8mo	$195,000	$113	80
22241 Nisqually Rd #27	0.00mi	3/2.0	1,782 (+9%)	14mo	$175,000	$98	73
22241 Nisqually Rd #169	0.00mi	3/2.0	1,392 (-15%)	3mo	$140,000	$101	73
22241 Nisqually Rd #139	0.00mi	3/2.0	1,834 (+12%)	14mo	$178,900	$98	68

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 · 4.3% rent growth · sell at horizon

5-year hold

• IRR: 5.8%
• Equity multiple: 1.23×
• Total profit: $12,151
• Equity at exit: $28,181

10-year hold

• IRR: 16.3%
• Equity multiple: 2.40×
• Total profit: $74,162
• Equity at exit: $16,341

Cash invested: $52,920 (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: 7.0×

Monthly cashflow live

• Estimated rent: $2,240 high
• Mortgage (P&I): −$991
• Tax from tax record: −$73 /mo · $881/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $626

Break-even live

Break-even rent $1,447

Max offer price $189,000

Occupancy floor 67%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12406 Pawnee Rd Apple Valley, CA	3.0	1.5	1488	$2,200	$1.48	16d	1	0.68mi
22544 Sioux Rd Unit 31 Apple Valley, CA	3.0	2.0	1236	$1,795	$1.45	20d	1	0.78mi
22873 Ottawa Rd Apple Valley, CA	3.0	2.0	1542	$2,000	$1.30	43d	1	1.00mi
13207 Franceska Rd Apple Valley, CA	3.0	1.0	1440	$2,200	$1.53	1d	1	1.18mi
21256 Vidal Ct Apple Valley, CA	3.0	2.0	1543	$2,550	$1.65	43d	1	1.21mi
22854 Itasca Rd Apple Valley, CA	4.0	2.0	1814	$1,995	$1.10	22d	1	1.28mi
22039 Biloxi Ave Unit 2-3 Apple Valley, CA	3.0	2.0	1250	$2,200	$1.76	43d	1	1.30mi
21018 Little Beaver Rd Apple Valley, CA	3.0	2.0	1144	$2,800	$2.45	5d	1	1.50mi

Listing history 33 events

1. 2026-06-18
   days on market $189,000 Active 35 DOM
2. 2026-06-17
   days on market $189,000 Active 34 DOM
3. 2026-06-16
   days on market $189,000 Active 33 DOM
4. 2026-06-15
   days on market $189,000 Active 32 DOM
5. 2026-06-13
   days on market $189,000 Active 30 DOM
6. 2026-06-13
   days on market $189,000 Active 29 DOM
7. 2026-06-09
   days on market $189,000 Active 26 DOM
8. 2026-06-08
   days on market $189,000 Active 25 DOM
9. 2026-06-07
   days on market $189,000 Active 24 DOM
10. 2026-06-04
    days on market $189,000 Active 21 DOM
11. 2026-06-03
    days on market $189,000 Active 20 DOM
12. 2026-06-02
    days on market $189,000 Active 19 DOM
13. 2026-06-01
    days on market $189,000 Active 18 DOM
14. 2026-05-31
    days on market $189,000 Active 17 DOM
15. 2026-05-12
    listed $189,000 Active
16. 2026-05-12
    historical
17. 2026-04-10
    listed $189,000 Active
18. 2021-11-19
    soldstatus $135,000 Closed Sale

    Show marketing remark (598 chars)

    Beautiful double-wide Mobile home with a deeper lot and park-like rear yard landscaping. Seller will consider selling with furniture, or unfurnished. Space is located next to the RV storage lot, adding to the peaceful neighborhood. The mobile home park is a 55+ park with 2-car garage built adjoining most of the mobile homes that are placed at the park. The grounds include a public swimming pool, jacuzzi, clubhouse and recreation area. there are walking paths within the park and many social functions to help combat the boredom. Make this location a definite stop on your search for a new home!

19. 2021-10-08
    status Pending Sale

    Show marketing remark (598 chars)

    Beautiful double-wide Mobile home with a deeper lot and park-like rear yard landscaping. Seller will consider selling with furniture, or unfurnished. Space is located next to the RV storage lot, adding to the peaceful neighborhood. The mobile home park is a 55+ park with 2-car garage built adjoining most of the mobile homes that are placed at the park. The grounds include a public swimming pool, jacuzzi, clubhouse and recreation area. there are walking paths within the park and many social functions to help combat the boredom. Make this location a definite stop on your search for a new home!

20. 2021-08-25
    historical Active Under Contract

    Show marketing remark (598 chars)

    Beautiful double-wide Mobile home with a deeper lot and park-like rear yard landscaping. Seller will consider selling with furniture, or unfurnished. Space is located next to the RV storage lot, adding to the peaceful neighborhood. The mobile home park is a 55+ park with 2-car garage built adjoining most of the mobile homes that are placed at the park. The grounds include a public swimming pool, jacuzzi, clubhouse and recreation area. there are walking paths within the park and many social functions to help combat the boredom. Make this location a definite stop on your search for a new home!

21. 2021-08-16
    status Pending Sale

    Show marketing remark (598 chars)

    Beautiful double-wide Mobile home with a deeper lot and park-like rear yard landscaping. Seller will consider selling with furniture, or unfurnished. Space is located next to the RV storage lot, adding to the peaceful neighborhood. The mobile home park is a 55+ park with 2-car garage built adjoining most of the mobile homes that are placed at the park. The grounds include a public swimming pool, jacuzzi, clubhouse and recreation area. there are walking paths within the park and many social functions to help combat the boredom. Make this location a definite stop on your search for a new home!

22. 2021-08-04
    status Active

    Show marketing remark (598 chars)

    Beautiful double-wide Mobile home with a deeper lot and park-like rear yard landscaping. Seller will consider selling with furniture, or unfurnished. Space is located next to the RV storage lot, adding to the peaceful neighborhood. The mobile home park is a 55+ park with 2-car garage built adjoining most of the mobile homes that are placed at the park. The grounds include a public swimming pool, jacuzzi, clubhouse and recreation area. there are walking paths within the park and many social functions to help combat the boredom. Make this location a definite stop on your search for a new home!

23. 2021-08-02
    historical

    Show marketing remark (598 chars)

    Beautiful double-wide Mobile home with a deeper lot and park-like rear yard landscaping. Seller will consider selling with furniture, or unfurnished. Space is located next to the RV storage lot, adding to the peaceful neighborhood. The mobile home park is a 55+ park with 2-car garage built adjoining most of the mobile homes that are placed at the park. The grounds include a public swimming pool, jacuzzi, clubhouse and recreation area. there are walking paths within the park and many social functions to help combat the boredom. Make this location a definite stop on your search for a new home!

24. 2021-07-31
    status Active

    Show marketing remark (598 chars)

    Beautiful double-wide Mobile home with a deeper lot and park-like rear yard landscaping. Seller will consider selling with furniture, or unfurnished. Space is located next to the RV storage lot, adding to the peaceful neighborhood. The mobile home park is a 55+ park with 2-car garage built adjoining most of the mobile homes that are placed at the park. The grounds include a public swimming pool, jacuzzi, clubhouse and recreation area. there are walking paths within the park and many social functions to help combat the boredom. Make this location a definite stop on your search for a new home!

25. 2021-07-19
    historical Active Under Contract

    Show marketing remark (598 chars)

    Beautiful double-wide Mobile home with a deeper lot and park-like rear yard landscaping. Seller will consider selling with furniture, or unfurnished. Space is located next to the RV storage lot, adding to the peaceful neighborhood. The mobile home park is a 55+ park with 2-car garage built adjoining most of the mobile homes that are placed at the park. The grounds include a public swimming pool, jacuzzi, clubhouse and recreation area. there are walking paths within the park and many social functions to help combat the boredom. Make this location a definite stop on your search for a new home!

26. 2021-06-02
    listed $131,000 Active

    Show marketing remark (598 chars)

    Beautiful double-wide Mobile home with a deeper lot and park-like rear yard landscaping. Seller will consider selling with furniture, or unfurnished. Space is located next to the RV storage lot, adding to the peaceful neighborhood. The mobile home park is a 55+ park with 2-car garage built adjoining most of the mobile homes that are placed at the park. The grounds include a public swimming pool, jacuzzi, clubhouse and recreation area. there are walking paths within the park and many social functions to help combat the boredom. Make this location a definite stop on your search for a new home!

27. 2015-11-06
    soldstatus $48,000
28. 2015-11-06
    soldstatus $48,000 Closed Sale
29. 2015-07-21
    price $54,000
30. 2015-07-17
    listed $59,900 Active
31. 2015-07-07
    listed $49,599
32. 2009-02-10
    historical
33. 2008-03-09
    listed $94,900

ⓘ 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: $881 · $73/mo
• Projected year-2 tax: $1,436 · $120/mo
• Expected delta: +$555/yr (+$46/mo · 63.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 4 d/yr ≥100°F today · 11 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: $26,877
• − Mortgage interest: −$10,587
• − Property taxes: −$881
• − Insurance: −$945
• − Repairs & maintenance: −$2,150
• − Management: −$2,150
• − Depreciation: −$5,498
• Taxable income: $4,665
• Est. tax owed @ 24.0%: −$1,120
• After-tax cash flow: $6,393/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

+99.2% since first listed

19 events — show timeline

• 2026-05-12 Listing Removed — CRMLS
• 2026-05-12 Listed $189,000 CRMLS
• 2026-04-10 Listed $189,000 CRMLS
• 2021-11-19 Sold (MLS) $135,000 CRMLS
• 2021-10-08 Pending — CRMLS
• 2021-08-25 Contingent — CRMLS
• 2021-08-16 Pending — CRMLS
• 2021-08-04 Relisted — CRMLS
• 2021-08-02 Listing Removed — CRMLS
• 2021-07-31 Relisted — CRMLS
• 2021-07-19 Contingent — CRMLS
• 2021-06-02 Listed $131,000 CRMLS
• 2015-11-06 Sold (MLS) $48,000 CRMLS
• 2015-11-06 Sold (MLS) $48,000 CRMLS
• 2015-07-21 Price Changed $54,000 CRMLS
• 2015-07-17 Listed $59,900 CRMLS
• 2015-07-07 Listed $49,599 CRMLS
• 2009-02-10 Listing Removed — CRMLS
• 2008-03-09 Listed $94,900 CRMLS

Property tax history

-0.2%/yr

Latest (2025): $881 · -12.8% YoY. Source: county tax records.