382 Bowman Trl · Homestead Valley, CA 92285

$90,000

2 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 55 Days on market

Built 1959 2.50 ac lot $90/sqft · 74% below area ↓ 37% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Acreage property in beautiful Landers! The house burned down, but the property has been cleaned up and the infrastructure is there! Water? You've got it! Power? It's right there and ready to reconnect when you plan your dream home! An address is assigned and existing structures currently on property include a one car garage with attached workshop and a relatively new Tuff Shed. There is a large slab where the house used to be, and complete chain link fencing with a lockable gate. This property sits on 2.5 acres with landscaping that includes mature mulberry and Joshua trees, blue agave and cacti. Pull up your RV, roll up those sleeves and get to work, or enjoy a secure spot with infrastructure for weekend camping. The stars are plenty, the views are endless, the privacy is pristine.

Key facts

• One car garage
• Attached workshop
• Water available

Tags

• ACREAGE PROPERTY
• INFRASTRUCTURE AVAILABLE
• WATER AVAILABLE
• POWER AVAILABLE
• ONE CAR GARAGE
• ATTACHED WORKSHOP

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 49/100 on livability (#1,167 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: amenities F, commute F, employment F.
• 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.
• Zoned schools: Yucca Mesa Elementary (math 24% / reading 24%, grade F, #973 of 1,571 statewide, top 73%, 402 students, 70% FRL); La Contenta Middle (math 11% / reading 27%, grade F, #426 of 498 statewide, top 86%, 650 students, 72% FRL); Yucca Valley High (math 15% / reading 49%, grade F, #674 of 1,170 statewide, top 59%, 1,264 students, 64% FRL).
• Market conditions: 198 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).

Forward outlook

• In year one you build about $10k of equity ($622 loan paydown + $9k 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 $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($87k) 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 $25k; list at $90k implies a 260% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 8→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.50% ✓
• Cap rate: 19.93%
• Cash-on-cash: 48.69%
• DSCR: 3.17
• GRM: 3.3

CMA / ARV

• ARV (median comp): $347,235
• List price: $90,000
• Delta: -74.08%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
473 Bowman	0.23mi	2/1.0	880 (-12%)	6mo	$334,000	$380	65
377 Fair Acres Rd	0.44mi	2/1.0	922 (-8%)	14mo	$210,000	$228	55

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 62.5%
• Equity multiple: 5.53×
• Total profit: $114,254
• Equity at exit: $81,079

10-year hold

• IRR: 56.1%
• Equity multiple: 12.33×
• Total profit: $285,478
• Equity at exit: $174,850

Cash invested: $25,200 (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 92285

• Home prices YoY: 31.4%
• Active inventory: 198
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $2,250 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$246 /mo · $2,947/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $1,022

Break-even live

Break-even rent $956

Max offer price $90,000

Occupancy floor 50%

Sensitivity live

Price	-10% $1,073	-5% $1,048	+0% $1,022	+5% $997	+10% $972
Rent	-10% $845	-5% $934	+0% $1,022	+5% $1,111	+10% $1,200
Rate	-1.0pp $1,068	-0.5pp $1,045	base $1,022	+0.5pp $999	+1.0pp $975

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
425 Bowman Trl Landers, CA	2.0	1.0	815	$2,250	$2.76	4d	1	0.23mi

Listing history 34 events

1. 2026-06-21
   days on market $90,000 Active 55 DOM
2. 2026-06-18
   days on market $90,000 Active 52 DOM
3. 2026-06-17
   days on market $90,000 Active 51 DOM
4. 2026-06-16
   days on market $90,000 Active 50 DOM
5. 2026-06-15
   days on market $90,000 Active 49 DOM
6. 2026-06-13
   days on market $90,000 Active 47 DOM
7. 2026-06-13
   days on market $90,000 Active 46 DOM
8. 2026-06-09
   days on market $90,000 Active 43 DOM
9. 2026-06-08
   days on market $90,000 Active 42 DOM
10. 2026-06-07
    days on market $90,000 Active 41 DOM
11. 2026-06-04
    days on market $90,000 Active 38 DOM
12. 2026-06-03
    days on market $90,000 Active 37 DOM
13. 2026-06-02
    days on market $90,000 Active 36 DOM
14. 2026-06-01
    days on market $90,000 Active 35 DOM
15. 2026-05-31
    days on market $90,000 Active 34 DOM
16. 2026-05-07
    status Active 798-char remark

    Show marketing remark (798 chars)

    Acreage property in beautiful Landers! The house burned down, but the property has been cleaned up and the infrastructure is there! Water? You've got it! Power? It's right there and ready to reconnect when you plan your dream home! An address is assigned and existing structures currently on property include a one car garage with attached workshop and a relatively new Tuff Shed. There is a large slab where the house used to be, and complete chain link fencing with a lockable gate. This property sits on 2.5 acres with landscaping that includes mature mulberry and Joshua trees, blue agave and cacti. Pull up your RV, roll up those sleeves and get to work, or enjoy a secure spot with infrastructure for weekend camping. The stars are plenty, the views are endless, the privacy is pristine.

17. 2026-05-07
    status Active 798-char remark

    Show marketing remark (798 chars)

    Acreage property in beautiful Landers! The house burned down, but the property has been cleaned up and the infrastructure is there! Water? You've got it! Power? It's right there and ready to reconnect when you plan your dream home! An address is assigned and existing structures currently on property include a one car garage with attached workshop and a relatively new Tuff Shed. There is a large slab where the house used to be, and complete chain link fencing with a lockable gate. This property sits on 2.5 acres with landscaping that includes mature mulberry and Joshua trees, blue agave and cacti. Pull up your RV, roll up those sleeves and get to work, or enjoy a secure spot with infrastructure for weekend camping. The stars are plenty, the views are endless, the privacy is pristine.

18. 2026-01-16
    historical 798-char remark

    Show marketing remark (798 chars)

    Acreage property in beautiful Landers! The house burned down, but the property has been cleaned up and the infrastructure is there! Water? You've got it! Power? It's right there and ready to reconnect when you plan your dream home! An address is assigned and existing structures currently on property include a one car garage with attached workshop and a relatively new Tuff Shed. There is a large slab where the house used to be, and complete chain link fencing with a lockable gate. This property sits on 2.5 acres with landscaping that includes mature mulberry and Joshua trees, blue agave and cacti. Pull up your RV, roll up those sleeves and get to work, or enjoy a secure spot with infrastructure for weekend camping. The stars are plenty, the views are endless, the privacy is pristine.

19. 2026-01-16
    historical 798-char remark

    Show marketing remark (798 chars)

    Acreage property in beautiful Landers! The house burned down, but the property has been cleaned up and the infrastructure is there! Water? You've got it! Power? It's right there and ready to reconnect when you plan your dream home! An address is assigned and existing structures currently on property include a one car garage with attached workshop and a relatively new Tuff Shed. There is a large slab where the house used to be, and complete chain link fencing with a lockable gate. This property sits on 2.5 acres with landscaping that includes mature mulberry and Joshua trees, blue agave and cacti. Pull up your RV, roll up those sleeves and get to work, or enjoy a secure spot with infrastructure for weekend camping. The stars are plenty, the views are endless, the privacy is pristine.

20. 2026-01-07
    listed $90,000 Active 798-char remark

    Show marketing remark (798 chars)

    Acreage property in beautiful Landers! The house burned down, but the property has been cleaned up and the infrastructure is there! Water? You've got it! Power? It's right there and ready to reconnect when you plan your dream home! An address is assigned and existing structures currently on property include a one car garage with attached workshop and a relatively new Tuff Shed. There is a large slab where the house used to be, and complete chain link fencing with a lockable gate. This property sits on 2.5 acres with landscaping that includes mature mulberry and Joshua trees, blue agave and cacti. Pull up your RV, roll up those sleeves and get to work, or enjoy a secure spot with infrastructure for weekend camping. The stars are plenty, the views are endless, the privacy is pristine.

21. 2026-01-06
    listed $90,000 Active 798-char remark

    Show marketing remark (798 chars)

    Acreage property in beautiful Landers! The house burned down, but the property has been cleaned up and the infrastructure is there! Water? You've got it! Power? It's right there and ready to reconnect when you plan your dream home! An address is assigned and existing structures currently on property include a one car garage with attached workshop and a relatively new Tuff Shed. There is a large slab where the house used to be, and complete chain link fencing with a lockable gate. This property sits on 2.5 acres with landscaping that includes mature mulberry and Joshua trees, blue agave and cacti. Pull up your RV, roll up those sleeves and get to work, or enjoy a secure spot with infrastructure for weekend camping. The stars are plenty, the views are endless, the privacy is pristine.

22. 2009-06-05
    soldstatus $25,000
23. 2009-05-21
    historical
24. 2009-05-21
    historical
25. 2009-04-21
    listed $29,900
26. 2009-04-21
    historical
27. 2009-03-20
    price $35,000
28. 2009-02-11
    price $39,900
29. 2009-01-15
    listed $49,900
30. 2009-01-14
    historical
31. 2008-11-26
    price $49,900
32. 2008-10-15
    listed $59,900
33. 2008-10-15
    listed $49,900
34. 2006-02-17
    soldstatus $143,000

ⓘ 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: $2,947 · $246/mo
• Projected year-2 tax: $2,947 · $246/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 8 d/yr ≥101°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,000
• − Mortgage interest: −$5,041
• − Property taxes: −$2,947
• − Insurance: −$450
• − Repairs & maintenance: −$2,160
• − Management: −$2,160
• − Depreciation: −$2,618
• Taxable income: $11,624
• Est. tax owed @ 24.0%: −$2,790
• After-tax cash flow: $9,480/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 — Homestead Valley

• Score: 49/100
• State rank: #1167
• US rank: #25885

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,914

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: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 20% Two or more races 15% Black 4% Native American 4% Asian 2%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Italian 6% Romanian 3% Iranian 2%
• Foreign-born: 8% · Canada, Philippines
• Languages at home: 82% English-only · Spanish 16%

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: ▲ 128.05%
• Current HPI: 536.4822
• 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

-37.1% since first listed

19 events — show timeline

• 2026-05-07 Relisted — CRMLS
• 2026-05-07 Relisted — CRMLS
• 2026-01-16 Listing Removed — CRMLS
• 2026-01-16 Listing Removed — CRMLS
• 2026-01-07 Listed $90,000 CRMLS
• 2026-01-06 Listed $90,000 CRMLS
• 2009-06-05 Sold (MLS) $25,000 CRMLS
• 2009-05-21 Listing Removed — GPSMLS
• 2009-05-21 Listing Removed — CRMLS
• 2009-04-21 Listed $29,900 GPSMLS
• 2009-04-21 Listing Removed — GPSMLS
• 2009-03-20 Price Changed $35,000 GPSMLS
• 2009-02-11 Price Changed $39,900 GPSMLS
• 2009-01-15 Listed $49,900 GPSMLS
• 2009-01-14 Listing Removed — GPSMLS
• 2008-11-26 Price Changed $49,900 GPSMLS
• 2008-10-15 Listed $59,900 GPSMLS
• 2008-10-15 Listed $49,900 CRMLS
• 2006-02-17 Sold (Public Records) $143,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $2,947 · +205.3% YoY. Source: county tax records.