7491 Sherman Hoyt · Twentynine Palms, CA 92277

$189,900

3 bd · 2.0 ba · 1,788 sqft · SingleFamily public records · 128 Days on market

Built 1964 10,125 sqft lot $106/sqft · 45% below area Est $342k · 45% under

---

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 +18.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +5.2/10.0
• 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

Listing remarks MLS

Located in Twentynine Palms just minutes from the entrance to Joshua Tree National Park, this 3-bedroom, 2-bath home offers more than 1,700 sq ft of living space plus a versatile bonus room—perfect for a home office, playroom, studio, or additional guest space. The functional layout is complemented by fully paid solar panels for added energy efficiency and lower utility costs, along with propane wall heaters designed for comfortable desert living. Outside, enjoy a fully fenced backyard with plenty of room to relax, garden, or entertain. A standout feature is the extra-large detached garage/workshop with over 1,000 sq ft of space—ideal for storage, hobbies, off-road toys, projects, or a creative workspace. With great bones and endless potential, this property is a fantastic opportunity for investors, DIY enthusiasts, or buyers looking to customize a home in a sought-after desert location near hiking, climbing, and the natural beauty of Joshua Tree.

Key facts

• 0.23 acre lot
• 4 garage spots
• Built 1964

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $42 ($498/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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).
• This rent runs 38% of the median local income ($61k/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.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 18y ago; this cycle's ask has dropped $53k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $122/mo.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); extreme-heat days projected 8→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.02% ✓
• Cap rate: 7.33%
• Cash-on-cash: 3.70%
• DSCR: 1.16
• GRM: 8.2

CMA / ARV

• ARV (median comp): $342,500
• List price: $189,900
• Delta: -44.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7526 Araby Ave	0.29mi	4/2.0 (+1)	1,810 (+1%)	15mo	$365,000	$202	67
7415 Saladin Ave	0.21mi	4/2.0 (+1)	1,682 (-6%)	10mo	$350,000	$208	67
74875 Twilight	0.27mi	4/2.0 (+1)	1,990 (+11%)	4mo	$449,000	$226	60
74945 Indianola Dr	0.34mi	3/2.0	1,589 (-11%)	9mo	$335,000	$211	59
7331 Sahara Ave	0.24mi	3/2.0	1,568 (-12%)	12mo	$289,000	$184	58
7654 N Star Ave	0.46mi	4/2.0 (+1)	1,848 (+3%)	18mo	$399,000	$216	53
74679 Sunrise Dr	0.32mi	3/2.0	1,568 (-12%)	18mo	$290,000	$185	50
74563 Alta Loma Dr	0.56mi	4/1.5 (+1)	1,536 (-14%)	20mo	$339,900	$221	27

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 · 4.45% rent growth · sell at horizon

5-year hold

• IRR: -12.9%
• Equity multiple: 0.53×
• Total profit: $-25,127
• Equity at exit: $28,315

10-year hold

• IRR: -1.5%
• Equity multiple: 0.89×
• Total profit: $-5,817
• Equity at exit: $16,419

Cash invested: $53,172 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,935 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$290 /mo · $3,476/yr
• Insurance: −$79
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $42

Break-even live

Break-even rent $1,882

Max offer price $189,900

Occupancy floor 93%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7419 Kellogg Ave Twentynine Palms, CA	3.0	2.0	1358	$1,800	$1.33	24d	1	0.10mi
7565 Sherman Hoyt Ave Unit 1 Twentynine Palms, CA	4.0	2.5	2163	$1,000	$0.46	12d	1	0.15mi
74825 Twilight Dr Unit 29 Twentynine Palms, CA	3.0	2.0	1706	$2,095	$1.23	1d	1	0.29mi
74847 29 Palms Hwy Twentynine Palms, CA	4.0	3.0	2499	$2,700	$1.08	43d	1	1.23mi
74404 Pinon Dr Unit 29 Twentynine Palms, CA	3.0	3.0	1876	$3,000	$1.60	12d	1	1.26mi

Listing history 50 events

1. 2026-06-18
   days on market $189,900 Active 128 DOM
2. 2026-06-17
   days on market $189,900 Active 127 DOM
3. 2026-06-16
   days on market $189,900 Active 126 DOM
4. 2026-06-15
   price $189,900 Active 125 DOM
5. 2026-06-15
   days on market $199,900 Active 125 DOM
6. 2026-06-13
   days on market $199,900 Active 123 DOM
7. 2026-06-13
   days on market $199,900 Active 122 DOM
8. 2026-06-09
   days on market $199,900 Active 119 DOM
9. 2026-06-08
   days on market $199,900 Active 118 DOM
10. 2026-06-07
    days on market $199,900 Active 117 DOM
11. 2026-06-04
    days on market $199,900 Active 114 DOM
12. 2026-06-03
    days on market $199,900 Active 113 DOM
13. 2026-06-02
    days on market $199,900 Active 112 DOM
14. 2026-06-01
    days on market $199,900 Active 111 DOM
15. 2026-05-31
    days on market $199,900 Active 110 DOM
16. 2026-05-14
    price $199,900 973-char remark

    Show marketing remark (973 chars)

    Located in Twentynine Palms just minutes from the entrance to Joshua Tree National Park, this 3-bedroom, 2-bath home offers more than 1,700 sq ft of living space plus a versatile bonus room—perfect for a home office, playroom, studio, or additional guest space. The functional layout is complemented by fully paid solar panels for added energy efficiency and lower utility costs, along with propane wall heaters designed for comfortable desert living. Outside, enjoy a fully fenced backyard with plenty of room to relax, garden, or entertain. A standout feature is the extra-large detached garage/workshop with over 1,000 sq ft of space—ideal for storage, hobbies, off-road toys, projects, or a creative workspace. With great bones and endless potential, this property is a fantastic opportunity for investors, DIY enthusiasts, or buyers looking to customize a home in a sought-after desert location near hiking, climbing, and the natural beauty of Joshua Tree.

17. 2026-04-17
    price $219,500 973-char remark

    Show marketing remark (973 chars)

    Located in Twentynine Palms just minutes from the entrance to Joshua Tree National Park, this 3-bedroom, 2-bath home offers more than 1,700 sq ft of living space plus a versatile bonus room—perfect for a home office, playroom, studio, or additional guest space. The functional layout is complemented by fully paid solar panels for added energy efficiency and lower utility costs, along with propane wall heaters designed for comfortable desert living. Outside, enjoy a fully fenced backyard with plenty of room to relax, garden, or entertain. A standout feature is the extra-large detached garage/workshop with over 1,000 sq ft of space—ideal for storage, hobbies, off-road toys, projects, or a creative workspace. With great bones and endless potential, this property is a fantastic opportunity for investors, DIY enthusiasts, or buyers looking to customize a home in a sought-after desert location near hiking, climbing, and the natural beauty of Joshua Tree.

18. 2026-03-17
    price $231,000 973-char remark

    Show marketing remark (973 chars)

    Located in Twentynine Palms just minutes from the entrance to Joshua Tree National Park, this 3-bedroom, 2-bath home offers more than 1,700 sq ft of living space plus a versatile bonus room—perfect for a home office, playroom, studio, or additional guest space. The functional layout is complemented by fully paid solar panels for added energy efficiency and lower utility costs, along with propane wall heaters designed for comfortable desert living. Outside, enjoy a fully fenced backyard with plenty of room to relax, garden, or entertain. A standout feature is the extra-large detached garage/workshop with over 1,000 sq ft of space—ideal for storage, hobbies, off-road toys, projects, or a creative workspace. With great bones and endless potential, this property is a fantastic opportunity for investors, DIY enthusiasts, or buyers looking to customize a home in a sought-after desert location near hiking, climbing, and the natural beauty of Joshua Tree.

19. 2026-02-10
    listed $242,500 Active 973-char remark

    Show marketing remark (973 chars)

    Located in Twentynine Palms just minutes from the entrance to Joshua Tree National Park, this 3-bedroom, 2-bath home offers more than 1,700 sq ft of living space plus a versatile bonus room—perfect for a home office, playroom, studio, or additional guest space. The functional layout is complemented by fully paid solar panels for added energy efficiency and lower utility costs, along with propane wall heaters designed for comfortable desert living. Outside, enjoy a fully fenced backyard with plenty of room to relax, garden, or entertain. A standout feature is the extra-large detached garage/workshop with over 1,000 sq ft of space—ideal for storage, hobbies, off-road toys, projects, or a creative workspace. With great bones and endless potential, this property is a fantastic opportunity for investors, DIY enthusiasts, or buyers looking to customize a home in a sought-after desert location near hiking, climbing, and the natural beauty of Joshua Tree.

20. 2025-02-12
    historical Backup Offers Accepted
21. 2025-02-04
    price
22. 2025-01-03
    price
23. 2024-11-21
    price
24. 2024-11-07
    price
25. 2024-06-18
    listed Active
26. 2022-08-02
    soldstatus $289,000 Closed Sale
27. 2022-08-01
    soldstatus $289,000
28. 2022-07-05
    status Pending Sale
29. 2022-06-24
    price $310,000
30. 2022-06-16
    price $315,000
31. 2022-06-03
    listed $325,000 Active
32. 2012-12-03
    soldstatus $140,000 Closed
33. 2012-12-03
    soldstatus $140,000
34. 2012-10-29
    status Pending
35. 2012-09-18
    price $143,900
36. 2012-08-22
    price $144,900
37. 2012-07-23
    price $145,000
38. 2012-07-07
    listed $149,900 Active
39. 2010-05-10
    soldstatus $129,900
40. 2010-05-10
    soldstatus $130,000
41. 2010-04-05
    historical
42. 2010-04-01
    historical
43. 2010-03-25
    price
44. 2010-02-26
    price
45. 2009-12-29
    listed Active
46. 2009-12-24
    listed $129,900
47. 2009-09-25
    soldstatus $45,000
48. 2009-09-09
    historical
49. 2009-08-31
    listed $39,900
50. 2009-07-22
    historical

ⓘ 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: $3,476 · $290/mo
• Projected year-2 tax: $3,476 · $290/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 AO · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 8 d/yr ≥106°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,218
• − Mortgage interest: −$10,637
• − Property taxes: −$3,476
• − Insurance: −$2,417
• − Repairs & maintenance: −$1,857
• − Management: −$1,857
• − Depreciation: −$5,524
• Taxable loss: −$2,552
• Est. tax savings @ 24.0%: +$613
• After-tax cash flow: $1,111/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

+399.8% since first listed

40 events — show timeline

• 2026-05-14 Price Changed $199,900 CRMLS
• 2026-04-17 Price Changed $219,500 CRMLS
• 2026-03-17 Price Changed $231,000 CRMLS
• 2026-02-10 Listed $242,500 CRMLS
• 2025-02-12 Contingent — TheMLS
• 2025-02-04 Price Changed — TheMLS
• 2025-01-03 Price Changed — TheMLS
• 2024-11-21 Price Changed — TheMLS
• 2024-11-07 Price Changed — TheMLS
• 2024-06-18 Listed — TheMLS
• 2022-08-02 Sold (MLS) $289,000 CRMLS
• 2022-08-01 Sold (Public Records) $289,000 Public Records
• 2022-07-05 Pending — CRMLS
• 2022-06-24 Price Changed $310,000 CRMLS
• 2022-06-16 Price Changed $315,000 CRMLS
• 2022-06-03 Listed $325,000 CRMLS
• 2012-12-03 Sold (Public Records) $140,000 Public Records
• 2012-12-03 Sold (MLS) $140,000 CRMLS
• 2012-10-29 Pending — CRMLS
• 2012-09-18 Price Changed $143,900 CRMLS
• 2012-08-22 Price Changed $144,900 CRMLS
• 2012-07-23 Price Changed $145,000 CRMLS
• 2012-07-07 Listed $149,900 CRMLS
• 2010-05-10 Sold (Public Records) $130,000 Public Records
• 2010-05-10 Sold (MLS) $129,900 CRMLS
• 2010-04-05 Delisted — PALM
• 2010-04-01 Listing Removed — CRMLS
• 2010-03-25 Price Changed — PALM
• 2010-02-26 Price Changed — PALM
• 2009-12-29 Listed — PALM
• 2009-12-24 Listed $129,900 CRMLS
• 2009-09-25 Sold (MLS) $45,000 CRMLS
• 2009-09-09 Listing Removed — CRMLS
• 2009-08-31 Listed $39,900 CRMLS
• 2009-07-22 Listing Removed — GPSMLS
• 2009-05-07 Relisted — GPSMLS
• 2009-01-09 Listing Removed — GPSMLS
• 2009-01-08 Price Changed $52,000 GPSMLS
• 2008-12-03 Listed $59,000 GPSMLS
• 1988-05-12 Sold (Public Records) $40,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $3,476 · -4.1% YoY. Source: county tax records.