7425 Church St #25 · Yucca Valley, CA 92284

$35,000

1 bd · 1.0 ba · 720 sqft · Manufactured · 121 Days on market

Built 1957 Good condition $49/sqft · at area comps Est $36k · at est.

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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
• ARV discount +8.4/15.0
• Condition / age +4.0/5.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the Aztec Mobile Home Park in Yucca Valley, this 2 bedroom, 2 bath manufactured home offers a practical layout in a convenient in-town setting. Measuring approximately 60' x 12' (about 720 square feet), the home provides efficient living space with separated bedroom areas and two bathrooms for added functionality. The interior features an open living and dining area that connects to the kitchen, allowing for everyday living without wasted space. Both bedrooms are positioned to allow privacy, making the floor plan workable for full-time living or part-time desert use. Aztec Mobile Home Park is close to shopping, dining, and services along Twentynine Palms Highway, and only a short drive to Joshua Tree National Park, local farmers markets, and seasonal community events in Yucca Valley and Joshua Tree. Park approval required. Space rent applies.

Key facts

• Two bathrooms
• Built 1957
• Listed 120 days

Tags

• CONVENIENT IN-TOWN SETTING
• OPEN LIVING AND DINING AREA
• SEPARATED BEDROOM AREAS
• TWO BATHROOMS
• LOCAL FARMERS MARKETS
• SEASONAL COMMUNITY EVENTS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $35k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $756 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 32.2% vs local median 3.6% in Yucca 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 60/100 on livability (#566 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+; Watch: cost of living D+, schools F, crime 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 (+4.1%/yr); 563 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 of loan paydown is wiped out by about $1k 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 + 4.1% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 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 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 3.61% ✓
• Cap rate: 32.20%
• Cash-on-cash: 92.52%
• DSCR: 5.12
• GRM: 2.3

CMA / ARV

• ARV (median comp): $35,694
• List price: $35,000
• Delta: -1.94%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7425 Church St #43	0.00mi	1/1.0	728 (+1%)	19mo	$24,500	$34	83
56254 29 Palms Hwy #120	0.52mi	1/1.0	720 (0%)	1mo	$32,000	$44	75
7425 Church St #59	0.06mi	2/1.5 (+1)	780 (+8%)	4mo	$25,000	$32	73
7425 Church St #58	0.10mi	2/1.0 (+1)	696 (-3%)	20mo	$33,000	$47	69
56254 29 Palms Hwy #41	0.28mi	1/1.0	672 (-7%)	13mo	$37,000	$55	65
56254 29 Palms Hwy #66	0.28mi	2/2.0 (+1)	720 (0%)	16mo	$47,500	$66	65
56254 29 Palms Hwy #38	0.52mi	1/1.0	780 (+8%)	0mo	$50,000	$64	62
7425 Church St #97	0.10mi	2/2.0 (+1)	800 (+11%)	12mo	$41,500	$52	58
56254-29 Palms #59	0.47mi	1/1.0	672 (-7%)	11mo	$30,000	$45	58

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 · 4.12% rent growth · sell at horizon

5-year hold

• IRR: 94.6%
• Equity multiple: 5.48×
• Total profit: $43,907
• Equity at exit: $5,219

10-year hold

• IRR: 97.6%
• Equity multiple: 11.85×
• Total profit: $106,314
• Equity at exit: $3,026

Cash invested: $9,800 (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 92284

• Home prices YoY: -33.1%
• Rents YoY: 4.1%
• Active inventory: 563
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,263 high
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $756

Break-even live

Break-even rent $306

Max offer price $35,000

Occupancy floor 35%

Sensitivity live

Price	-10% $780	-5% $768	+0% $756	+5% $743	+10% $731
Rent	-10% $656	-5% $706	+0% $756	+5% $805	+10% $855
Rate	-1.0pp $773	-0.5pp $764	base $756	+0.5pp $746	+1.0pp $737

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7389 Cibola Trl Unit B Yucca Valley, CA	2.0	1.0	750	$1,100	$1.47	15d	1	0.20mi
7434 Cherokee Trl Unit D Yucca Valley, CA	1.0	1.0	608	$1,100	$1.81	44d	1	0.60mi
7239 Cherokee Trl Yucca Valley, CA	1.0	1.0	550	$1,429	$2.60	0d	1	0.63mi
7432 Dumosa Ave Unit 1/2 Yucca Valley, CA	—	1.0	400	$1,150	$2.88	2d	1	0.94mi
7330 Dumosa Ave Unit 7330 Yucca Valley, CA	2.0	1.0	750	$1,195	$1.59	3d	1	0.94mi

Listing history 15 events

1. 2026-06-18
   days on market $35,000 Active 121 DOM
2. 2026-06-17
   days on market $35,000 Active 120 DOM
3. 2026-06-16
   days on market $35,000 Active 119 DOM
4. 2026-06-15
   days on market $35,000 Active 118 DOM
5. 2026-06-13
   days on market $35,000 Active 116 DOM
6. 2026-06-13
   days on market $35,000 Active 115 DOM
7. 2026-06-09
   days on market $35,000 Active 112 DOM
8. 2026-06-08
   days on market $35,000 Active 111 DOM
9. 2026-06-07
   days on market $35,000 Active 110 DOM
10. 2026-06-04
    days on market $35,000 Active 107 DOM
11. 2026-06-03
    days on market $35,000 Active 106 DOM
12. 2026-06-02
    days on market $35,000 Active 105 DOM
13. 2026-06-01
    days on market $35,000 Active 104 DOM
14. 2026-05-31
    days on market $35,000 Active 103 DOM
15. 2026-02-17
    listed $35,000 Active 865-char remark

    Show marketing remark (865 chars)

    Located in the Aztec Mobile Home Park in Yucca Valley, this 2 bedroom, 2 bath manufactured home offers a practical layout in a convenient in-town setting. Measuring approximately 60' x 12' (about 720 square feet), the home provides efficient living space with separated bedroom areas and two bathrooms for added functionality. The interior features an open living and dining area that connects to the kitchen, allowing for everyday living without wasted space. Both bedrooms are positioned to allow privacy, making the floor plan workable for full-time living or part-time desert use. Aztec Mobile Home Park is close to shopping, dining, and services along Twentynine Palms Highway, and only a short drive to Joshua Tree National Park, local farmers markets, and seasonal community events in Yucca Valley and Joshua Tree. Park approval required. Space rent applies.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 13 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,151
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$1,018
• Taxable income: $9,048
• Est. tax owed @ 24.0%: −$2,171
• After-tax cash flow: $6,895/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This manufactured home in Aztec Mobile Home Park is in good condition with a good condition score of 80. It is move-in ready with minor cosmetic updates needed to enhance its curb appeal and rental value.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value
• Rental Replace carpet — Improves comfort and reduces maintenance costs

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and value ↑
• Rental Replace carpet — Improves comfort and reduces maintenance costs ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Yucca Valley

• Score: 60/100
• State rank: #566
• US rank: #18584

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yucca Valley, CA
• County: San Bernardino County · 2,030,291 people
• City population: 25,415
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 25,415
• Household income: $58,373
• Rent vs Own: 34.1% rent · 65.9% own
• Severe rent burden: 1132.0

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 0.55)
• Race & ethnicity: White 62% Hispanic / Latino 25% Two or more races 18% Black 2% Native American 2% Asian 2% Pacific Islander 1%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Italian 4% Romanian 2% Slovak 2%
• Foreign-born: 9% · Canada
• Languages at home: 82% English-only · Spanish 14% Other Indo-European 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: ▼ -241.13%
• Current HPI: 486.7185
• Rent YoY: ▲ 4.12%
• 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

1 event — show timeline

• 2026-02-17 Listed $35,000 CRMLS