7501 Palms Ave #88 · Yucca Valley, CA 92284

$100,000

2 bd · 2.0 ba · 1,536 sqft · Manufactured public records · 10 Days on market

Built 1900 Est $69k · 45% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful home is very well maintained and pride of ownership shows in every room! Features include separate living and family rooms, central air and heat plus evaporative cooler, spacious and light rooms, and corner lot location. This home has many upgrades including all new windows, new shower and bath sink, new kitchen sink and oven, new flooring in baths. Kitchen is spacious and light including north mountain views and a breakfast bar. Family room has a sliding glass door to the front patio and mountain views. Master bath is large with separate soaking tub and shower. All appliances can stay, including washer and dryer. The front porch runs the length of home and there is plenty of covered parking behind. Two sheds are conveniently located in back and one of them is even insulated. Home has natural gas. Gates of Spain is a 55 and older park with clubhouse, pool and sauna. Must see this lovely location!

Key facts

• Front porch
• Corner lot
• 2 garage spots

Tags

• DOUBLE WIDE MOBILE HOME
• CORNER LOT
• FRONT PORCH

Property features AI

Finance

• Other: Park name: Gates of Spain; Body type: Double (multi-unit information)
• Financial info: Property is a land lease
• HOA & community: Senior community; Community amenities include biking and hiking

Exterior

• Parking: Detached 2 parking spaces (2 garage spaces listed)
• Utilities: Public/district water; Sewer: other; Electricity available; Natural gas available; Cable available; Telephone available (in street)
• Home design: Single-story mobile home (25' x 60'); Mobile home remains on property; Total of 1 story
• Construction: Year built source: other
• Exterior features: Covered patio; Community pool; Corner lot; Has a view

Interior

• Bathrooms: One full bathroom; One 3/4 bathroom; Bathrooms include double sinks, bathtub, and shower (including shower-in-tub)
• Heating & cooling: Central heating (central furnace); Central cooling
• Interior features: One-level home; Entry on main level; Community spa
• Laundry & utility: Laundry room with washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $985 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 18.1% 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+, crime D-, amenities 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.
• Zoned schools: Yucca Valley Elementary (544 students, 76% 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: Rents rising fast (+4.1%/yr); 573 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• This rent runs 44% of the median local income ($58k/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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.12% ✓
• Cap rate: 18.12%
• Cash-on-cash: 42.22%
• DSCR: 2.88
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $69,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7501 Palm Ave #97	0.00mi	2/2.0	1,440 (-6%)	12mo	$65,000	$45	80
7425 Church St #10	0.25mi	2/2.0	1,440 (-6%)	2mo	$47,500	$33	76
7501 Palm Ave #179	0.03mi	2/2.0	1,430 (-7%)	14mo	$100,000	$70	76
7501 Palm #100	0.00mi	2/2.0	1,760 (+15%)	0mo	$129,900	$74	75
7501 Palm Ave #165	0.00mi	2/2.0	1,344 (-12%)	9mo	$50,000	$37	72
7425 Church St #149	0.37mi	2/2.0	1,420 (-8%)	0mo	$39,997	$28	70
7425 Church St #28	0.25mi	3/2.0 (+1)	1,404 (-9%)	1mo	$63,500	$45	68
7425 Church St Spc 131	0.25mi	3/2.0 (+1)	1,500 (-2%)	14mo	$70,000	$47	67
7425 Church St #111	0.25mi	2/2.0	1,344 (-12%)	2mo	$47,500	$35	66
7425 Church St #67	0.31mi	2/2.0	1,344 (-12%)	6mo	$64,997	$48	60
7425 Church St Spc 104	0.25mi	2/2.0	1,340 (-13%)	14mo	$69,900	$52	56
7425 Church St #94	0.25mi	2/2.0	1,344 (-12%)	15mo	$57,000	$42	55

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: 40.2%
• Equity multiple: 2.75×
• Total profit: $48,993
• Equity at exit: $14,910

10-year hold

• IRR: 47.1%
• Equity multiple: 5.78×
• Total profit: $133,741
• Equity at exit: $8,646

Cash invested: $28,000 (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 92284

• Home prices YoY: -33.1%
• Rents YoY: 4.1%
• Active inventory: 573
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,122 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $985

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 49%

Sensitivity live

Price	-10% $1,054	-5% $1,020	+0% $985	+5% $951	+10% $916
Rent	-10% $818	-5% $901	+0% $985	+5% $1,069	+10% $1,153
Rate	-1.0pp $1,036	-0.5pp $1,011	base $985	+0.5pp $959	+1.0pp $933

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7448 Del Rio Vis Yucca Valley, CA	3.0	4.0	1770	$2,500	$1.41	45d	1	0.15mi
7397 Village Way Yucca Valley, CA	3.0	2.0	1501	$2,000	$1.33	45d	1	0.20mi
7154 Barberry Ave Unit A Yucca Valley, CA	3.0	2.0	1100	$2,049	$1.86	20d	1	0.67mi
7453 Dumosa Ave Yucca Valley, CA	3.0	2.0	1394	$2,200	$1.58	45d	1	0.69mi
57004 Antelope Trl Yucca Valley, CA	2.0	2.0	1143	$2,050	$1.79	45d	1	0.70mi
7028 Cholla Ave Yucca Valley, CA	3.0	2.0	1200	$1,895	$1.58	6d	1	0.71mi
56594 Joshua Dr Yucca Valley, CA	3.0	2.0	1307	$2,250	$1.72	45d	1	0.74mi
6963 Tamarisk Ave Yucca Valley, CA	3.0	2.0	1200	$1,500	$1.25	20d	1	0.80mi
56769 Joshua Dr Unit Main Home Yucca Valley, CA	3.0	2.0	2000	$2,400	$1.20	3d	1	0.81mi
56615 Bonanza Dr Yucca Valley, CA	2.0	1.5	1342	$1,900	$1.42	18d	1	0.94mi
55897 Santa Fe Trl Yucca Valley, CA	3.0	2.0	1701	$2,300	$1.35	3d	1	0.95mi
56811 Desert Gold Dr Yucca Valley, CA	3.0	2.0	1375	$2,095	$1.52	45d	1	1.11mi
7420 Geronimo Trl Yucca Valley, CA	3.0	1.0	1280	$1,700	$1.33	45d	1	1.22mi
8523 Barberry Ave Yucca Valley, CA	3.0	2.0	1448	$3,325	$2.30	45d	1	1.41mi

Listing history 8 events

1. 2026-06-21
   days on market $100,000 Active 10 DOM
2. 2026-06-18
   days on market $100,000 Active 7 DOM
3. 2026-06-17
   days on market $100,000 Active 6 DOM
4. 2026-06-16
   days on market $100,000 Active 5 DOM
5. 2026-06-15
   days on market $100,000 Active 4 DOM
6. 2026-06-13
   days on market $100,000 Active 2 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $100,000 Active 1 DOM

ⓘ 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 · 21 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: $25,462
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$2,037
• − Management: −$2,037
• − Depreciation: −$2,909
• Taxable income: $10,878
• Est. tax owed @ 24.0%: −$2,611
• After-tax cash flow: $9,212/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 — 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

+234.4% since first listed

16 events — show timeline

• 2026-06-11 Listed $100,000 CRMLS
• 2024-07-12 Sold (MLS) $92,000 CRMLS
• 2024-04-12 Contingent — CRMLS
• 2024-01-18 Listed $92,000 CRMLS
• 2017-12-19 Sold (MLS) $34,000 GPSMLS
• 2017-12-19 Sold (MLS) $34,000 GPSMLS
• 2017-11-13 Pending — GPSMLS
• 2017-10-29 Listed $34,900 GPSMLS
• 2015-06-12 Sold (MLS) $26,500 CRMLS
• 2015-05-13 Pending — CRMLS
• 2015-05-11 Contingent — CRMLS
• 2015-05-01 Listed $27,500 CRMLS
• 2015-05-01 Listing Removed — CRMLS
• 2015-02-10 Listed $29,900 CRMLS
• 2014-06-13 Listing Removed — CRMLS
• 2014-04-21 Listed $29,900 CRMLS

Property tax history

-4.1%/yr

Latest (2025): $112 · +133.1% YoY. Source: county tax records.