91525 Palm Rd · Sandy Valley, NV 92309

$119,500

2 bd · 2.0 ba · 960 sqft · Manufactured · 134 Days on market

Built 1985 20 ac lot

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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 +23.5/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Appreciation +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

20-Acre Desert Frontier, Electricity at Property Line, Sandy Valley, CA. $125,000Escape to the wide-open expanse of Sandy Valley with this massive 20-acre parcel located at 91525 Palm Road. This isn't just a property; it's a blank canvas for your desert compound, off-grid homestead, or ultimate weekend basecamp. 20 sprawling, flat acres offering 360-degree unobstructed mountain views and legendary High Desert sunsets. Plenty of room for horses, ATVs, solar arrays, or additional structures. Skip the headache of raw land. This property features an existing double-wide mobile home that serves as a massive head start. While the home requires significant renovation (Sold As-Is), the value is in the footprint and the existing utility connections (Well and Power; to be verified). Rural privacy without total isolation. You are a short drive from the Jean dry lake bed, local Sandy Valley amenities, and roughly 45-60 minutes from the bright lights of Las Vegas. Gut the existing structure and create a modern, industrial desert retreat. Live in the mobile home while you build your dream custom estate elsewhere on the 20 acres. High demand for 'Glamping' or short-term desert rentals--utilize the massive acreage for a unique outdoor hospitality concept. Property is being sold in its current as-is condition. No repairs will be made by the seller. Due to the condition of the structure, Cash or Seller may carry paper with substantial down, is preferred. Bring your tools, your toys, and your vision. The desert is calling. Located across the street from Sandy Valley Ranch www. sandyvalleyranch.com. If you can see yourself investing in this property and you feel now is the time Call/Write Now Baron

Key facts

• 20 acre parcel
• Utility connections
• 20 acre lot

Tags

• 20 ACRE PARCEL
• UTILITY CONNECTIONS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#65 in NV) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools F, amenities F, commute F.
• Baker Valley Unified (rural): math 15% / reading 20% proficiency, ranked #1,284 of 1,400 in CA (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($826 loan paydown + $4k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $50k; list at $120k implies a 139% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.03% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.02%
• DSCR: 1.36
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 15.0%
• Equity multiple: 1.86×
• Total profit: $28,615
• Equity at exit: $53,732

10-year hold

• IRR: 16.7%
• Equity multiple: 3.45×
• Total profit: $81,873
• Equity at exit: $82,808

Cash invested: $33,460 (down + closing). Projections, not guarantees.

Monthly cashflow live

• Estimated rent: $1,227 medium
• Mortgage (P&I): −$627
• Tax from tax record: −$69 /mo · $831/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $224

Break-even live

Break-even rent $944

Max offer price $119,500

Occupancy floor 77%

Sensitivity live

Price	-10% $291	-5% $258	+0% $224	+5% $190	+10% $156
Rent	-10% $127	-5% $175	+0% $224	+5% $272	+10% $321
Rate	-1.0pp $284	-0.5pp $254	base $224	+0.5pp $193	+1.0pp $161

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: $29,875
• Closing costs: $3,585
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $119,500 Active 134 DOM
2. 2026-06-17
   days on market $119,500 Active 133 DOM
3. 2026-06-16
   days on market $119,500 Active 132 DOM
4. 2026-06-15
   days on market $119,500 Active 131 DOM
5. 2026-06-13
   days on market $119,500 Active 129 DOM
6. 2026-06-13
   days on market $119,500 Active 128 DOM
7. 2026-06-09
   days on market $119,500 Active 125 DOM
8. 2026-06-08
   days on market $119,500 Active 124 DOM
9. 2026-06-07
   days on market $119,500 Active 123 DOM
10. 2026-06-03
    days on market $119,500 Active 119 DOM
11. 2026-06-02
    days on market $119,500 Active 118 DOM
12. 2026-06-01
    days on market $119,500 Active 117 DOM
13. 2026-05-31
    days on market $119,500 Active 116 DOM
14. 2026-02-05
    listed $125,000 Active 1707-char remark

    Show marketing remark (1707 chars)

    20-Acre Desert Frontier, Electricity at Property Line, Sandy Valley, CA. $125,000Escape to the wide-open expanse of Sandy Valley with this massive 20-acre parcel located at 91525 Palm Road. This isn't just a property; it's a blank canvas for your desert compound, off-grid homestead, or ultimate weekend basecamp. 20 sprawling, flat acres offering 360-degree unobstructed mountain views and legendary High Desert sunsets. Plenty of room for horses, ATVs, solar arrays, or additional structures. Skip the headache of raw land. This property features an existing double-wide mobile home that serves as a massive head start. While the home requires significant renovation (Sold As-Is), the value is in the footprint and the existing utility connections (Well and Power; to be verified). Rural privacy without total isolation. You are a short drive from the Jean dry lake bed, local Sandy Valley amenities, and roughly 45-60 minutes from the bright lights of Las Vegas. Gut the existing structure and create a modern, industrial desert retreat. Live in the mobile home while you build your dream custom estate elsewhere on the 20 acres. High demand for 'Glamping' or short-term desert rentals--utilize the massive acreage for a unique outdoor hospitality concept. Property is being sold in its current as-is condition. No repairs will be made by the seller. Due to the condition of the structure, Cash or Seller may carry paper with substantial down, is preferred. Bring your tools, your toys, and your vision. The desert is calling. Located across the street from Sandy Valley Ranch www. sandyvalleyranch.com. If you can see yourself investing in this property and you feel now is the time Call/Write Now Baron

15. 2023-09-06
    historical
16. 2023-03-14
    listed $125,000 Active
17. 2023-02-06
    historical
18. 2022-02-12
    listed $125,000 Active
19. 2007-03-26
    soldstatus $50,000
20. 1992-09-24
    soldstatus $5,000
21. 1992-03-16
    soldstatus $45,000
22. 1983-01-24
    soldstatus $18,700

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

Tax reassessment forecast NV · Resets to sale price

• Current annual tax: $831 · $69/mo
• Projected year-2 tax: $831 · $69/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,726
• − Mortgage interest: −$6,694
• − Property taxes: −$831
• − Insurance: −$598
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$3,476
• Taxable income: $771
• Est. tax owed @ 24.0%: −$185
• After-tax cash flow: $2,500/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: Baker Valley Unified
• NCES district ID: 0603610
• Math proficiency: 15% ▬ 0.00%
• Reading proficiency: 20% ▼ -10.00%
• Median HH income: $38,280
• Composite: 18.06/100
• National rank: #14084
• State rank: #1284 of 1400 in CA

Livability — Sandy Valley

• Score: 62/100
• State rank: #65
• US rank: #16992

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 490

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 Hispanic (78%)
• Race & ethnicity: Hispanic / Latino 78% Two or more races 31% White 19% Asian 3%
• Hispanic origin (detail): Mexican 72%
• Foreign-born: 48% · Canada, South Korea, Dominican Republic
• Languages at home: 21% English-only · Spanish 76% Korean 3%

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: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.08%
• F500 in state: 6

Industry mix (Fortune 500 HQ in NV)

Industry	F500 HQs	Revenue
▸Hotels / Casinos	3	$36B

Price history

+568.4% since first listed

9 events — show timeline

• 2026-02-05 Listed $125,000 CRMLS
• 2023-09-06 Listing Removed — CRMLS
• 2023-03-14 Listed $125,000 CRMLS
• 2023-02-06 Listing Removed — CRMLS
• 2022-02-12 Listed $125,000 CRMLS
• 2007-03-26 Sold (Public Records) $50,000 Public Records
• 1992-09-24 Sold (Public Records) $5,000 Public Records
• 1992-03-16 Sold (Public Records) $45,000 Public Records
• 1983-01-24 Sold (Public Records) $18,700 Public Records

Property tax history

+2.8%/yr

Latest (2025): $831 · +2.2% YoY. Source: county tax records.