65076 E Broadway · Joshua Tree, CA 92252

$300,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 149 Days on market

Built 1958 1.43 ac lot $298/sqft · 9% below area Est $330k · 9% under

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Why this score? — see what drove the D- 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 +12.4/30.0
• ARV discount +11.6/15.0
• DSCR +3.7/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Rent growth +2.2/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your fully renovated desert retreat in the heart of Joshua Tree! Located 15 minutes from the iconic Joshua Tree National Park entrance, this property offers quick access to hiking, rock climbing, stargazing, and the charming boutiques and cafes of Joshua Tree Village. This beautifully upgraded 2- bedroom, 1- bathroom home sits on a sprawling 1.4 - acre lot and offers 1,008 SqFt of thoughtfully designed living space. Nearly everything is brand new-including the roof, plumbing, electrical panel, windows, water heater, and energy-efficient HVAC mini splits to keep you comfortable. Inside, you'll find modern flooring, fresh interior and exterior paint, and stylish new appliances that make this home completely move-in ready. Outside, soak in your private cowboy tub under a brilliant canopy of stars where the rugged beauty of the Mojave meets the quiet luxury of a midnight dip. Whether you're looking for full-time residence, vacation escape, or investment opportunity, this home blends comfort and functionality with ease. The expansive lot provides ample space for outdoor living, future additions, or simply enjoying wide-open desert views. With its perfect combination of modern upgrades and serene natural surroundings, this home delivers the best of High Desert living.

Key facts

• Expansive lot
• Private cowboy tub
• Rock climbing

Tags

• QUICK ACCESS TO HIKING
• ROCK CLIMBING
• STARGAZING
• PRIVATE COWBOY TUB
• EXPANSIVE LOT
• OUTDOOR LIVING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-51 ($-610/yr) — negative.
• To cash-flow at today's rent, offer at most $291k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (26.6% below list).
• Recommended offer: $220k (26.6% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 2.7% in Joshua Tree — 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 50/100 on livability (#1,114 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: crime F, amenities F, commute 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: Joshua Tree Elementary (math 12% / reading 22%, grade F, #1,340 of 1,571 statewide, top 88%, 276 students, 78% 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) — zoned schools average 71% FRL vs 56% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.1%/yr); 535 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• This rent runs 40% of the median local income ($67k/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 $2k of loan paydown is wiped out by about $9k 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 149 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y ago; this cycle's ask has dropped $65k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $300k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,098 (26.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
7. Crime grade is F 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.73% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.73%
• DSCR: 0.97
• GRM: 11.4

CMA / ARV

• ARV (median comp): $330,000
• List price: $300,000
• Delta: -9.09%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4992 1st St E	0.21mi	2/2.0	999 (-1%)	23mo	$315,000	$315	65
64616 E Broadway	0.57mi	2/2.0	1,008 (0%)	14mo	$345,000	$342	58
64858 Tonto Dr	0.41mi	2/1.0	1,125 (+12%)	4mo	$330,000	$293	58
64840 Sun Oro Rd	0.31mi	2/1.0	1,120 (+11%)	17mo	$469,000	$419	53

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -20.5%
• Equity multiple: 0.30×
• Total profit: $-58,441
• Equity at exit: $44,731

10-year hold

• IRR: -20.8%
• Equity multiple: 0.04×
• Total profit: $-80,557
• Equity at exit: $25,939

Cash invested: $84,000 (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 92252

• Home prices YoY: -7.1%
• Rents YoY: -1.1%
• Active inventory: 535
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,201 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$91 /mo · $1,096/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-51

Break-even live

Break-even rent $2,265

Max offer price $291,024

Occupancy floor 97%

Sensitivity live

Price	-10% $119	-5% $34	+0% $-51	+5% $-136	+10% $-221
Rent	-10% $-225	-5% $-138	+0% $-51	+5% $36	+10% $123
Rate	-1.0pp $100	-0.5pp $25	base $-51	+0.5pp $-129	+1.0pp $-208

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
64654 Sun Mesa Rd Joshua Tree, CA	3.0	2.0	1304	$2,300	$1.76	20d	1	0.59mi
64384 E Broadway Joshua Tree, CA	3.0	2.0	1428	$2,100	$1.47	45d	1	0.82mi

Listing history 35 events

1. 2026-06-21
   days on market $300,000 Active 149 DOM
2. 2026-06-18
   days on market $300,000 Active 146 DOM
3. 2026-06-17
   days on market $300,000 Active 145 DOM
4. 2026-06-16
   days on market $300,000 Active 144 DOM
5. 2026-06-15
   days on market $300,000 Active 143 DOM
6. 2026-06-13
   days on market $300,000 Active 141 DOM
7. 2026-06-13
   days on market $300,000 Active 140 DOM
8. 2026-06-09
   days on market $300,000 Active 137 DOM
9. 2026-06-08
   days on market $300,000 Active 136 DOM
10. 2026-06-07
    days on market $300,000 Active 135 DOM
11. 2026-06-04
    days on market $300,000 Active 132 DOM
12. 2026-06-03
    days on market $300,000 Active 131 DOM
13. 2026-06-02
    days on market $300,000 Active 130 DOM
14. 2026-06-01
    days on market $300,000 Active 129 DOM
15. 2026-05-31
    days on market $300,000 Active 128 DOM
16. 2026-04-09
    price $325,000 1293-char remark

    Show marketing remark (1293 chars)

    Welcome to your fully renovated desert retreat in the heart of Joshua Tree! Located 15 minutes from the iconic Joshua Tree National Park entrance, this property offers quick access to hiking, rock climbing, stargazing, and the charming boutiques and cafes of Joshua Tree Village. This beautifully upgraded 2- bedroom, 1- bathroom home sits on a sprawling 1.4 - acre lot and offers 1,008 SqFt of thoughtfully designed living space. Nearly everything is brand new-including the roof, plumbing, electrical panel, windows, water heater, and energy-efficient HVAC mini splits to keep you comfortable. Inside, you'll find modern flooring, fresh interior and exterior paint, and stylish new appliances that make this home completely move-in ready. Outside, soak in your private cowboy tub under a brilliant canopy of stars where the rugged beauty of the Mojave meets the quiet luxury of a midnight dip. Whether you're looking for full-time residence, vacation escape, or investment opportunity, this home blends comfort and functionality with ease. The expansive lot provides ample space for outdoor living, future additions, or simply enjoying wide-open desert views. With its perfect combination of modern upgrades and serene natural surroundings, this home delivers the best of High Desert living.

17. 2026-03-13
    price $330,000 1293-char remark

    Show marketing remark (1293 chars)

    Welcome to your fully renovated desert retreat in the heart of Joshua Tree! Located 15 minutes from the iconic Joshua Tree National Park entrance, this property offers quick access to hiking, rock climbing, stargazing, and the charming boutiques and cafes of Joshua Tree Village. This beautifully upgraded 2- bedroom, 1- bathroom home sits on a sprawling 1.4 - acre lot and offers 1,008 SqFt of thoughtfully designed living space. Nearly everything is brand new-including the roof, plumbing, electrical panel, windows, water heater, and energy-efficient HVAC mini splits to keep you comfortable. Inside, you'll find modern flooring, fresh interior and exterior paint, and stylish new appliances that make this home completely move-in ready. Outside, soak in your private cowboy tub under a brilliant canopy of stars where the rugged beauty of the Mojave meets the quiet luxury of a midnight dip. Whether you're looking for full-time residence, vacation escape, or investment opportunity, this home blends comfort and functionality with ease. The expansive lot provides ample space for outdoor living, future additions, or simply enjoying wide-open desert views. With its perfect combination of modern upgrades and serene natural surroundings, this home delivers the best of High Desert living.

18. 2026-01-23
    listed $365,000 Active 1293-char remark

    Show marketing remark (1293 chars)

    Welcome to your fully renovated desert retreat in the heart of Joshua Tree! Located 15 minutes from the iconic Joshua Tree National Park entrance, this property offers quick access to hiking, rock climbing, stargazing, and the charming boutiques and cafes of Joshua Tree Village. This beautifully upgraded 2- bedroom, 1- bathroom home sits on a sprawling 1.4 - acre lot and offers 1,008 SqFt of thoughtfully designed living space. Nearly everything is brand new-including the roof, plumbing, electrical panel, windows, water heater, and energy-efficient HVAC mini splits to keep you comfortable. Inside, you'll find modern flooring, fresh interior and exterior paint, and stylish new appliances that make this home completely move-in ready. Outside, soak in your private cowboy tub under a brilliant canopy of stars where the rugged beauty of the Mojave meets the quiet luxury of a midnight dip. Whether you're looking for full-time residence, vacation escape, or investment opportunity, this home blends comfort and functionality with ease. The expansive lot provides ample space for outdoor living, future additions, or simply enjoying wide-open desert views. With its perfect combination of modern upgrades and serene natural surroundings, this home delivers the best of High Desert living.

19. 2025-10-06
    historical
20. 2025-08-21
    status Active
21. 2025-08-21
    price $390,000
22. 2025-07-10
    listed $415,000 Active
23. 2025-04-30
    historical
24. 2025-01-02
    listed $398,000 Active
25. 2024-12-31
    historical
26. 2024-11-09
    listed $398,000 Active
27. 2020-08-07
    soldstatus $60,000 Closed Sale
28. 2020-08-07
    soldstatus $60,000
29. 2020-07-08
    status Pending Sale
30. 2020-06-11
    price $79,000
31. 2020-03-03
    price $89,000
32. 2020-01-29
    price $99,900
33. 2020-01-14
    listed $110,000 Active
34. 1996-11-21
    soldstatus $30,000
35. 1992-05-27
    soldstatus $43,000

ⓘ 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: $1,096 · $91/mo
• Projected year-2 tax: $2,280 · $190/mo
• Expected delta: +$1,184/yr (+$99/mo · 108.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 12 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,412
• − Mortgage interest: −$16,805
• − Property taxes: −$1,096
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,113
• − Management: −$2,113
• − Depreciation: −$8,727
• Taxable loss: −$5,942
• Est. tax savings @ 24.0%: +$1,426
• After-tax cash flow: $816/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 — Joshua Tree

• Score: 50/100
• State rank: #1114
• US rank: #25611

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: San Bernardino County · 2,030,291 people
• City population: 7,538
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 7,538
• Household income: $66,598
• Rent vs Own: 32.7% rent · 67.3% own
• Severe rent burden: 345.0

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: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 22% Two or more races 16% Black 3% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Italian 6% Lithuanian 3% Portuguese 3%
• Foreign-born: 8% · Canada
• Languages at home: 88% English-only · Spanish 9% Other Indo-European 1% German/W. Germanic 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: ▼ -41.66%
• Current HPI: 541.8347
• Rent YoY: ▼ -1.09%
• 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

+655.8% since first listed

20 events — show timeline

• 2026-04-09 Price Changed $325,000 CRMLS
• 2026-03-13 Price Changed $330,000 CRMLS
• 2026-01-23 Listed $365,000 CRMLS
• 2025-10-06 Listing Removed — CRMLS
• 2025-08-21 Relisted — CRMLS
• 2025-08-21 Price Changed $390,000 CRMLS
• 2025-07-10 Listed $415,000 CRMLS
• 2025-04-30 Listing Removed — CRMLS
• 2025-01-02 Listed $398,000 CRMLS
• 2024-12-31 Listing Removed — CRMLS
• 2024-11-09 Listed $398,000 CRMLS
• 2020-08-07 Sold (Public Records) $60,000 Public Records
• 2020-08-07 Sold (MLS) $60,000 CRMLS
• 2020-07-08 Pending — CRMLS
• 2020-06-11 Price Changed $79,000 CRMLS
• 2020-03-03 Price Changed $89,000 CRMLS
• 2020-01-29 Price Changed $99,900 CRMLS
• 2020-01-14 Listed $110,000 CRMLS
• 1996-11-21 Sold (Public Records) $30,000 Public Records
• 1992-05-27 Sold (Public Records) $43,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $1,096 · +2.0% YoY. Source: county tax records.