167 Bluegrass Ave · Twentynine Palms, CA 92277

$79,000

1 bd · 1.0 ba · 981 sqft · SingleFamily · 126 Days on market

Built 1957 Poor condition 5.00 ac lot $81/sqft · 72% below area

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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 +7.5/15.0
• Rent growth +3.6/5.0
• Livability +3.0/5.0
• Schools +2.2/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Desert cabin retreat on 5 acres with endless high-desert views and huge potential. This 1,000 sq ft, 1-bedroom, 1-bath cabin features a charming wood-beam ceiling that adds warmth and character to the main living areas. Water and power are already on the property, making this an ideal fixer-upper for buyers ready to bring their vision to life. The secluded setting offers expansive desert scenery in every direction, providing privacy, tranquility, and stunning sunrise and sunset vistas. Outside, a very large tool shed offers excellent storage or workspace, perfect for projects, gear, or future improvements. Whether you’re seeking a personal desert hideaway, an artist’s retreat, or an investment opportunity, this Twentynine Palms cabin delivers space, utilities, and setting—all on a rare 5-acre parcel

Key facts

• Wood-beam ceiling
• High-desert views
• Desert cabin retreat

Tags

• DESERT CABIN RETREAT
• HIGH-DESERT VIEWS
• WOOD-BEAM CEILING
• WATER AND POWER
• SECLUDED SETTING
• EXPANSIVE DESERT SCENERY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $79k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $515 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.1% 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; 5,458 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 $546 of loan paydown is wiped out by about $2k 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 + 4.5% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($70k) 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: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1957 — 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 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: 1.70% ✓
• Cap rate: 14.12%
• Cash-on-cash: 27.95%
• DSCR: 2.24
• GRM: 4.9

CMA / ARV

• ARV (median comp): $283,615
• List price: $79,000
• Delta: -72.15%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.45% rent growth · sell at horizon

5-year hold

• IRR: 23.7%
• Equity multiple: 2.00×
• Total profit: $22,025
• Equity at exit: $11,779

10-year hold

• IRR: 32.5%
• Equity multiple: 4.16×
• Total profit: $69,924
• Equity at exit: $6,830

Cash invested: $22,120 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,343 medium
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $515

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 57%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $79,000 Active 126 DOM
2. 2026-06-17
   days on market $79,000 Active 125 DOM
3. 2026-06-16
   days on market $79,000 Active 124 DOM
4. 2026-06-15
   days on market $79,000 Active 123 DOM
5. 2026-06-13
   days on market $79,000 Active 121 DOM
6. 2026-06-13
   days on market $79,000 Active 120 DOM
7. 2026-06-09
   days on market $79,000 Active 117 DOM
8. 2026-06-08
   days on market $79,000 Active 116 DOM
9. 2026-06-07
   days on market $79,000 Active 115 DOM
10. 2026-06-04
    days on market $79,000 Active 112 DOM
11. 2026-06-03
    days on market $79,000 Active 111 DOM
12. 2026-06-02
    days on market $79,000 Active 110 DOM
13. 2026-06-01
    pricedays on market $79,000 Active 109 DOM
14. 2026-05-31
    days on market $89,000 Active 108 DOM
15. 2026-02-12
    listed $89,000 Active 828-char remark

    Show marketing remark (828 chars)

    Desert cabin retreat on 5 acres with endless high-desert views and huge potential. This 1,000 sq ft, 1-bedroom, 1-bath cabin features a charming wood-beam ceiling that adds warmth and character to the main living areas. Water and power are already on the property, making this an ideal fixer-upper for buyers ready to bring their vision to life. The secluded setting offers expansive desert scenery in every direction, providing privacy, tranquility, and stunning sunrise and sunset vistas. Outside, a very large tool shed offers excellent storage or workspace, perfect for projects, gear, or future improvements. Whether you’re seeking a personal desert hideaway, an artist’s retreat, or an investment opportunity, this Twentynine Palms cabin delivers space, utilities, and setting—all on a rare 5-acre parcel

ⓘ 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 D · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,120
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$1,290
• − Management: −$1,290
• − Depreciation: −$2,298
• Taxable income: $5,237
• Est. tax owed @ 24.0%: −$1,257
• After-tax cash flow: $4,926/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 · 4 photos

Poor 20/100 Extensive rehab

This property is in a poor condition and requires extensive repairs and updates to become habitable and attractive.

Repairs flagged

• Major Structural integrity — The property appears abandoned and may have structural issues.
• Major Electrical and plumbing systems — No visible signs of functioning systems.
• Major Roof — No roof is visible in the photos, indicating potential roof damage or absence.
• Major Interior walls and paint — No interior walls or paint are visible in the photos, indicating potential damage or absence.
• Major Bathrooms and kitchen — No bathrooms or kitchen are visible in the photos, indicating potential damage or absence.
• Major HVAC and mechanical systems — No HVAC or mechanical systems are visible in the photos, indicating potential damage or absence.
• Major Landscaping and curb appeal — The property is surrounded by desert vegetation and appears unkempt, indicating potential landscaping and curb appeal issues.
• Major Foundation and structure — No foundation or structure is visible in the photos, indicating potential foundation and structure issues.
• Major Windows — No windows are visible in the photos, indicating potential window issues.

Value-add opportunities

• Both Structural repairs and stabilization — Structural repairs are necessary to ensure the property is safe and habitable.
• Both Electrical and plumbing systems — Electrical and plumbing systems need to be installed or repaired to make the property livable.
• Both Roof repair or replacement — A new roof is needed to protect the property from weather damage.
• Both Interior walls and paint — Interior walls and paint need to be repaired or replaced to make the property habitable.
• Both Bathrooms and kitchen — Bathrooms and kitchen need to be installed or repaired to make the property livable.
• Both HVAC and mechanical systems — HVAC and mechanical systems need to be installed or repaired to make the property habitable.
• Both Landscaping and curb appeal — Landscaping and curb appeal need to be improved to make the property more attractive.
• Both Foundation and structure — Foundation and structure need to be repaired or replaced to ensure the property is safe and habitable.
• Both Windows — Windows need to be installed or repaired to make the property habitable.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Structural integrity · The property appears abandoned and may have structural issues.	Major	$15,000–50,000
Electrical and plumbing systems · No visible signs of functioning systems.	Major	$15,000–50,000
Roof · No roof is visible in the photos, indicating potential roof damage or absence.	Major	$15,000–50,000
Interior walls and paint · No interior walls or paint are visible in the photos, indicating potential damage or absence.	Major	$15,000–50,000
Bathrooms and kitchen · No bathrooms or kitchen are visible in the photos, indicating potential damage or absence.	Major	$15,000–50,000
HVAC and mechanical systems · No HVAC or mechanical systems are visible in the photos, indicating potential damage or absence.	Major	$15,000–50,000
Landscaping and curb appeal · The property is surrounded by desert vegetation and appears unkempt, indicating potential landscaping and curb appeal issues.	Major	$15,000–50,000
Foundation and structure · No foundation or structure is visible in the photos, indicating potential foundation and structure issues.	Major	$15,000–50,000
Windows · No windows are visible in the photos, indicating potential window issues.	Major	$15,000–50,000
Total estimated repair cost · 9 items		$135,000–450,000

Value-add ROI direction

• Both Structural repairs and stabilization — Structural repairs are necessary to ensure the property is safe and habitable. ↑
• Both Electrical and plumbing systems — Electrical and plumbing systems need to be installed or repaired to make the property livable. ↑
• Both Roof repair or replacement — A new roof is needed to protect the property from weather damage. ↑
• Both Interior walls and paint — Interior walls and paint need to be repaired or replaced to make the property habitable. ↑
• Both Bathrooms and kitchen — Bathrooms and kitchen need to be installed or repaired to make the property livable. ↑
• Both HVAC and mechanical systems — HVAC and mechanical systems need to be installed or repaired to make the property habitable. ↑
• Both Landscaping and curb appeal — Landscaping and curb appeal need to be improved to make the property more attractive. ↑
• Both Foundation and structure — Foundation and structure need to be repaired or replaced to ensure the property is safe and habitable. ↑
• Both Windows — Windows need to be installed or repaired to make the property habitable. ↑

ⓘ 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 — 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

• 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

1 event — show timeline

• 2026-02-12 Listed $89,000 CRMLS