11330 Lakeview Ave · Lucerne Valley, CA 92356

$275,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 483 Days on market

Built 1992 5.00 ac lot $189/sqft · 30% below area Est $393k · 30% under

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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).

• ARV discount +15.0/15.0
• Cash flow +10.1/30.0
• Appreciation +10.0/10.0
• DSCR +2.9/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Livability +2.1/5.0

Listing remarks MLS

HUGE PRICE REDUCTION! Welcome to this peaceful and picturesque 3-bedroom, 2-bathroom home, complete with a spacious bonus room, all nestled on 5 serene acres. From the moment you arrive, you'll be captivated by the incredible views that surround this charming property. A private well ensures your water needs are covered, and the property has been carefully surveyed with all four corners marked for peace of mind. The 2-car detached garage is a standout feature, offering ample storage and workspace, while two additional storage sheds provide even more room for your tools and equipment—one even has a cooling unit! For animal lovers, there's a well-maintained chicken coop, plus a bonus storage area located on the west side of the home. For those warm summer nights, relax in the jacuzzi, perfectly positioned to showcase stunning desert views. This property is truly an oasis, offering privacy and tranquility, yet still close enough to all the amenities you need. Whether you're looking for a peaceful retreat or a home that offers room to grow, this property will exceed your expectations. Come see it for yourself!

Key facts

• Private well
• Spacious bonus room
• Jacuzzi

Tags

• SPACIOUS BONUS ROOM
• PRIVATE WELL
• DETACHED GARAGE
• ADDITIONAL STORAGE SHEDS
• WELL-MAINTAINED CHICKEN COOP
• JACUZZI

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $275k.

Deal economics

• At list price, monthly cash flow is $-161 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (10.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (22.4% below list).
• Recommended offer: $213k (22.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 42/100 on livability (#1,358 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: cost of living C-, crime F, amenities F.
• Lucerne Valley Unified (rural): math 22% / reading 33% proficiency, ranked #1,155 of 1,400 in CA (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lucerne Valley Elementary (608 students, 91% FRL); Lucerne Valley Middle (137 students, 92% FRL); Lucerne Valley High (274 students, 90% FRL).
• Market conditions: 375 active listings in the ZIP; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• San Bernardino County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 483 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $75k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,412 (22.4% 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 483 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
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 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?
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: 0.78% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.51%
• DSCR: 0.89
• GRM: 10.7

CMA / ARV

• ARV (median comp): $393,205
• List price: $275,000
• Delta: -30.06%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.5%
• Equity multiple: 2.81×
• Total profit: $139,527
• Equity at exit: $247,742

10-year hold

• IRR: 20.1%
• Equity multiple: 6.44×
• Total profit: $418,938
• Equity at exit: $534,265

Cash invested: $77,000 (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 92356

• Home prices YoY: 20.6%
• Active inventory: 375
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,134 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$290 /mo · $3,481/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $-161

Break-even live

Break-even rent $2,338

Max offer price $246,585

Occupancy floor —

Sensitivity live

Price	-10% $-5	-5% $-83	+0% $-161	+5% $-239	+10% $-317
Rent	-10% $-329	-5% $-245	+0% $-161	+5% $-77	+10% $8
Rate	-1.0pp $-22	-0.5pp $-91	base $-161	+0.5pp $-232	+1.0pp $-305

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-16
   days on market $275,000 Active 483 DOM
2. 2026-06-15
   days on market $275,000 Active 482 DOM
3. 2026-06-13
   days on market $275,000 Active 480 DOM
4. 2026-06-13
   days on market $275,000 Active 479 DOM
5. 2026-06-09
   days on market $275,000 Active 476 DOM
6. 2026-06-08
   days on market $275,000 Active 475 DOM
7. 2026-06-07
   days on market $275,000 Active 474 DOM
8. 2026-06-04
   days on market $275,000 Active 471 DOM
9. 2026-06-03
   days on market $275,000 Active 470 DOM
10. 2026-06-02
    days on market $275,000 Active 469 DOM
11. 2026-06-01
    days on market $275,000 Active 468 DOM
12. 2026-05-31
    days on market $275,000 Active 467 DOM
13. 2026-01-07
    price $275,000 1131-char remark

    Show marketing remark (1131 chars)

    HUGE PRICE REDUCTION! Welcome to this peaceful and picturesque 3-bedroom, 2-bathroom home, complete with a spacious bonus room, all nestled on 5 serene acres. From the moment you arrive, you'll be captivated by the incredible views that surround this charming property. A private well ensures your water needs are covered, and the property has been carefully surveyed with all four corners marked for peace of mind. The 2-car detached garage is a standout feature, offering ample storage and workspace, while two additional storage sheds provide even more room for your tools and equipment—one even has a cooling unit! For animal lovers, there's a well-maintained chicken coop, plus a bonus storage area located on the west side of the home. For those warm summer nights, relax in the jacuzzi, perfectly positioned to showcase stunning desert views. This property is truly an oasis, offering privacy and tranquility, yet still close enough to all the amenities you need. Whether you're looking for a peaceful retreat or a home that offers room to grow, this property will exceed your expectations. Come see it for yourself!

14. 2025-05-19
    price $325,000 1131-char remark

    Show marketing remark (1131 chars)

    HUGE PRICE REDUCTION! Welcome to this peaceful and picturesque 3-bedroom, 2-bathroom home, complete with a spacious bonus room, all nestled on 5 serene acres. From the moment you arrive, you'll be captivated by the incredible views that surround this charming property. A private well ensures your water needs are covered, and the property has been carefully surveyed with all four corners marked for peace of mind. The 2-car detached garage is a standout feature, offering ample storage and workspace, while two additional storage sheds provide even more room for your tools and equipment—one even has a cooling unit! For animal lovers, there's a well-maintained chicken coop, plus a bonus storage area located on the west side of the home. For those warm summer nights, relax in the jacuzzi, perfectly positioned to showcase stunning desert views. This property is truly an oasis, offering privacy and tranquility, yet still close enough to all the amenities you need. Whether you're looking for a peaceful retreat or a home that offers room to grow, this property will exceed your expectations. Come see it for yourself!

15. 2025-04-02
    price $345,000 1131-char remark

    Show marketing remark (1131 chars)

    HUGE PRICE REDUCTION! Welcome to this peaceful and picturesque 3-bedroom, 2-bathroom home, complete with a spacious bonus room, all nestled on 5 serene acres. From the moment you arrive, you'll be captivated by the incredible views that surround this charming property. A private well ensures your water needs are covered, and the property has been carefully surveyed with all four corners marked for peace of mind. The 2-car detached garage is a standout feature, offering ample storage and workspace, while two additional storage sheds provide even more room for your tools and equipment—one even has a cooling unit! For animal lovers, there's a well-maintained chicken coop, plus a bonus storage area located on the west side of the home. For those warm summer nights, relax in the jacuzzi, perfectly positioned to showcase stunning desert views. This property is truly an oasis, offering privacy and tranquility, yet still close enough to all the amenities you need. Whether you're looking for a peaceful retreat or a home that offers room to grow, this property will exceed your expectations. Come see it for yourself!

16. 2025-02-18
    listed $350,000 Active 1131-char remark

    Show marketing remark (1131 chars)

    HUGE PRICE REDUCTION! Welcome to this peaceful and picturesque 3-bedroom, 2-bathroom home, complete with a spacious bonus room, all nestled on 5 serene acres. From the moment you arrive, you'll be captivated by the incredible views that surround this charming property. A private well ensures your water needs are covered, and the property has been carefully surveyed with all four corners marked for peace of mind. The 2-car detached garage is a standout feature, offering ample storage and workspace, while two additional storage sheds provide even more room for your tools and equipment—one even has a cooling unit! For animal lovers, there's a well-maintained chicken coop, plus a bonus storage area located on the west side of the home. For those warm summer nights, relax in the jacuzzi, perfectly positioned to showcase stunning desert views. This property is truly an oasis, offering privacy and tranquility, yet still close enough to all the amenities you need. Whether you're looking for a peaceful retreat or a home that offers room to grow, this property will exceed your expectations. Come see it for yourself!

17. 2021-05-03
    soldstatus $270,000 585-char remark

    Show marketing remark (585 chars)

    Peaceful 3 bedroom, 2 bathroom, WITH A BONUS ROOM, on 5 acres with INCREDIBLE VIEWS! FULLY paid off solar, PRIVATE WELL, all 4 property corners were just surveyed and marked, and a 2 car detached garage that will not disappoint! This property also has 2 storage sheds ( one with a cooling unit), a chicken coup, and a bonus storage area on the west side of the home! Don't forget about the jacuzzi facing our beautiful desert views, perfect for summer nights away from it all! This home boast with pride of owner ship, BRAND NEW APPLIANCES, a cozy wood burning stove, and so much more!

18. 2021-05-03
    soldstatus $270,000

    Show marketing remark (585 chars)

    Peaceful 3 bedroom, 2 bathroom, WITH A BONUS ROOM, on 5 acres with INCREDIBLE VIEWS! FULLY paid off solar, PRIVATE WELL, all 4 property corners were just surveyed and marked, and a 2 car detached garage that will not disappoint! This property also has 2 storage sheds ( one with a cooling unit), a chicken coup, and a bonus storage area on the west side of the home! Don't forget about the jacuzzi facing our beautiful desert views, perfect for summer nights away from it all! This home boast with pride of owner ship, BRAND NEW APPLIANCES, a cozy wood burning stove, and so much more!

19. 2021-01-30
    listed $265,000 585-char remark

    Show marketing remark (585 chars)

    Peaceful 3 bedroom, 2 bathroom, WITH A BONUS ROOM, on 5 acres with INCREDIBLE VIEWS! FULLY paid off solar, PRIVATE WELL, all 4 property corners were just surveyed and marked, and a 2 car detached garage that will not disappoint! This property also has 2 storage sheds ( one with a cooling unit), a chicken coup, and a bonus storage area on the west side of the home! Don't forget about the jacuzzi facing our beautiful desert views, perfect for summer nights away from it all! This home boast with pride of owner ship, BRAND NEW APPLIANCES, a cozy wood burning stove, and so much more!

20. 2012-10-19
    soldstatus $65,000
21. 2012-10-19
    soldstatus $65,000
22. 1984-08-10
    soldstatus $11,000

ⓘ 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: $3,481 · $290/mo
• Projected year-2 tax: $3,481 · $290/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥101°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 12 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,609
• − Mortgage interest: −$15,404
• − Property taxes: −$3,481
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,049
• − Management: −$2,049
• − Depreciation: −$8,000
• Taxable loss: −$6,748
• Est. tax savings @ 24.0%: +$1,620
• After-tax cash flow: $-311/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: Lucerne Valley Unified
• NCES district ID: 0600015
• Math proficiency: 22% ▲ 6.00%
• Reading proficiency: 33% ▲ 1.00%
• Median HH income: $28,341
• Composite: 24.98/100
• National rank: #12969
• State rank: #1155 of 1400 in CA

Livability — Lucerne Valley

• Score: 42/100
• State rank: #1358
• US rank: #26994

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lucerne Valley, CA
• Population (ZIP): 6,665

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 0.58)
• Race & ethnicity: White 56% Hispanic / Latino 32% Two or more races 17% Asian 3% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 28% Cuban 2%
• Common ancestry: Italian 4% Lithuanian 2% Romanian 2%
• Foreign-born: 18% · Canada, South Korea
• Languages at home: 70% English-only · Spanish 26% Korean 3% 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: ▲ 75.34%
• Current HPI: 440.6077
• Rent YoY: —
• Metro: —
• 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

+2400.0% since first listed

10 events — show timeline

• 2026-01-07 Price Changed $275,000 CRMLS
• 2025-05-19 Price Changed $325,000 CRMLS
• 2025-04-02 Price Changed $345,000 CRMLS
• 2025-02-18 Listed $350,000 CRMLS
• 2021-05-03 Sold (Public Records) $270,000 Public Records
• 2021-05-03 Sold (MLS) $270,000 CRMLS
• 2021-01-30 Listed $265,000 CRMLS
• 2012-10-19 Sold (Public Records) $65,000 Public Records
• 2012-10-19 Sold (MLS) $65,000 CRMLS
• 1984-08-10 Sold (Public Records) $11,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $3,481 · +2.3% YoY. Source: county tax records.