13757 Benton St · Searles Valley, CA 93562

$73,000

2 bd · 1.0 ba · 843 sqft · SingleFamily public records · 32 Days on market

Built 1947 9,583 sqft lot Est $79k · 8% 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).

• Cash flow +17.4/30.0
• ARV discount +11.0/15.0
• DSCR +5.4/10.0
• 1% rule +5.1/10.0
• Appreciation +5.0/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This is a cute 2 bedroom and 1 bathroom house with indoor laundry, large living room, and two good sized bedrooms. The house has been recently painted and has a newer evaporation cooler installed to keep you cool in the summertime. Th property is fully fenced and has a shed in the backyard for additional storage.

Key facts

• Spacious lot
• Functional floorplan
• 9,583 sq ft lot

Tags

• SPACIOUS LOT
• FUNCTIONAL FLOORPLAN
• AMPLE SPACE FOR PARKING
• AMPLE SPACE FOR STORAGE
• AMPLE SPACE FOR GARDENING

Property features AI

Finance

• Other: Property type: Residential

Exterior

• Utilities: Natural gas connected; Electricity available; Septic tank sewer
• Home design: Single-family residence (resale, site-built); 1 story; R-1 zoning
• Construction: Wood siding; Composition/shingle roof; Permanent foundation; Built as site-built home
• Exterior features: Dog run; Shed(s); RV/Boat storage; Landscaped lot; Has a view; Fenced

Interior

• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace heating; Window unit(s) and evaporative cooling
• Interior features: Gas water heater; Carpet and tile flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $73k.

Deal economics

• At list price, monthly cash flow is $55 ($658/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($734 rent vs $73k).
• Recommended offer: $71k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 10.4% in Searles Valley — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 62/100 on livability (#500 in CA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: health & safety C-, schools F, amenities F.
• Trona Joint Unified (rural): math 25% / reading 40% proficiency, ranked #1,004 of 1,400 in CA (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 56 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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).

Forward outlook

• In year one you build about $3k of equity ($505 loan paydown + $2k 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 $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 1947 — 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 $70,810 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.01% ✓
• Cap rate: 7.19%
• Cash-on-cash: 3.22%
• DSCR: 1.14
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $79,242
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
84454 SEARLES St	0.17mi	2/1.0	842 (-0%)	4mo	$79,500	$94	89
84432 8th St	0.08mi	2/1.0	843 (0%)	23mo	$25,000	$30	77
84668 Searles St	0.47mi	3/1.0 (+1)	950 (+13%)	16mo	$95,000	$100	38

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.5%
• Equity multiple: 1.60×
• Total profit: $12,308
• Equity at exit: $32,824

10-year hold

• IRR: 12.8%
• Equity multiple: 2.91×
• Total profit: $38,969
• Equity at exit: $50,586

Cash invested: $20,440 (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 93562

• Active inventory: 56
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $734 medium
• Mortgage (P&I): −$383
• Tax from tax record: −$112 /mo · $1,346/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$154
• Net cashflow: $55

Break-even live

Break-even rent $665

Max offer price $73,000

Occupancy floor 88%

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: $18,250
• Closing costs: $2,190
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13358 Verbena St Trona, CA	2.0	1.0	835	$700	$0.84	43d	1	1.25mi
13366 Verbena St Trona, CA	2.0	1.0	800	$700	$0.88	43d	1	1.25mi
13350 Aster St Trona, CA	2.0	1.0	720	$825	$1.15	43d	1	1.45mi

Listing history 25 events

1. 2026-06-18
   days on market $73,000 Active 32 DOM
2. 2026-06-17
   days on market $73,000 Active 31 DOM
3. 2026-06-16
   days on market $73,000 Active 30 DOM
4. 2026-06-15
   days on market $73,000 Active 29 DOM
5. 2026-06-14
   days on market $73,000 Active 27 DOM
6. 2026-06-13
   days on market $73,000 Active 26 DOM
7. 2026-06-10
   days on market $73,000 Active 24 DOM
8. 2026-06-09
   days on market $73,000 Active 23 DOM
9. 2026-06-08
   days on market $73,000 Active 22 DOM
10. 2026-06-07
    days on market $73,000 Active 21 DOM
11. 2026-06-05
    days on market $73,000 Active 18 DOM
12. 2026-06-03
    days on market $73,000 Active 17 DOM
13. 2026-06-03
    days on market $73,000 Active 16 DOM
14. 2026-06-01
    days on market $73,000 Active 15 DOM
15. 2026-05-31
    days on market $73,000 Active 14 DOM
16. 2026-05-15
    listed $73,000 Active
17. 2023-08-03
    soldstatus $85,000 Closed 314-char remark

    Show marketing remark (314 chars)

    This is a cute 2 bedroom and 1 bathroom house with indoor laundry, large living room, and two good sized bedrooms. The house has been recently painted and has a newer evaporation cooler installed to keep you cool in the summertime. Th property is fully fenced and has a shed in the backyard for additional storage.

18. 2023-08-03
    soldstatus $85,000

    Show marketing remark (314 chars)

    This is a cute 2 bedroom and 1 bathroom house with indoor laundry, large living room, and two good sized bedrooms. The house has been recently painted and has a newer evaporation cooler installed to keep you cool in the summertime. Th property is fully fenced and has a shed in the backyard for additional storage.

19. 2023-07-03
    status Pending 314-char remark

    Show marketing remark (314 chars)

    This is a cute 2 bedroom and 1 bathroom house with indoor laundry, large living room, and two good sized bedrooms. The house has been recently painted and has a newer evaporation cooler installed to keep you cool in the summertime. Th property is fully fenced and has a shed in the backyard for additional storage.

20. 2023-06-30
    status Active 314-char remark

    Show marketing remark (314 chars)

    This is a cute 2 bedroom and 1 bathroom house with indoor laundry, large living room, and two good sized bedrooms. The house has been recently painted and has a newer evaporation cooler installed to keep you cool in the summertime. Th property is fully fenced and has a shed in the backyard for additional storage.

21. 2023-06-30
    price $85,000 314-char remark

    Show marketing remark (314 chars)

    This is a cute 2 bedroom and 1 bathroom house with indoor laundry, large living room, and two good sized bedrooms. The house has been recently painted and has a newer evaporation cooler installed to keep you cool in the summertime. Th property is fully fenced and has a shed in the backyard for additional storage.

22. 2023-05-24
    status Pending 314-char remark

    Show marketing remark (314 chars)

    This is a cute 2 bedroom and 1 bathroom house with indoor laundry, large living room, and two good sized bedrooms. The house has been recently painted and has a newer evaporation cooler installed to keep you cool in the summertime. Th property is fully fenced and has a shed in the backyard for additional storage.

23. 2023-05-21
    listed $80,000 Active 314-char remark

    Show marketing remark (314 chars)

    This is a cute 2 bedroom and 1 bathroom house with indoor laundry, large living room, and two good sized bedrooms. The house has been recently painted and has a newer evaporation cooler installed to keep you cool in the summertime. Th property is fully fenced and has a shed in the backyard for additional storage.

24. 1995-09-08
    soldstatus $9,000
25. 1994-07-20
    soldstatus $6,000

ⓘ 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: $1,346 · $112/mo
• Projected year-2 tax: $1,346 · $112/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $8,813
• − Mortgage interest: −$4,089
• − Property taxes: −$1,346
• − Insurance: −$365
• − Repairs & maintenance: −$705
• − Management: −$705
• − Depreciation: −$2,124
• Taxable loss: −$521
• Est. tax savings @ 24.0%: +$125
• After-tax cash flow: $783/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: Trona Joint Unified
• NCES district ID: 0639840
• Math proficiency: 25% ▲ 5.00%
• Reading proficiency: 40% ▲ 5.00%
• Median HH income: $35,514
• Composite: 29.6/100
• National rank: #11751
• State rank: #1004 of 1400 in CA

Livability — Searles Valley

• Score: 62/100
• State rank: #500
• US rank: #16976

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Searles Valley, CA
• Population (ZIP): 1,822

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 (65%)
• Race & ethnicity: White 65% Hispanic / Latino 22% Two or more races 14% Black 2% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 16% Cuban 2%
• Common ancestry: Italian 6% Slovak 2% Russian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 94% English-only · Spanish 4% Chinese 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: —
• Current HPI: —
• 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

+1116.7% since first listed

10 events — show timeline

• 2026-05-15 Listed $73,000 SSMLS
• 2023-08-03 Sold (Public Records) $85,000 Public Records
• 2023-08-03 Sold (MLS) $85,000 SSMLS
• 2023-07-03 Pending — SSMLS
• 2023-06-30 Relisted — SSMLS
• 2023-06-30 Price Changed $85,000 SSMLS
• 2023-05-24 Pending — SSMLS
• 2023-05-21 Listed $80,000 SSMLS
• 1995-09-08 Sold (Public Records) $9,000 Public Records
• 1994-07-20 Sold (Public Records) $6,000 Public Records

Property tax history

+12.0%/yr

Latest (2025): $1,346 · +17.2% YoY. Source: county tax records.