13671 Cedar St · Searles Valley, CA 93562

$89,999

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 83 Days on market

Built 1964 0.32 ac lot $82/sqft · at area comps Est $88k · at est.

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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 +14.1/30.0
• ARV discount +6.6/15.0
• Appreciation +5.0/10.0
• DSCR +4.3/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

(PROPERTY IS PRICED BELOW MARKET VALUE TO ATTRACT SHOWINGS, TOURS, AND OFFERS. ALL OFFERS WILL BE REVIEWED on FEBRUARY 30th or UNTIL FURTHER NOTICE)(FINANCING AVAILABLE: FHA, CONVENTIONAL, VA LOAN) Beautifully remodeled and competitively priced home located in the desirable Pioneer Point section of Trona, widely regarded as the “nice part of town. ” Priced at just $89,999, this is by far one of the nicest and most affordable homes currently on the market, offering significantly more value than comparable Trona listings. The home features a full modern remodel including new flooring, updated lighting fixtures, a renovated kitchen and bathroom, and a clean contemporary feel throughout. Situated on a large 0.32-acre lot comprised of two separate parcels (each 0.16 acres), this property offers alley access, two separate entrances, and excellent usability. The oversized one-car garage includes an electric remote-controlled door with convenient drive-in access from the side of the home. Heating and cooling systems are operational, and the property is connected to water, gas, and electric. With ample space, multiple access points, and additional upside for future improvements, this is a rare find in Trona that combines location, condition, and value.

Key facts

• Renovated bathroom
• Remodeled kitchen
• Large lot

Tags

• REMODELED KITCHEN
• RENOVATED BATHROOM
• LARGE LOT
• TWO SEPARATE ENTRANCES
• OVERSIZED GARAGE
• HEATING AND COOLING SYSTEMS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $14 ($163/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $70k (22.2% below list).
• Recommended offer: $70k (22.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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; 2 comparable units currently listed for rent nearby; 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 ($622 loan paydown + $3k 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 $25k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• 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 $70,000 (22.2% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 6.47%
• Cash-on-cash: 0.65%
• DSCR: 1.03
• GRM: 10.7

CMA / ARV

• ARV (median comp): $88,176
• List price: $89,999
• Delta: 2.07%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13527 Cedar St	0.18mi	3/1.5	1,084 (-1%)	10mo	$79,000	$73	80
13548 Dogwood St	0.22mi	3/1.0	1,134 (+4%)	11mo	$115,000	$101	74
13610 Elm St	0.22mi	3/2.0	1,116 (+2%)	12mo	$130,000	$116	72
13600 Elm St	0.23mi	3/2.0	1,132 (+4%)	9mo	$77,000	$68	72
84565 9th St St	0.18mi	3/1.0	1,020 (-7%)	13mo	$100,000	$98	70
84607 11th St	0.22mi	3/2.0	1,150 (+5%)	10mo	$160,000	$139	68
84537 9th St	0.19mi	3/2.0	1,227 (+12%)	1mo	$88,000	$72	66
84673 9th St	0.20mi	4/2.0 (+1)	1,150 (+5%)	11mo	$40,500	$35	64
84640 11th St	0.21mi	4/2.0 (+1)	1,150 (+5%)	16mo	$129,000	$112	59
13876 Elm St	0.29mi	4/2.0 (+1)	1,150 (+5%)	17mo	$155,000	$135	55
84668 Searles St	0.40mi	3/1.0	950 (-13%)	16mo	$95,000	$100	46

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: 8.1%
• Equity multiple: 1.46×
• Total profit: $11,668
• Equity at exit: $40,467

10-year hold

• IRR: 10.7%
• Equity multiple: 2.60×
• Total profit: $40,281
• Equity at exit: $62,365

Cash invested: $25,200 (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: 10.7×

Monthly cashflow live

• Estimated rent: $700 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$30 /mo · $359/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$147
• Net cashflow: $14

Break-even live

Break-even rent $683

Max offer price $89,999

Occupancy floor 93%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	1.49mi
13366 Verbena St Trona, CA	2.0	1.0	800	$700	$0.88	43d	1	1.49mi

Listing history 19 events

1. 2026-06-18
   days on market $89,999 Active 83 DOM
2. 2026-06-17
   days on market $89,999 Active 82 DOM
3. 2026-06-16
   days on market $89,999 Active 81 DOM
4. 2026-06-15
   days on market $89,999 Active 80 DOM
5. 2026-06-14
   days on market $89,999 Active 78 DOM
6. 2026-06-13
   days on market $89,999 Active 77 DOM
7. 2026-06-10
   days on market $89,999 Active 75 DOM
8. 2026-06-09
   days on market $89,999 Active 74 DOM
9. 2026-06-08
   days on market $89,999 Active 73 DOM
10. 2026-06-07
    days on market $89,999 Active 72 DOM
11. 2026-06-05
    days on market $89,999 Active 69 DOM
12. 2026-06-03
    days on market $89,999 Active 68 DOM
13. 2026-06-03
    days on market $89,999 Active 67 DOM
14. 2026-06-01
    days on market $89,999 Active 66 DOM
15. 2026-05-31
    days on market $89,999 Active 65 DOM
16. 2026-04-08
    listed $89,999 Active 1277-char remark

    Show marketing remark (1277 chars)

    (PROPERTY IS PRICED BELOW MARKET VALUE TO ATTRACT SHOWINGS, TOURS, AND OFFERS. ALL OFFERS WILL BE REVIEWED on FEBRUARY 30th or UNTIL FURTHER NOTICE)(FINANCING AVAILABLE: FHA, CONVENTIONAL, VA LOAN) Beautifully remodeled and competitively priced home located in the desirable Pioneer Point section of Trona, widely regarded as the “nice part of town. ” Priced at just $89,999, this is by far one of the nicest and most affordable homes currently on the market, offering significantly more value than comparable Trona listings. The home features a full modern remodel including new flooring, updated lighting fixtures, a renovated kitchen and bathroom, and a clean contemporary feel throughout. Situated on a large 0.32-acre lot comprised of two separate parcels (each 0.16 acres), this property offers alley access, two separate entrances, and excellent usability. The oversized one-car garage includes an electric remote-controlled door with convenient drive-in access from the side of the home. Heating and cooling systems are operational, and the property is connected to water, gas, and electric. With ample space, multiple access points, and additional upside for future improvements, this is a rare find in Trona that combines location, condition, and value.

17. 2026-03-31
    soldstatus Closed Sale 1277-char remark

    Show marketing remark (1277 chars)

    (PROPERTY IS PRICED BELOW MARKET VALUE TO ATTRACT SHOWINGS, TOURS, AND OFFERS. ALL OFFERS WILL BE REVIEWED on FEBRUARY 30th or UNTIL FURTHER NOTICE)(FINANCING AVAILABLE: FHA, CONVENTIONAL, VA LOAN) Beautifully remodeled and competitively priced home located in the desirable Pioneer Point section of Trona, widely regarded as the “nice part of town. ” Priced at just $89,999, this is by far one of the nicest and most affordable homes currently on the market, offering significantly more value than comparable Trona listings. The home features a full modern remodel including new flooring, updated lighting fixtures, a renovated kitchen and bathroom, and a clean contemporary feel throughout. Situated on a large 0.32-acre lot comprised of two separate parcels (each 0.16 acres), this property offers alley access, two separate entrances, and excellent usability. The oversized one-car garage includes an electric remote-controlled door with convenient drive-in access from the side of the home. Heating and cooling systems are operational, and the property is connected to water, gas, and electric. With ample space, multiple access points, and additional upside for future improvements, this is a rare find in Trona that combines location, condition, and value.

18. 2026-02-11
    status Pending Sale 1277-char remark

    Show marketing remark (1277 chars)

    (PROPERTY IS PRICED BELOW MARKET VALUE TO ATTRACT SHOWINGS, TOURS, AND OFFERS. ALL OFFERS WILL BE REVIEWED on FEBRUARY 30th or UNTIL FURTHER NOTICE)(FINANCING AVAILABLE: FHA, CONVENTIONAL, VA LOAN) Beautifully remodeled and competitively priced home located in the desirable Pioneer Point section of Trona, widely regarded as the “nice part of town. ” Priced at just $89,999, this is by far one of the nicest and most affordable homes currently on the market, offering significantly more value than comparable Trona listings. The home features a full modern remodel including new flooring, updated lighting fixtures, a renovated kitchen and bathroom, and a clean contemporary feel throughout. Situated on a large 0.32-acre lot comprised of two separate parcels (each 0.16 acres), this property offers alley access, two separate entrances, and excellent usability. The oversized one-car garage includes an electric remote-controlled door with convenient drive-in access from the side of the home. Heating and cooling systems are operational, and the property is connected to water, gas, and electric. With ample space, multiple access points, and additional upside for future improvements, this is a rare find in Trona that combines location, condition, and value.

19. 2026-01-30
    listed $89,999 Active 1277-char remark

    Show marketing remark (1277 chars)

    (PROPERTY IS PRICED BELOW MARKET VALUE TO ATTRACT SHOWINGS, TOURS, AND OFFERS. ALL OFFERS WILL BE REVIEWED on FEBRUARY 30th or UNTIL FURTHER NOTICE)(FINANCING AVAILABLE: FHA, CONVENTIONAL, VA LOAN) Beautifully remodeled and competitively priced home located in the desirable Pioneer Point section of Trona, widely regarded as the “nice part of town. ” Priced at just $89,999, this is by far one of the nicest and most affordable homes currently on the market, offering significantly more value than comparable Trona listings. The home features a full modern remodel including new flooring, updated lighting fixtures, a renovated kitchen and bathroom, and a clean contemporary feel throughout. Situated on a large 0.32-acre lot comprised of two separate parcels (each 0.16 acres), this property offers alley access, two separate entrances, and excellent usability. The oversized one-car garage includes an electric remote-controlled door with convenient drive-in access from the side of the home. Heating and cooling systems are operational, and the property is connected to water, gas, and electric. With ample space, multiple access points, and additional upside for future improvements, this is a rare find in Trona that combines location, condition, and value.

ⓘ 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: $359 · $30/mo
• Projected year-2 tax: $684 · $57/mo
• Expected delta: +$325/yr (+$27/mo · 90.4%)

ⓘ 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 8/10 Severe 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: $8,400
• − Mortgage interest: −$5,041
• − Property taxes: −$359
• − Insurance: −$450
• − Repairs & maintenance: −$672
• − Management: −$672
• − Depreciation: −$2,618
• Taxable loss: −$1,413
• Est. tax savings @ 24.0%: +$339
• After-tax cash flow: $502/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

+0.0% since first listed

4 events — show timeline

• 2026-04-08 Listed $89,999 CRMLS
• 2026-03-31 Sold (MLS) — CRMLS
• 2026-02-11 Pending — CRMLS
• 2026-01-30 Listed $89,999 CRMLS

Property tax history

+39.9%/yr

Latest (2025): $359 · +1.9% YoY. Source: county tax records.