27160 Vista #37 · Silver Lakes, CA 92342

$185,000

2 bd · 2.0 ba · 801 sqft · Townhouse · 190 Days on market

Built 1986 1,800 sqft lot Est $200k · 8% under $225/mo HOA · 12% of rent ↓ 14% since listing

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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 +11.6/30.0
• ARV discount +10.9/15.0
• Appreciation +5.2/10.0
• 1% rule +4.9/10.0
• DSCR +3.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

In a world racing forward, there are rare places where the pace finally eases… where the light hangs a little longer… where your story finds room to breathe again. This condo is more than a home — it’s the first frame of a whole new chapter. Set gently above the quiet desert floor, this 2-bedroom, 2-bath retreat offers 800 square feet of calm comfort, built in 1986 yet carrying a timeless sense of ease. Just off iconic Route 66, it resides in Silver Lakes — a secluded desert oasis that feels like it was lifted straight from a vast, cinematic landscape. At sunrise: Golden light glides across 277 acres of shimmering lakes, each reflection catching the morning

Key facts

• $225 HOA
• Parking
• Community pool

Tags

• TWO NEARBY SHOPPING CENTERS

Property features AI

Finance

• Other: Lot size source: estimated; Living area source: assessor's data; Common wall: 1 common wall; No ADU
• HOA & community: Part of an association; Monthly association fee ($225); Community amenities: gym/exercise room, pickleball, playground, tennis, golf, pool, barbecue, clubhouse, spa, picnic area, biking trails; Approximately 40 units in the community

Exterior

• Parking: Detached carport (1 space)
• Utilities: Public/district water; Sewer paid; 220V in laundry; Natural gas available; Cable available; Electricity available
• Home design: Condominium (attached); House structure type; Single story; Entry on level 1
• Construction: Concrete and drywall walls construction; Year built source: Assessor
• Exterior features: Patio; Community pool (association); Association-maintained grounds and amenities; Has view

Interior

• Kitchen: Family kitchen / eating area in kitchen and family room; Granite counters
• Bedrooms: Main level bedrooms: 1
• Flooring: Stone flooring
• Bathrooms: 2 full bathrooms; Main level bathrooms: 1
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: One-level home; All bedrooms on the main level; Turnkey condition; In-ground association spa; Gas fireplace in family room; Patio
• Laundry & utility: Laundry inside; 220V in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $185k.

Deal economics

• At list price, monthly cash flow is $-57 ($-689/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (1.1% below list).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.9% vs local median 4.0% in Silver Lakes — 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 56/100 on livability (#822 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, housing A+; Watch: crime D-, amenities F, commute F.
• Victor Valley Union High (urban): math 25% / reading 25% proficiency, ranked #407 of 517 in CA (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Helendale Elementary (math 27% / reading 38%, grade F, #771 of 1,571 statewide, top 49%, 520 students, 56% FRL); Riverview Middle (math 27% / reading 42%, grade F, #183 of 498 statewide, top 38%, 158 students, 53% FRL); Adelanto High (2,223 students, 71% FRL).
• Market conditions: 229 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($1k loan paydown + $714 appreciation (0.4% local appreciation)).
• 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 190 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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.

Recommended offer $162,800 (12.0% 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 190 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Crime grade is D 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. 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?
8. 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.
9. 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.
10. 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: 0.99% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.33%
• DSCR: 0.94
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $200,250
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14814-B Clubhouse Dr Unit B	0.68mi	2/1.0	797 (-0%)	23mo	$199,000	$250	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.2%
• Equity multiple: 0.89×
• Total profit: $-5,523
• Equity at exit: $57,316

10-year hold

• IRR: 3.3%
• Equity multiple: 1.37×
• Total profit: $19,309
• Equity at exit: $71,836

Cash invested: $51,800 (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 92342

• Home prices YoY: 0.1%
• Active inventory: 229
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,830 medium
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$225
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $-57

Break-even live

Break-even rent $1,903

Max offer price $176,689

Occupancy floor 98%

Sensitivity live

Price	-10% $70	-5% $6	+0% $-57	+5% $-121	+10% $-185
Rent	-10% $-202	-5% $-130	+0% $-57	+5% $15	+10% $87
Rate	-1.0pp $36	-0.5pp $-10	base $-57	+0.5pp $-105	+1.0pp $-154

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27160 Vista Rd Unit 19 Helendale, CA	2.0	2.5	1060	$1,800	$1.70	0d	1	0.07mi
27535 Lakeview Dr #70 Helendale, CA	2.0	1.0	930	$1,725	$1.85	0d	1	0.45mi
26272 Jordan Rd Helendale, CA	2.0	1.0	1024	$2,500	$2.44	0d	1	1.21mi

HOA detail

• Monthly dues: $225 · $2,700/yr

Listing history 25 events

1. 2026-06-18
   days on market $185,000 Active 190 DOM
2. 2026-06-17
   days on market $185,000 Active 189 DOM
3. 2026-06-16
   days on market $185,000 Active 188 DOM
4. 2026-06-15
   days on market $185,000 Active 187 DOM
5. 2026-06-13
   days on market $185,000 Active 185 DOM
6. 2026-06-13
   days on market $185,000 Active 184 DOM
7. 2026-06-09
   days on market $185,000 Active 181 DOM
8. 2026-06-08
   days on market $185,000 Active 180 DOM
9. 2026-06-07
   days on market $185,000 Active 179 DOM
10. 2026-06-04
    days on market $185,000 Active 176 DOM
11. 2026-06-03
    days on market $185,000 Active 175 DOM
12. 2026-06-02
    days on market $185,000 Active 174 DOM
13. 2026-06-01
    days on market $185,000 Active 173 DOM
14. 2026-05-31
    days on market $185,000 Active 172 DOM
15. 2026-03-01
    status Active
16. 2025-11-21
    listed $185,000 Active
17. 2025-10-31
    historical
18. 2025-10-07
    listed $169,950 Active
19. 2025-10-06
    historical
20. 2025-07-09
    price $179,000
21. 2025-06-19
    price $185,000
22. 2025-05-07
    listed $197,000 Active
23. 2025-05-03
    historical
24. 2024-11-15
    price $200,000
25. 2024-11-04
    listed $215,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,965
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$1,757
• − Management: −$1,757
• − HOA: −$2,700
• − Depreciation: −$5,382
• Taxable loss: −$3,694
• Est. tax savings @ 24.0%: +$887
• After-tax cash flow: $197/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: Victor Valley Union High
• NCES district ID: 0636972
• Math proficiency: 25% ▲ 6.00%
• Reading proficiency: 25% ▼ -12.00%
• Median HH income: $45,112
• Composite: 21.6/100
• National rank: #8296
• State rank: #407 of 517 in CA

Livability — Silver Lakes

• Score: 56/100
• State rank: #822
• US rank: #23053

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Silver Lakes, CA
• City population: 6,677
• Population (ZIP): 6,677

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 49% Hispanic / Latino 22% Two or more races 22% Asian 5% Black 4% Pacific Islander 4%
• Hispanic origin (detail): Mexican 19% Puerto Rican 3%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 82% English-only · Spanish 13% Chinese 2% Other Indo-European 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: ▲ 0.39%
• Current HPI: 309.2904
• 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

-14.0% since first listed

11 events — show timeline

• 2026-03-01 Relisted — CRMLS
• 2025-11-21 Listed $185,000 CRMLS
• 2025-10-31 Listing Removed — GPSMLS
• 2025-10-07 Listed $169,950 GPSMLS
• 2025-10-06 Listing Removed — GPSMLS
• 2025-07-09 Price Changed $179,000 GPSMLS
• 2025-06-19 Price Changed $185,000 GPSMLS
• 2025-05-07 Listed $197,000 GPSMLS
• 2025-05-03 Listing Removed — GPSMLS
• 2024-11-15 Price Changed $200,000 GPSMLS
• 2024-11-04 Listed $215,000 GPSMLS