5048 Godwin · Twentynine Palms, CA 92277

$140,000

2 bd · 1.0 ba · 680 sqft · Other public records · 181 Days on market

Built 1957 2.50 ac lot $206/sqft · 39% below area Est $231k · 39% 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 +20.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +4.8/10.0
• Rent growth +3.6/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* INVESTOR SPECIAL * Looking for your next desert project, complete with land and gorgeous mountain views?! Look no further! This 2 bedroom 1 bath property is nicely situated on 2.5 acres of land and is located just off a quiet paved road in the lovely Wonder Valley area of 29 Palms. Partially renovated, this is a great opportunity to grab your toolbelt and let your creative vision come to life! Given its large lot size with plenty of room to expand, the peaceful/serene location and lovely desert views, this property is truly a rare and special find. Located just 10 minutes from downtown 29 Palms, Joshua Tree National Park, shops, eateries, Tortoise Rock Casino, the Marine Corps Base and more but still far enough away to fully immerse yourself in all the beauty the desert has to offer. Zoned Recreational Cabin with Hauled Water, buyer to verify all utilities, zoning, permits etc. Being sold As-Is, Cash Only. Schedule a showing today! This is an opportunity you don't want to miss.

Key facts

• Peaceful location
• 2.5 acres of land
• Mountain views

Tags

• MOUNTAIN VIEWS
• 2.5 ACRES OF LAND
• PARTIALLY RENOVATED
• PEACEFUL LOCATION
• DESERT VIEWS
• ZONED RECREATIONAL CABIN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $140k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/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 $137k (2.2% below list).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 4.1% 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); 750 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 $968 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 10y ago; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $59k; list at $140k implies a 137% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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 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?
6. 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.
7. 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.
8. 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: 0.98% ✗
• Cap rate: 7.76%
• Cash-on-cash: 5.23%
• DSCR: 1.23
• GRM: 8.5

CMA / ARV

• ARV (median comp): $231,377
• List price: $140,000
• Delta: -39.49%
• Verdict: UNDERPRICED
• Comps: 11 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -6.6%
• Equity multiple: 0.75×
• Total profit: $-9,788
• Equity at exit: $20,874

10-year hold

• IRR: 4.6%
• Equity multiple: 1.36×
• Total profit: $14,002
• Equity at exit: $12,105

Cash invested: $39,200 (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 92277

• Home prices YoY: -3.1%
• Rents YoY: 4.5%
• Active inventory: 750
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,369 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$118 /mo · $1,422/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $171

Break-even live

Break-even rent $1,153

Max offer price $140,000

Occupancy floor 83%

Sensitivity live

Price	-10% $250	-5% $211	+0% $171	+5% $131	+10% $92
Rent	-10% $63	-5% $117	+0% $171	+5% $225	+10% $279
Rate	-1.0pp $241	-0.5pp $207	base $171	+0.5pp $135	+1.0pp $98

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 40 events

1. 2026-06-18
   days on market $140,000 Active 181 DOM
2. 2026-06-17
   days on market $140,000 Active 180 DOM
3. 2026-06-16
   days on market $140,000 Active 179 DOM
4. 2026-06-15
   days on market $140,000 Active 178 DOM
5. 2026-06-13
   days on market $140,000 Active 176 DOM
6. 2026-06-13
   days on market $140,000 Active 175 DOM
7. 2026-06-09
   days on market $140,000 Active 172 DOM
8. 2026-06-08
   days on market $140,000 Active 171 DOM
9. 2026-06-07
   days on market $140,000 Active 170 DOM
10. 2026-06-04
    days on market $140,000 Active 167 DOM
11. 2026-06-03
    days on market $140,000 Active 166 DOM
12. 2026-06-02
    days on market $140,000 Active 165 DOM
13. 2026-06-01
    days on market $140,000 Active 164 DOM
14. 2026-05-31
    days on market $140,000 Active 163 DOM
15. 2026-03-26
    price $140,000 995-char remark

    Show marketing remark (995 chars)

    * INVESTOR SPECIAL * Looking for your next desert project, complete with land and gorgeous mountain views?! Look no further! This 2 bedroom 1 bath property is nicely situated on 2.5 acres of land and is located just off a quiet paved road in the lovely Wonder Valley area of 29 Palms. Partially renovated, this is a great opportunity to grab your toolbelt and let your creative vision come to life! Given its large lot size with plenty of room to expand, the peaceful/serene location and lovely desert views, this property is truly a rare and special find. Located just 10 minutes from downtown 29 Palms, Joshua Tree National Park, shops, eateries, Tortoise Rock Casino, the Marine Corps Base and more but still far enough away to fully immerse yourself in all the beauty the desert has to offer. Zoned Recreational Cabin with Hauled Water, buyer to verify all utilities, zoning, permits etc. Being sold As-Is, Cash Only. Schedule a showing today! This is an opportunity you don't want to miss.

16. 2025-12-19
    listed $160,000 Active 995-char remark

    Show marketing remark (995 chars)

    * INVESTOR SPECIAL * Looking for your next desert project, complete with land and gorgeous mountain views?! Look no further! This 2 bedroom 1 bath property is nicely situated on 2.5 acres of land and is located just off a quiet paved road in the lovely Wonder Valley area of 29 Palms. Partially renovated, this is a great opportunity to grab your toolbelt and let your creative vision come to life! Given its large lot size with plenty of room to expand, the peaceful/serene location and lovely desert views, this property is truly a rare and special find. Located just 10 minutes from downtown 29 Palms, Joshua Tree National Park, shops, eateries, Tortoise Rock Casino, the Marine Corps Base and more but still far enough away to fully immerse yourself in all the beauty the desert has to offer. Zoned Recreational Cabin with Hauled Water, buyer to verify all utilities, zoning, permits etc. Being sold As-Is, Cash Only. Schedule a showing today! This is an opportunity you don't want to miss.

17. 2024-02-15
    historical
18. 2023-12-21
    status Active
19. 2023-12-12
    status Pending Sale
20. 2023-12-08
    listed $139,000 Active
21. 2023-10-31
    historical
22. 2023-06-02
    status Active
23. 2023-04-30
    status Pending Sale
24. 2023-03-29
    listed $169,000 Active
25. 2023-03-05
    historical
26. 2023-02-09
    price $165,000
27. 2023-01-18
    listed $200,000 Active
28. 2017-11-14
    soldstatus $59,000
29. 2017-11-03
    status Backup Offers Accepted
30. 2017-11-03
    historical
31. 2017-09-06
    status Active
32. 2017-09-06
    price $59,000
33. 2017-08-03
    status Backup Offers Accepted
34. 2017-08-02
    historical
35. 2017-05-15
    listed $65,000 Active
36. 2017-03-02
    soldstatus $19,000 Closed Sale
37. 2017-03-02
    soldstatus $19,000
38. 2017-01-18
    status Pending Sale
39. 2016-12-05
    listed $35,500 Active
40. 2016-12-03
    listed $35,500

ⓘ 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: $1,422 · $118/mo
• Projected year-2 tax: $1,422 · $118/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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,434
• − Mortgage interest: −$7,842
• − Property taxes: −$1,422
• − Insurance: −$700
• − Repairs & maintenance: −$1,315
• − Management: −$1,315
• − Depreciation: −$4,073
• Taxable loss: −$232
• Est. tax savings @ 24.0%: +$56
• After-tax cash flow: $2,107/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: 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

+294.4% since first listed

26 events — show timeline

• 2026-03-26 Price Changed $140,000 CRMLS
• 2025-12-19 Listed $160,000 CRMLS
• 2024-02-15 Listing Removed — CRMLS
• 2023-12-21 Relisted — CRMLS
• 2023-12-12 Pending — CRMLS
• 2023-12-08 Listed $139,000 CRMLS
• 2023-10-31 Listing Removed — CRMLS
• 2023-06-02 Relisted — CRMLS
• 2023-04-30 Pending — CRMLS
• 2023-03-29 Listed $169,000 CRMLS
• 2023-03-05 Listing Removed — GPSMLS
• 2023-02-09 Price Changed $165,000 GPSMLS
• 2023-01-18 Listed $200,000 GPSMLS
• 2017-11-14 Sold (Public Records) $59,000 Public Records
• 2017-11-03 Pending — GPSMLS
• 2017-11-03 Listing Removed — GPSMLS
• 2017-09-06 Relisted — GPSMLS
• 2017-09-06 Price Changed $59,000 GPSMLS
• 2017-08-03 Pending — GPSMLS
• 2017-08-02 Listing Removed — GPSMLS
• 2017-05-15 Listed $65,000 GPSMLS
• 2017-03-02 Sold (MLS) $19,000 SDMLS
• 2017-03-02 Sold (MLS) $19,000 CRMLS
• 2017-01-18 Pending — CRMLS
• 2016-12-05 Listed $35,500 CRMLS
• 2016-12-03 Listed $35,500 SDMLS

Property tax history

+12.2%/yr

Latest (2025): $1,422 · +50.0% YoY. Source: county tax records.