60824 Stagemans Rd · Homestead Valley, CA 92285

$299,900

3 bd · 2.0 ba · 1,120 sqft · Land · 195 Days on market

Built 2025 2.27 ac lot

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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).

• Appreciation +10.0/10.0
• Cash flow +8.1/30.0
• ARV discount +7.5/15.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• DSCR +2.1/10.0

Listing remarks MLS

New Construction final will be issued when Edison does final power hook-up! Request is in! Waiting on Edison. To own this home cost less than renting. Sellers will pay all of a veterans closing costs with guaranteed buy back, in case of job relocation. Buyer to pick flooring to be installed at close of escrow. 3 bedroom 2 baths located on 2 acres completely fenced in the Golden Triangle between the biggest off-road recreation area and the King of the Hammers play ground in the US on one side and surrounded by iconic attractions, such as but not limited to Giant Rock, the Noah Purifor Outdoor Art Museum, the unique Integration, the Gubler orchids, Incredible Joshua Tree National Park, Pioneer Town where the films; The Cisco Kid, Gene Autry Show, Annie Oakley, Code of the Pony Express, The Cowboys and Indians, rider in the sky and many others were filmed. Pappy and Harriet's Cantina and the Red Dog Saloon. Secluded but with plenty of attractions you will never lack for things to do. This property will accommodate, outside entertainment areas, garage's work shops, equestrian facilities pool and spa, RV hook ups, ADU and much much more. Any of which could be included in a sale with the Buyers Lenders approval. Seller is a CA licensed Real Estate Broker. Seller will provide a home warranty including Air-Conditioning at no cost to buyer.

Key facts

• Rv hook ups
• New construction
• Completely fenced

Tags

• NEW CONSTRUCTION
• COMPLETELY FENCED
• TWO ACRES
• OUTSIDE ENTERTAINMENT AREAS
• EQUESTRIAN FACILITIES
• RV HOOK UPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $300k.

Deal economics

• At list price, monthly cash flow is $-295 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (14.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (25.0% below list).
• Recommended offer: $225k (25.0% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.7% in Homestead Valley — 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 49/100 on livability (#1,167 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: amenities F, commute F, employment F.
• 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.
• Zoned schools: Landers Elementary (reading 75%, 139 students, 76% FRL); La Contenta Middle (math 11% / reading 27%, grade F, #426 of 498 statewide, top 86%, 650 students, 72% FRL); Yucca Valley High (math 15% / reading 49%, grade F, #674 of 1,170 statewide, top 59%, 1,264 students, 64% FRL).
• Market conditions: 198 active listings in the ZIP; 1 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 $32k of equity ($2k loan paydown + $30k 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 ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 195 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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

• Climate carrying-cost: extreme-heat days projected 8→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,000 (25.0% 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 195 days. Have you received any prior offers? Is the seller open to a 25% 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. 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: 0.75% ✗
• Cap rate: 5.11%
• Cash-on-cash: -4.22%
• DSCR: 0.81
• GRM: 11.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 21.3%
• Equity multiple: 2.72×
• Total profit: $144,576
• Equity at exit: $270,174

10-year hold

• IRR: 19.3%
• Equity multiple: 6.25×
• Total profit: $440,598
• Equity at exit: $582,640

Cash invested: $83,972 (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 92285

• Home prices YoY: 31.4%
• Active inventory: 198
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,250 medium
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,498/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $-295

Break-even live

Break-even rent $2,623

Max offer price $257,207

Occupancy floor —

Sensitivity live

Price	-10% $-88	-5% $-191	+0% $-295	+5% $-399	+10% $-502
Rent	-10% $-473	-5% $-384	+0% $-295	+5% $-206	+10% $-117
Rate	-1.0pp $-144	-0.5pp $-219	base $-295	+0.5pp $-373	+1.0pp $-452

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
425 Bowman Trl Landers, CA	2.0	1.0	815	$2,250	$2.76	4d	1	1.33mi

Listing history 10 events

1. 2026-06-07
   statusdays on marketlisting id $299,900 Pending 195 DOM
2. 2025-12-11
   status Pending Sale

   Show marketing remark (1354 chars)

   New Construction final will be issued when Edison does final power hook-up! Request is in! Waiting on Edison. To own this home cost less than renting. Sellers will pay all of a veterans closing costs with guaranteed buy back, in case of job relocation. Buyer to pick flooring to be installed at close of escrow. 3 bedroom 2 baths located on 2 acres completely fenced in the Golden Triangle between the biggest off-road recreation area and the King of the Hammers play ground in the US on one side and surrounded by iconic attractions, such as but not limited to Giant Rock, the Noah Purifor Outdoor Art Museum, the unique Integration, the Gubler orchids, Incredible Joshua Tree National Park, Pioneer Town where the films; The Cisco Kid, Gene Autry Show, Annie Oakley, Code of the Pony Express, The Cowboys and Indians, rider in the sky and many others were filmed. Pappy and Harriet's Cantina and the Red Dog Saloon. Secluded but with plenty of attractions you will never lack for things to do. This property will accommodate, outside entertainment areas, garage's work shops, equestrian facilities pool and spa, RV hook ups, ADU and much much more. Any of which could be included in a sale with the Buyers Lenders approval. Seller is a CA licensed Real Estate Broker. Seller will provide a home warranty including Air-Conditioning at no cost to buyer.

3. 2025-12-11
   status Pending 1354-char remark

   Show marketing remark (1354 chars)

   New Construction final will be issued when Edison does final power hook-up! Request is in! Waiting on Edison. To own this home cost less than renting. Sellers will pay all of a veterans closing costs with guaranteed buy back, in case of job relocation. Buyer to pick flooring to be installed at close of escrow. 3 bedroom 2 baths located on 2 acres completely fenced in the Golden Triangle between the biggest off-road recreation area and the King of the Hammers play ground in the US on one side and surrounded by iconic attractions, such as but not limited to Giant Rock, the Noah Purifor Outdoor Art Museum, the unique Integration, the Gubler orchids, Incredible Joshua Tree National Park, Pioneer Town where the films; The Cisco Kid, Gene Autry Show, Annie Oakley, Code of the Pony Express, The Cowboys and Indians, rider in the sky and many others were filmed. Pappy and Harriet's Cantina and the Red Dog Saloon. Secluded but with plenty of attractions you will never lack for things to do. This property will accommodate, outside entertainment areas, garage's work shops, equestrian facilities pool and spa, RV hook ups, ADU and much much more. Any of which could be included in a sale with the Buyers Lenders approval. Seller is a CA licensed Real Estate Broker. Seller will provide a home warranty including Air-Conditioning at no cost to buyer.

4. 2025-05-23
   listed $299,900 Active 1354-char remark

   Show marketing remark (1354 chars)

   New Construction final will be issued when Edison does final power hook-up! Request is in! Waiting on Edison. To own this home cost less than renting. Sellers will pay all of a veterans closing costs with guaranteed buy back, in case of job relocation. Buyer to pick flooring to be installed at close of escrow. 3 bedroom 2 baths located on 2 acres completely fenced in the Golden Triangle between the biggest off-road recreation area and the King of the Hammers play ground in the US on one side and surrounded by iconic attractions, such as but not limited to Giant Rock, the Noah Purifor Outdoor Art Museum, the unique Integration, the Gubler orchids, Incredible Joshua Tree National Park, Pioneer Town where the films; The Cisco Kid, Gene Autry Show, Annie Oakley, Code of the Pony Express, The Cowboys and Indians, rider in the sky and many others were filmed. Pappy and Harriet's Cantina and the Red Dog Saloon. Secluded but with plenty of attractions you will never lack for things to do. This property will accommodate, outside entertainment areas, garage's work shops, equestrian facilities pool and spa, RV hook ups, ADU and much much more. Any of which could be included in a sale with the Buyers Lenders approval. Seller is a CA licensed Real Estate Broker. Seller will provide a home warranty including Air-Conditioning at no cost to buyer.

5. 2025-05-19
   listed $299,900 Active
6. 2014-06-17
   historical
7. 2013-06-17
   listed $29,000
8. 1993-06-29
   soldstatus $365,000
9. 1992-08-14
   soldstatus $316,000
10. 1992-01-15
    soldstatus $129,000

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 8 d/yr ≥101°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,000
• − Mortgage interest: −$16,799
• − Property taxes: −$4,498
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,160
• − Management: −$2,160
• − Depreciation: −$8,724
• Taxable loss: −$8,841
• Est. tax savings @ 24.0%: +$2,122
• After-tax cash flow: $-1,419/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 — Homestead Valley

• Score: 49/100
• State rank: #1167
• US rank: #25885

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,914

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 (67%)
• Race & ethnicity: White 67% Hispanic / Latino 20% Two or more races 15% Black 4% Native American 4% Asian 2%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Italian 6% Romanian 3% Iranian 2%
• Foreign-born: 8% · Canada, Philippines
• Languages at home: 82% English-only · Spanish 16%

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: ▲ 128.05%
• Current HPI: 536.4822
• 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

+132.5% since first listed

9 events — show timeline

• 2025-12-11 Pending — CRMLS
• 2025-12-11 Pending — MRCAOR
• 2025-05-23 Listed $299,900 MRCAOR
• 2025-05-19 Listed $299,900 CRMLS
• 2014-06-17 Listing Removed — SDMLS
• 2013-06-17 Listed $29,000 SDMLS
• 1993-06-29 Sold (Public Records) $365,000 Public Records
• 1992-08-14 Sold (Public Records) $316,000 Public Records
• 1992-01-15 Sold (Public Records) $129,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $295 · -21.6% YoY. Source: county tax records.