55524 Yucca Trl #65 · Yucca Valley, CA 92284

$95,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 10 Days on market

Built 1976 Est $66k · 45% over

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Yucca Valley –Fairway Mobile Estates -with attractive features. The property has 2 bedrooms, 2 baths and has been completely remodeled and upgraded. New flooring, fresh paint, interior and exterior, all new appliances , visually appealing interior- a clean and modern look. New Mini-split units installed who provides efficient air conditioning and heating systems. They offer individualized climate control for different rooms, providing comfort and energy savings. Covered carport parking and easy access to the property. Enjoy the starry night and beautiful views from the front porch. SENIOR PARK.

Key facts

• Fresh paint
• Completely remodeled
• New flooring

Tags

• COMPLETELY REMODELED
• NEW FLOORING
• FRESH PAINT
• NEW APPLIANCES
• QUARTZ COUNTER TOPS
• MINI-SPLIT UNITS

Property features AI

Finance

• Other: Manager approval required
• Financial info: Monthly land lease of $535 (park-provided)
• HOA & community: Located in a senior community; Park name: Fairway Mobile Estates; Community is rural

Exterior

• Parking: Attached carport
• Utilities: Natural gas connected; Electricity connected; Water connected (District/Public); Septic (soils analysis)
• Home design: Single-story manufactured home (Sunny Brook model); Mobile home remains on site; Facing/entry at level 1
• Construction: 12 ft x 52 ft mobile dimensions
• Exterior features: Covered patio; Deck; Community pool

Interior

• Kitchen: Refrigerator; Gas range; Dishwasher; Quartz counters
• Bedrooms: All bedrooms on the main level
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Zoned heating; Zoned cooling
• Interior features: One-level home; Entry at main level; Community spa
• Laundry & utility: Laundry inside the home

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $616 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Cap rate 15.7% vs local median 3.6% in Yucca 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 60/100 on livability (#566 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+; Watch: cost of living D+, schools F, crime 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 (+4.1%/yr); 563 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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).
• This rent runs 36% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 14y 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: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); moderate wildfire risk; extreme-heat days projected 8→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,000

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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: 1.86% ✓
• Cap rate: 15.66%
• Cash-on-cash: 33.46%
• DSCR: 2.49
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $65,664
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
55524 Yucca Trl #65	0.00mi	2/2.0	1,248 (+8%)	20mo	$83,000	$67	70
54999-54999 Martinez #80	0.72mi	2/2.0	1,200 (+4%)	5mo	$61,810	$52	55
54999 Martinez	0.71mi	2/2.0	1,200 (+4%)	6mo	$30,000	$25	55
54999 Martinez Trl #12	0.72mi	2/2.0	1,056 (-8%)	1mo	$60,000	$57	52
54999 Martinez Trl #94	0.72mi	2/2.0	1,200 (+4%)	16mo	$72,000	$60	46
54999 Martinez Trl #15	0.72mi	2/2.0	1,176 (+2%)	21mo	$65,000	$55	45
54999 Martinez Trl #109	0.72mi	2/2.0	1,248 (+8%)	11mo	$88,500	$71	44
54999 Martinez Trl #41	0.72mi	3/2.0 (+1)	1,120 (-3%)	16mo	$87,500	$78	44
54999 Martinez Trl #9	0.72mi	2/2.0	1,296 (+12%)	19mo	$65,000	$50	30

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 · 4.12% rent growth · sell at horizon

5-year hold

• IRR: 23.4%
• Equity multiple: 1.98×
• Total profit: $25,987
• Equity at exit: $14,165

10-year hold

• IRR: 32.1%
• Equity multiple: 4.09×
• Total profit: $82,071
• Equity at exit: $8,214

Cash invested: $26,600 (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 92284

• Home prices YoY: -33.1%
• Rents YoY: 4.1%
• Active inventory: 563
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,770 high
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $616

Break-even live

Break-even rent $990

Max offer price $95,000

Occupancy floor 60%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7420 Geronimo Trl Yucca Valley, CA	3.0	1.0	1280	$1,700	$1.33	43d	1	0.38mi
55220 Airlane Dr Unit 14A Yucca Valley, CA	2.0	2.0	954	$1,510	$1.58	43d	1	0.44mi
54822 El Prado Trl Yucca Valley, CA	3.0	2.0	1494	$2,595	$1.74	43d	1	0.87mi
7616 Apache Trl Yucca Valley, CA	2.0	1.0	1008	$1,900	$1.88	43d	1	0.93mi
7389 Cibola Trl Unit B Yucca Valley, CA	2.0	1.0	750	$1,100	$1.47	15d	1	0.98mi
7496 Church St Yucca Valley, CA	2.0	2.0	987	$1,850	$1.87	18d	1	1.07mi
6963 Tamarisk Ave Yucca Valley, CA	3.0	2.0	1200	$1,500	$1.25	18d	1	1.18mi
7028 Cholla Ave Yucca Valley, CA	3.0	2.0	1200	$1,895	$1.58	5d	1	1.18mi
56565 Sunnyslope Dr Yucca Valley, CA	3.0	2.0	1000	$1,800	$1.80	43d	1	1.45mi

Listing history 8 events

1. 2026-06-18
   days on market $95,000 Active 10 DOM
2. 2026-06-17
   days on market $95,000 Active 9 DOM
3. 2026-06-16
   days on market $95,000 Active 8 DOM
4. 2026-06-15
   days on market $95,000 Active 7 DOM
5. 2026-06-13
   days on market $95,000 Active 5 DOM
6. 2026-06-13
   days on market $95,000 Active 4 DOM
7. 2026-06-08
   remarks 699-char remark
8. 2026-06-08
   listed $95,000 Active 1 DOM

ⓘ 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 A · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 8 d/yr ≥97°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 12 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,238
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$1,978
• − Repairs & maintenance: −$1,699
• − Management: −$1,699
• − Depreciation: −$2,764
• Taxable income: $6,352
• Est. tax owed @ 24.0%: −$1,525
• After-tax cash flow: $5,873/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 — Yucca Valley

• Score: 60/100
• State rank: #566
• US rank: #18584

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yucca Valley, CA
• County: San Bernardino County · 2,030,291 people
• City population: 25,415
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 25,415
• Household income: $58,373
• Rent vs Own: 34.1% rent · 65.9% own
• Severe rent burden: 1132.0

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 0.55)
• Race & ethnicity: White 62% Hispanic / Latino 25% Two or more races 18% Black 2% Native American 2% Asian 2% Pacific Islander 1%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Italian 4% Romanian 2% Slovak 2%
• Foreign-born: 9% · Canada
• Languages at home: 82% English-only · Spanish 14% Other Indo-European 1% Other Asian/Pacific 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: ▼ -241.13%
• Current HPI: 486.7185
• Rent YoY: ▲ 4.12%
• 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

+1087.5% since first listed

10 events — show timeline

• 2026-06-08 Listed $95,000 CRMLS
• 2024-11-06 Sold (MLS) $83,000 CRMLS
• 2024-11-04 Pending — CRMLS
• 2024-10-07 Contingent — CRMLS
• 2024-09-26 Listed $87,500 CRMLS
• 2019-12-30 Listing Removed — CRMLS
• 2019-10-31 Contingent — CRMLS
• 2019-10-23 Listed $8,000 CRMLS
• 2012-05-02 Listing Removed — CRMLS
• 2012-02-04 Listed $8,000 CRMLS

Property tax history

-5.6%/yr

Latest (2025): $76 · -44.4% YoY. Source: county tax records.