6688-6686 Yucca · Twentynine Palms, CA 92277

$254,900

4 bd · 2.0 ba · 1,200 sqft · MultiFamily · 159 Days on market

Built 1955 7,200 sqft lot Est $271k · 6% under

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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 +15.9/30.0
• ARV discount +10.2/15.0
• DSCR +4.9/10.0
• 1% rule +4.3/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

These well-maintained duplexes are centrally located near the Marine base and downtown. Here is your opportunity to live in one while receiving income from the other. Both units have been freshly painted, with new LVP flooring in the living room and bedrooms in 2024. 6688 has newly remodeled bathroom. Windows have blinds with many replaced in 2024 along with many of the screens. Freshly painted exterior 2023. New Roof 2019. Both units are on septic. Brand New evaporative coolers for each unit as well as brand new Water Heaters in 2025. Tenants pay all utilities except water. Units include stackable washer & dryer, Refrigerator, ovens, and newly replaced microwave ovens. One attached

Key facts

• New water heaters
• New lvp flooring
• New roof

Tags

• NEWLY REMODELED BATHROOM
• NEW ROOF
• NEW EVAPORATIVE COOLERS
• NEW WATER HEATERS
• FRESHLY PAINTED EXTERIOR
• NEW LVP FLOORING

Property features AI

Finance

• Other: Units include refrigerators and ranges; Property has one separate water meter and is listed as rural/urban community
• Financial info: Total building area reported as 1,200; Total of 2 units; Gross scheduled income: $23,400; Gross income: $23,400; Net operating income: $16,700; Operating expenses: $6,700 (includes insurance $1,500; water/sewer $540; trash $420); Tenants pay gas, phone and electricity; One unit currently rented for $1,000; second unit rent shown as $1,000

Exterior

• Parking: On-site parking; Driveway (unpaved); 2 uncovered parking spaces
• Utilities: Electricity connected and on property; Natural gas connected; Water connected (District/Public); Septic (type unknown); Cable connected/available; Telephone in street; Separate meters: 2 electric, 2 gas, 1 water
• Home design: Attached property; Single story; Turnkey condition; Two separate buildings; One common wall
• Construction: Composition roof; Year built source: Assessor
• Exterior features: Wood partial fencing; No pool; Desert front and desert back landscaping; 2-5 units per acre

Interior

• Kitchen: Gas cooktop; Gas range; Gas & electric range; Microwave; Refrigerator; Granite counters; Gas water heater
• Bedrooms: All bedrooms on main level; Each unit has 2 bedrooms
• Flooring: Tile; Laminate
• Bathrooms: Each unit has 1 full bathroom
• Heating & cooling: Wall heater; Evaporative cooling
• Interior features: Ceiling fan; Granite counters; Blinds; Front entry; No interior steps; 2+ access exits; One level (entry level 1)
• Laundry & utility: Washer included; Dryer included; Laundry in kitchen

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $255k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive. Per door: $60/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (6.6% below list).
• Recommended offer: $224k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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: amenities F, employment D-, health & safety 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: Palm Vista Elementary (math 24% / reading 24%, grade F, #973 of 1,571 statewide, top 73%, 383 students, 80% FRL); Twentynine Palms Junior High (math 17% / reading 39%, grade F, #236 of 498 statewide, top 48%, 413 students, 63% FRL); Twentynine Palms High (math 32% / reading 62%, grade D-, #389 of 1,170 statewide, top 35%, 729 students, 66% FRL).
• Market conditions: Rents rising fast (+4.5%/yr); 751 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• At $2,381/mo this rent would consume 47% of the median local household income ($61k/yr) (locally 1057% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 159 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 15y ago; this cycle's ask has dropped $34k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $224,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.93% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.01%
• DSCR: 1.09
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $271,200
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6455 Tamarisk	0.29mi	4/2.0	1,325 (+10%)	4mo	$300,000	$226	66

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 · 4.45% rent growth · sell at horizon

5-year hold

• IRR: -11.5%
• Equity multiple: 0.58×
• Total profit: $-30,138
• Equity at exit: $38,006

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-1,409
• Equity at exit: $22,039

Cash invested: $71,372 (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: 751
• Price-to-rent: 17.8×

Monthly cashflow live

• Estimated rent: $2,381 high
• Mortgage (P&I): −$1,337
• Tax est. 1.5%: −$319 /mo · $3,824/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $119

Break-even live

Break-even rent $2,230

Max offer price $254,900

Occupancy floor 90%

Sensitivity live

Price	-10% $296	-5% $208	+0% $119	+5% $31	+10% $-57
Rent	-10% $-69	-5% $25	+0% $119	+5% $213	+10% $308
Rate	-1.0pp $248	-0.5pp $184	base $119	+0.5pp $53	+1.0pp $-14

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,380
Total (2 units)			$2,381

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6447 Athol Ave Twentynine Palms, CA	3.0	2.0	1100	$1,500	$1.36	1d	1	0.64mi
6448 Palm View Ave Twentynine Palms, CA	3.0	2.0	1100	$1,795	$1.63	45d	1	0.67mi
6061 Bagley Ave #27 Twentynine Palms, CA	3.0	2.0	1260	$1,400	$1.11	26d	1	0.78mi
6061 Bagley Ave Twentynine Palms, CA	3.0	2.0	1260	$1,375	$1.09	7d	2	0.78mi
73477 Desert Trail Dr Twentynine Palms, CA	3.0	2.0	1388	$2,200	$1.59	26d	1	1.15mi
5900 Desert Knoll Ave Twentynine Palms, CA	2.0–3.0	1.5–2.5	907	$1,650	$1.82	0d	1	1.24mi

Listing history 40 events

1. 2026-06-21
   days on market $254,900 Active 159 DOM
2. 2026-06-18
   days on market $254,900 Active 156 DOM
3. 2026-06-17
   days on market $254,900 Active 155 DOM
4. 2026-06-16
   days on market $254,900 Active 154 DOM
5. 2026-06-15
   days on market $254,900 Active 153 DOM
6. 2026-06-13
   days on market $254,900 Active 151 DOM
7. 2026-06-13
   pricedays on market $254,900 Active 150 DOM
8. 2026-06-09
   days on market $259,000 Active 147 DOM
9. 2026-06-08
   days on market $259,000 Active 146 DOM
10. 2026-06-07
    days on market $259,000 Active 145 DOM
11. 2026-06-04
    days on market $259,000 Active 142 DOM
12. 2026-06-03
    days on market $259,000 Active 141 DOM
13. 2026-06-02
    days on market $259,000 Active 140 DOM
14. 2026-06-01
    days on market $259,000 Active 139 DOM
15. 2026-05-31
    days on market $259,000 Active 138 DOM
16. 2026-05-20
    status Active
17. 2026-05-01
    historical Active Under Contract
18. 2026-04-11
    price $259,000
19. 2026-02-26
    price $265,000
20. 2026-02-24
    status Active
21. 2026-02-13
    price $269,000
22. 2026-01-28
    price $275,000
23. 2026-01-09
    listed $289,000 Active
24. 2024-09-22
    historical $950
25. 2024-09-10
    price $950
26. 2024-09-05
    listed $1,000
27. 2024-09-05
    historical $1,000
28. 2024-08-16
    price $1,000
29. 2024-07-19
    price $1,100
30. 2024-07-14
    listed $1,150
31. 2022-04-10
    price $850
32. 2019-09-18
    historical
33. 2011-06-05
    historical
34. 2011-06-04
    historical
35. 2011-05-10
    status Active
36. 2011-05-04
    historical
37. 2011-04-01
    price
38. 2011-03-08
    listed Active
39. 2011-03-07
    listed $44,900
40. 2011-03-07
    listed

ⓘ 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: $28,572
• − Mortgage interest: −$14,278
• − Property taxes: −$3,824
• − Insurance: −$1,274
• − Repairs & maintenance: −$2,286
• − Management: −$2,286
• − Depreciation: −$7,415
• Taxable loss: −$2,791
• Est. tax savings @ 24.0%: +$670
• After-tax cash flow: $2,103/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

• Census place: Twentynine Palms, CA
• 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

+476.8% since first listed

25 events — show timeline

• 2026-05-20 Relisted — CRMLS
• 2026-05-01 Contingent — CRMLS
• 2026-04-11 Price Changed $259,000 CRMLS
• 2026-02-26 Price Changed $265,000 CRMLS
• 2026-02-24 Relisted — CRMLS
• 2026-02-13 Price Changed $269,000 CRMLS
• 2026-01-28 Price Changed $275,000 CRMLS
• 2026-01-09 Listed $289,000 CRMLS
• 2024-09-22 Rental Removed $950 APPFOLIO
• 2024-09-10 Price Changed $950 APPFOLIO
• 2024-09-05 Listed for Rent $1,000 APPFOLIO
• 2024-09-05 Rental Removed $1,000 APPFOLIO
• 2024-08-16 Price Changed $1,000 APPFOLIO
• 2024-07-19 Price Changed $1,100 APPFOLIO
• 2024-07-14 Listed for Rent $1,150 APPFOLIO
• 2022-04-10 Price Changed $850 RENT.
• 2019-09-18 Listing Removed — GPSMLS
• 2011-06-05 Delisted — PALM
• 2011-06-04 Delisted — PALM
• 2011-05-10 Relisted — PALM
• 2011-05-04 Delisted — PALM
• 2011-04-01 Price Changed — PALM
• 2011-03-08 Listed — PALM
• 2011-03-07 Listed — PALM
• 2011-03-07 Listed $44,900 GPSMLS