13775 Benton St · Searles Valley, CA 93562

$64,900

2 bd · 1.0 ba · 843 sqft · SingleFamily public records · 110 Days on market

Built 1947 9,375 sqft lot $77/sqft · 13% below area Est $74k · 13% under

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Why this score? — see what drove the B 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 +26.9/30.0
• ARV discount +13.2/15.0
• DSCR +9.3/10.0
• 1% rule +6.3/10.0
• Appreciation +5.0/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to easy living in Pioneer Point, Torna, Ca where the pace is relaxed and the riding trails are close by when adventure calls. This peppy 2 bedroom 1 bath home packs a lot into 843 sq ft with a 1 car garage and a roomy 0.22 acre lot. Just enough space to stretch out without signing up for nonstop yard work. You'll also love the practical perks: on sewer, plus newer electric panel and hot water heater for extra peace of mind. Whether you're looking for full time spot, a weekend escape, or a simple, low maintenance home base near the outdoors. this one is read for it's new owners. Come grab it.

Key facts

• Newer electric panel
• Sewer
• Hot water heater

Tags

• NEWER ELECTRIC PANEL
• HOT WATER HEATER
• SEWER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($735 rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#500 in CA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: health & safety C-, schools F, amenities F.
• Trona Joint Unified (rural): math 25% / reading 40% proficiency, ranked #1,004 of 1,400 in CA (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 56 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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).

Forward outlook

• In year one you build about $2k of equity ($449 loan paydown + $2k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; list at $65k implies a 364% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,059 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — 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 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. 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: 1.13% ✓
• Cap rate: 9.60%
• Cash-on-cash: 11.81%
• DSCR: 1.53
• GRM: 7.4

CMA / ARV

• ARV (median comp): $74,347
• List price: $64,900
• Delta: -12.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
84454 SEARLES St	0.16mi	2/1.0	842 (-0%)	4mo	$79,500	$94	89
84432 8th St	0.10mi	2/1.0	843 (0%)	23mo	$25,000	$30	76
84668 Searles St	0.47mi	3/1.0 (+1)	950 (+13%)	16mo	$95,000	$100	38

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.6%
• Equity multiple: 2.06×
• Total profit: $19,196
• Equity at exit: $29,182

10-year hold

• IRR: 19.9%
• Equity multiple: 3.88×
• Total profit: $52,350
• Equity at exit: $44,973

Cash invested: $18,172 (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 93562

• Active inventory: 56
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $735 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$34 /mo · $408/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$154
• Net cashflow: $179

Break-even live

Break-even rent $508

Max offer price $64,900

Occupancy floor 71%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13358 Verbena St Trona, CA	2.0	1.0	835	$700	$0.84	43d	1	1.27mi
13366 Verbena St Trona, CA	2.0	1.0	800	$700	$0.88	43d	1	1.27mi
13350 Aster St Trona, CA	2.0	1.0	720	$825	$1.15	43d	1	1.47mi

Listing history 23 events

1. 2026-06-18
   days on market $64,900 Active 110 DOM
2. 2026-06-17
   days on market $64,900 Active 109 DOM
3. 2026-06-16
   days on market $64,900 Active 108 DOM
4. 2026-06-15
   days on market $64,900 Active 107 DOM
5. 2026-06-14
   days on market $64,900 Active 105 DOM
6. 2026-06-13
   days on market $64,900 Active 104 DOM
7. 2026-06-10
   days on market $64,900 Active 102 DOM
8. 2026-06-09
   days on market $64,900 Active 101 DOM
9. 2026-06-08
   days on market $64,900 Active 100 DOM
10. 2026-06-07
    days on market $64,900 Active 99 DOM
11. 2026-06-05
    days on market $64,900 Active 96 DOM
12. 2026-06-03
    days on market $64,900 Active 95 DOM
13. 2026-06-03
    days on market $64,900 Active 94 DOM
14. 2026-06-01
    days on market $64,900 Active 93 DOM
15. 2026-05-31
    days on market $64,900 Active 92 DOM
16. 2026-03-20
    price $64,900 606-char remark

    Show marketing remark (610 chars)

    Welcome to easy living in Pioneer Point, Trona, CA-where the pace is relaxed and the riding trails are close by when adventure calls. This peppy 2-bedroom, 1-bath home packs a lot into 843 sq ft, with a 1-car garage and a roomy 0.22-acre lot-just enough space to stretch out without signing up for nonstop yard work. You'll also love the practical perks: on sewer, plus a newer electric panel and hot water heater for extra peace of mind. Whether you're looking for a full-time spot, a weekend escape, or a simple, low-maintenance home base near the outdoors-this one is ready for its new owners. Come grab it!

17. 2026-03-20
    price $64,900 610-char remark

    Show marketing remark (610 chars)

    Welcome to easy living in Pioneer Point, Trona, CA-where the pace is relaxed and the riding trails are close by when adventure calls. This peppy 2-bedroom, 1-bath home packs a lot into 843 sq ft, with a 1-car garage and a roomy 0.22-acre lot-just enough space to stretch out without signing up for nonstop yard work. You'll also love the practical perks: on sewer, plus a newer electric panel and hot water heater for extra peace of mind. Whether you're looking for a full-time spot, a weekend escape, or a simple, low-maintenance home base near the outdoors-this one is ready for its new owners. Come grab it!

18. 2026-03-08
    status Active 610-char remark

    Show marketing remark (610 chars)

    Welcome to easy living in Pioneer Point, Trona, CA-where the pace is relaxed and the riding trails are close by when adventure calls. This peppy 2-bedroom, 1-bath home packs a lot into 843 sq ft, with a 1-car garage and a roomy 0.22-acre lot-just enough space to stretch out without signing up for nonstop yard work. You'll also love the practical perks: on sewer, plus a newer electric panel and hot water heater for extra peace of mind. Whether you're looking for a full-time spot, a weekend escape, or a simple, low-maintenance home base near the outdoors-this one is ready for its new owners. Come grab it!

19. 2026-02-28
    listed $69,900 Active 606-char remark

    Show marketing remark (606 chars)

    Welcome to easy living in Pioneer Point, Torna, Ca where the pace is relaxed and the riding trails are close by when adventure calls. This peppy 2 bedroom 1 bath home packs a lot into 843 sq ft with a 1 car garage and a roomy 0.22 acre lot. Just enough space to stretch out without signing up for nonstop yard work. You'll also love the practical perks: on sewer, plus newer electric panel and hot water heater for extra peace of mind. Whether you're looking for full time spot, a weekend escape, or a simple, low maintenance home base near the outdoors. this one is read for it's new owners. Come grab it.

20. 2026-02-06
    listed $69,900 Active 610-char remark

    Show marketing remark (610 chars)

    Welcome to easy living in Pioneer Point, Trona, CA-where the pace is relaxed and the riding trails are close by when adventure calls. This peppy 2-bedroom, 1-bath home packs a lot into 843 sq ft, with a 1-car garage and a roomy 0.22-acre lot-just enough space to stretch out without signing up for nonstop yard work. You'll also love the practical perks: on sewer, plus a newer electric panel and hot water heater for extra peace of mind. Whether you're looking for a full-time spot, a weekend escape, or a simple, low-maintenance home base near the outdoors-this one is ready for its new owners. Come grab it!

21. 1986-09-26
    soldstatus $14,000
22. 1981-10-20
    soldstatus $34,000
23. 1978-01-01
    soldstatus $20,000

ⓘ 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: $408 · $34/mo
• Projected year-2 tax: $493 · $41/mo
• Expected delta: +$86/yr (+$7/mo · 21.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $8,814
• − Mortgage interest: −$3,635
• − Property taxes: −$408
• − Insurance: −$324
• − Repairs & maintenance: −$705
• − Management: −$705
• − Depreciation: −$1,888
• Taxable income: $1,148
• Est. tax owed @ 24.0%: −$276
• After-tax cash flow: $1,871/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: Trona Joint Unified
• NCES district ID: 0639840
• Math proficiency: 25% ▲ 5.00%
• Reading proficiency: 40% ▲ 5.00%
• Median HH income: $35,514
• Composite: 29.6/100
• National rank: #11751
• State rank: #1004 of 1400 in CA

Livability — Searles Valley

• Score: 62/100
• State rank: #500
• US rank: #16976

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Searles Valley, CA
• Population (ZIP): 1,822

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 (65%)
• Race & ethnicity: White 65% Hispanic / Latino 22% Two or more races 14% Black 2% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 16% Cuban 2%
• Common ancestry: Italian 6% Slovak 2% Russian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 94% English-only · Spanish 4% Chinese 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: —
• Current HPI: —
• 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

+224.5% since first listed

8 events — show timeline

• 2026-03-20 Price Changed $64,900 GPSMLS
• 2026-03-20 Price Changed $64,900 SSMLS
• 2026-03-08 Relisted — SSMLS
• 2026-02-28 Listed $69,900 GPSMLS
• 2026-02-06 Listed $69,900 SSMLS
• 1986-09-26 Sold (Public Records) $14,000 Public Records
• 1981-10-20 Sold (Public Records) $34,000 Public Records
• 1978-01-01 Sold (Public Records) $20,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $408 · +1.8% YoY. Source: county tax records.