72898 Old Dale Rd · Twentynine Palms, CA 92277

$109,900

2 bd · 1.0 ba · 906 sqft · SingleFamily public records · 33 Days on market

Built 1959 7,112 sqft lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• 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

Fantastic opportunity at a terrific price. 2 bedrooms, 1 bath in 906 square feet. Sellers loss is your gain. Home sold “as is�. Buyer to verify all statements. Has carpet. Finished parking.

Key facts

• 7,112 sq ft lot
• 2 garage spots
• Built 1959

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $488 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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); 734 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 30% of the median local income ($61k/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 $760 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 + 4.5% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y 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.
• Current owner paid $53k; list at $110k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 9→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.40% ✓
• Cap rate: 11.62%
• Cash-on-cash: 19.03%
• DSCR: 1.85
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $238,278
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6546 Rose Ellen Ave	0.22mi	2/1.0	780 (-14%)	5mo	$207,000	$265	62
6688 Oasis Ave	0.63mi	2/1.0	988 (+9%)	1mo	$260,000	$263	55
6678 S Desert Queen Ave	0.74mi	2/1.0	908 (+0%)	16mo	$110,000	$121	52
6585 Split Rock Ave	0.72mi	2/1.0	882 (-3%)	19mo	$250,000	$283	46
6650 Desert Queen Ave	0.74mi	2/1.0	849 (-6%)	23mo	$203,000	$239	36

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: 12.5%
• Equity multiple: 1.51×
• Total profit: $15,553
• Equity at exit: $16,386

10-year hold

• IRR: 22.5%
• Equity multiple: 3.05×
• Total profit: $63,184
• Equity at exit: $9,502

Cash invested: $30,772 (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: 734
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,535 high
• Mortgage (P&I): −$576
• Tax from tax record: −$103 /mo · $1,231/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $488

Break-even live

Break-even rent $917

Max offer price $109,900

Occupancy floor 63%

Sensitivity live

Price	-10% $550	-5% $519	+0% $488	+5% $457	+10% $426
Rent	-10% $367	-5% $427	+0% $488	+5% $549	+10% $609
Rate	-1.0pp $543	-0.5pp $516	base $488	+0.5pp $460	+1.0pp $431

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6597 Mesquite Springs Rd Unit 29 Twentynine Palms, CA	2.0	1.0	915	$2,495	$2.73	17d	1	0.09mi
6547 49 Palms Ave Twentynine Palms, CA	2.0	1.0	951	$1,350	$1.42	5d	1	0.38mi
6671 Pine Ave Unit 6671 Twentynine Palms, CA	2.0	1.0	532	$1,000	$1.88	44d	1	0.58mi
6673 Split Rock Ave Unit A Twentynine Palms, CA	2.0	1.0	800	$1,300	$1.62	44d	1	0.70mi
6667 Desert Queen Ave Unit A Twentynine Palms, CA	2.0	1.0	600	$925	$1.54	44d	1	0.75mi
6580 Smoketree Ave Twentynine Palms, CA	2.0	1.0	700	$1,350	$1.93	25d	1	0.90mi
6326 Bagley Ave Unit 3 Twentynine Palms, CA	2.0	1.0	827	$1,100	$1.33	2d	1	0.91mi
6746 Adobe Rd Unit 15 Twentynine Palms, CA	2.0	1.0	800	$1,390	$1.74	44d	1	0.91mi
6746 Adobe Rd #13 Twentynine Palms, CA	1.0	1.0	600	$1,090	$1.82	44d	1	0.93mi
73636 Cactus Dr Unit B Twentynine Palms, CA	1.0	1.0	650	$1,100	$1.69	0d	1	0.94mi
73636 Cactus Dr Twentynine Palms, CA	1.0	1.0	600	$1,000	$1.67	44d	1	0.94mi
6570 Manzanita Ave Unit 6570 Twentynine Palms, CA	1.0	1.0	573	$1,000	$1.75	25d	1	0.96mi
6630 Adobe Rd Unit 13 Twentynine Palms, CA	1.0	1.0	650	$925	$1.42	13d	1	1.01mi
6757 Adobe Rd Unit 4 Twentynine Palms, CA	2.0	1.5	650	$1,100	$1.69	44d	1	1.04mi
73451 Sun Valley Dr Unit D Twentynine Palms, CA	2.0	1.0	837	$1,100	$1.31	5d	1	1.08mi
73740 Cactus Dr Unit B Twentynine Palms, CA	2.0	1.0	832	$1,050	$1.26	0d	1	1.08mi
6413 Mariposa Ave Unit 6417 Twentynine Palms, CA	1.0	1.0	600	$895	$1.49	44d	1	1.10mi
6413 Mariposa Ave Unit 6415 Twentynine Palms, CA	2.0	2.0	650	$995	$1.53	44d	1	1.10mi
73407 Sunnyvale Dr Unit A Twentynine Palms, CA	2.0	1.0	644	$1,100	$1.71	44d	1	1.11mi
72061 Joshua Dr Unit 72065 Twentynine Palms, CA	1.0	1.0	650	$995	$1.53	2d	1	1.11mi
73774 Cactus Dr Apt C Twentynine Palms, CA	2.0	1.0	850	$1,050	$1.24	25d	1	1.12mi
6462 Palo Verde Ave Unit A Twentynine Palms, CA	2.0	1.0	832	$1,300	$1.56	25d	1	1.14mi
73796 Cactus Dr Unit C Twentynine Palms, CA	2.0	1.0	850	$1,050	$1.24	25d	1	1.15mi
6621 Palo Verde Ave Unit C Twentynine Palms, CA	2.0	1.0	702	$1,100	$1.57	19d	1	1.16mi
72211 Sunnyvale Dr Twentynine Palms, CA	2.0	1.0	998	$1,500	$1.50	3d	1	1.22mi
72256 Sunnyslope Dr Twentynine Palms, CA	2.0	1.0	896	$1,350	$1.51	13d	1	1.25mi
5967 Bagley Ave Unit 4 Twentynine Palms, CA	1.0	1.0	778	$1,890	$2.43	25d	1	1.25mi
6628 National Park Dr Twentynine Palms, CA	1.0	1.0	900	$1,595	$1.77	15d	1	1.26mi
6615 National Park Dr Twentynine Palms, CA	1.0	1.0	900	$1,895	$2.11	18d	1	1.27mi
6627 National Park Dr Twentynine Palms, CA	1.0	1.0	900	$1,595	$1.77	0d	1	1.27mi
73955 Cactus Dr Twentynine Palms, CA	1.0	1.0	600	$1,895	$3.16	0d	1	1.31mi
6688 National Park Dr Apt A Twentynine Palms, CA	2.0	1.0	1056	$1,425	$1.35	44d	1	1.31mi
6182 Mojave Ave Twentynine Palms, CA	2.0	1.0	998	$1,300	$1.30	25d	1	1.34mi
6638 Maricopa Dr Twentynine Palms, CA	1.0–2.0	1.0–2.0	700	$1,495	$2.14	11d	2	1.34mi
73449 Desert Trail Dr Twentynine Palms, CA	1.0	1.0	624	$1,700	$2.72	44d	1	1.34mi
5839 Bagley Ave Apt D Twentynine Palms, CA	2.0	2.0	792	$1,550	$1.96	44d	1	1.36mi
5839 Bagley Ave Apt C Twentynine Palms, CA	2.0	2.0	792	$1,450	$1.83	44d	1	1.37mi
5839 Bagley Ave Unit 29 Twentynine Palms, CA	2.0	2.0	792	$1,450	$1.83	2d	1	1.37mi
6418 Cienega Dr Unit 29 Twentynine Palms, CA	1.0	1.0	600	$1,250	$2.08	44d	1	1.38mi
73942 Gorgonio Dr Twentynine Palms, CA	2.0	1.0	726	$1,300	$1.79	44d	1	1.42mi

Listing history 13 events

1. 2026-06-18
   status $109,900 Active 33 DOM
2. 2026-03-12
   status Pending Sale
3. 2026-02-11
   historical Active Under Contract
4. 2026-02-07
   listed $109,900 Active
5. 2008-12-12
   soldstatus $53,000 221-char remark

   Show marketing remark (221 chars)

   Fantastic opportunity at a terrific price. 2 bedrooms, 1 bath in 906 square feet. Sellers loss is your gain. Home sold “as is�. Buyer to verify all statements. Has carpet. Finished parking.

6. 2008-10-28
   historical 221-char remark

   Show marketing remark (221 chars)

   Fantastic opportunity at a terrific price. 2 bedrooms, 1 bath in 906 square feet. Sellers loss is your gain. Home sold “as is�. Buyer to verify all statements. Has carpet. Finished parking.

7. 2008-10-20
   listed $49,900 221-char remark

   Show marketing remark (221 chars)

   Fantastic opportunity at a terrific price. 2 bedrooms, 1 bath in 906 square feet. Sellers loss is your gain. Home sold “as is�. Buyer to verify all statements. Has carpet. Finished parking.

8. 2006-06-08
   soldstatus $123,000 210-char remark

   Show marketing remark (210 chars)

   Why rent when you can own. This home is priced right for the first time home buyer or investor. Home offers new WW carpet in Living Room and bedrooms, new vinyl tile floors, counter top in kitchen and new roof.

9. 2006-06-06
   soldstatus $122,500
10. 2006-05-06
    historical 210-char remark

    Show marketing remark (210 chars)

    Why rent when you can own. This home is priced right for the first time home buyer or investor. Home offers new WW carpet in Living Room and bedrooms, new vinyl tile floors, counter top in kitchen and new roof.

11. 2006-02-01
    listed $129,900 210-char remark

    Show marketing remark (210 chars)

    Why rent when you can own. This home is priced right for the first time home buyer or investor. Home offers new WW carpet in Living Room and bedrooms, new vinyl tile floors, counter top in kitchen and new roof.

12. 2000-07-17
    soldstatus $28,000
13. 1981-07-02
    soldstatus $34,500

ⓘ 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: $1,231 · $103/mo
• Projected year-2 tax: $1,231 · $103/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 9 d/yr ≥103°F today · 25 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,422
• − Mortgage interest: −$6,156
• − Property taxes: −$1,231
• − Insurance: −$550
• − Repairs & maintenance: −$1,474
• − Management: −$1,474
• − Depreciation: −$3,197
• Taxable income: $4,341
• Est. tax owed @ 24.0%: −$1,042
• After-tax cash flow: $4,815/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

+218.6% since first listed

12 events — show timeline

• 2026-03-12 Pending — CRMLS
• 2026-02-11 Contingent — CRMLS
• 2026-02-07 Listed $109,900 CRMLS
• 2008-12-12 Sold (MLS) $53,000 CRMLS
• 2008-10-28 Listing Removed — CRMLS
• 2008-10-20 Listed $49,900 CRMLS
• 2006-06-08 Sold (MLS) $123,000 PALM
• 2006-06-06 Sold (Public Records) $122,500 Public Records
• 2006-05-06 Delisted — PALM
• 2006-02-01 Listed $129,900 PALM
• 2000-07-17 Sold (Public Records) $28,000 Public Records
• 1981-07-02 Sold (Public Records) $34,500 Public Records

Property tax history

-1.2%/yr

Latest (2025): $1,231 · +6.4% YoY. Source: county tax records.