14591 Monterey · Adelanto, CA 92301

$375,000

4 bd · 3.0 ba · 2,004 sqft · SingleFamily public records · 9 Days on market

Built 1996 9,000 sqft lot Est $509k · 26% under

---

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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +8.6/30.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Livability +2.4/5.0
• Schools +2.2/10.0
• 1% rule +1.9/10.0

Listing remarks

This 4 bedroom 3 bath home on a cul de sac with a large lot can be made into your dream home. Upon entering the home you will find the living/dining room combo. You will also find the kitchen and family room, bedroom and bath. Upstairs 3 more bedrooms and two baths. Bring your paint and tools and make this your dream home.

Key facts

• 9,000 sq ft lot
• 2 garage spots
• Built 1996

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: Attached garage; 2 garage spaces (2 total parking spaces)
• Utilities: Public sewer; District / public water
• Home design: House; Two-story; Entry on level 1
• Construction: No ADU; Year built source: Assessor
• Exterior features: Located on a cul-de-sac; No pool

Interior

• Kitchen: Kitchen (details not specified)
• Bedrooms: Main floor bedroom
• Flooring: Tile flooring; Carpet flooring
• Bathrooms: Three full bathrooms
• Heating & cooling: Central heating (furnace); Central cooling
• Interior features: Two levels; Ground-level entry; Main-floor bedroom; Main-level bathroom; Bonus room; Living room; Family room; Kitchen
• Laundry & utility: Interior laundry in a dedicated room

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $-323 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $318k (15.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (31.2% below list).
• Recommended offer: $258k (31.2% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 4.2% in Adelanto — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 47/100 on livability (#1,250 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: crime D, amenities F, commute F.
• Victor Valley Union High (urban): math 25% / reading 25% proficiency, ranked #407 of 517 in CA (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Gus Franklin Jr. (math 24% / reading 24%, grade F, #973 of 1,571 statewide, top 73%, 549 students, 63% FRL); Mesa Linda Middle (775 students, 77% FRL); Adelanto High (2,223 students, 71% FRL) — zoned schools at 70% FRL track the district average.
• Market conditions: Rents rising fast (+4.7%/yr); 631 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $2,579/mo this rent would consume 45% of the median local household income ($69k/yr) (locally 1345% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $40k of equity ($3k loan paydown + $38k 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 ~$64k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $86k; list at $375k implies a 334% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 2→7/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $257,923 (31.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.69% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.69%
• DSCR: 0.84
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $509,016
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11566 Azalia Dr	0.20mi	4/3.0	2,227 (+11%)	1mo	$441,450	$198	71
14803 Bo Ct	0.42mi	5/3.0 (+1)	1,947 (-3%)	2mo	$430,000	$221	69
11075 Paso Blanco	0.70mi	4/3.0	1,981 (-1%)	1mo	$445,000	$225	64
14245 Purple Cyn	0.56mi	3/2.5 (-1)	1,947 (-3%)	3mo	$415,000	$213	59
11483 Russet	0.41mi	4/2.5	1,815 (-9%)	5mo	$460,000	$253	59
11542 Villa St	0.21mi	5/3.0 (+1)	1,713 (-14%)	6mo	$460,000	$269	56
11409 Bellevue	0.51mi	4/2.0	1,790 (-11%)	4mo	$475,000	$265	51
14961 Decarlo Dr	0.71mi	4/3.0	1,874 (-6%)	7mo	$503,415	$269	50
14966 Decarlo Dr	0.75mi	4/3.0	1,874 (-6%)	6mo	$502,260	$268	49
15158 Biltmore St	0.74mi	4/2.5	2,196 (+10%)	3mo	$425,000	$194	45
14958 Decarlo Dr	0.74mi	4/2.5	1,775 (-11%)	6mo	$512,129	$289	40
14960 Coppola Dr	0.74mi	4/2.5	1,775 (-11%)	8mo	$450,000	$254	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 4.68% rent growth · sell at horizon

5-year hold

• IRR: 22.1%
• Equity multiple: 2.79×
• Total profit: $188,012
• Equity at exit: $337,830

10-year hold

• IRR: 20.2%
• Equity multiple: 6.52×
• Total profit: $579,253
• Equity at exit: $728,543

Cash invested: $105,000 (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 92301

• Home prices YoY: 10.0%
• Rents YoY: 4.7%
• Active inventory: 631
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,579 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$237 /mo · $2,850/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$542
• Net cashflow: $-323

Break-even live

Break-even rent $2,988

Max offer price $317,996

Occupancy floor —

Sensitivity live

Price	-10% $-110	-5% $-217	+0% $-323	+5% $-429	+10% $-535
Rent	-10% $-526	-5% $-425	+0% $-323	+5% $-221	+10% $-119
Rate	-1.0pp $-134	-0.5pp $-227	base $-323	+0.5pp $-420	+1.0pp $-519

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14513 Palm St Adelanto, CA	3.0	2.0	1500	$2,300	$1.53	0d	1	0.14mi
14245 Tierra del Sur St Adelanto, CA	4.0	3.0	2100	$3,200	$1.52	0d	1	0.62mi
14312 Sierra Grande St Adelanto, CA	3.0	2.0	1463	$1,900	$1.30	16d	1	0.74mi
13809 Brynwood St Victorville, CA	3.0	2.0	1492	$2,497	$1.67	14d	1	1.15mi
13809 Brynwood St Victorville, CA	3.0	2.0	1492	$2,497	$1.67	25d	1	1.15mi
14914 Binford Ave Adelanto, CA	4.0	2.0	1468	$2,400	$1.63	12d	1	1.23mi
11860 Lupin Rd Adelanto, CA	4.0	2.0	1902	$2,350	$1.24	22d	1	1.25mi
13574 Fern Pine St Victorville, CA	5.0	3.0	2431	$2,800	$1.15	26d	1	1.46mi
10374 San Andreas St Adelanto, CA	3.0	2.5	1583	$2,350	$1.48	45d	1	1.48mi

Listing history 7 events

1. 2026-06-21
   days on market $375,000 Active 9 DOM
2. 2026-06-18
   days on market $375,000 Active 6 DOM
3. 2026-06-17
   days on market $375,000 Active 5 DOM
4. 2026-06-16
   days on market $375,000 Active 4 DOM
5. 2026-06-15
   days on market $375,000 Active 3 DOM
6. 2026-06-13
   remarks 324-char remark
7. 2026-06-13
   listed $375,000 Active 1 DOM

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

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $2,850 · $237/mo
• Projected year-2 tax: $2,850 · $238/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 D · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 2 d/yr ≥97°F today · 7 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 18 unhealthy d/yr today · 23 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,951
• − Mortgage interest: −$21,006
• − Property taxes: −$2,850
• − Insurance: −$1,875
• − Repairs & maintenance: −$2,476
• − Management: −$2,476
• − Depreciation: −$10,909
• Taxable loss: −$10,641
• Est. tax savings @ 24.0%: +$2,554
• After-tax cash flow: $-1,318/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: Victor Valley Union High
• NCES district ID: 0636972
• Math proficiency: 25% ▲ 6.00%
• Reading proficiency: 25% ▼ -12.00%
• Median HH income: $45,112
• Composite: 21.6/100
• National rank: #8296
• State rank: #407 of 517 in CA

Livability — Adelanto

• Score: 47/100
• State rank: #1250
• US rank: #26338

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Adelanto, CA
• County: San Bernardino County · 2,030,291 people
• City population: 38,577
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 38,577
• Household income: $68,676
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 1345.0

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: Predominantly Hispanic (69%)
• Race & ethnicity: Hispanic / Latino 69% Two or more races 34% Black 15% White 9% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 58%
• Foreign-born: 18% · Canada
• Languages at home: 52% English-only · Spanish 46%

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: ▲ 41.09%
• Current HPI: 453.6071
• Rent YoY: ▲ 4.68%
• 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

+217.8% since first listed

4 events — show timeline

• 2026-06-12 Listed $375,000 CRMLS
• 1999-04-01 Sold (Public Records) $86,500 Public Records
• 1998-11-06 Sold (Public Records) $131,776 Public Records
• 1996-07-29 Sold (Public Records) $118,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $2,850 · +8.1% YoY. Source: county tax records.