7425 Church St #126 · Yucca Valley, CA 92284

$35,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 65 Days on market

Built 1976 $26/sqft · 28% below area Est $48k · 28% under

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

Listing remarks MLS

Retire in comfort and style in this spacious double-wide mobile home, located in a tranquil senior community in beautiful Yucca Valley. This charming home offers an inviting open floor plan perfect for easy living and entertaining, with plenty of natural light streaming through large windows. With two bedrooms and two baths, this home provides both comfort and convenience. The bright, spacious kitchen has ample storage, and the private covered patio is ideal for relaxing desert evenings. The low-maintenance yard offers space for gardening or simply unwinding. The gated Community amenities include a clubhouse, pool, and planned activities to keep you engaged and connected. Live just minutes from scenic nature trails, local shopping, and the stunning vistas of Joshua Tree National Park. Here, in the heart of Yucca Valley, you can enjoy the serene desert landscape while staying connected to a friendly, vibrant community.

Key facts

• Large windows
• Low-maintenance yard
• Open floor plan

Tags

• OPEN FLOOR PLAN
• LARGE WINDOWS
• BRIGHT SPACIOUS KITCHEN
• PRIVATE COVERED PATIO
• LOW-MAINTENANCE YARD
• GATED COMMUNITY AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $35k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $35k).
• Recommended offer: $33k (6.0% below list) — sets the bar for market timing.
• Cap rate 51.3% 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; 18 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% 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 40% 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 $242 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 16y ago; this cycle's ask has dropped $8k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $32,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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. 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?
7. 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.
8. 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.
9. 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: 5.54% ✓
• Cap rate: 51.32%
• Cash-on-cash: 160.81%
• DSCR: 8.15
• GRM: 1.5

CMA / ARV

• ARV (median comp): $48,380
• List price: $35,000
• Delta: -27.66%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7425 Church St #111	0.05mi	2/2.0	1,344 (0%)	2mo	$47,500	$35	96
7425 Church St #67	0.00mi	2/2.0	1,344 (0%)	6mo	$64,997	$48	95
7425 Church St #149	0.07mi	2/2.0	1,420 (+6%)	0mo	$39,997	$28	87
7425 Church St #28	0.05mi	3/2.0 (+1)	1,404 (+4%)	1mo	$63,500	$45	84
7425 Church St #10	0.05mi	2/2.0	1,440 (+7%)	2mo	$47,500	$33	84
7501 Palm Ave #165	0.31mi	2/2.0	1,344 (0%)	9mo	$50,000	$37	78
7501 Palm Ave #74	0.31mi	2/2.0	1,248 (-7%)	2mo	$37,000	$30	72
7501 Palm Ave #103	0.31mi	2/2.0	1,248 (-7%)	6mo	$46,000	$37	69
7501 Palm Ave #97	0.31mi	2/2.0	1,440 (+7%)	11mo	$65,000	$45	64
56254 29 Palms Hwy #22	0.57mi	3/2.0 (+1)	1,248 (-7%)	7mo	$96,000	$77	51
56254 29 Palms Hwy #16	0.59mi	2/2.0	1,200 (-11%)	8mo	$51,000	$43	48
56254 29 Palms Hwy #116	0.57mi	2/2.0	1,152 (-14%)	9mo	$45,000	$39	42

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: —
• Equity multiple: 9.18×
• Total profit: $80,193
• Equity at exit: $5,219

10-year hold

• IRR: —
• Equity multiple: 20.07×
• Total profit: $186,864
• Equity at exit: $3,026

Cash invested: $9,800 (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: 1.5×

Monthly cashflow live

• Estimated rent: $1,938 high
• Mortgage (P&I): −$184
• Tax from tax record: −$20 /mo · $239/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $1,313

Break-even live

Break-even rent $276

Max offer price $35,000

Occupancy floor 27%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7397 Village Way Yucca Valley, CA	3.0	2.0	1501	$2,000	$1.33	43d	1	0.20mi
7496 Church St Yucca Valley, CA	2.0	2.0	987	$1,850	$1.87	18d	1	0.21mi
7448 Del Rio Vis Yucca Valley, CA	3.0	4.0	1770	$2,500	$1.41	43d	1	0.27mi
7616 Apache Trl Yucca Valley, CA	2.0	1.0	1008	$1,900	$1.88	43d	1	0.52mi
7028 Cholla Ave Yucca Valley, CA	3.0	2.0	1200	$1,895	$1.58	5d	1	0.52mi
6963 Tamarisk Ave Yucca Valley, CA	3.0	2.0	1200	$1,500	$1.25	18d	1	0.60mi
55897 Santa Fe Trl Yucca Valley, CA	3.0	2.0	1701	$2,300	$1.35	2d	1	0.65mi
56565 Sunnyslope Dr Yucca Valley, CA	3.0	2.0	1000	$1,800	$1.80	43d	1	0.75mi
7154 Barberry Ave Unit A Yucca Valley, CA	3.0	2.0	1100	$2,049	$1.86	18d	1	0.81mi
57004 Antelope Trl Yucca Valley, CA	2.0	2.0	1143	$2,050	$1.79	43d	1	0.86mi
56594 Joshua Dr Yucca Valley, CA	3.0	2.0	1307	$2,250	$1.72	43d	1	0.92mi
7420 Geronimo Trl Yucca Valley, CA	3.0	1.0	1280	$1,700	$1.33	43d	1	0.93mi
7453 Dumosa Ave Yucca Valley, CA	3.0	2.0	1394	$2,200	$1.58	43d	1	0.98mi
56769 Joshua Dr Yucca Valley, CA	1.0	1.0	1000	$1,000	$1.00	11d	1	1.04mi
56615 Bonanza Dr Yucca Valley, CA	2.0	1.5	1342	$1,900	$1.42	16d	1	1.11mi
56811 Desert Gold Dr Yucca Valley, CA	3.0	2.0	1375	$2,095	$1.52	43d	1	1.33mi
57472 Primrose Dr Unit 3 Yucca Valley, CA	2.0	2.0	1020	$1,600	$1.57	43d	1	1.40mi
55220 Airlane Dr Unit 14A Yucca Valley, CA	2.0	2.0	954	$1,510	$1.58	43d	1	1.48mi

Listing history 28 events

1. 2026-06-18
   days on market $35,000 Active 65 DOM
2. 2026-06-17
   days on market $35,000 Active 64 DOM
3. 2026-06-16
   days on market $35,000 Active 63 DOM
4. 2026-06-15
   days on market $35,000 Active 62 DOM
5. 2026-06-13
   days on market $35,000 Active 60 DOM
6. 2026-06-13
   days on market $35,000 Active 59 DOM
7. 2026-06-09
   days on market $35,000 Active 56 DOM
8. 2026-06-08
   days on market $35,000 Active 55 DOM
9. 2026-06-07
   days on market $35,000 Active 54 DOM
10. 2026-06-04
    days on market $35,000 Active 51 DOM
11. 2026-06-03
    days on market $35,000 Active 50 DOM
12. 2026-06-02
    days on market $35,000 Active 49 DOM
13. 2026-06-01
    days on market $35,000 Active 48 DOM
14. 2026-05-31
    days on market $35,000 Active 47 DOM
15. 2026-04-14
    listed $42,500 Active 932-char remark

    Show marketing remark (932 chars)

    Retire in comfort and style in this spacious double-wide mobile home, located in a tranquil senior community in beautiful Yucca Valley. This charming home offers an inviting open floor plan perfect for easy living and entertaining, with plenty of natural light streaming through large windows. With two bedrooms and two baths, this home provides both comfort and convenience. The bright, spacious kitchen has ample storage, and the private covered patio is ideal for relaxing desert evenings. The low-maintenance yard offers space for gardening or simply unwinding. The gated Community amenities include a clubhouse, pool, and planned activities to keep you engaged and connected. Live just minutes from scenic nature trails, local shopping, and the stunning vistas of Joshua Tree National Park. Here, in the heart of Yucca Valley, you can enjoy the serene desert landscape while staying connected to a friendly, vibrant community.

16. 2026-03-01
    historical
17. 2026-01-29
    status Active
18. 2026-01-21
    status Pending Sale
19. 2025-09-04
    listed $45,000 Active
20. 2021-02-01
    soldstatus $28,000 Closed Sale
21. 2021-01-05
    listed Active Under Contract
22. 2021-01-04
    listed $28,900
23. 2010-09-24
    soldstatus $4,500 Closed
24. 2010-09-24
    price $8,000 Closed
25. 2010-09-24
    soldstatus $4,500 Closed
26. 2010-09-16
    historical
27. 2010-06-24
    price $10,000
28. 2010-04-24
    listed $20,000 Active

ⓘ 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: $239 · $20/mo
• Projected year-2 tax: $266 · $22/mo
• Expected delta: +$27/yr (+$2/mo · 11.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 13 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,260
• − Mortgage interest: −$1,961
• − Property taxes: −$239
• − Insurance: −$175
• − Repairs & maintenance: −$1,861
• − Management: −$1,861
• − Depreciation: −$1,018
• Taxable income: $16,146
• Est. tax owed @ 24.0%: −$3,875
• After-tax cash flow: $11,884/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

+112.5% since first listed

14 events — show timeline

• 2026-04-14 Listed $42,500 CRMLS
• 2026-03-01 Listing Removed — CRMLS
• 2026-01-29 Relisted — CRMLS
• 2026-01-21 Pending — CRMLS
• 2025-09-04 Listed $45,000 CRMLS
• 2021-02-01 Sold (MLS) $28,000 CRMLS
• 2021-01-05 Listed — CRMLS
• 2021-01-04 Listed $28,900 CRMLS
• 2010-09-24 Sold (MLS) $4,500 GPSMLS
• 2010-09-24 Price Changed $8,000 GPSMLS
• 2010-09-24 Sold (MLS) $4,500 GPSMLS
• 2010-09-16 Listing Removed — GPSMLS
• 2010-06-24 Price Changed $10,000 GPSMLS
• 2010-04-24 Listed $20,000 GPSMLS

Property tax history

+14.8%/yr

Latest (2025): $239 · +51.3% YoY. Source: county tax records.