6555 Indian Cove Rd · Twentynine Palms, CA 92277

$610,000

None bd · 6.0 ba · 1,880 sqft · MultiFamily public records · 163 Days on market

Built 1952 2.25 ac 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 +8.7/10.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

INVESTMENT OPPORTUNITY! 6 Unit Complex on 2.5 acres in the very desirable Indian Cove neighborhood. Build multiple new Units with space to grow. Each unit has a 3/4 Bath, patio area and an on-site laundry. Solid Rental History. Many updates, more needed. Build another multi family unit or several smaller single family units. Endless opportunity.

Key facts

• 6 unit complex
• 3/4 bath
• Patio area

Tags

• 6 UNIT COMPLEX
• 2.5 ACRES
• 3/4 BATH
• PATIO AREA
• ON-SITE LAUNDRY
• SOLID RENTAL HISTORY

What this means for you Summary

Snapshot

• This is a ?-bed/6.0-bath multifamily listed at $610k.

Deal economics

• At list price, monthly cash flow is $3k ($35k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $610k).
• Recommended offer: $537k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 4.3% 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; 1 comparable units currently listed for rent nearby; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• At $8,329/mo this rent would consume 164% 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 $4k of loan paydown is wiped out by about $18k 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 $171k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($537k) is reasonable based on typical stale-listing flexibility.
• 28 sale attempts since 23y 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 $205k; list at $610k implies a 198% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 8→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $536,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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 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?
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 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: 1.37% ✓
• Cap rate: 11.99%
• Cash-on-cash: 20.35%
• DSCR: 1.91
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.45% rent growth · sell at horizon

5-year hold

• IRR: 14.1%
• Equity multiple: 1.57×
• Total profit: $97,755
• Equity at exit: $90,953

10-year hold

• IRR: 23.9%
• Equity multiple: 3.19×
• Total profit: $373,949
• Equity at exit: $52,742

Cash invested: $170,800 (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 92277

• Home prices YoY: -3.1%
• Rents YoY: 4.5%
• Active inventory: 734
• Price-to-rent: 36.6×

Monthly cashflow live

• Estimated rent: $8,329 medium
• Mortgage (P&I): −$3,199
• Tax from tax record: −$230 /mo · $2,765/yr
• Insurance: −$254
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,749
• Net cashflow: $2,896

Break-even live

Break-even rent $4,663

Max offer price $610,000

Occupancy floor 60%

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

Units	Beds	Baths	Est. rent
▸ 6× units	3	0.75	$8,328
Total (6 units)			$8,329

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: $152,500
• Closing costs: $18,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7129 Ivanpah Ave Twentynine Palms, CA	3.0	2.0	1250	$2,200	$1.76	43d	1	0.73mi

Listing history 50 events

1. 2026-06-18
   days on market $610,000 Active 163 DOM
2. 2026-06-17
   days on market $610,000 Active 162 DOM
3. 2026-06-16
   days on market $610,000 Active 161 DOM
4. 2026-06-15
   days on market $610,000 Active 160 DOM
5. 2026-06-13
   days on market $610,000 Active 158 DOM
6. 2026-06-13
   days on market $610,000 Active 157 DOM
7. 2026-06-09
   days on market $610,000 Active 154 DOM
8. 2026-06-08
   days on market $610,000 Active 153 DOM
9. 2026-06-07
   days on market $610,000 Active 152 DOM
10. 2026-06-04
    days on market $610,000 Active 149 DOM
11. 2026-06-03
    days on market $610,000 Active 148 DOM
12. 2026-06-02
    days on market $610,000 Active 147 DOM
13. 2026-06-01
    days on market $610,000 Active 146 DOM
14. 2026-05-31
    days on market $610,000 Active 145 DOM
15. 2026-01-06
    listed $610,000 Active 350-char remark

    Show marketing remark (350 chars)

    INVESTMENT OPPORTUNITY! 6 Unit Complex on 2.5 acres in the very desirable Indian Cove neighborhood. Build multiple new Units with space to grow. Each unit has a 3/4 Bath, patio area and an on-site laundry. Solid Rental History. Many updates, more needed. Build another multi family unit or several smaller single family units. Endless opportunity.

16. 2026-01-01
    historical $750
17. 2025-12-17
    listed $750
18. 2025-10-10
    historical
19. 2025-04-30
    listed $610,000 Active
20. 2018-12-12
    soldstatus $205,000 Closed Sale
21. 2018-12-10
    soldstatus $202,500
22. 2018-11-30
    historical Active Under Contract
23. 2017-09-11
    listed $275,000 Active
24. 2017-08-31
    historical
25. 2017-08-31
    historical
26. 2016-12-16
    price $275,000
27. 2016-05-11
    historical
28. 2016-05-11
    historical
29. 2016-05-10
    listed $295,000 Active
30. 2016-05-10
    listed $275,000
31. 2016-02-17
    listed $295,000 Active
32. 2016-02-15
    listed $295,000
33. 2015-12-31
    historical
34. 2015-12-31
    historical
35. 2015-11-04
    historical
36. 2015-11-04
    historical
37. 2015-11-03
    listed $295,000 Active
38. 2015-11-03
    listed $295,000
39. 2015-09-06
    listed $275,000 Active
40. 2015-09-04
    historical
41. 2015-09-04
    historical
42. 2015-09-01
    listed $275,000
43. 2015-08-27
    listed $295,000 Active
44. 2015-08-26
    listed $295,000
45. 2015-07-08
    historical
46. 2015-07-08
    historical
47. 2015-01-10
    listed $295,000 Active
48. 2015-01-08
    listed $295,000
49. 2014-12-23
    historical
50. 2014-01-23
    listed $295,000 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: $2,765 · $230/mo
• Projected year-2 tax: $4,636 · $386/mo
• Expected delta: +$1,871/yr (+$156/mo · 67.7%)

ⓘ 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 8 d/yr ≥101°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $99,948
• − Mortgage interest: −$34,169
• − Property taxes: −$2,765
• − Insurance: −$3,050
• − Repairs & maintenance: −$7,996
• − Management: −$7,996
• − Depreciation: −$17,745
• Taxable income: $26,227
• Est. tax owed @ 24.0%: −$6,294
• After-tax cash flow: $28,463/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

+1526.7% since first listed

64 events — show timeline

• 2026-01-06 Listed $610,000 CRMLS
• 2026-01-01 Rental Removed $750 APPFOLIO
• 2025-12-17 Listed for Rent $750 APPFOLIO
• 2025-10-10 Listing Removed — CRMLS
• 2025-04-30 Listed $610,000 CRMLS
• 2018-12-12 Sold (MLS) $205,000 CRMLS
• 2018-12-10 Sold (Public Records) $202,500 Public Records
• 2018-11-30 Contingent — CRMLS
• 2017-09-11 Listed $275,000 CRMLS
• 2017-08-31 Listing Removed — SDMLS
• 2017-08-31 Listing Removed — CRMLS
• 2016-12-16 Price Changed $275,000 CRMLS
• 2016-05-11 Listing Removed — SDMLS
• 2016-05-11 Listing Removed — CRMLS
• 2016-05-10 Listed $295,000 CRMLS
• 2016-05-10 Listed $275,000 SDMLS
• 2016-02-17 Listed $295,000 CRMLS
• 2016-02-15 Listed $295,000 SDMLS
• 2015-12-31 Listing Removed — CRMLS
• 2015-12-31 Listing Removed — SDMLS
• 2015-11-04 Listing Removed — SDMLS
• 2015-11-04 Listing Removed — CRMLS
• 2015-11-03 Listed $295,000 CRMLS
• 2015-11-03 Listed $295,000 SDMLS
• 2015-09-06 Listed $275,000 CRMLS
• 2015-09-04 Listing Removed — CRMLS
• 2015-09-04 Listing Removed — SDMLS
• 2015-09-01 Listed $275,000 SDMLS
• 2015-08-27 Listed $295,000 CRMLS
• 2015-08-26 Listed $295,000 SDMLS
• 2015-07-08 Listing Removed — SDMLS
• 2015-07-08 Listing Removed — CRMLS
• 2015-01-10 Listed $295,000 CRMLS
• 2015-01-08 Listed $295,000 SDMLS
• 2014-12-23 Listing Removed — CRMLS
• 2014-01-23 Listed $295,000 CRMLS
• 2014-01-19 Listing Removed — CRMLS
• 2013-12-03 Price Changed $265,000 CRMLS
• 2013-09-11 Listed $275,000 CRMLS
• 2013-08-28 Listing Removed — CRMLS
• 2013-05-01 Price Changed $395,000 CRMLS
• 2013-04-05 Listed $295,000 CRMLS
• 2012-06-29 Listing Removed — CRMLS
• 2011-06-16 Listed $400,000 CRMLS
• 2011-02-03 Listing Removed — CRMLS
• 2010-08-02 Listed $400,000 CRMLS
• 2010-01-01 Listing Removed — CRMLS
• 2009-01-16 Listed $399,900 CRMLS
• 2009-01-02 Listing Removed — CRMLS
• 2008-12-24 Relisted — CRMLS
• 2008-12-24 Price Changed $400,000 CRMLS
• 2008-12-12 Listing Removed — CRMLS
• 2006-09-08 Listed $395,000 CRMLS
• 2006-02-26 Listing Removed — CRMLS
• 2006-01-31 Listed $400,000 CRMLS
• 2005-10-13 Sold (Public Records) $350,000 Public Records
• 2005-09-27 Sold (MLS) $400,000 CRMLS
• 2005-07-22 Listed $400,000 CRMLS
• 2003-11-07 Sold (Public Records) $165,000 Public Records
• 2003-11-06 Sold (MLS) $165,000 CRMLS
• 2003-09-25 Listing Removed — GPSMLS
• 2003-08-19 Listed $179,000 GPSMLS
• 2003-08-01 Listed $179,900 CRMLS
• 2001-06-05 Sold (Public Records) $37,500 Public Records

Property tax history

-2.7%/yr

Latest (2025): $2,765 · +5.0% YoY. Source: county tax records.