54999 Martinez Trl #14 · Yucca Valley, CA 92284

$42,000

1 bd · 1.0 ba · 720 sqft · Manufactured public records · 98 Days on market

Built 1974 $58/sqft · at area comps Est $61k · 31% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

2 bed 2 bath beauty in the heart of Country Club Estates senior park. You can walk or drive your golf cart over to the Hawks golf course, just a few minutes away. Park includes a pool and unbeatable view. Nicest park in the area! Manufactured home comes with refrigerator and washer/dryer. This is a rare find, clean inside and out. Comes with a Gazebo and outdoor entertainment/ dining area. Shed on the property. Great place for any senior ready to relax and enjoy life!

Key facts

• Shed
• Hawks golf course
• Gazebo

Tags

• HAWKS GOLF COURSE
• POOL
• UNBEATABLE VIEW
• GAZEBO
• SHED

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $42k.

Deal economics

• At list price, monthly cash flow is $799 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $42k).
• Recommended offer: $38k (9.0% below list) — sets the bar for market timing.
• Cap rate 29.1% 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; 2 comparable units currently listed for rent nearby; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $290 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 $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($38k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $12k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $42k implies a 425% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $38,220 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 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 1974 — 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: 3.28% ✓
• Cap rate: 29.12%
• Cash-on-cash: 81.54%
• DSCR: 4.63
• GRM: 2.5

CMA / ARV

• ARV (median comp): $60,905
• List price: $42,000
• Delta: -31.04%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7484 Kickapoo Trl	0.33mi	2/2.0 (+1)	720 (0%)	14mo	$23,000	$32	64
54999 Martinez Trl #48	0.00mi	2/2.0 (+1)	800 (+11%)	22mo	$54,000	$68	54
55524 Yucca Trl #80	0.72mi	2/1.0 (+1)	696 (-3%)	6mo	$63,160	$91	51
55524 Yucca Trl #55	0.70mi	2/1.0 (+1)	756 (+5%)	5mo	$55,000	$73	50
7484 Kickapoo Trl #6	0.31mi	2/2.0 (+1)	800 (+11%)	12mo	$20,000	$25	48

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: 83.1%
• Equity multiple: 4.88×
• Total profit: $45,681
• Equity at exit: $6,262

10-year hold

• IRR: 86.6%
• Equity multiple: 10.52×
• Total profit: $111,995
• Equity at exit: $3,631

Cash invested: $11,760 (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: 2.5×

Monthly cashflow live

• Estimated rent: $1,379 medium
• Mortgage (P&I): −$220
• Tax est. 1.5%: −$52 /mo · $630/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $799

Break-even live

Break-even rent $367

Max offer price $42,000

Occupancy floor 37%

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: $10,500
• Closing costs: $1,260
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7434 Cherokee Trl Unit D Yucca Valley, CA	1.0	1.0	608	$1,100	$1.81	43d	1	1.13mi
7239 Cherokee Trl Yucca Valley, CA	1.0	1.0	550	$1,429	$2.60	1d	1	1.20mi

Listing history 25 events

1. 2026-06-18
   days on market $42,000 Active 98 DOM
2. 2026-06-17
   days on market $42,000 Active 97 DOM
3. 2026-06-16
   days on market $42,000 Active 96 DOM
4. 2026-06-15
   days on market $42,000 Active 95 DOM
5. 2026-06-13
   days on market $42,000 Active 93 DOM
6. 2026-06-13
   days on market $42,000 Active 92 DOM
7. 2026-06-09
   days on market $42,000 Active 89 DOM
8. 2026-06-08
   days on market $42,000 Active 88 DOM
9. 2026-06-07
   days on market $42,000 Active 87 DOM
10. 2026-06-04
    days on market $42,000 Active 84 DOM
11. 2026-06-03
    days on market $42,000 Active 83 DOM
12. 2026-06-02
    days on market $42,000 Active 82 DOM
13. 2026-06-01
    days on market $42,000 Active 81 DOM
14. 2026-05-31
    days on market $42,000 Active 80 DOM
15. 2026-04-20
    price $48,500 472-char remark

    Show marketing remark (472 chars)

    2 bed 2 bath beauty in the heart of Country Club Estates senior park. You can walk or drive your golf cart over to the Hawks golf course, just a few minutes away. Park includes a pool and unbeatable view. Nicest park in the area! Manufactured home comes with refrigerator and washer/dryer. This is a rare find, clean inside and out. Comes with a Gazebo and outdoor entertainment/ dining area. Shed on the property. Great place for any senior ready to relax and enjoy life!

16. 2026-03-12
    listed $54,000 Active 472-char remark

    Show marketing remark (472 chars)

    2 bed 2 bath beauty in the heart of Country Club Estates senior park. You can walk or drive your golf cart over to the Hawks golf course, just a few minutes away. Park includes a pool and unbeatable view. Nicest park in the area! Manufactured home comes with refrigerator and washer/dryer. This is a rare find, clean inside and out. Comes with a Gazebo and outdoor entertainment/ dining area. Shed on the property. Great place for any senior ready to relax and enjoy life!

17. 2016-04-19
    soldstatus $8,000 Closed 659-char remark

    Show marketing remark (659 chars)

    Yes, two bdrms, and two baths! This mobile in the Country Club estates is a rare find. Remodeled with new floors, paint, and so much more! Cute, cute! You can walk or ride your cart right over to the golf course from here! Great porch, large carport, shed and very nice fenced yard and a backyard gazebo with privacy fence. This park is so lovely with a great club house, pool and more. The Hawks Landing Golf Course across the street has a lovely restaurant to enjoy, and the views of the course are amazing. This is one of the nicest senior parks you will find! Best buy in the park! So clean and some furnishings may be negotiated. Appliances are included.

18. 2016-04-19
    soldstatus $8,000 Closed 659-char remark

    Show marketing remark (659 chars)

    Yes, two bdrms, and two baths! This mobile in the Country Club estates is a rare find. Remodeled with new floors, paint, and so much more! Cute, cute! You can walk or ride your cart right over to the golf course from here! Great porch, large carport, shed and very nice fenced yard and a backyard gazebo with privacy fence. This park is so lovely with a great club house, pool and more. The Hawks Landing Golf Course across the street has a lovely restaurant to enjoy, and the views of the course are amazing. This is one of the nicest senior parks you will find! Best buy in the park! So clean and some furnishings may be negotiated. Appliances are included.

19. 2016-03-21
    status Pending 659-char remark

    Show marketing remark (659 chars)

    Yes, two bdrms, and two baths! This mobile in the Country Club estates is a rare find. Remodeled with new floors, paint, and so much more! Cute, cute! You can walk or ride your cart right over to the golf course from here! Great porch, large carport, shed and very nice fenced yard and a backyard gazebo with privacy fence. This park is so lovely with a great club house, pool and more. The Hawks Landing Golf Course across the street has a lovely restaurant to enjoy, and the views of the course are amazing. This is one of the nicest senior parks you will find! Best buy in the park! So clean and some furnishings may be negotiated. Appliances are included.

20. 2016-02-23
    price $8,900 659-char remark

    Show marketing remark (659 chars)

    Yes, two bdrms, and two baths! This mobile in the Country Club estates is a rare find. Remodeled with new floors, paint, and so much more! Cute, cute! You can walk or ride your cart right over to the golf course from here! Great porch, large carport, shed and very nice fenced yard and a backyard gazebo with privacy fence. This park is so lovely with a great club house, pool and more. The Hawks Landing Golf Course across the street has a lovely restaurant to enjoy, and the views of the course are amazing. This is one of the nicest senior parks you will find! Best buy in the park! So clean and some furnishings may be negotiated. Appliances are included.

21. 2016-02-15
    price $9,500 659-char remark

    Show marketing remark (659 chars)

    Yes, two bdrms, and two baths! This mobile in the Country Club estates is a rare find. Remodeled with new floors, paint, and so much more! Cute, cute! You can walk or ride your cart right over to the golf course from here! Great porch, large carport, shed and very nice fenced yard and a backyard gazebo with privacy fence. This park is so lovely with a great club house, pool and more. The Hawks Landing Golf Course across the street has a lovely restaurant to enjoy, and the views of the course are amazing. This is one of the nicest senior parks you will find! Best buy in the park! So clean and some furnishings may be negotiated. Appliances are included.

22. 2015-11-20
    price $9,999 659-char remark

    Show marketing remark (659 chars)

    Yes, two bdrms, and two baths! This mobile in the Country Club estates is a rare find. Remodeled with new floors, paint, and so much more! Cute, cute! You can walk or ride your cart right over to the golf course from here! Great porch, large carport, shed and very nice fenced yard and a backyard gazebo with privacy fence. This park is so lovely with a great club house, pool and more. The Hawks Landing Golf Course across the street has a lovely restaurant to enjoy, and the views of the course are amazing. This is one of the nicest senior parks you will find! Best buy in the park! So clean and some furnishings may be negotiated. Appliances are included.

23. 2015-09-17
    listed $12,000 Active 659-char remark

    Show marketing remark (659 chars)

    Yes, two bdrms, and two baths! This mobile in the Country Club estates is a rare find. Remodeled with new floors, paint, and so much more! Cute, cute! You can walk or ride your cart right over to the golf course from here! Great porch, large carport, shed and very nice fenced yard and a backyard gazebo with privacy fence. This park is so lovely with a great club house, pool and more. The Hawks Landing Golf Course across the street has a lovely restaurant to enjoy, and the views of the course are amazing. This is one of the nicest senior parks you will find! Best buy in the park! So clean and some furnishings may be negotiated. Appliances are included.

24. 2015-02-05
    historical
25. 2015-01-28
    listed $5,000 Active

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 6 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 12 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,547
• − Mortgage interest: −$2,353
• − Property taxes: −$630
• − Insurance: −$210
• − Repairs & maintenance: −$1,324
• − Management: −$1,324
• − Depreciation: −$1,222
• Taxable income: $9,485
• Est. tax owed @ 24.0%: −$2,276
• After-tax cash flow: $7,313/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

+870.0% since first listed

11 events — show timeline

• 2026-04-20 Price Changed $48,500 GPSMLS
• 2026-03-12 Listed $54,000 GPSMLS
• 2016-04-19 Sold (MLS) $8,000 GPSMLS
• 2016-04-19 Sold (MLS) $8,000 GPSMLS
• 2016-03-21 Pending — GPSMLS
• 2016-02-23 Price Changed $8,900 GPSMLS
• 2016-02-15 Price Changed $9,500 GPSMLS
• 2015-11-20 Price Changed $9,999 GPSMLS
• 2015-09-17 Listed $12,000 GPSMLS
• 2015-02-05 Listing Removed — CRMLS
• 2015-01-28 Listed $5,000 CRMLS