7501 Palm Ave #134 · Yucca Valley, CA 92284

$40,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 104 Days on market

Built 1979 $28/sqft · 19% below area Est $49k · 19% 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

Welcome to this beautifully maintained double-wide mobile home located in the highly desirable Gates of Spain 55+ community. From the moment you enter, you’re greeted by a bright and inviting front living room that flows seamlessly into the dining area that's perfect for entertaining or relaxing at home. The spacious kitchen offers abundant cabinetry and a cozy eat-in nook, opening to a comfortable sitting room with a convenient sliding glass door that leads to one of the covered patio areas, ideal for enjoying morning coffee or evening breezes. Inside the home, you'll find a dedicated laundry area with washer and dryer, along with an additional side door that provides easy access to the covered parking area, which can also double as another shaded patio space. The storage shed is wired with electricity, making it perfect for hobbies, projects, or well-lit storage. Both bedrooms are generously sized and feature their own bathrooms. The primary suite includes a large soaking tub, separate shower, and linen storage for added convenience. The guest bathroom offers a Jack-and-Jill layout, allowing it to function as either a private bath for the guest bedroom or a convenient guest bath accessible from the laundry area. Additional highlights include a newer A/C unit installed within the past 10 years, a new water heater installed within the past 3 years, and charming peek-a-boo views from the back of the property. Residents of Gates of Spain enjoy a vibrant lifestyle with a clubhouse just steps away featuring a pool and community activities, along with the convenience of on-site management. This wonderful home is ready for its next owner, so schedule your private tour today!

Key facts

• Covered patio areas
• Spacious kitchen
• Cozy eat-in nook

Tags

• GATES OF SPAIN COMMUNITY
• BRIGHT FRONT LIVING ROOM
• SPACIOUS KITCHEN
• COZY EAT-IN NOOK
• COMFORTABLE SITTING ROOM
• COVERED PATIO AREAS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $40k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Recommended offer: $36k (9.0% below list) — sets the bar for market timing.
• Cap rate 45.8% 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 41% 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 $277 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 $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($36k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $16k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $40k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); moderate wildfire risk; extreme-heat days projected 8→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $36,400 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 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 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 5.04% ✓
• Cap rate: 45.75%
• Cash-on-cash: 140.93%
• DSCR: 7.27
• GRM: 1.7

CMA / ARV

• ARV (median comp): $49,260
• List price: $40,000
• Delta: -18.80%
• Verdict: UNDERPRICED
• Comps: 17 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 #10	0.17mi	2/2.0	1,440 (0%)	2mo	$47,500	$33	90
7501 Palm Ave #97	0.09mi	2/2.0	1,440 (0%)	11mo	$65,000	$45	86
7425 Church St #149	0.29mi	2/2.0	1,420 (-1%)	0mo	$39,997	$28	84
7425 Church St #28	0.17mi	3/2.0 (+1)	1,404 (-2%)	1mo	$63,500	$45	82
7501 Palm Ave #179	0.12mi	2/2.0	1,430 (-1%)	14mo	$100,000	$70	82
7425 Church St #111	0.17mi	2/2.0	1,344 (-7%)	2mo	$47,500	$35	79
7501 Palm Ave #165	0.09mi	2/2.0	1,344 (-7%)	9mo	$50,000	$37	77
7425 Church St #67	0.22mi	2/2.0	1,344 (-7%)	6mo	$64,997	$48	74
7501 Palm Ave #74	0.09mi	2/2.0	1,248 (-13%)	2mo	$37,000	$30	72
7425 Church St Spc 104	0.17mi	2/2.0	1,340 (-7%)	14mo	$69,900	$52	69
7501 Palm Ave #103	0.09mi	2/2.0	1,248 (-13%)	6mo	$46,000	$37	69
7425 Church St Spc 131	0.17mi	3/2.0 (+1)	1,500 (+4%)	14mo	$70,000	$47	68

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: 7.40×
• Total profit: $71,721
• Equity at exit: $5,964

10-year hold

• IRR: —
• Equity multiple: 16.19×
• Total profit: $170,131
• Equity at exit: $3,458

Cash invested: $11,200 (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: 1.7×

Monthly cashflow live

• Estimated rent: $2,015 high
• Mortgage (P&I): −$210
• Tax est. 1.5%: −$50 /mo · $600/yr
• Insurance: −$17
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $1,190

Break-even live

Break-even rent $508

Max offer price $40,000

Occupancy floor 36%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7448 Del Rio Vis Yucca Valley, CA	3.0	4.0	1770	$2,500	$1.41	43d	1	0.18mi
7397 Village Way Yucca Valley, CA	3.0	2.0	1501	$2,000	$1.33	43d	1	0.18mi
7496 Church St Yucca Valley, CA	2.0	2.0	987	$1,850	$1.87	18d	1	0.33mi
7616 Apache Trl Yucca Valley, CA	2.0	1.0	1008	$1,900	$1.88	43d	1	0.62mi
7028 Cholla Ave Yucca Valley, CA	3.0	2.0	1200	$1,895	$1.58	4d	1	0.68mi
56594 Joshua Dr Yucca Valley, CA	3.0	2.0	1307	$2,250	$1.72	43d	1	0.75mi
7154 Barberry Ave Unit A Yucca Valley, CA	3.0	2.0	1100	$2,049	$1.86	18d	1	0.75mi
6963 Tamarisk Ave Yucca Valley, CA	3.0	2.0	1200	$1,500	$1.25	18d	1	0.76mi
57004 Antelope Trl Yucca Valley, CA	2.0	2.0	1143	$2,050	$1.79	43d	1	0.79mi
7453 Dumosa Ave Yucca Valley, CA	3.0	2.0	1394	$2,200	$1.58	43d	1	0.81mi
55897 Santa Fe Trl Yucca Valley, CA	3.0	2.0	1701	$2,300	$1.35	1d	1	0.83mi
56769 Joshua Dr Yucca Valley, CA	1.0	1.0	1000	$1,000	$1.00	10d	1	0.84mi
56565 Sunnyslope Dr Yucca Valley, CA	3.0	2.0	1000	$1,800	$1.80	43d	1	0.85mi
56615 Bonanza Dr Yucca Valley, CA	2.0	1.5	1342	$1,900	$1.42	16d	1	0.94mi
7420 Geronimo Trl Yucca Valley, CA	3.0	1.0	1280	$1,700	$1.33	43d	1	1.11mi
56811 Desert Gold Dr Yucca Valley, CA	3.0	2.0	1375	$2,095	$1.52	43d	1	1.14mi
57472 Primrose Dr Unit 3 Yucca Valley, CA	2.0	2.0	1020	$1,600	$1.57	43d	1	1.28mi
8523 Barberry Ave Yucca Valley, CA	3.0	2.0	1448	$3,325	$2.30	43d	1	1.46mi

Listing history 19 events

1. 2026-06-18
   days on market $40,000 Active 104 DOM
2. 2026-06-17
   days on market $40,000 Active 103 DOM
3. 2026-06-16
   days on market $40,000 Active 102 DOM
4. 2026-06-15
   days on market $40,000 Active 101 DOM
5. 2026-06-13
   days on market $40,000 Active 99 DOM
6. 2026-06-13
   days on market $40,000 Active 98 DOM
7. 2026-06-09
   days on market $40,000 Active 95 DOM
8. 2026-06-08
   days on market $40,000 Active 94 DOM
9. 2026-06-07
   days on market $40,000 Active 93 DOM
10. 2026-06-04
    days on market $40,000 Active 90 DOM
11. 2026-06-03
    days on market $40,000 Active 89 DOM
12. 2026-06-02
    days on market $40,000 Active 88 DOM
13. 2026-06-01
    days on market $40,000 Active 87 DOM
14. 2026-05-31
    days on market $40,000 Active 86 DOM
15. 2026-05-15
    price $40,000 1703-char remark

    Show marketing remark (1703 chars)

    Welcome to this beautifully maintained double-wide mobile home located in the highly desirable Gates of Spain 55+ community. From the moment you enter, you’re greeted by a bright and inviting front living room that flows seamlessly into the dining area that's perfect for entertaining or relaxing at home. The spacious kitchen offers abundant cabinetry and a cozy eat-in nook, opening to a comfortable sitting room with a convenient sliding glass door that leads to one of the covered patio areas, ideal for enjoying morning coffee or evening breezes. Inside the home, you'll find a dedicated laundry area with washer and dryer, along with an additional side door that provides easy access to the covered parking area, which can also double as another shaded patio space. The storage shed is wired with electricity, making it perfect for hobbies, projects, or well-lit storage. Both bedrooms are generously sized and feature their own bathrooms. The primary suite includes a large soaking tub, separate shower, and linen storage for added convenience. The guest bathroom offers a Jack-and-Jill layout, allowing it to function as either a private bath for the guest bedroom or a convenient guest bath accessible from the laundry area. Additional highlights include a newer A/C unit installed within the past 10 years, a new water heater installed within the past 3 years, and charming peek-a-boo views from the back of the property. Residents of Gates of Spain enjoy a vibrant lifestyle with a clubhouse just steps away featuring a pool and community activities, along with the convenience of on-site management. This wonderful home is ready for its next owner, so schedule your private tour today!

16. 2026-03-06
    listed $56,000 Active 1703-char remark

    Show marketing remark (1703 chars)

    Welcome to this beautifully maintained double-wide mobile home located in the highly desirable Gates of Spain 55+ community. From the moment you enter, you’re greeted by a bright and inviting front living room that flows seamlessly into the dining area that's perfect for entertaining or relaxing at home. The spacious kitchen offers abundant cabinetry and a cozy eat-in nook, opening to a comfortable sitting room with a convenient sliding glass door that leads to one of the covered patio areas, ideal for enjoying morning coffee or evening breezes. Inside the home, you'll find a dedicated laundry area with washer and dryer, along with an additional side door that provides easy access to the covered parking area, which can also double as another shaded patio space. The storage shed is wired with electricity, making it perfect for hobbies, projects, or well-lit storage. Both bedrooms are generously sized and feature their own bathrooms. The primary suite includes a large soaking tub, separate shower, and linen storage for added convenience. The guest bathroom offers a Jack-and-Jill layout, allowing it to function as either a private bath for the guest bedroom or a convenient guest bath accessible from the laundry area. Additional highlights include a newer A/C unit installed within the past 10 years, a new water heater installed within the past 3 years, and charming peek-a-boo views from the back of the property. Residents of Gates of Spain enjoy a vibrant lifestyle with a clubhouse just steps away featuring a pool and community activities, along with the convenience of on-site management. This wonderful home is ready for its next owner, so schedule your private tour today!

17. 2017-03-31
    soldstatus $22,000 Closed Sale 239-char remark

    Show marketing remark (239 chars)

    Gates of Spain , senior park, 2 bedrooms, 2 bath, very clean, large floor plan 1440 sq. feet . The mobile home features forced air, heating and air conditioning, refrigerator, washer, dryer, clean carpet, nice porch and desert landscaping.

18. 2017-03-22
    status Pending Sale 239-char remark

    Show marketing remark (239 chars)

    Gates of Spain , senior park, 2 bedrooms, 2 bath, very clean, large floor plan 1440 sq. feet . The mobile home features forced air, heating and air conditioning, refrigerator, washer, dryer, clean carpet, nice porch and desert landscaping.

19. 2017-01-25
    listed $25,900 Active 239-char remark

    Show marketing remark (239 chars)

    Gates of Spain , senior park, 2 bedrooms, 2 bath, very clean, large floor plan 1440 sq. feet . The mobile home features forced air, heating and air conditioning, refrigerator, washer, dryer, clean carpet, nice porch and desert landscaping.

ⓘ 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 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 8 d/yr ≥97°F today · 22 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: $24,179
• − Mortgage interest: −$2,241
• − Property taxes: −$600
• − Insurance: −$1,702
• − Repairs & maintenance: −$1,934
• − Management: −$1,934
• − Depreciation: −$1,164
• Taxable income: $14,603
• Est. tax owed @ 24.0%: −$3,505
• After-tax cash flow: $10,777/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
• 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

+54.4% since first listed

5 events — show timeline

• 2026-05-15 Price Changed $40,000 CRMLS
• 2026-03-06 Listed $56,000 CRMLS
• 2017-03-31 Sold (MLS) $22,000 CRMLS
• 2017-03-22 Pending — CRMLS
• 2017-01-25 Listed $25,900 CRMLS