16010 Olive · Hesperia, CA 92345

$589,900

6 bd · 3.0 ba · 2,262 sqft · MultiFamily public records · 83 Days on market

Built 1979 0.26 ac lot $261/sqft · 36% above area Est $433k · 36% over

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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).

• Cash flow +19.2/30.0
• DSCR +6.1/10.0
• 1% rule +4.6/10.0
• Rent growth +3.2/5.0
• Schools +2.6/10.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Great Opportunity to add this Triplex to your portfolio! This property consists of three units all 2 bedrooms, One bathroom each. Individual backyards, large courtyard for the tenants to gather around, each unit has its own single car garage, with plenty of extra parking accommodations. There is an extra owner's storage unit and individual laundry room currently not being used that could generate additional income. They say opportunity knocks twice, is this your first or second time? Don't let this one pass you by!

Key facts

• Individual backyards
• Large courtyard
• 0.26 acre lot

Tags

• INDIVIDUAL BACKYARDS
• LARGE COURTYARD
• EXTRA OWNER'S STORAGE UNIT
• INDIVIDUAL LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $590k.

Deal economics

• At list price, monthly cash flow is $642 ($8k/yr) — positive. Per door: $214/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $563k (4.5% below list).
• Recommended offer: $555k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.7% in Hesperia — 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 52/100 on livability (#1,009 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: employment D, schools F, crime D-.
• Hesperia Unified (suburban): math 20% / reading 39% proficiency, ranked #353 of 517 in CA (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.9%/yr); 479 active listings in the ZIP; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• At $5,634/mo this rent would consume 97% of the median local household income ($69k/yr) (locally 2768% 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.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($555k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $475k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major 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 $554,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.96% ✗
• Cap rate: 7.60%
• Cash-on-cash: 4.67%
• DSCR: 1.21
• GRM: 8.7

CMA / ARV

• ARV (median comp): $432,571
• List price: $589,900
• Delta: 36.37%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9431 7th Ave	0.19mi	5/3.0 (-1)	2,322 (+3%)	10mo	$520,000	$224	73

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 · 2.85% rent growth · sell at horizon

5-year hold

• IRR: -9.2%
• Equity multiple: 0.66×
• Total profit: $-55,605
• Equity at exit: $87,956

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $465
• Equity at exit: $51,004

Cash invested: $165,172 (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 92345

• Rents YoY: 2.9%
• Active inventory: 479
• Price-to-rent: 26.2×

Monthly cashflow live

• Estimated rent: $5,634 high
• Mortgage (P&I): −$3,093
• Tax from tax record: −$469 /mo · $5,630/yr
• Insurance: −$246
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,183
• Net cashflow: $642

Break-even live

Break-even rent $4,821

Max offer price $589,900

Occupancy floor 84%

Sensitivity live

Price	-10% $976	-5% $809	+0% $642	+5% $475	+10% $308
Rent	-10% $197	-5% $420	+0% $642	+5% $865	+10% $1,087
Rate	-1.0pp $939	-0.5pp $792	base $642	+0.5pp $490	+1.0pp $334

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$5,634
Total (3 units)			$5,634

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: $147,475
• Closing costs: $17,697
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $589,900 Active 83 DOM
2. 2026-06-18
   days on market $589,900 Active 80 DOM
3. 2026-06-17
   days on market $589,900 Active 79 DOM
4. 2026-06-16
   days on market $589,900 Active 78 DOM
5. 2026-06-15
   days on market $589,900 Active 77 DOM
6. 2026-06-13
   days on market $589,900 Active 75 DOM
7. 2026-06-13
   days on market $589,900 Active 74 DOM
8. 2026-06-09
   days on market $589,900 Active 71 DOM
9. 2026-06-08
   days on market $589,900 Active 70 DOM
10. 2026-06-07
    days on market $589,900 Active 69 DOM
11. 2026-06-04
    days on market $589,900 Active 66 DOM
12. 2026-06-03
    days on market $589,900 Active 65 DOM
13. 2026-06-02
    days on market $589,900 Active 64 DOM
14. 2026-06-01
    days on market $589,900 Active 63 DOM
15. 2026-05-31
    days on market $589,900 Active 62 DOM
16. 2026-03-30
    listed $589,900 Active 520-char remark

    Show marketing remark (520 chars)

    Great Opportunity to add this Triplex to your portfolio! This property consists of three units all 2 bedrooms, One bathroom each. Individual backyards, large courtyard for the tenants to gather around, each unit has its own single car garage, with plenty of extra parking accommodations. There is an extra owner's storage unit and individual laundry room currently not being used that could generate additional income. They say opportunity knocks twice, is this your first or second time? Don't let this one pass you by!

17. 2022-05-11
    soldstatus $475,000 Closed Sale 411-char remark

    Show marketing remark (411 chars)

    Great Investment Opportunity! These 3-unit complex features, all 2 bedrooms, 1 bathroom, individual backyards, individual washrooms, and three garage spaces with plenty of parking. The property is located near Fwy. , and shopping centers. A large community courtyard for entertainment. This property needs tender loving care and is being sold in as-is condition. Don't let this investment property pass you by.

18. 2022-05-11
    soldstatus $475,000

    Show marketing remark (411 chars)

    Great Investment Opportunity! These 3-unit complex features, all 2 bedrooms, 1 bathroom, individual backyards, individual washrooms, and three garage spaces with plenty of parking. The property is located near Fwy. , and shopping centers. A large community courtyard for entertainment. This property needs tender loving care and is being sold in as-is condition. Don't let this investment property pass you by.

19. 2022-04-19
    status Pending Sale 411-char remark

    Show marketing remark (411 chars)

    Great Investment Opportunity! These 3-unit complex features, all 2 bedrooms, 1 bathroom, individual backyards, individual washrooms, and three garage spaces with plenty of parking. The property is located near Fwy. , and shopping centers. A large community courtyard for entertainment. This property needs tender loving care and is being sold in as-is condition. Don't let this investment property pass you by.

20. 2022-04-07
    historical Active Under Contract 411-char remark

    Show marketing remark (411 chars)

    Great Investment Opportunity! These 3-unit complex features, all 2 bedrooms, 1 bathroom, individual backyards, individual washrooms, and three garage spaces with plenty of parking. The property is located near Fwy. , and shopping centers. A large community courtyard for entertainment. This property needs tender loving care and is being sold in as-is condition. Don't let this investment property pass you by.

21. 2022-03-28
    listed $525,000 Active 411-char remark

    Show marketing remark (411 chars)

    Great Investment Opportunity! These 3-unit complex features, all 2 bedrooms, 1 bathroom, individual backyards, individual washrooms, and three garage spaces with plenty of parking. The property is located near Fwy. , and shopping centers. A large community courtyard for entertainment. This property needs tender loving care and is being sold in as-is condition. Don't let this investment property pass you by.

22. 2006-12-19
    soldstatus $389,000
23. 2006-12-19
    soldstatus $389,000
24. 1989-07-28
    soldstatus $121,500

ⓘ 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: $5,630 · $469/mo
• Projected year-2 tax: $5,630 · $469/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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 24 unhealthy d/yr today · 29 by 30 yrs out

Taxation est. · year 1

• Rental income: $67,608
• − Mortgage interest: −$33,044
• − Property taxes: −$5,630
• − Insurance: −$2,950
• − Repairs & maintenance: −$5,409
• − Management: −$5,409
• − Depreciation: −$17,161
• Taxable loss: −$1,993
• Est. tax savings @ 24.0%: +$478
• After-tax cash flow: $8,187/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: Hesperia Unified
• NCES district ID: 0600014
• Math proficiency: 20% ▼ -4.00%
• Reading proficiency: 39% ▲ 4.00%
• Median HH income: $49,376
• Composite: 25.66/100
• National rank: #7397
• State rank: #353 of 517 in CA

Livability — Hesperia

• Score: 52/100
• State rank: #1009
• US rank: #24896

Category grades

Amenities F Commute F Cost of living F 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: Hesperia, CA
• County: San Bernardino County · 2,030,291 people
• City population: 110,055
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 88,706
• Household income: $69,485
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 2768.0

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: Majority Hispanic (61%)
• Race & ethnicity: Hispanic / Latino 61% White 30% Two or more races 19% Black 4% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 54%
• Common ancestry: Italian 1% Lithuanian 1% Iranian 1%
• Foreign-born: 17% · Canada
• Languages at home: 65% English-only · Spanish 34%

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: ▼ -375.87%
• Current HPI: 433.2103
• Rent YoY: ▲ 2.85%
• 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

+385.5% since first listed

9 events — show timeline

• 2026-03-30 Listed $589,900 CRMLS
• 2022-05-11 Sold (Public Records) $475,000 Public Records
• 2022-05-11 Sold (MLS) $475,000 CRMLS
• 2022-04-19 Pending — CRMLS
• 2022-04-07 Contingent — CRMLS
• 2022-03-28 Listed $525,000 CRMLS
• 2006-12-19 Sold (Public Records) $389,000 Public Records
• 2006-12-19 Sold (MLS) $389,000 CRMLS
• 1989-07-28 Sold (Public Records) $121,500 Public Records

Property tax history

+2.0%/yr

Latest (2025): $5,630 · -10.8% YoY. Source: county tax records.