60650 Winters · Homestead Valley, CA 92285

$129,000

1 bd · 1.0 ba · 432 sqft · SingleFamily · 54 Days on market

Built 1950 2.50 ac lot $299/sqft · 36% below area Est $200k · 36% 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 +19.6/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

MOBILE HOME AND A CABIN WITH WATER & ELECTRIC! A unique High Desert opportunity featuring a mobile home along with a separate cabin that has water and power already connected. The cabin has been freshly painted and offers a bright, open feel with tile flooring, exposed beam ceilings, and plenty of natural light. The property is accessed through a gated entry opening up to a wide, usable lot surrounded by natural desert landscape. Enjoy expansive views, privacy, and open skies, with ample space for storage, or future plans. A great opportunity for a buyer looking for multiple structures and utilities already in place!

Key facts

• Expansive views
• Mobile home
• Cabin

Tags

• MOBILE HOME
• CABIN
• GATED ENTRY
• USABLE LOT
• NATURAL DESERT LANDSCAPE
• EXPANSIVE VIEWS

Property features AI

Finance

• Other: Lot described as 2–5 units per acre; Zoning: HV/RL; Parcel number available
• Financial info: Total units: 1; Assessments: Unknown

Exterior

• Utilities: Propane available; Electricity connected; Public/District water; Septic tank
• Home design: Manufactured house; Single-story
• Construction: Year built per assessor (year not specified); No common walls
• Exterior features: Shed on the property; Chain link fencing; Rural setting with hiking nearby; Property has a view

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: 1 bedroom on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Evaporative cooling
• Interior features: One-level home; Main-level entry; Has a kitchen
• Laundry & utility: No laundry on site

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Recommended offer: $125k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 3.7% in Homestead 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 49/100 on livability (#1,167 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: schools F, amenities F, commute F.
• 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: 196 active listings in the ZIP; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($892 loan paydown + $13k appreciation (10.0% local appreciation)).
• San Bernardino County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y 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.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $125,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.02% ✓
• Cap rate: 7.68%
• Cash-on-cash: 4.97%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

• ARV (median comp): $200,194
• List price: $129,000
• Delta: -35.56%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
60717 Venus Dr	0.38mi	1/1.0	448 (+4%)	22mo	$140,000	$313	57

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.9%
• Equity multiple: 3.21×
• Total profit: $79,797
• Equity at exit: $116,213

10-year hold

• IRR: 24.3%
• Equity multiple: 7.30×
• Total profit: $227,542
• Equity at exit: $250,619

Cash invested: $36,120 (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 92285

• Home prices YoY: 31.4%
• Active inventory: 196
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,318 medium
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $149

Break-even live

Break-even rent $1,128

Max offer price $129,000

Occupancy floor 84%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $129,000 Active 54 DOM
2. 2026-06-17
   days on market $129,000 Active 53 DOM
3. 2026-06-16
   days on market $129,000 Active 52 DOM
4. 2026-06-15
   days on market $129,000 Active 51 DOM
5. 2026-06-13
   days on market $129,000 Active 49 DOM
6. 2026-06-13
   pricedays on market $129,000 Active 48 DOM
7. 2026-06-09
   days on market $135,000 Active 45 DOM
8. 2026-06-08
   days on market $135,000 Active 44 DOM
9. 2026-06-07
   days on market $135,000 Active 43 DOM
10. 2026-06-04
    days on market $135,000 Active 40 DOM
11. 2026-06-03
    days on market $135,000 Active 39 DOM
12. 2026-06-02
    days on market $135,000 Active 38 DOM
13. 2026-06-01
    days on market $135,000 Active 37 DOM
14. 2026-05-31
    days on market $135,000 Active 36 DOM
15. 2026-04-25
    listed $135,000 Active 631-char remark
16. 2005-07-15
    historical
17. 2005-06-19
    listed $99,000

ⓘ 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 3/10 Moderate FEMA zone D · 10% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 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: $15,812
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$1,265
• − Management: −$1,265
• − Depreciation: −$3,753
• Taxable loss: −$277
• Est. tax savings @ 24.0%: +$66
• After-tax cash flow: $1,860/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 — Homestead Valley

• Score: 49/100
• State rank: #1167
• US rank: #25885

Category grades

Amenities F Commute F Cost of living C+ Crime B- Employment F Housing A+ Health & safety F User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,914

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: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 20% Two or more races 15% Black 4% Native American 4% Asian 2%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Italian 6% Romanian 3% Iranian 2%
• Foreign-born: 8% · Canada, Philippines
• Languages at home: 82% English-only · Spanish 16%

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: ▲ 128.05%
• Current HPI: 536.4822
• Rent YoY: —
• Metro: —
• 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

+30.3% since first listed

4 events — show timeline

• 2026-06-10 Price Changed $129,000 CRMLS
• 2026-04-25 Listed $135,000 CRMLS
• 2005-07-15 Listing Removed — GPSMLS
• 2005-06-19 Listed $99,000 GPSMLS