6535 El Sol Ave · Twentynine Palms, CA 92277

$245,000

4 bd · 2.0 ba · 1,416 sqft · SingleFamily public records · 186 Days on market

Built 1963 8,496 sqft lot $173/sqft · 18% below area Est $297k · 18% 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 +16.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• Rent growth +3.6/5.0
• 1% rule +3.5/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW PRICE! Rare Opportunity! Live & Work in One Place – Zoned Commercial Office. Eligible for $10,000 forgivable loan (no payments, no interest) to cover closing costs, rate buy-down and/or down payment. 100% financing available with NO MI. Opportunities like this don’t come around often! This charming 3-bedroom, 2-bath home is conveniently zoned Commercial Office, offering you the perfect blend of residential comfort and business potential. The front of the house features a separate entrance, making it ideal for a home business—whether you're running a small office, boutique, or gallery, you’ll have all the space and privacy you need. Step inside to find a freshly painted interior with new carpet in the three bedrooms and office area. If a fourth bedroom is what you need, simply add a closet and transform the office into a cozy bedroom. The rest of the home features low-maintenance tile flooring throughout. Two evaporative coolers will keep you comfortable during the hot summer months, while a new roof and fascia offer peace of mind for years to come. Just a short walk away, enjoy the serene beauty of Knott Sky Park, and a quick drive will take you to the iconic Joshua Tree National Park, making this location ideal for nature lovers and outdoor enthusiasts. Don't miss out on this rare gem! Whether you're looking to expand your business or enjoy a peaceful lifestyle with the convenience of living and working in one place, this home offers the best of both worlds. Act fast—this one won’t last long!

Key facts

• Separate entrance
• New carpet
• New roof

Tags

• ZONED COMMERCIAL OFFICE
• SEPARATE ENTRANCE
• FRESHLY PAINTED INTERIOR
• NEW CARPET
• LOW MAINTENANCE TILE FLOORING
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $24 ($285/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (15.0% below list).
• Recommended offer: $208k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 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 ($61k/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 $2k of loan paydown is wiped out by about $7k 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 186 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y ago; this cycle's ask has dropped $30k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $245k implies a 345% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $122/mo.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); extreme-heat days projected 9→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,284 (15.0% below list)

Questions for the listing agent

1. It's been on market 186 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — 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 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?
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: 0.85% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.55%
• DSCR: 1.11
• GRM: 9.8

CMA / ARV

• ARV (median comp): $296,974
• List price: $245,000
• Delta: -17.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
72337 El Paseo	0.54mi	3/1.5 (-1)	1,464 (+3%)	1mo	$155,500	$106	61
72400 El Paseo Dr	0.57mi	3/2.0 (-1)	1,388 (-2%)	5mo	$227,500	$164	61
6614 Mojave Ave	0.55mi	4/2.0	1,500 (+6%)	8mo	$259,500	$173	58
6668 Manzanita Ave	0.36mi	3/2.0 (-1)	1,291 (-9%)	8mo	$369,900	$287	57
6355 Mojave Ave	0.55mi	3/2.0 (-1)	1,326 (-6%)	5mo	$310,000	$234	54
6818 El Sol Ave	0.37mi	3/2.0 (-1)	1,600 (+13%)	12mo	$305,000	$191	46
6994 49 Palms Ave	0.64mi	3/2.0 (-1)	1,302 (-8%)	7mo	$325,000	$250	46
72183 El Paseo Dr	0.59mi	3/2.0 (-1)	1,532 (+8%)	11mo	$315,000	$206	45
72183 Sunnyvale	0.71mi	3/2.0 (-1)	1,254 (-11%)	4mo	$230,000	$183	39
72555 Larrea Ave	0.66mi	3/2.0 (-1)	1,280 (-10%)	11mo	$340,000	$266	39
6086 Cahuilla Ave	0.73mi	3/2.0 (-1)	1,260 (-11%)	10mo	$294,000	$233	34
7068 Eucalyptus Ave	0.70mi	3/2.0 (-1)	1,607 (+14%)	10mo	$393,000	$245	31

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 · 4.45% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.49×
• Total profit: $-35,118
• Equity at exit: $36,530

10-year hold

• IRR: -3.2%
• Equity multiple: 0.77×
• Total profit: $-15,655
• Equity at exit: $21,183

Cash invested: $68,600 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,083 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$113 /mo · $1,350/yr
• Insurance: −$102
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $24

Break-even live

Break-even rent $2,053

Max offer price $245,000

Occupancy floor 94%

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6627 Cahuilla Ave Twentynine Palms, CA	3.0	2.0	1134	$2,100	$1.85	15d	1	0.48mi
72255 Sunnyvale Dr Twentynine Palms, CA	3.0	1.5	1187	$1,600	$1.35	24d	1	0.68mi
72548 Sunnyslope Dr Twentynine Palms, CA	3.0	2.0	1647	$2,150	$1.31	4d	1	0.81mi
5995 Encelia Dr Twentynine Palms, CA	3.0	2.0	1235	$2,499	$2.02	4d	1	1.07mi
71593 Sunflower Dr Twentynine Palms, CA	3.0	2.0	1314	$1,995	$1.52	12d	1	1.09mi
5930 Regino Ave Unit 29 Twentynine Palms, CA	3.0	2.0	1314	$1,700	$1.29	5d	1	1.28mi
5575 Encelia Dr Unit 29 Twentynine Palms, CA	4.0	2.5	1496	$2,095	$1.40	2d	1	1.45mi
72949 Siesta Dr Twentynine Palms, CA	3.0	1.5	1380	$2,350	$1.70	3d	1	1.45mi
5415 Lupine Ave Twentynine Palms, CA	3.0	2.0	1414	$2,400	$1.70	44d	1	1.48mi

Listing history 24 events

1. 2026-06-18
   days on market $245,000 Active 186 DOM
2. 2026-06-17
   days on market $245,000 Active 185 DOM
3. 2026-06-16
   days on market $245,000 Active 184 DOM
4. 2026-06-15
   days on market $245,000 Active 183 DOM
5. 2026-06-13
   days on market $245,000 Active 181 DOM
6. 2026-06-13
   days on market $245,000 Active 180 DOM
7. 2026-06-10
   price $245,000 Active 177 DOM
8. 2026-06-09
   days on market $255,000 Active 177 DOM
9. 2026-06-08
   days on market $255,000 Active 176 DOM
10. 2026-06-07
    days on market $255,000 Active 175 DOM
11. 2026-06-04
    days on market $255,000 Active 172 DOM
12. 2026-06-03
    days on market $255,000 Active 171 DOM
13. 2026-06-02
    days on market $255,000 Active 170 DOM
14. 2026-06-01
    days on market $255,000 Active 169 DOM
15. 2026-05-31
    days on market $255,000 Active 168 DOM
16. 2026-03-17
    price $255,000 1564-char remark

    Show marketing remark (1564 chars)

    NEW PRICE! Rare Opportunity! Live & Work in One Place – Zoned Commercial Office. Eligible for $10,000 forgivable loan (no payments, no interest) to cover closing costs, rate buy-down and/or down payment. 100% financing available with NO MI. Opportunities like this don’t come around often! This charming 3-bedroom, 2-bath home is conveniently zoned Commercial Office, offering you the perfect blend of residential comfort and business potential. The front of the house features a separate entrance, making it ideal for a home business—whether you're running a small office, boutique, or gallery, you’ll have all the space and privacy you need. Step inside to find a freshly painted interior with new carpet in the three bedrooms and office area. If a fourth bedroom is what you need, simply add a closet and transform the office into a cozy bedroom. The rest of the home features low-maintenance tile flooring throughout. Two evaporative coolers will keep you comfortable during the hot summer months, while a new roof and fascia offer peace of mind for years to come. Just a short walk away, enjoy the serene beauty of Knott Sky Park, and a quick drive will take you to the iconic Joshua Tree National Park, making this location ideal for nature lovers and outdoor enthusiasts. Don't miss out on this rare gem! Whether you're looking to expand your business or enjoy a peaceful lifestyle with the convenience of living and working in one place, this home offers the best of both worlds. Act fast—this one won’t last long!

17. 2025-12-14
    listed $275,000 Active 1564-char remark

    Show marketing remark (1564 chars)

    NEW PRICE! Rare Opportunity! Live & Work in One Place – Zoned Commercial Office. Eligible for $10,000 forgivable loan (no payments, no interest) to cover closing costs, rate buy-down and/or down payment. 100% financing available with NO MI. Opportunities like this don’t come around often! This charming 3-bedroom, 2-bath home is conveniently zoned Commercial Office, offering you the perfect blend of residential comfort and business potential. The front of the house features a separate entrance, making it ideal for a home business—whether you're running a small office, boutique, or gallery, you’ll have all the space and privacy you need. Step inside to find a freshly painted interior with new carpet in the three bedrooms and office area. If a fourth bedroom is what you need, simply add a closet and transform the office into a cozy bedroom. The rest of the home features low-maintenance tile flooring throughout. Two evaporative coolers will keep you comfortable during the hot summer months, while a new roof and fascia offer peace of mind for years to come. Just a short walk away, enjoy the serene beauty of Knott Sky Park, and a quick drive will take you to the iconic Joshua Tree National Park, making this location ideal for nature lovers and outdoor enthusiasts. Don't miss out on this rare gem! Whether you're looking to expand your business or enjoy a peaceful lifestyle with the convenience of living and working in one place, this home offers the best of both worlds. Act fast—this one won’t last long!

18. 2007-12-14
    soldstatus $55,000 261-char remark

    Show marketing remark (261 chars)

    Bank repo in 29 Palms. This is a major fixer. Zoned duplex but is all one unit, there is only one kitchen. sqft zoning is per tax assessors data. Buyer to verify. 2 bedrooms 1.5 baths. Living room, and family/bonus room. In door laundry. No garage. Has carpet.

19. 2007-11-26
    historical 261-char remark

    Show marketing remark (261 chars)

    Bank repo in 29 Palms. This is a major fixer. Zoned duplex but is all one unit, there is only one kitchen. sqft zoning is per tax assessors data. Buyer to verify. 2 bedrooms 1.5 baths. Living room, and family/bonus room. In door laundry. No garage. Has carpet.

20. 2007-04-26
    listed $69,900 261-char remark

    Show marketing remark (261 chars)

    Bank repo in 29 Palms. This is a major fixer. Zoned duplex but is all one unit, there is only one kitchen. sqft zoning is per tax assessors data. Buyer to verify. 2 bedrooms 1.5 baths. Living room, and family/bonus room. In door laundry. No garage. Has carpet.

21. 2005-12-23
    soldstatus $165,000
22. 2005-01-20
    soldstatus $89,000
23. 1978-01-01
    soldstatus $24,500
24. 1978-01-01
    soldstatus $24,500

ⓘ 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: $1,350 · $113/mo
• Projected year-2 tax: $1,862 · $155/mo
• Expected delta: +$512/yr (+$43/mo · 37.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AO · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 9 d/yr ≥103°F today · 25 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,994
• − Mortgage interest: −$13,724
• − Property taxes: −$1,350
• − Insurance: −$2,692
• − Repairs & maintenance: −$2,000
• − Management: −$2,000
• − Depreciation: −$7,127
• Taxable loss: −$3,899
• Est. tax savings @ 24.0%: +$936
• After-tax cash flow: $1,221/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

+940.8% since first listed

9 events — show timeline

• 2026-03-17 Price Changed $255,000 CRMLS
• 2025-12-14 Listed $275,000 CRMLS
• 2007-12-14 Sold (MLS) $55,000 CRMLS
• 2007-11-26 Listing Removed — CRMLS
• 2007-04-26 Listed $69,900 CRMLS
• 2005-12-23 Sold (Public Records) $165,000 Public Records
• 2005-01-20 Sold (Public Records) $89,000 Public Records
• 1978-01-01 Sold (Public Records) $24,500 Public Records
• 1978-01-01 Sold (Public Records) $24,500 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,350 · +6.2% YoY. Source: county tax records.