72428 Sunnyvale Dr · Twentynine Palms, CA 92277

$115,000

2 bd · 1.0 ba · 825 sqft · SingleFamily public records · 1 Days on market

Built 1954 9,660 sqft lot Est $200k · 43% 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 +22.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +6.8/10.0
• Rent growth +3.6/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy a uniquely different 2 bedroom/1 bath home on a short street with little traffic & view of Joshua Tree National Park Mountains. Any buyer will love this throwback to 1950's, quaint, cozy, & so well maintained mid century Bungalow. From time you drive up the property will catch your eye. Mature trees & desert landscaping, complete with sleeping porch (Arizona Room), home has that retro look. Entire property is chain link fenced, cement driveway. Completely tiled, cozy & calming describes interior. All new dual paned windows, ducted evaporative cooling, gas heat, stove, refrigerator, window coverings & ceiling fans. Separate laundry room for washer & dryer.

Key facts

• 9,660 sq ft lot
• Parking
• Built 1954

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 8.3% vs local median 4.1% 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: amenities F, employment D-, health & safety 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.
• Zoned schools: Oasis Elementary (math 10% / reading 10%, grade F, #1,511 of 1,571 statewide, top 98%, 491 students, 78% FRL); Twentynine Palms Junior High (math 17% / reading 39%, grade F, #236 of 498 statewide, top 48%, 413 students, 63% FRL); Twentynine Palms High (math 32% / reading 62%, grade D-, #389 of 1,170 statewide, top 35%, 729 students, 66% FRL).
• Market conditions: Rents rising fast (+4.5%/yr); 751 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $795 of loan paydown is wiped out by about $3k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,000

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.18% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.34%
• DSCR: 1.33
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $200,475
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5967 Alpine Ave	0.14mi	1/1.0 (-1)	864 (+5%)	1mo	$199,000	$230	80
72220 El Paseo	0.28mi	2/1.0	864 (+5%)	5mo	$210,000	$243	75
6096 Cahuilla Ave	0.55mi	2/1.0	805 (-2%)	12mo	$210,000	$261	60
6186 Abronia	0.75mi	2/1.0	800 (-3%)	4mo	$225,000	$281	57
6414 Mariposa Ave	0.72mi	2/1.0	860 (+4%)	5mo	$130,000	$151	55
72040 El Paseo Dr	0.50mi	2/1.0	858 (+4%)	19mo	$195,000	$227	54
6028 Mojave	0.59mi	2/2.0	912 (+10%)	1mo	$185,000	$203	50
6283 Lupine	0.73mi	2/1.0	896 (+9%)	4mo	$247,500	$276	48
6232 Lupine Ave	0.72mi	2/1.0	896 (+9%)	11mo	$275,000	$307	43
5556 Mariposa Ave	0.70mi	2/1.0	782 (-5%)	20mo	$110,000	$141	42
5689 Abronia Ave	0.73mi	2/1.0	910 (+10%)	12mo	$275,000	$302	39
6365 Cahuilla Ave	0.71mi	1/1.0 (-1)	740 (-10%)	11mo	$170,000	$230	35

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: -3.3%
• Equity multiple: 0.88×
• Total profit: $-4,024
• Equity at exit: $17,147

10-year hold

• IRR: 8.1%
• Equity multiple: 1.66×
• Total profit: $21,382
• Equity at exit: $9,943

Cash invested: $32,200 (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 92277

• Home prices YoY: -3.1%
• Rents YoY: 4.5%
• Active inventory: 751
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,353 high
• Mortgage (P&I): −$603
• Tax from tax record: −$221 /mo · $2,650/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $197

Break-even live

Break-even rent $1,104

Max offer price $115,000

Occupancy floor 80%

Sensitivity live

Price	-10% $262	-5% $229	+0% $197	+5% $164	+10% $132
Rent	-10% $90	-5% $143	+0% $197	+5% $250	+10% $304
Rate	-1.0pp $255	-0.5pp $226	base $197	+0.5pp $167	+1.0pp $137

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
72256 Sunnyslope Dr Twentynine Palms, CA	2.0	1.0	896	$1,350	$1.51	14d	1	0.24mi
72211 Sunnyvale Dr Twentynine Palms, CA	2.0	1.0	998	$1,500	$1.50	4d	1	0.29mi
6182 Mojave Ave Twentynine Palms, CA	2.0	1.0	998	$1,300	$1.30	25d	1	0.67mi
72061 Joshua Dr Unit 72065 Twentynine Palms, CA	1.0	1.0	650	$995	$1.53	3d	1	0.72mi
6413 Mariposa Ave Unit 6415 Twentynine Palms, CA	2.0	2.0	650	$995	$1.53	45d	1	0.73mi
6413 Mariposa Ave Unit 6417 Twentynine Palms, CA	1.0	1.0	600	$895	$1.49	45d	1	0.73mi
6547 49 Palms Ave Twentynine Palms, CA	2.0	1.0	951	$1,350	$1.42	6d	1	0.76mi
71745 Sunnyslope Dr Twentynine Palms, CA	2.0	2.0	912	$1,600	$1.75	45d	1	0.85mi
6213 Chia Ave Unit Chia A Twentynine Palms, CA	2.0	1.0	825	$1,000	$1.21	20d	1	0.86mi
6570 Manzanita Ave Unit 6570 Twentynine Palms, CA	1.0	1.0	573	$1,000	$1.75	25d	1	0.86mi
5519 Abronia Ave Unit 29 Twentynine Palms, CA	2.0	1.0	830	$1,300	$1.57	25d	1	0.86mi
6597 Mesquite Springs Rd Unit 29 Twentynine Palms, CA	2.0	1.0	915	$2,495	$2.73	18d	1	1.00mi
5306 Daisy Ave Twentynine Palms, CA	2.0	1.0	862	$1,500	$1.74	46d	1	1.20mi
73407 Sunnyvale Dr Unit A Twentynine Palms, CA	2.0	1.0	644	$1,100	$1.71	45d	1	1.22mi
73451 Sun Valley Dr Unit D Twentynine Palms, CA	2.0	1.0	837	$1,100	$1.31	6d	1	1.28mi
6326 Bagley Ave Unit 3 Twentynine Palms, CA	2.0	1.0	827	$1,100	$1.33	3d	1	1.29mi
73449 Desert Trail Dr Twentynine Palms, CA	1.0	1.0	624	$1,700	$2.72	45d	1	1.31mi
5967 Bagley Ave Unit 4 Twentynine Palms, CA	1.0	1.0	778	$1,890	$2.43	25d	1	1.41mi
5839 Bagley Ave Apt D Twentynine Palms, CA	2.0	2.0	792	$1,550	$1.96	45d	1	1.42mi
5839 Bagley Ave Apt C Twentynine Palms, CA	2.0	2.0	792	$1,450	$1.83	45d	1	1.43mi
5839 Bagley Ave Unit 29 Twentynine Palms, CA	2.0	2.0	792	$1,450	$1.83	3d	1	1.43mi
6595 Oasis Ave Unit 1 Twentynine Palms, CA	1.0	1.0	685	$1,200	$1.75	0d	1	1.43mi
6671 Pine Ave Unit 6671 Twentynine Palms, CA	2.0	1.0	532	$1,000	$1.88	45d	1	1.44mi

Listing history 10 events

1. 2026-03-27
   status Pending
2. 2026-03-26
   listed $115,000 Active
3. 2023-07-17
   soldstatus $192,000
4. 2019-02-27
   soldstatus $110,000 Closed Sale 704-char remark

   Show marketing remark (704 chars)

   Enjoy a uniquely different 2 bedroom/1 bath home on a short street with little traffic & view of Joshua Tree National Park Mountains. Any buyer will love this throwback to 1950's, quaint, cozy, & so well maintained mid century Bungalow. From time you drive up the property will catch your eye. Mature trees & desert landscaping, complete with sleeping porch (Arizona Room), home has that retro look. Entire property is chain link fenced, cement driveway. Completely tiled, cozy & calming describes interior. All new dual paned windows, ducted evaporative cooling, gas heat, stove, refrigerator, window coverings & ceiling fans. Separate laundry room for washer & dryer.

5. 2019-02-27
   soldstatus $110,000

   Show marketing remark (704 chars)

   Enjoy a uniquely different 2 bedroom/1 bath home on a short street with little traffic & view of Joshua Tree National Park Mountains. Any buyer will love this throwback to 1950's, quaint, cozy, & so well maintained mid century Bungalow. From time you drive up the property will catch your eye. Mature trees & desert landscaping, complete with sleeping porch (Arizona Room), home has that retro look. Entire property is chain link fenced, cement driveway. Completely tiled, cozy & calming describes interior. All new dual paned windows, ducted evaporative cooling, gas heat, stove, refrigerator, window coverings & ceiling fans. Separate laundry room for washer & dryer.

6. 2019-02-15
   status Pending Sale 704-char remark

   Show marketing remark (704 chars)

   Enjoy a uniquely different 2 bedroom/1 bath home on a short street with little traffic & view of Joshua Tree National Park Mountains. Any buyer will love this throwback to 1950's, quaint, cozy, & so well maintained mid century Bungalow. From time you drive up the property will catch your eye. Mature trees & desert landscaping, complete with sleeping porch (Arizona Room), home has that retro look. Entire property is chain link fenced, cement driveway. Completely tiled, cozy & calming describes interior. All new dual paned windows, ducted evaporative cooling, gas heat, stove, refrigerator, window coverings & ceiling fans. Separate laundry room for washer & dryer.

7. 2019-01-22
   price $106,000 704-char remark

   Show marketing remark (704 chars)

   Enjoy a uniquely different 2 bedroom/1 bath home on a short street with little traffic & view of Joshua Tree National Park Mountains. Any buyer will love this throwback to 1950's, quaint, cozy, & so well maintained mid century Bungalow. From time you drive up the property will catch your eye. Mature trees & desert landscaping, complete with sleeping porch (Arizona Room), home has that retro look. Entire property is chain link fenced, cement driveway. Completely tiled, cozy & calming describes interior. All new dual paned windows, ducted evaporative cooling, gas heat, stove, refrigerator, window coverings & ceiling fans. Separate laundry room for washer & dryer.

8. 2018-08-22
   listed $109,500 Active 704-char remark

   Show marketing remark (704 chars)

   Enjoy a uniquely different 2 bedroom/1 bath home on a short street with little traffic & view of Joshua Tree National Park Mountains. Any buyer will love this throwback to 1950's, quaint, cozy, & so well maintained mid century Bungalow. From time you drive up the property will catch your eye. Mature trees & desert landscaping, complete with sleeping porch (Arizona Room), home has that retro look. Entire property is chain link fenced, cement driveway. Completely tiled, cozy & calming describes interior. All new dual paned windows, ducted evaporative cooling, gas heat, stove, refrigerator, window coverings & ceiling fans. Separate laundry room for washer & dryer.

9. 1994-06-29
   soldstatus $19,500
10. 1982-08-25
    soldstatus $29,500

ⓘ 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: $2,650 · $221/mo
• Projected year-2 tax: $2,650 · $221/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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥103°F today · 20 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: $16,233
• − Mortgage interest: −$6,442
• − Property taxes: −$2,650
• − Insurance: −$575
• − Repairs & maintenance: −$1,299
• − Management: −$1,299
• − Depreciation: −$3,345
• Taxable income: $624
• Est. tax owed @ 24.0%: −$150
• After-tax cash flow: $2,213/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

+289.8% since first listed

10 events — show timeline

• 2026-03-27 Pending — TheMLS
• 2026-03-26 Listed $115,000 TheMLS
• 2023-07-17 Sold (Public Records) $192,000 Public Records
• 2019-02-27 Sold (Public Records) $110,000 Public Records
• 2019-02-27 Sold (MLS) $110,000 CRMLS
• 2019-02-15 Pending — CRMLS
• 2019-01-22 Price Changed $106,000 CRMLS
• 2018-08-22 Listed $109,500 CRMLS
• 1994-06-29 Sold (Public Records) $19,500 Public Records
• 1982-08-25 Sold (Public Records) $29,500 Public Records

Property tax history

+9.4%/yr

Latest (2025): $2,650 · +4.1% YoY. Source: county tax records.