13776 Benton St · Searles Valley, CA 93562

$110,000

2 bd · 2.0 ba · 1,287 sqft · SingleFamily public records · 50 Days on market

Built 1947 9,375 sqft lot $85/sqft · 22% above area Est $90k · 22% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Appreciation +5.0/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Discover this nice 2-bedroom, 2-bath home featuring a versatile bonus room and a laundry area perfect for added comfort and functionality. Located in Pioneer Point in Trona. While there is no garage, the property offers ample parking space, including room for an RV. Conveniently located just 30 minutes from Ridgecrest. This home is nestled in a low- traffic area that offers a peaceful and relaxed life style. Enjoy stunning mountain views along the drive, creating a scenic and serene setting everyday. Whether you're looking for a primary residence, or an investment opportunity, this property has great potential to fit your needs.

Key facts

• Ample parking space
• Low traffic area
• Laundry area

Tags

• BONUS ROOM
• LAUNDRY AREA
• AMPLE PARKING SPACE
• ROOM FOR AN RV
• LOW TRAFFIC AREA
• MOUNTAIN VIEWS

Property features AI

Finance

• Other: Property contains 1 total unit; Parcel number 0485103070000
• HOA & community: Rural, mountainous community

Exterior

• Utilities: Public sewer; District/Public water
• Home design: Single-story house; No shared/common walls; No ADU on property
• Construction: Year built per assessor; Living area and lot size from assessor's data
• Exterior features: House; Level with street; 0-1 unit per acre lot density; No pool

Interior

• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central cooling; Evaporative cooling
• Interior features: One-level home with ground-level entry; Main level has 2 bedrooms and 2 bathrooms; Bonus room; Living room and family room; Has a fireplace in the family room; Has a view
• Laundry & utility: Inside laundry room with individual room and gas & electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $440 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#500 in CA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: health & safety C-, schools F, amenities F.
• Trona Joint Unified (rural): math 25% / reading 40% proficiency, ranked #1,004 of 1,400 in CA (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 56 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 $4k of equity ($761 loan paydown + $3k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $36k; list at $110k implies a 206% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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 1947 — 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: 1.27% ✓
• Cap rate: 11.10%
• Cash-on-cash: 17.16%
• DSCR: 1.76
• GRM: 6.6

CMA / ARV

• ARV (median comp): $89,990
• List price: $110,000
• Delta: 22.24%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
84537 9th St	0.19mi	3/2.0 (+1)	1,227 (-5%)	1mo	$88,000	$72	78
84646 12th St	0.37mi	3/1.5 (+1)	1,360 (+6%)	2mo	$75,000	$55	64
84607 11th St	0.29mi	3/2.0 (+1)	1,150 (-11%)	10mo	$160,000	$139	56
13600 Elm St	0.53mi	3/2.0 (+1)	1,132 (-12%)	9mo	$77,000	$68	43
13610 Elm St	0.52mi	3/2.0 (+1)	1,116 (-13%)	12mo	$130,000	$116	38
13548 Dogwood St	0.52mi	3/1.0 (+1)	1,134 (-12%)	11mo	$115,000	$101	38

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.6%
• Equity multiple: 2.34×
• Total profit: $41,265
• Equity at exit: $49,461

10-year hold

• IRR: 24.5%
• Equity multiple: 4.49×
• Total profit: $107,548
• Equity at exit: $76,225

Cash invested: $30,800 (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 93562

• Active inventory: 56
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,397 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$40 /mo · $484/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $440

Break-even live

Break-even rent $839

Max offer price $110,000

Occupancy floor 63%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $110,000 Active 50 DOM
2. 2026-06-17
   days on market $110,000 Active 49 DOM
3. 2026-06-16
   days on market $110,000 Active 48 DOM
4. 2026-06-15
   days on market $110,000 Active 47 DOM
5. 2026-06-14
   days on market $110,000 Active 45 DOM
6. 2026-06-13
   days on market $110,000 Active 44 DOM
7. 2026-06-10
   days on market $110,000 Active 42 DOM
8. 2026-06-09
   days on market $110,000 Active 41 DOM
9. 2026-06-08
   days on market $110,000 Active 40 DOM
10. 2026-06-07
    days on market $110,000 Active 39 DOM
11. 2026-06-05
    days on market $110,000 Active 36 DOM
12. 2026-06-03
    days on market $110,000 Active 35 DOM
13. 2026-06-03
    days on market $110,000 Active 34 DOM
14. 2026-06-01
    days on market $110,000 Active 33 DOM
15. 2026-05-31
    days on market $110,000 Active 32 DOM
16. 2026-04-29
    listed $110,000 Active 636-char remark
17. 2026-03-22
    historical
18. 2026-02-10
    price $125,000
19. 2025-09-24
    listed $135,000 Active
20. 1980-07-30
    soldstatus $36,000

ⓘ 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: $484 · $40/mo
• Projected year-2 tax: $836 · $70/mo
• Expected delta: +$352/yr (+$29/mo · 72.8%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,761
• − Mortgage interest: −$6,162
• − Property taxes: −$484
• − Insurance: −$550
• − Repairs & maintenance: −$1,341
• − Management: −$1,341
• − Depreciation: −$3,200
• Taxable income: $3,684
• Est. tax owed @ 24.0%: −$884
• After-tax cash flow: $4,401/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: Trona Joint Unified
• NCES district ID: 0639840
• Math proficiency: 25% ▲ 5.00%
• Reading proficiency: 40% ▲ 5.00%
• Median HH income: $35,514
• Composite: 29.6/100
• National rank: #11751
• State rank: #1004 of 1400 in CA

Livability — Searles Valley

• Score: 62/100
• State rank: #500
• US rank: #16976

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Searles Valley, CA
• Population (ZIP): 1,822

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 (65%)
• Race & ethnicity: White 65% Hispanic / Latino 22% Two or more races 14% Black 2% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 16% Cuban 2%
• Common ancestry: Italian 6% Slovak 2% Russian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 94% English-only · Spanish 4% Chinese 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: —
• Current HPI: —
• 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

+205.6% since first listed

5 events — show timeline

• 2026-04-29 Listed $110,000 CRMLS
• 2026-03-22 Listing Removed — CRMLS
• 2026-02-10 Price Changed $125,000 CRMLS
• 2025-09-24 Listed $135,000 CRMLS
• 1980-07-30 Sold (Public Records) $36,000 Public Records

Property tax history

-1.6%/yr

Latest (2025): $484 · +1.8% YoY. Source: county tax records.