72662 Sullivan · Twentynine Palms, CA 92277

$215,000

3 bd · 2.0 ba · 1,497 sqft · SingleFamily public records · 53 Days on market

Built 1980 8,040 sqft lot $144/sqft · 31% below area Est $310k · 31% under

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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 +15.2/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• 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

Step into a bright and inviting home featuring an open-concept layout with abundant natural light and a clean, modern feel throughout. The spacious living area flows seamlessly into the kitchen, creating an ideal setup for both everyday living and entertaining. The kitchen offers ample cabinet space, long countertops, and a functional layout that opens directly to the main living space. Fresh interior paint, tile flooring in common areas, and large sliding glass doors enhance the airy atmosphere while providing easy access to the backyard, and New Septic. Bedrooms are comfortably sized with updated flooring and plenty of natural light, while the bathrooms feature a practical layout with updated vanities and fixtures. The overall interior presents a well-maintained and move-in ready condition with room to personalize if desired. Outside, the property offers a wide driveway, attached garage, and a generously sized lot with plenty of potential for outdoor use, expansion, or customization. A great opportunity for buyers seeking a clean, functional home with strong upside and flexibility.

Key facts

• Long countertops
• Ample cabinet space
• Updated flooring

Tags

• OPEN-CONCEPT LAYOUT
• AMPLE CABINET SPACE
• LONG COUNTERTOPS
• FUNCTIONAL LAYOUT
• LARGE SLIDING GLASS DOORS
• UPDATED FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $73 ($875/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 $183k (14.7% below list).
• Recommended offer: $183k (14.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Palm Vista Elementary (math 24% / reading 24%, grade F, #973 of 1,571 statewide, top 73%, 383 students, 80% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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).
• This rent runs 36% 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 $1k of loan paydown is wiped out by about $6k 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 53 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $105k; list at $215k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 10→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,307 (14.7% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.85% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.45%
• DSCR: 1.06
• GRM: 9.8

CMA / ARV

• ARV (median comp): $310,099
• List price: $215,000
• Delta: -30.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6956 Juniper Ave	0.09mi	3/2.0	1,369 (-9%)	19mo	$320,000	$234	66
6994 49 Palms Ave	0.16mi	3/2.0	1,302 (-13%)	7mo	$325,000	$250	65
6601 Star Dune Ave	0.40mi	3/2.0	1,544 (+3%)	16mo	$284,900	$185	63
6818 El Sol Ave	0.40mi	3/2.0	1,600 (+7%)	12mo	$305,000	$191	60
7068 Eucalyptus Ave	0.64mi	3/2.0	1,607 (+7%)	10mo	$393,000	$245	50
6836 Eucalyptus Ave	0.61mi	3/2.0	1,400 (-6%)	15mo	$305,000	$218	49
6566 El Rey Ave	0.48mi	3/2.0	1,330 (-11%)	13mo	$325,000	$244	48
6964 Estrella Ave	0.55mi	3/2.0	1,346 (-10%)	13mo	$315,000	$234	47
7058 El Sol Ave	0.44mi	3/2.0	1,296 (-13%)	21mo	$330,000	$255	39
6668 Manzanita Ave	0.71mi	3/2.0	1,291 (-14%)	8mo	$369,900	$287	38
6317 El Rey Ave	0.73mi	4/2.0 (+1)	1,652 (+10%)	8mo	$407,500	$247	37

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: -12.5%
• Equity multiple: 0.54×
• Total profit: $-27,523
• Equity at exit: $32,057

10-year hold

• IRR: -1.5%
• Equity multiple: 0.89×
• Total profit: $-6,684
• Equity at exit: $18,589

Cash invested: $60,200 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,833 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$158 /mo · $1,898/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $73

Break-even live

Break-even rent $1,741

Max offer price $215,000

Occupancy floor 91%

Sensitivity live

Price	-10% $195	-5% $134	+0% $73	+5% $12	+10% $-49
Rent	-10% $-72	-5% $1	+0% $73	+5% $145	+10% $218
Rate	-1.0pp $181	-0.5pp $128	base $73	+0.5pp $17	+1.0pp $-39

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6547 49 Palms Ave Twentynine Palms, CA	2.0	1.0	951	$1,350	$1.42	6d	1	0.46mi
6597 Mesquite Springs Rd Unit 29 Twentynine Palms, CA	2.0	1.0	915	$2,495	$2.73	18d	1	0.47mi
6627 Cahuilla Ave Twentynine Palms, CA	3.0	2.0	1134	$2,100	$1.85	16d	1	0.88mi
6614 Tamarisk Ave Twentynine Palms, CA	2.0	1.0	1139	$1,400	$1.23	21d	1	1.12mi
72440 Sun Valley Dr Unit 29 Twentynine Palms, CA	3.0	2.0	1224	$2,100	$1.72	1d	1	1.15mi
72255 Sunnyvale Dr Twentynine Palms, CA	3.0	1.5	1187	$1,600	$1.35	26d	1	1.25mi
6182 Mojave Ave Twentynine Palms, CA	2.0	1.0	998	$1,300	$1.30	26d	1	1.27mi
72211 Sunnyvale Dr Twentynine Palms, CA	2.0	1.0	998	$1,500	$1.50	4d	1	1.27mi
72548 Sunnyslope Dr Twentynine Palms, CA	3.0	2.0	1647	$2,150	$1.31	6d	1	1.28mi
72256 Sunnyslope Dr Twentynine Palms, CA	2.0	1.0	896	$1,350	$1.51	14d	1	1.34mi
73596 Buena Vista Dr Twentynine Palms, CA	3.0	2.0	1732	$2,500	$1.44	14d	1	1.45mi

Listing history 30 events

1. 2026-06-21
   days on market $215,000 Active 53 DOM
2. 2026-06-18
   days on market $215,000 Active 50 DOM
3. 2026-06-17
   days on market $215,000 Active 49 DOM
4. 2026-06-16
   days on market $215,000 Active 48 DOM
5. 2026-06-16
   price $215,000 Active 47 DOM
6. 2026-06-15
   days on market $230,000 Active 47 DOM
7. 2026-06-13
   days on market $230,000 Active 45 DOM
8. 2026-06-13
   days on market $230,000 Active 44 DOM
9. 2026-06-09
   days on market $230,000 Active 41 DOM
10. 2026-06-08
    days on market $230,000 Active 40 DOM
11. 2026-06-07
    days on market $230,000 Active 39 DOM
12. 2026-06-04
    days on market $230,000 Active 36 DOM
13. 2026-06-03
    days on market $230,000 Active 35 DOM
14. 2026-06-02
    days on market $230,000 Active 34 DOM
15. 2026-06-01
    days on market $230,000 Active 33 DOM
16. 2026-05-31
    days on market $230,000 Active 32 DOM
17. 2026-05-16
    status Active 1100-char remark

    Show marketing remark (1100 chars)

    Step into a bright and inviting home featuring an open-concept layout with abundant natural light and a clean, modern feel throughout. The spacious living area flows seamlessly into the kitchen, creating an ideal setup for both everyday living and entertaining. The kitchen offers ample cabinet space, long countertops, and a functional layout that opens directly to the main living space. Fresh interior paint, tile flooring in common areas, and large sliding glass doors enhance the airy atmosphere while providing easy access to the backyard, and New Septic. Bedrooms are comfortably sized with updated flooring and plenty of natural light, while the bathrooms feature a practical layout with updated vanities and fixtures. The overall interior presents a well-maintained and move-in ready condition with room to personalize if desired. Outside, the property offers a wide driveway, attached garage, and a generously sized lot with plenty of potential for outdoor use, expansion, or customization. A great opportunity for buyers seeking a clean, functional home with strong upside and flexibility.

18. 2026-05-01
    status Pending Sale 1100-char remark

    Show marketing remark (1100 chars)

    Step into a bright and inviting home featuring an open-concept layout with abundant natural light and a clean, modern feel throughout. The spacious living area flows seamlessly into the kitchen, creating an ideal setup for both everyday living and entertaining. The kitchen offers ample cabinet space, long countertops, and a functional layout that opens directly to the main living space. Fresh interior paint, tile flooring in common areas, and large sliding glass doors enhance the airy atmosphere while providing easy access to the backyard, and New Septic. Bedrooms are comfortably sized with updated flooring and plenty of natural light, while the bathrooms feature a practical layout with updated vanities and fixtures. The overall interior presents a well-maintained and move-in ready condition with room to personalize if desired. Outside, the property offers a wide driveway, attached garage, and a generously sized lot with plenty of potential for outdoor use, expansion, or customization. A great opportunity for buyers seeking a clean, functional home with strong upside and flexibility.

19. 2026-04-15
    listed $230,000 Active 1100-char remark

    Show marketing remark (1100 chars)

    Step into a bright and inviting home featuring an open-concept layout with abundant natural light and a clean, modern feel throughout. The spacious living area flows seamlessly into the kitchen, creating an ideal setup for both everyday living and entertaining. The kitchen offers ample cabinet space, long countertops, and a functional layout that opens directly to the main living space. Fresh interior paint, tile flooring in common areas, and large sliding glass doors enhance the airy atmosphere while providing easy access to the backyard, and New Septic. Bedrooms are comfortably sized with updated flooring and plenty of natural light, while the bathrooms feature a practical layout with updated vanities and fixtures. The overall interior presents a well-maintained and move-in ready condition with room to personalize if desired. Outside, the property offers a wide driveway, attached garage, and a generously sized lot with plenty of potential for outdoor use, expansion, or customization. A great opportunity for buyers seeking a clean, functional home with strong upside and flexibility.

20. 2026-04-05
    listed $230,000 Active
21. 2019-01-28
    soldstatus $105,000 Closed Sale
22. 2019-01-28
    soldstatus $105,000
23. 2018-05-25
    status Pending Sale
24. 2018-05-10
    status Active
25. 2018-05-01
    status Pending Sale
26. 2018-04-04
    listed $115,000 Active
27. 2004-05-21
    soldstatus $85,000
28. 2004-04-22
    historical
29. 2004-02-14
    listed $86,900
30. 1986-11-06
    soldstatus $59,000

ⓘ 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: $1,898 · $158/mo
• Projected year-2 tax: $1,898 · $158/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 10 d/yr ≥103°F today · 26 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: $21,997
• − Mortgage interest: −$12,043
• − Property taxes: −$1,898
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,760
• − Management: −$1,760
• − Depreciation: −$6,255
• Taxable loss: −$2,793
• Est. tax savings @ 24.0%: +$670
• After-tax cash flow: $1,545/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

14 events — show timeline

• 2026-05-16 Relisted — CRMLS
• 2026-05-01 Pending — CRMLS
• 2026-04-15 Listed $230,000 CRMLS
• 2026-04-05 Listed $230,000 MRCAOR
• 2019-01-28 Sold (Public Records) $105,000 Public Records
• 2019-01-28 Sold (MLS) $105,000 CRMLS
• 2018-05-25 Pending — CRMLS
• 2018-05-10 Relisted — CRMLS
• 2018-05-01 Pending — CRMLS
• 2018-04-04 Listed $115,000 CRMLS
• 2004-05-21 Sold (Public Records) $85,000 Public Records
• 2004-04-22 Listing Removed — GPSMLS
• 2004-02-14 Listed $86,900 GPSMLS
• 1986-11-06 Sold (Public Records) $59,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,898 · +5.9% YoY. Source: county tax records.