54999 Martinez Trl #107 · Yucca Valley, CA 92284

$37,500

2 bd · 2.0 ba · 1,200 sqft · Manufactured · 139 Days on market

Built 1974 $31/sqft · 41% below area Est $64k · 41% under ↓ 34% since listing

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOTIVATED SELLER — excellent opportunity in Country Club Mobile Estates, a welcoming 55+ community. This 2-bedroom, 2-bath home features a practical layout with a bright kitchen, spacious living area, and a cozy front porch perfect for enjoying the mountain views the park is known for. Both bedrooms offer generous space, and the dual-bath setup adds convenience for guests or shared living. Home is being sold AS-IS and needs some TLC, giving the next owner the chance to update, refresh, or personalize it to their own style. With a motivated seller and a desirable Hi-Desert location, this property is an affordable option with plenty of potential.

Key facts

• Community pool
• Built 1974
• Listed 138 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $38k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $38k).
• Recommended offer: $33k (12.0% below list) — sets the bar for market timing.
• Cap rate 47.4% vs local median 3.6% in Yucca 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 60/100 on livability (#566 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+; Watch: cost of living D+, schools F, crime 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 (+4.1%/yr); 563 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• This rent runs 40% of the median local income ($58k/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 $259 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($33k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $33,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 5.21% ✓
• Cap rate: 47.35%
• Cash-on-cash: 146.65%
• DSCR: 7.52
• GRM: 1.6

CMA / ARV

• ARV (median comp): $64,042
• List price: $37,500
• Delta: -41.44%
• 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
54999-54999 Martinez #80	0.00mi	2/2.0	1,200 (0%)	5mo	$61,810	$52	96
54999 Martinez	0.01mi	2/2.0	1,200 (0%)	6mo	$30,000	$25	95
54999 Martinez Trl #94	0.00mi	2/2.0	1,200 (0%)	16mo	$72,000	$60	87
54999 Martinez Trl #109	0.00mi	2/2.0	1,248 (+4%)	11mo	$88,500	$71	84
54999 Martinez Trl #12	0.00mi	2/2.0	1,056 (-12%)	1mo	$60,000	$57	79
54999 Martinez Trl #15	0.00mi	2/2.0	1,176 (-2%)	21mo	$65,000	$55	79
54999 Martinez Trl Spc 10	0.12mi	2/2.0	1,248 (+4%)	12mo	$80,000	$64	78
54999 Martinez Trl #41	0.00mi	3/2.0 (+1)	1,120 (-7%)	16mo	$87,500	$78	71
54999 Martinez Trl #9	0.00mi	2/2.0	1,296 (+8%)	19mo	$65,000	$50	71
54999 Martinez Trl #21	0.00mi	2/2.0	1,344 (+12%)	21mo	$59,000	$44	62
55524 Yucca Trl #65	0.72mi	2/2.0	1,248 (+4%)	20mo	$83,000	$67	44

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 · 4.12% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.42×
• Total profit: $77,902
• Equity at exit: $5,591

10-year hold

• IRR: —
• Equity multiple: 18.38×
• Total profit: $182,527
• Equity at exit: $3,242

Cash invested: $10,500 (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 92284

• Home prices YoY: -33.1%
• Rents YoY: 4.1%
• Active inventory: 563
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,952 medium
• Mortgage (P&I): −$197
• Tax est. 1.5%: −$47 /mo · $562/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $1,283

Break-even live

Break-even rent $328

Max offer price $37,500

Occupancy floor 29%

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: $9,375
• Closing costs: $1,125
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
54822 El Prado Trl Yucca Valley, CA	3.0	2.0	1494	$2,595	$1.74	43d	1	0.26mi
55220 Airlane Dr Unit 14A Yucca Valley, CA	2.0	2.0	954	$1,510	$1.58	43d	1	0.27mi
7420 Geronimo Trl Yucca Valley, CA	3.0	1.0	1280	$1,700	$1.33	43d	1	0.79mi
7616 Apache Trl Yucca Valley, CA	2.0	1.0	1008	$1,900	$1.88	43d	1	1.31mi

Listing history 19 events

1. 2026-06-16
   days on market $37,500 Active 139 DOM
2. 2026-06-15
   days on market $37,500 Active 138 DOM
3. 2026-06-13
   days on market $37,500 Active 136 DOM
4. 2026-06-13
   days on market $37,500 Active 135 DOM
5. 2026-06-09
   days on market $37,500 Active 132 DOM
6. 2026-06-08
   days on market $37,500 Active 131 DOM
7. 2026-06-07
   days on market $37,500 Active 130 DOM
8. 2026-06-04
   days on market $37,500 Active 127 DOM
9. 2026-06-03
   days on market $37,500 Active 126 DOM
10. 2026-06-02
    days on market $37,500 Active 125 DOM
11. 2026-06-01
    days on market $37,500 Active 124 DOM
12. 2026-05-31
    days on market $37,500 Active 123 DOM
13. 2026-04-14
    price $37,500 658-char remark

    Show marketing remark (658 chars)

    MOTIVATED SELLER — excellent opportunity in Country Club Mobile Estates, a welcoming 55+ community. This 2-bedroom, 2-bath home features a practical layout with a bright kitchen, spacious living area, and a cozy front porch perfect for enjoying the mountain views the park is known for. Both bedrooms offer generous space, and the dual-bath setup adds convenience for guests or shared living. Home is being sold AS-IS and needs some TLC, giving the next owner the chance to update, refresh, or personalize it to their own style. With a motivated seller and a desirable Hi-Desert location, this property is an affordable option with plenty of potential.

14. 2026-04-14
    price $34,500 658-char remark

    Show marketing remark (658 chars)

    MOTIVATED SELLER — excellent opportunity in Country Club Mobile Estates, a welcoming 55+ community. This 2-bedroom, 2-bath home features a practical layout with a bright kitchen, spacious living area, and a cozy front porch perfect for enjoying the mountain views the park is known for. Both bedrooms offer generous space, and the dual-bath setup adds convenience for guests or shared living. Home is being sold AS-IS and needs some TLC, giving the next owner the chance to update, refresh, or personalize it to their own style. With a motivated seller and a desirable Hi-Desert location, this property is an affordable option with plenty of potential.

15. 2026-03-17
    price $39,000 658-char remark

    Show marketing remark (658 chars)

    MOTIVATED SELLER — excellent opportunity in Country Club Mobile Estates, a welcoming 55+ community. This 2-bedroom, 2-bath home features a practical layout with a bright kitchen, spacious living area, and a cozy front porch perfect for enjoying the mountain views the park is known for. Both bedrooms offer generous space, and the dual-bath setup adds convenience for guests or shared living. Home is being sold AS-IS and needs some TLC, giving the next owner the chance to update, refresh, or personalize it to their own style. With a motivated seller and a desirable Hi-Desert location, this property is an affordable option with plenty of potential.

16. 2026-02-25
    price $42,750 658-char remark

    Show marketing remark (658 chars)

    MOTIVATED SELLER — excellent opportunity in Country Club Mobile Estates, a welcoming 55+ community. This 2-bedroom, 2-bath home features a practical layout with a bright kitchen, spacious living area, and a cozy front porch perfect for enjoying the mountain views the park is known for. Both bedrooms offer generous space, and the dual-bath setup adds convenience for guests or shared living. Home is being sold AS-IS and needs some TLC, giving the next owner the chance to update, refresh, or personalize it to their own style. With a motivated seller and a desirable Hi-Desert location, this property is an affordable option with plenty of potential.

17. 2026-02-06
    price $48,500 658-char remark

    Show marketing remark (658 chars)

    MOTIVATED SELLER — excellent opportunity in Country Club Mobile Estates, a welcoming 55+ community. This 2-bedroom, 2-bath home features a practical layout with a bright kitchen, spacious living area, and a cozy front porch perfect for enjoying the mountain views the park is known for. Both bedrooms offer generous space, and the dual-bath setup adds convenience for guests or shared living. Home is being sold AS-IS and needs some TLC, giving the next owner the chance to update, refresh, or personalize it to their own style. With a motivated seller and a desirable Hi-Desert location, this property is an affordable option with plenty of potential.

18. 2026-01-28
    listed $56,750 Active 658-char remark

    Show marketing remark (658 chars)

    MOTIVATED SELLER — excellent opportunity in Country Club Mobile Estates, a welcoming 55+ community. This 2-bedroom, 2-bath home features a practical layout with a bright kitchen, spacious living area, and a cozy front porch perfect for enjoying the mountain views the park is known for. Both bedrooms offer generous space, and the dual-bath setup adds convenience for guests or shared living. Home is being sold AS-IS and needs some TLC, giving the next owner the chance to update, refresh, or personalize it to their own style. With a motivated seller and a desirable Hi-Desert location, this property is an affordable option with plenty of potential.

19. 2026-01-21
    historical $56,750 658-char remark

    Show marketing remark (658 chars)

    MOTIVATED SELLER — excellent opportunity in Country Club Mobile Estates, a welcoming 55+ community. This 2-bedroom, 2-bath home features a practical layout with a bright kitchen, spacious living area, and a cozy front porch perfect for enjoying the mountain views the park is known for. Both bedrooms offer generous space, and the dual-bath setup adds convenience for guests or shared living. Home is being sold AS-IS and needs some TLC, giving the next owner the chance to update, refresh, or personalize it to their own style. With a motivated seller and a desirable Hi-Desert location, this property is an affordable option with plenty of potential.

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 6 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 12 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,427
• − Mortgage interest: −$2,101
• − Property taxes: −$562
• − Insurance: −$188
• − Repairs & maintenance: −$1,874
• − Management: −$1,874
• − Depreciation: −$1,091
• Taxable income: $15,737
• Est. tax owed @ 24.0%: −$3,777
• After-tax cash flow: $11,621/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 — Yucca Valley

• Score: 60/100
• State rank: #566
• US rank: #18584

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yucca Valley, CA
• County: San Bernardino County · 2,030,291 people
• City population: 25,415
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 25,415
• Household income: $58,373
• Rent vs Own: 34.1% rent · 65.9% own
• Severe rent burden: 1132.0

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 0.55)
• Race & ethnicity: White 62% Hispanic / Latino 25% Two or more races 18% Black 2% Native American 2% Asian 2% Pacific Islander 1%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Italian 4% Romanian 2% Slovak 2%
• Foreign-born: 9% · Canada
• Languages at home: 82% English-only · Spanish 14% Other Indo-European 1% Other Asian/Pacific 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: ▼ -241.13%
• Current HPI: 486.7185
• Rent YoY: ▲ 4.12%
• 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

-33.9% since first listed

7 events — show timeline

• 2026-04-14 Price Changed $37,500 CRMLS
• 2026-04-14 Price Changed $34,500 CRMLS
• 2026-03-17 Price Changed $39,000 CRMLS
• 2026-02-25 Price Changed $42,750 CRMLS
• 2026-02-06 Price Changed $48,500 CRMLS
• 2026-01-28 Listed $56,750 CRMLS
• 2026-01-21 Coming Soon $56,750 CRMLS