7425 Church St #2 · Yucca Valley, CA 92284

$35,000

2 bd · 1.0 ba · 804 sqft · Manufactured public records · 48 Days on market

Built 1974 $44/sqft · 10% below area Est $39k · 10% under ↓ 34% since listing

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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 +15.0/30.0
• ARV discount +11.8/15.0
• 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

PRICED TO SELL!!!! Beautifully remodeled 2-bedroom, 1-bath manufactured home in a welcoming, amenity-filled community. This home features sound-dampening floors, a new ductless A/C system, central heating, and an upgraded kitchen and bathroom. Enjoy the spacious gated yard—perfect for pets, gardening, or relaxing outdoors—plus a sunroom and covered carport for added convenience. Community amenities include a pool, indoor spa, clubhouse, fitness room, and billiards room. Move-in ready, stylish, and located in a friendly neighborhood—this home has it all!

Key facts

• Upgraded bathroom
• Remodeled
• Spacious gated yard

Tags

• REMODELED
• SOUND-DAMPENING FLOORS
• DUCTLESS A/C SYSTEM
• UPGRADED KITCHEN
• UPGRADED BATHROOM
• SPACIOUS GATED YARD

Property features AI

Finance

• Other: Living area source: Seller provided
• Financial info: Land lease: $700 per month
• HOA & community: Part of an association; Senior community; Community setting: Rural; Park name: Aztec; Manager approval required; Pets: contact manager

Exterior

• Parking: Carport; Parking available
• Utilities: Public/District water; Septic (soils analysis)
• Home design: Single-story; Mobile home remains on site; Entry level: 1
• Construction: Mobile home (80 x 12); Year built (per seller)
• Exterior features: No pool; Level with street lot

Interior

• Kitchen: Gas oven
• Bedrooms: All bedrooms on main level
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Zoned cooling
• Interior features: Front door entry; All bedrooms located on the ground level
• Laundry & utility: Laundry inside the home

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $35k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.
• Cap rate 40.7% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 32% 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 $242 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 48 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $33,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1974 — 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. 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?
6. 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?
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: 4.51% ✓
• Cap rate: 40.72%
• Cash-on-cash: 122.96%
• DSCR: 6.47
• GRM: 1.8

CMA / ARV

• ARV (median comp): $38,704
• List price: $35,000
• Delta: -9.57%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7425 Church St #59	0.00mi	2/1.5	780 (-3%)	4mo	$25,000	$32	90
7425 Church St #97	0.13mi	2/2.0	800 (-0%)	12mo	$41,500	$52	79
56254 29 Palms Hwy #38	0.56mi	1/1.0 (-1)	780 (-3%)	0mo	$50,000	$64	64
7425 Church St #43	0.05mi	1/1.0 (-1)	728 (-10%)	19mo	$24,500	$34	61
7425 Church St #58	0.13mi	2/1.0	696 (-13%)	20mo	$33,000	$47	55
56254 29 Palms Hwy #120	0.56mi	1/1.0 (-1)	720 (-10%)	1mo	$32,000	$44	51
56254 29 Palms Hwy #66	0.33mi	2/2.0	720 (-10%)	16mo	$47,500	$66	50

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: 7.13×
• Total profit: $60,103
• Equity at exit: $5,219

10-year hold

• IRR: —
• Equity multiple: 15.52×
• Total profit: $142,329
• Equity at exit: $3,026

Cash invested: $9,800 (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 92284

• Home prices YoY: -33.1%
• Rents YoY: 4.1%
• Active inventory: 563
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,577 high
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $1,004

Break-even live

Break-even rent $306

Max offer price $35,000

Occupancy floor 31%

Sensitivity live

Price	-10% $1,028	-5% $1,016	+0% $1,004	+5% $992	+10% $980
Rent	-10% $880	-5% $942	+0% $1,004	+5% $1,066	+10% $1,129
Rate	-1.0pp $1,022	-0.5pp $1,013	base $1,004	+0.5pp $995	+1.0pp $986

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7496 Church St Yucca Valley, CA	2.0	2.0	987	$1,850	$1.87	19d	1	0.23mi
7389 Cibola Trl Unit B Yucca Valley, CA	2.0	1.0	750	$1,100	$1.47	15d	1	0.28mi
7616 Apache Trl Yucca Valley, CA	2.0	1.0	1008	$1,900	$1.88	44d	1	0.54mi
7434 Cherokee Trl Unit D Yucca Valley, CA	1.0	1.0	608	$1,100	$1.81	44d	1	0.65mi
7239 Cherokee Trl Yucca Valley, CA	1.0	1.0	550	$1,429	$2.60	0d	1	0.71mi
6936 Grand Ave Yucca Valley, CA	2.0	1.0	785	$1,600	$2.04	19d	1	0.78mi
7154 Barberry Ave Unit A Yucca Valley, CA	3.0	2.0	1100	$2,049	$1.86	19d	1	0.80mi
56565 Sunnyslope Dr Yucca Valley, CA	3.0	2.0	1000	$1,800	$1.80	44d	1	0.80mi
7330 Dumosa Ave Unit 7330 Yucca Valley, CA	2.0	1.0	750	$1,195	$1.59	3d	1	0.90mi
56769 Joshua Dr Yucca Valley, CA	1.0	1.0	1000	$1,000	$1.00	11d	1	0.95mi
57472 Primrose Dr Unit 3 Yucca Valley, CA	2.0	2.0	1020	$1,600	$1.57	44d	1	1.37mi

Listing history 24 events

1. 2026-06-18
   days on market $35,000 Active 48 DOM
2. 2026-06-17
   days on market $35,000 Active 47 DOM
3. 2026-06-16
   days on market $35,000 Active 46 DOM
4. 2026-06-15
   days on market $35,000 Active 45 DOM
5. 2026-06-13
   days on market $35,000 Active 43 DOM
6. 2026-06-13
   days on market $35,000 Active 42 DOM
7. 2026-06-09
   days on market $35,000 Active 39 DOM
8. 2026-06-08
   days on market $35,000 Active 38 DOM
9. 2026-06-07
   days on market $35,000 Active 37 DOM
10. 2026-06-04
    days on market $35,000 Active 34 DOM
11. 2026-06-03
    days on market $35,000 Active 33 DOM
12. 2026-06-02
    days on market $35,000 Active 32 DOM
13. 2026-06-01
    days on market $35,000 Active 31 DOM
14. 2026-05-31
    days on market $35,000 Active 30 DOM
15. 2026-05-01
    listed $35,000 Active 577-char remark
16. 2026-04-06
    status Active
17. 2026-03-27
    historical
18. 2026-03-07
    status Pending Sale
19. 2026-01-08
    price $35,000
20. 2026-01-05
    listed $39,895 Active
21. 2026-01-05
    historical
22. 2025-12-08
    price $39,895
23. 2025-11-16
    price $47,995
24. 2025-09-27
    listed $52,995 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 13 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,927
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$1,514
• − Management: −$1,514
• − Depreciation: −$1,018
• Taxable income: $12,220
• Est. tax owed @ 24.0%: −$2,933
• After-tax cash flow: $9,117/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

-34.0% since first listed

10 events — show timeline

• 2026-05-01 Listed $35,000 CRMLS
• 2026-04-06 Relisted — CRMLS
• 2026-03-27 Listing Removed — CRMLS
• 2026-03-07 Pending — CRMLS
• 2026-01-08 Price Changed $35,000 CRMLS
• 2026-01-05 Listing Removed — GPSMLS
• 2026-01-05 Listed $39,895 CRMLS
• 2025-12-08 Price Changed $39,895 GPSMLS
• 2025-11-16 Price Changed $47,995 GPSMLS
• 2025-09-27 Listed $52,995 GPSMLS

Property tax history

+2.1%/yr

Latest (2015): $64 · +14.3% YoY. Source: county tax records.