6666 Cholla · Twentynine Palms, CA 92277

$299,000

3 bd · 3.0 ba · 1,000 sqft · MultiFamily · 84 Days on market

Built 1955 0.33 ac lot $299/sqft · 33% above area Est $224k · 33% 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 +27.0/30.0
• DSCR +9.3/10.0
• 1% rule +6.2/10.0
• Rent growth +3.6/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

This is a great investment opportunity. The property features a detached one-bedroom single-family home alongside a duplex with two separate one-bedroom studio units. Whether you're looking to expand your rental portfolio or live in one unit while generating income from the others, this property offers flexibility and upside potential.

Key facts

• 0.33 acre lot
• Built 1955
• Listed 84 days

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath multifamily listed at $299k.

Deal economics

• At list price, monthly cash flow is $712 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $299k).
• Recommended offer: $281k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 4.3% 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: schools D, amenities F, employment 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 (+4.5%/yr); 734 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• At $3,344/mo this rent would consume 66% of the median local household income ($61k/yr) (locally 1057% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 + 4.5% rent growth), your $84k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $48k; list at $299k implies a 523% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $122/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); extreme-heat days projected 9→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $281,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.12% ✓
• Cap rate: 9.64%
• Cash-on-cash: 11.95%
• DSCR: 1.53
• GRM: 7.5

CMA / ARV

• ARV (median comp): $224,393
• List price: $299,000
• Delta: 33.25%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
74031 Gorgonio Dr	0.67mi	4/2.0 (+1)	1,050 (+5%)	17mo	$180,000	$171	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: 0.6%
• Equity multiple: 1.02×
• Total profit: $1,795
• Equity at exit: $44,582

10-year hold

• IRR: 11.5%
• Equity multiple: 1.96×
• Total profit: $80,715
• Equity at exit: $25,852

Cash invested: $83,720 (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: 734
• Price-to-rent: 22.4×

Monthly cashflow live

• Estimated rent: $3,344 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$115 /mo · $1,382/yr
• Insurance: −$125
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$702
• Net cashflow: $712

Break-even live

Break-even rent $2,443

Max offer price $299,000

Occupancy floor 74%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$3,345
Total (3 units)			$3,344

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6580 Smoketree Ave Twentynine Palms, CA	2.0	1.0	700	$1,350	$1.93	24d	1	0.08mi
6746 Adobe Rd Unit 15 Twentynine Palms, CA	2.0	1.0	800	$1,390	$1.74	43d	1	0.11mi
6614 Tamarisk Ave Twentynine Palms, CA	2.0	1.0	1139	$1,400	$1.23	20d	1	0.14mi
73774 Cactus Dr Apt C Twentynine Palms, CA	2.0	1.0	850	$1,050	$1.24	24d	1	0.22mi
6673 Split Rock Ave Unit A Twentynine Palms, CA	2.0	1.0	800	$1,300	$1.62	43d	1	0.22mi
6621 Palo Verde Ave Unit C Twentynine Palms, CA	2.0	1.0	702	$1,100	$1.57	18d	1	0.24mi
73796 Cactus Dr Unit C Twentynine Palms, CA	2.0	1.0	850	$1,050	$1.24	24d	1	0.26mi
6462 Palo Verde Ave Unit A Twentynine Palms, CA	2.0	1.0	832	$1,300	$1.56	24d	1	0.30mi
6688 National Park Dr Apt A Twentynine Palms, CA	2.0	1.0	1056	$1,425	$1.35	43d	1	0.40mi
6638 Maricopa Dr Twentynine Palms, CA	1.0–2.0	1.0–2.0	700	$1,495	$2.14	10d	2	0.42mi
74077 Cactus Dr Unit B Twentynine Palms, CA	2.0	2.0	818	$1,200	$1.47	43d	1	0.56mi
74077 Cactus Dr Unit C Twentynine Palms, CA	2.0	2.0	818	$1,450	$1.77	43d	1	0.56mi
6326 Bagley Ave Unit 3 Twentynine Palms, CA	2.0	1.0	827	$1,100	$1.33	2d	1	0.58mi
6448 Palm View Ave Twentynine Palms, CA	3.0	2.0	1100	$1,795	$1.63	43d	1	0.58mi
73942 Gorgonio Dr Twentynine Palms, CA	2.0	1.0	726	$1,300	$1.79	43d	1	0.60mi
6445 Palm View Ave Unit 29 Twentynine Palms, CA	2.0	1.0	1344	$1,090	$0.81	2d	1	0.61mi
74144 Cactus Dr Twentynine Palms, CA	2.0	1.0	974	$1,400	$1.44	43d	1	0.67mi
6061 Bagley Ave Twentynine Palms, CA	3.0	2.0	1260	$1,375	$1.09	5d	2	0.71mi
6061 Bagley Ave #27 Twentynine Palms, CA	3.0	2.0	1260	$1,400	$1.11	24d	1	0.71mi
73451 Sun Valley Dr Unit D Twentynine Palms, CA	2.0	1.0	837	$1,100	$1.31	5d	1	0.78mi
73838 S Slope Dr Unit D Twentynine Palms, CA	2.0	1.0	825	$1,300	$1.58	15d	1	0.88mi
73838 S Slope Dr Apt C Twentynine Palms, CA	2.0	1.0	825	$1,350	$1.64	43d	1	0.88mi
6597 Mesquite Springs Rd Unit 29 Twentynine Palms, CA	2.0	1.0	915	$2,495	$2.73	16d	1	0.90mi
5839 Bagley Ave Apt C Twentynine Palms, CA	2.0	2.0	792	$1,450	$1.83	43d	1	1.01mi
5839 Bagley Ave Unit 29 Twentynine Palms, CA	2.0	2.0	792	$1,450	$1.83	2d	1	1.01mi
5839 Bagley Ave Apt D Twentynine Palms, CA	2.0	2.0	792	$1,550	$1.96	43d	1	1.01mi
73855 Desert Trail Dr Unit B Twentynine Palms, CA	2.0	1.0	800	$1,100	$1.38	24d	1	1.03mi
73871 Desert Trail Dr Unit B Twentynine Palms, CA	2.0	1.5	875	$1,100	$1.26	18d	1	1.04mi
73477 Desert Trail Dr Twentynine Palms, CA	3.0	2.0	1388	$2,200	$1.59	24d	1	1.09mi
73482 Desert Trail Dr Twentynine Palms, CA	2.0	2.0	1260	$1,275	$1.01	43d	1	1.13mi
5900 Desert Knoll Ave Twentynine Palms, CA	2.0–3.0	1.5–2.5	907	$1,650	$1.82	1d	1	1.15mi
6547 49 Palms Ave Twentynine Palms, CA	2.0	1.0	951	$1,350	$1.42	5d	1	1.26mi

Listing history 17 events

1. 2026-06-18
   days on market $299,000 Active 84 DOM
2. 2026-06-17
   days on market $299,000 Active 83 DOM
3. 2026-06-16
   days on market $299,000 Active 82 DOM
4. 2026-06-15
   days on market $299,000 Active 81 DOM
5. 2026-06-13
   days on market $299,000 Active 79 DOM
6. 2026-06-13
   days on market $299,000 Active 78 DOM
7. 2026-06-09
   days on market $299,000 Active 75 DOM
8. 2026-06-08
   days on market $299,000 Active 74 DOM
9. 2026-06-07
   days on market $299,000 Active 73 DOM
10. 2026-06-04
    days on market $299,000 Active 70 DOM
11. 2026-06-03
    days on market $299,000 Active 69 DOM
12. 2026-06-02
    days on market $299,000 Active 68 DOM
13. 2026-06-01
    days on market $299,000 Active 67 DOM
14. 2026-05-31
    days on market $299,000 Active 66 DOM
15. 2026-03-26
    listed $299,000 Active 337-char remark

    Show marketing remark (337 chars)

    This is a great investment opportunity. The property features a detached one-bedroom single-family home alongside a duplex with two separate one-bedroom studio units. Whether you're looking to expand your rental portfolio or live in one unit while generating income from the others, this property offers flexibility and upside potential.

16. 1980-01-29
    soldstatus $48,000
17. 1979-05-15
    soldstatus $40,000

ⓘ 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: $1,382 · $115/mo
• Projected year-2 tax: $2,272 · $189/mo
• Expected delta: +$890/yr (+$74/mo · 64.4%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone AO · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 9 d/yr ≥106°F today · 24 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: $40,128
• − Mortgage interest: −$16,749
• − Property taxes: −$1,382
• − Insurance: −$2,962
• − Repairs & maintenance: −$3,210
• − Management: −$3,210
• − Depreciation: −$8,698
• Taxable income: $3,916
• Est. tax owed @ 24.0%: −$940
• After-tax cash flow: $7,601/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

+647.5% since first listed

3 events — show timeline

• 2026-03-26 Listed $299,000 CRMLS
• 1980-01-29 Sold (Public Records) $48,000 Public Records
• 1979-05-15 Sold (Public Records) $40,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,382 · +4.9% YoY. Source: county tax records.