82475 3rd · Searles Valley, CA 93562

$50,000

2 bd · 1.0 ba · 924 sqft · SingleFamily public records · 190 Days on market

Built 1948 0.32 ac lot $54/sqft · 34% above area Est $62k · 19% under ↓ 37% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Listing remarks MLS

Investor or First time Home Buyer Special! The property has a 3 bedroom 1 bathroom home and the second lot has a detached garage, a detached carport. The total lot size of each parcel is 0.16. Combined, they are 0.32 acres or 1/3 of an acre. The property has cabinets that are in decent condition. The home has an exterior sun room with a separate roof from the actual home. According to the seller, the utilities are in good running condition. Financing Options include: Cash, FHA loan, VA Loan, USDA Loan, Conventional Loan, and Seller financing with at least $20,000+ down-payment. For those of you who you decide to finance with a loan, the property will need some repairs which are negotiable with the seller. Contact a realtor for more information.

Key facts

• Detached carport
• Gated for security
• Detached garage

Tags

• DETACHED GARAGE
• DETACHED CARPORT
• GATED FOR SECURITY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $475 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.7% vs local median 10.4% in Searles 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 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; 1 comparable units currently listed for rent nearby; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($346 loan paydown + $2k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 190 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1948 — 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 $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 190 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 1948 — 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. 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.
7. 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.
8. 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: 2.00% ✓
• Cap rate: 17.69%
• Cash-on-cash: 40.69%
• DSCR: 2.81
• GRM: 4.2

CMA / ARV

• ARV (median comp): $61,780
• List price: $50,000
• Delta: -19.07%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12221 C St	0.43mi	3/1.0 (+1)	984 (+6%)	4mo	$8,000	$8	60
12331 Beech	0.69mi	3/1.0 (+1)	925 (+0%)	3mo	$17,300	$19	60
12332 Beech St	0.66mi	2/1.0	962 (+4%)	14mo	$42,500	$44	51
12164 A St	0.57mi	2/2.0	990 (+7%)	12mo	$70,000	$71	47
12164 B St	0.52mi	2/1.0	1,041 (+13%)	10mo	$132,500	$127	46

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: 46.1%
• Equity multiple: 3.59×
• Total profit: $36,257
• Equity at exit: $22,482

10-year hold

• IRR: 45.9%
• Equity multiple: 7.19×
• Total profit: $86,699
• Equity at exit: $34,648

Cash invested: $14,000 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$32 /mo · $386/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $475

Break-even live

Break-even rent $399

Max offer price $50,000

Occupancy floor 48%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12168 B St Trona, CA	2.0	1.0	739	$1,000	$1.35	44d	1	0.47mi

Listing history 14 events

1. 2026-06-09
   days on market $50,000 Active 190 DOM
2. 2026-06-08
   days on market $50,000 Active 189 DOM
3. 2026-06-07
   days on market $50,000 Active 188 DOM
4. 2026-06-05
   days on market $50,000 Active 185 DOM
5. 2026-06-03
   days on market $50,000 Active 184 DOM
6. 2026-06-03
   days on market $50,000 Active 183 DOM
7. 2026-06-01
   days on market $50,000 Active 182 DOM
8. 2026-05-31
   days on market $50,000 Active 181 DOM
9. 2026-03-12
   price $50,000 754-char remark

   Show marketing remark (754 chars)

   Investor or First time Home Buyer Special! The property has a 3 bedroom 1 bathroom home and the second lot has a detached garage, a detached carport. The total lot size of each parcel is 0.16. Combined, they are 0.32 acres or 1/3 of an acre. The property has cabinets that are in decent condition. The home has an exterior sun room with a separate roof from the actual home. According to the seller, the utilities are in good running condition. Financing Options include: Cash, FHA loan, VA Loan, USDA Loan, Conventional Loan, and Seller financing with at least $20,000+ down-payment. For those of you who you decide to finance with a loan, the property will need some repairs which are negotiable with the seller. Contact a realtor for more information.

10. 2026-02-25
    price $59,999 754-char remark

    Show marketing remark (754 chars)

    Investor or First time Home Buyer Special! The property has a 3 bedroom 1 bathroom home and the second lot has a detached garage, a detached carport. The total lot size of each parcel is 0.16. Combined, they are 0.32 acres or 1/3 of an acre. The property has cabinets that are in decent condition. The home has an exterior sun room with a separate roof from the actual home. According to the seller, the utilities are in good running condition. Financing Options include: Cash, FHA loan, VA Loan, USDA Loan, Conventional Loan, and Seller financing with at least $20,000+ down-payment. For those of you who you decide to finance with a loan, the property will need some repairs which are negotiable with the seller. Contact a realtor for more information.

11. 2026-01-29
    price $70,000 754-char remark

    Show marketing remark (754 chars)

    Investor or First time Home Buyer Special! The property has a 3 bedroom 1 bathroom home and the second lot has a detached garage, a detached carport. The total lot size of each parcel is 0.16. Combined, they are 0.32 acres or 1/3 of an acre. The property has cabinets that are in decent condition. The home has an exterior sun room with a separate roof from the actual home. According to the seller, the utilities are in good running condition. Financing Options include: Cash, FHA loan, VA Loan, USDA Loan, Conventional Loan, and Seller financing with at least $20,000+ down-payment. For those of you who you decide to finance with a loan, the property will need some repairs which are negotiable with the seller. Contact a realtor for more information.

12. 2026-01-14
    price $65,000 754-char remark

    Show marketing remark (754 chars)

    Investor or First time Home Buyer Special! The property has a 3 bedroom 1 bathroom home and the second lot has a detached garage, a detached carport. The total lot size of each parcel is 0.16. Combined, they are 0.32 acres or 1/3 of an acre. The property has cabinets that are in decent condition. The home has an exterior sun room with a separate roof from the actual home. According to the seller, the utilities are in good running condition. Financing Options include: Cash, FHA loan, VA Loan, USDA Loan, Conventional Loan, and Seller financing with at least $20,000+ down-payment. For those of you who you decide to finance with a loan, the property will need some repairs which are negotiable with the seller. Contact a realtor for more information.

13. 2025-12-13
    price $75,000 754-char remark

    Show marketing remark (754 chars)

    Investor or First time Home Buyer Special! The property has a 3 bedroom 1 bathroom home and the second lot has a detached garage, a detached carport. The total lot size of each parcel is 0.16. Combined, they are 0.32 acres or 1/3 of an acre. The property has cabinets that are in decent condition. The home has an exterior sun room with a separate roof from the actual home. According to the seller, the utilities are in good running condition. Financing Options include: Cash, FHA loan, VA Loan, USDA Loan, Conventional Loan, and Seller financing with at least $20,000+ down-payment. For those of you who you decide to finance with a loan, the property will need some repairs which are negotiable with the seller. Contact a realtor for more information.

14. 2025-12-01
    listed $79,000 Active 754-char remark

    Show marketing remark (754 chars)

    Investor or First time Home Buyer Special! The property has a 3 bedroom 1 bathroom home and the second lot has a detached garage, a detached carport. The total lot size of each parcel is 0.16. Combined, they are 0.32 acres or 1/3 of an acre. The property has cabinets that are in decent condition. The home has an exterior sun room with a separate roof from the actual home. According to the seller, the utilities are in good running condition. Financing Options include: Cash, FHA loan, VA Loan, USDA Loan, Conventional Loan, and Seller financing with at least $20,000+ down-payment. For those of you who you decide to finance with a loan, the property will need some repairs which are negotiable with the seller. Contact a realtor for more information.

ⓘ 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: $386 · $32/mo
• Projected year-2 tax: $386 · $32/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 7 d/yr ≥107°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: $12,000
• − Mortgage interest: −$2,801
• − Property taxes: −$386
• − Insurance: −$250
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$1,455
• Taxable income: $5,188
• Est. tax owed @ 24.0%: −$1,245
• After-tax cash flow: $4,452/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

-36.7% since first listed

6 events — show timeline

• 2026-03-12 Price Changed $50,000 CRMLS
• 2026-02-25 Price Changed $59,999 CRMLS
• 2026-01-29 Price Changed $70,000 CRMLS
• 2026-01-14 Price Changed $65,000 CRMLS
• 2025-12-13 Price Changed $75,000 CRMLS
• 2025-12-01 Listed $79,000 CRMLS

Property tax history

+3.1%/yr

Latest (2025): $386 · +1.8% YoY. Source: county tax records.