6407 Morongo · Twentynine Palms, CA 92277

$599,000

16 bd · 16.0 ba · 1,800 sqft · MultiFamily public records · 30 Days on market

Built 1950 0.40 ac lot

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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 +21.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• Rent growth +3.6/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

* * Investment Opportunity in Downtown Twentynine Palms * * Rare investment opportunity featuring four units situated on an oversized commercial lot of nearly 75,500 square feet in the heart of downtown Twentynine Palms. With flexible commercial zoning and exceptional lot size, this property offers endless potential for expansion, redevelopment, mixed-use concepts, or a live/work environment. Conveniently located just minutes from Joshua Tree National Park, the Marine Corps Air Ground Combat Center Twentynine Palms, and popular local shops and restaurants, this property is ideally positioned to attract long-term tenants, military personnel, tourists, or business opportunities. Two of

Key facts

• Fully remodeled
• Four units
• New appliances

Tags

• FOUR UNITS
• OVERSIZED COMMERCIAL LOT
• FLEXIBLE COMMERCIAL ZONING
• LIVE WORK ENVIRONMENT
• FULLY REMODELED
• NEW APPLIANCES

Property features AI

Finance

• Other: Total building area listed as 1,800; Average 1-bedroom unit area listed as 425
• Financial info: Gross scheduled income: $3,130; Total actual rent: $3,130; Net operating income: $2,336; Operating expenses: $794 (includes insurance $250 and water/sewer $330); Other expenses: $127 (tax); Tenant pays electricity; Unit rents shown: two units at $715 and $850 (two units of each type reported)
• HOA & community: Community features include hiking, mountainous terrain, and proximity to BLM/National Forest

Exterior

• Parking: Parking for 10 vehicles; 10 garage spaces
• Security: No security features provided
• Utilities: Public/District water; Septic tank sewer; Separate gas and electric meters for units (4 gas meters, 4 electric meters); Single separate water meter
• Home design: Attached community apartment; One story; Entry at ground level
• Construction: One building containing all units; No ADU
• Exterior features: No pool; Lot has irregular shape with desert front and desert back

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Four 1-bedroom units (each unit listed as 1 bed)
• Flooring: No flooring details provided
• Bathrooms: Each unit has 1 full bathroom
• Heating & cooling: Evaporative cooling
• Interior features: Single-story layout; East-facing entry
• Laundry & utility: No on-site laundry (listed as None)

What this means for you Summary

Snapshot

• This is a 4 × 4-bed/4.0-bath units multifamily listed at $599k.

Deal economics

• At list price, monthly cash flow is $893 ($11k/yr) — positive. Per door: $223/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $599k).
• Recommended offer: $590k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: 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; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• At $6,370/mo this rent would consume 126% 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 $4k of loan paydown is wiped out by about $18k 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 30 days — a 2% lower offer ($590k) is reasonable based on typical stale-listing flexibility.
• 5 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.
• Current owner paid $50k; list at $599k implies a 1098% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 9→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $590,015 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 1.06% ✓
• Cap rate: 8.08%
• Cash-on-cash: 6.39%
• DSCR: 1.28
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.45% rent growth · sell at horizon

5-year hold

• IRR: -4.8%
• Equity multiple: 0.82×
• Total profit: $-30,681
• Equity at exit: $89,313

10-year hold

• IRR: 6.5%
• Equity multiple: 1.52×
• Total profit: $86,736
• Equity at exit: $51,791

Cash invested: $167,720 (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: 31.3×

Monthly cashflow live

• Estimated rent: $6,370 medium
• Mortgage (P&I): −$3,141
• Tax est. 1.5%: −$749 /mo · $8,985/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,338
• Net cashflow: $893

Break-even live

Break-even rent $5,240

Max offer price $599,000

Occupancy floor 81%

Sensitivity live

Price	-10% $1,307	-5% $1,100	+0% $893	+5% $686	+10% $479
Rent	-10% $390	-5% $641	+0% $893	+5% $1,144	+10% $1,396
Rate	-1.0pp $1,194	-0.5pp $1,045	base $893	+0.5pp $738	+1.0pp $580

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

Units	Beds	Baths	Est. rent
▸ 4× units	4	4	$6,372
Total (4 units)			$6,370

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: $149,750
• Closing costs: $17,970
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $599,000 Active 30 DOM
2. 2026-06-17
   days on market $599,000 Active 29 DOM
3. 2026-06-16
   days on market $599,000 Active 28 DOM
4. 2026-06-15
   days on market $599,000 Active 27 DOM
5. 2026-06-13
   days on market $599,000 Active 25 DOM
6. 2026-06-13
   days on market $599,000 Active 24 DOM
7. 2026-06-09
   days on market $599,000 Active 21 DOM
8. 2026-06-08
   days on market $599,000 Active 20 DOM
9. 2026-06-07
   days on market $599,000 Active 19 DOM
10. 2026-06-04
    days on market $599,000 Active 16 DOM
11. 2026-06-03
    days on market $599,000 Active 15 DOM
12. 2026-06-02
    days on market $599,000 Active 14 DOM
13. 2026-06-01
    days on market $599,000 Active 13 DOM
14. 2026-05-31
    days on market $599,000 Active 12 DOM
15. 2026-05-19
    listed $599,000 Active
16. 2025-12-05
    historical $850
17. 2025-11-20
    listed $850
18. 2025-07-26
    historical $850
19. 2025-07-02
    listed $850
20. 2025-06-25
    historical $850
21. 2025-06-19
    listed $850
22. 2025-06-19
    historical $850
23. 2025-06-05
    listed $850
24. 2001-07-12
    soldstatus $50,000

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 9 d/yr ≥103°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: $76,440
• − Mortgage interest: −$33,553
• − Property taxes: −$8,985
• − Insurance: −$2,995
• − Repairs & maintenance: −$6,115
• − Management: −$6,115
• − Depreciation: −$17,425
• Taxable income: $1,251
• Est. tax owed @ 24.0%: −$300
• After-tax cash flow: $10,413/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

+1098.0% since first listed

10 events — show timeline

• 2026-05-19 Listed $599,000 CRMLS
• 2025-12-05 Rental Removed $850 APPFOLIO
• 2025-11-20 Listed for Rent $850 APPFOLIO
• 2025-07-26 Rental Removed $850 APPFOLIO
• 2025-07-02 Listed for Rent $850 APPFOLIO
• 2025-06-25 Rental Removed $850 APPFOLIO
• 2025-06-19 Listed for Rent $850 APPFOLIO
• 2025-06-19 Rental Removed $850 APPFOLIO
• 2025-06-05 Listed for Rent $850 APPFOLIO
• 2001-07-12 Sold (Public Records) $50,000 Public Records

Property tax history

-2.4%/yr

Latest (2025): $1,014 · +4.7% YoY. Source: county tax records.