57393 Lupine Dr · Yucca Valley, CA 92284

$525,000

6 bd · 6.0 ba · 3,278 sqft · MultiFamily public records · 80 Days on market

Built 1987 0.77 ac lot $160/sqft · 14% below area Est $612k · 14% under

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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 +21.0/30.0
• ARV discount +13.9/15.0
• DSCR +6.7/10.0
• 1% rule +5.5/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Triplex. The front unit is a separate house. The back two units are attached at the garages. Each unit has a living room, kitchen and two bedrooms. There is also an additional room with a sliding glass door to a small patio. Some tenants use this room as a den, a dining room, a game room, a family room OR even an extra bedroom. Many possibilities! Each unit has two full baths and a one car garage. There are laundry hook-up in the garages. Located near shopping, banks, and Post Office.

Key facts

• Separate house
• Near post office
• Near shopping

Tags

• SEPARATE HOUSE
• SMALL PATIO
• LAUNDRY HOOK-UP
• NEAR SHOPPING
• NEAR BANKS
• NEAR POST OFFICE

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/2.0-bath units multifamily listed at $525k.

Deal economics

• At list price, monthly cash flow is $610 ($7k/yr) — positive. Per door: $203/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $525k).
• Recommended offer: $494k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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+, crime D-, amenities 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.
• Zoned schools: Onaga Elementary (580 students, 58% FRL); La Contenta Middle (math 11% / reading 27%, grade F, #426 of 498 statewide, top 86%, 650 students, 72% FRL); Yucca Valley High (math 15% / reading 49%, grade F, #674 of 1,170 statewide, top 59%, 1,264 students, 64% FRL).
• Market conditions: Rents rising fast (+4.1%/yr); 573 active listings in the ZIP; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• At $5,537/mo this rent would consume 114% of the median local household income ($58k/yr) (locally 1132% 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 $16k 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 80 days — a 6% lower offer ($494k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $70k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $429k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); moderate wildfire risk; extreme-heat days projected 8→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $493,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.05% ✓
• Cap rate: 7.97%
• Cash-on-cash: 6.01%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

• ARV (median comp): $612,238
• List price: $525,000
• Delta: -14.25%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.12% rent growth · sell at horizon

5-year hold

• IRR: -7.2%
• Equity multiple: 0.73×
• Total profit: $-39,714
• Equity at exit: $78,279

10-year hold

• IRR: 3.8%
• Equity multiple: 1.29×
• Total profit: $42,650
• Equity at exit: $45,392

Cash invested: $147,000 (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 92284

• Home prices YoY: -33.1%
• Rents YoY: 4.1%
• Active inventory: 573
• Price-to-rent: 23.7×

Monthly cashflow live

• Estimated rent: $5,537 high
• Mortgage (P&I): −$2,753
• Tax from tax record: −$667 /mo · $7,999/yr
• Insurance: −$219
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,163
• Net cashflow: $610

Break-even live

Break-even rent $4,764

Max offer price $525,000

Occupancy floor 84%

Sensitivity live

Price	-10% $908	-5% $759	+0% $610	+5% $462	+10% $313
Rent	-10% $173	-5% $392	+0% $610	+5% $829	+10% $1,048
Rate	-1.0pp $875	-0.5pp $744	base $610	+0.5pp $474	+1.0pp $336

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	2	$5,538
Total (3 units)			$5,537

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: $131,250
• Closing costs: $15,750
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $525,000 Active 80 DOM
2. 2026-06-18
   days on market $525,000 Active 77 DOM
3. 2026-06-17
   days on market $525,000 Active 76 DOM
4. 2026-06-16
   days on market $525,000 Active 75 DOM
5. 2026-06-15
   days on market $525,000 Active 74 DOM
6. 2026-06-13
   days on market $525,000 Active 72 DOM
7. 2026-06-13
   days on market $525,000 Active 71 DOM
8. 2026-06-09
   days on market $525,000 Active 68 DOM
9. 2026-06-08
   days on market $525,000 Active 67 DOM
10. 2026-06-07
    days on market $525,000 Active 66 DOM
11. 2026-06-04
    days on market $525,000 Active 63 DOM
12. 2026-06-03
    days on market $525,000 Active 62 DOM
13. 2026-06-02
    days on market $525,000 Active 61 DOM
14. 2026-06-01
    days on market $525,000 Active 60 DOM
15. 2026-05-31
    days on market $525,000 Active 59 DOM
16. 2026-05-19
    status Active 489-char remark

    Show marketing remark (489 chars)

    Triplex. The front unit is a separate house. The back two units are attached at the garages. Each unit has a living room, kitchen and two bedrooms. There is also an additional room with a sliding glass door to a small patio. Some tenants use this room as a den, a dining room, a game room, a family room OR even an extra bedroom. Many possibilities! Each unit has two full baths and a one car garage. There are laundry hook-up in the garages. Located near shopping, banks, and Post Office.

17. 2026-05-19
    price $525,000 489-char remark

    Show marketing remark (489 chars)

    Triplex. The front unit is a separate house. The back two units are attached at the garages. Each unit has a living room, kitchen and two bedrooms. There is also an additional room with a sliding glass door to a small patio. Some tenants use this room as a den, a dining room, a game room, a family room OR even an extra bedroom. Many possibilities! Each unit has two full baths and a one car garage. There are laundry hook-up in the garages. Located near shopping, banks, and Post Office.

18. 2026-05-18
    status Pending Sale 489-char remark

    Show marketing remark (489 chars)

    Triplex. The front unit is a separate house. The back two units are attached at the garages. Each unit has a living room, kitchen and two bedrooms. There is also an additional room with a sliding glass door to a small patio. Some tenants use this room as a den, a dining room, a game room, a family room OR even an extra bedroom. Many possibilities! Each unit has two full baths and a one car garage. There are laundry hook-up in the garages. Located near shopping, banks, and Post Office.

19. 2026-04-10
    price $565,000 489-char remark

    Show marketing remark (489 chars)

    Triplex. The front unit is a separate house. The back two units are attached at the garages. Each unit has a living room, kitchen and two bedrooms. There is also an additional room with a sliding glass door to a small patio. Some tenants use this room as a den, a dining room, a game room, a family room OR even an extra bedroom. Many possibilities! Each unit has two full baths and a one car garage. There are laundry hook-up in the garages. Located near shopping, banks, and Post Office.

20. 2026-04-02
    listed $595,000 Active 489-char remark

    Show marketing remark (489 chars)

    Triplex. The front unit is a separate house. The back two units are attached at the garages. Each unit has a living room, kitchen and two bedrooms. There is also an additional room with a sliding glass door to a small patio. Some tenants use this room as a den, a dining room, a game room, a family room OR even an extra bedroom. Many possibilities! Each unit has two full baths and a one car garage. There are laundry hook-up in the garages. Located near shopping, banks, and Post Office.

21. 2006-06-12
    soldstatus $429,000
22. 2006-05-04
    historical
23. 2006-03-08
    listed $480,000
24. 1987-09-23
    soldstatus $126,500

ⓘ 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: $7,999 · $667/mo
• Projected year-2 tax: $7,999 · $667/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 A · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 8 d/yr ≥97°F today · 24 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: $66,444
• − Mortgage interest: −$29,408
• − Property taxes: −$7,999
• − Insurance: −$4,128
• − Repairs & maintenance: −$5,316
• − Management: −$5,316
• − Depreciation: −$15,273
• Taxable loss: −$995
• Est. tax savings @ 24.0%: +$239
• After-tax cash flow: $7,565/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

+315.0% since first listed

9 events — show timeline

• 2026-05-19 Relisted — CRMLS
• 2026-05-19 Price Changed $525,000 CRMLS
• 2026-05-18 Pending — CRMLS
• 2026-04-10 Price Changed $565,000 CRMLS
• 2026-04-02 Listed $595,000 CRMLS
• 2006-06-12 Sold (Public Records) $429,000 Public Records
• 2006-05-04 Listing Removed — GPSMLS
• 2006-03-08 Listed $480,000 GPSMLS
• 1987-09-23 Sold (Public Records) $126,500 Public Records

Property tax history

+2.3%/yr

Latest (2025): $7,999 · +5.0% YoY. Source: county tax records.