13492 Dogwood St · Searles Valley, CA 93562

$119,000

3 bd · 2.0 ba · 1,540 sqft · SingleFamily public records · 35 Days on market

Built 1963 0.32 ac lot $77/sqft · 20% above area Est $99k · 20% over

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Why this score? — see what drove the B- 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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• 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
• ARV discount +0.0/15.0

Listing remarks MLS

Come see this spacious 3 bedroom , 2 bathroom home that has a 2-car garage—giving you 1,540 sq ft . Imagine waking up to a beautiful mountain next door where you can hear all the nature. You have enough room to play for the kids and pets with a 0.32 acre lot. This property is located in the Searles Valley on Hwy 178 in the Greater Mojave Desert. The city has a dry lake bed that contains a plethora of sodium and potassium minerals of the carbonate, sulfate, borate and halide classes, due to long sedimentation and evaporation processes which occurred over a long period of time. Trona can be a starting location for those that plan on seeing some of the other points of interest that Searles Valley has to offer. There is gas, food and lodging available in town. The city of Ridgecrest is approximately 30 minutes away that has many stores such as Walmart, Home Depot, gas stations, hotels, and grocery stores.

Key facts

• Wood-look flooring
• Dark cabinetry
• Brick fireplace

Tags

• BRICK FIREPLACE
• EXPOSED BRICK ACCENTS
• WOOD-LOOK FLOORING
• DEDICATED DINING ROOM
• DARK CABINETRY
• TILE COUNTERS

Property features AI

Finance

• Other: Property considered income property / resale (per listing); Zoning: RS

Exterior

• Parking: Attached garage (1 space)
• Utilities: Public water; Septic tank sewer
• Home design: Single family residence; 1 story
• Construction: Aluminum siding; Vinyl siding; Tile roof; Crawl space foundation; Site built
• Exterior features: Covered patio; Patio; Partial fencing; Landscaped yard; Shed(s); Workshop; Has view

Interior

• Kitchen: Dishwasher; Range; Oven; Refrigerator; Gas water heater
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s); Forced air heating; Natural gas heating
• Interior features: Walk-in closet(s); Bay window(s); Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $538 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $115k (3.0% below list) — sets the bar for market timing.

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; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($823 loan paydown + $4k 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 $33k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago 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 $84k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $115,430 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1963 — 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. 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.
6. 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.
7. 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: 1.39% ✓
• Cap rate: 11.71%
• Cash-on-cash: 19.36%
• DSCR: 1.86
• GRM: 6.0

CMA / ARV

• ARV (median comp): $98,861
• List price: $119,000
• Delta: 20.37%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
84592 12th Street St	0.52mi	3/2.0	1,599 (+4%)	19mo	$124,600	$78	54
84646 12th St	0.54mi	3/1.5	1,360 (-12%)	2mo	$75,000	$55	52
13807 Carson	0.51mi	4/1.0 (+1)	1,376 (-11%)	1mo	$26,800	$19	49
13988 Fir St	0.63mi	4/2.0 (+1)	1,352 (-12%)	4mo	$134,500	$99	42

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: 25.7%
• Equity multiple: 2.46×
• Total profit: $48,567
• Equity at exit: $53,508

10-year hold

• IRR: 26.4%
• Equity multiple: 4.75×
• Total profit: $124,923
• Equity at exit: $82,462

Cash invested: $33,320 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,659 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$100 /mo · $1,194/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $538

Break-even live

Break-even rent $979

Max offer price $119,000

Occupancy floor 63%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-08
   days on market $119,000 Active 35 DOM
2. 2026-06-07
   days on market $119,000 Active 34 DOM
3. 2026-06-05
   days on market $119,000 Active 31 DOM
4. 2026-06-03
   days on market $119,000 Active 30 DOM
5. 2026-06-03
   days on market $119,000 Active 29 DOM
6. 2026-06-01
   days on market $119,000 Active 28 DOM
7. 2026-05-31
   days on market $119,000 Active 27 DOM
8. 2026-05-04
   listed $119,000 Active 1011-char remark
9. 2022-06-10
   soldstatus $84,000 Closed Sale 921-char remark

   Show marketing remark (921 chars)

   Come see this spacious 3 bedroom , 2 bathroom home that has a 2-car garage—giving you 1,540 sq ft . Imagine waking up to a beautiful mountain next door where you can hear all the nature. You have enough room to play for the kids and pets with a 0.32 acre lot. This property is located in the Searles Valley on Hwy 178 in the Greater Mojave Desert. The city has a dry lake bed that contains a plethora of sodium and potassium minerals of the carbonate, sulfate, borate and halide classes, due to long sedimentation and evaporation processes which occurred over a long period of time. Trona can be a starting location for those that plan on seeing some of the other points of interest that Searles Valley has to offer. There is gas, food and lodging available in town. The city of Ridgecrest is approximately 30 minutes away that has many stores such as Walmart, Home Depot, gas stations, hotels, and grocery stores.

10. 2022-06-10
    soldstatus $84,000

    Show marketing remark (921 chars)

    Come see this spacious 3 bedroom , 2 bathroom home that has a 2-car garage—giving you 1,540 sq ft . Imagine waking up to a beautiful mountain next door where you can hear all the nature. You have enough room to play for the kids and pets with a 0.32 acre lot. This property is located in the Searles Valley on Hwy 178 in the Greater Mojave Desert. The city has a dry lake bed that contains a plethora of sodium and potassium minerals of the carbonate, sulfate, borate and halide classes, due to long sedimentation and evaporation processes which occurred over a long period of time. Trona can be a starting location for those that plan on seeing some of the other points of interest that Searles Valley has to offer. There is gas, food and lodging available in town. The city of Ridgecrest is approximately 30 minutes away that has many stores such as Walmart, Home Depot, gas stations, hotels, and grocery stores.

11. 2022-05-13
    status Pending Sale 921-char remark

    Show marketing remark (921 chars)

    Come see this spacious 3 bedroom , 2 bathroom home that has a 2-car garage—giving you 1,540 sq ft . Imagine waking up to a beautiful mountain next door where you can hear all the nature. You have enough room to play for the kids and pets with a 0.32 acre lot. This property is located in the Searles Valley on Hwy 178 in the Greater Mojave Desert. The city has a dry lake bed that contains a plethora of sodium and potassium minerals of the carbonate, sulfate, borate and halide classes, due to long sedimentation and evaporation processes which occurred over a long period of time. Trona can be a starting location for those that plan on seeing some of the other points of interest that Searles Valley has to offer. There is gas, food and lodging available in town. The city of Ridgecrest is approximately 30 minutes away that has many stores such as Walmart, Home Depot, gas stations, hotels, and grocery stores.

12. 2022-05-03
    price $84,000 921-char remark

    Show marketing remark (921 chars)

    Come see this spacious 3 bedroom , 2 bathroom home that has a 2-car garage—giving you 1,540 sq ft . Imagine waking up to a beautiful mountain next door where you can hear all the nature. You have enough room to play for the kids and pets with a 0.32 acre lot. This property is located in the Searles Valley on Hwy 178 in the Greater Mojave Desert. The city has a dry lake bed that contains a plethora of sodium and potassium minerals of the carbonate, sulfate, borate and halide classes, due to long sedimentation and evaporation processes which occurred over a long period of time. Trona can be a starting location for those that plan on seeing some of the other points of interest that Searles Valley has to offer. There is gas, food and lodging available in town. The city of Ridgecrest is approximately 30 minutes away that has many stores such as Walmart, Home Depot, gas stations, hotels, and grocery stores.

13. 2022-04-20
    listed $109,000 Active 921-char remark

    Show marketing remark (921 chars)

    Come see this spacious 3 bedroom , 2 bathroom home that has a 2-car garage—giving you 1,540 sq ft . Imagine waking up to a beautiful mountain next door where you can hear all the nature. You have enough room to play for the kids and pets with a 0.32 acre lot. This property is located in the Searles Valley on Hwy 178 in the Greater Mojave Desert. The city has a dry lake bed that contains a plethora of sodium and potassium minerals of the carbonate, sulfate, borate and halide classes, due to long sedimentation and evaporation processes which occurred over a long period of time. Trona can be a starting location for those that plan on seeing some of the other points of interest that Searles Valley has to offer. There is gas, food and lodging available in town. The city of Ridgecrest is approximately 30 minutes away that has many stores such as Walmart, Home Depot, gas stations, hotels, and grocery stores.

14. 2022-04-18
    historical
15. 2022-01-31
    listed $85,000 Active
16. 1988-06-30
    soldstatus $50,000
17. 1987-03-26
    soldstatus $53,500
18. 1985-05-23
    soldstatus $48,000

ⓘ 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: $1,194 · $100/mo
• Projected year-2 tax: $1,194 · $100/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 D · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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: $19,909
• − Mortgage interest: −$6,666
• − Property taxes: −$1,194
• − Insurance: −$595
• − Repairs & maintenance: −$1,593
• − Management: −$1,593
• − Depreciation: −$3,462
• Taxable income: $4,807
• Est. tax owed @ 24.0%: −$1,154
• After-tax cash flow: $5,297/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

+147.9% since first listed

11 events — show timeline

• 2026-05-04 Listed $119,000 SSMLS
• 2022-06-10 Sold (Public Records) $84,000 Public Records
• 2022-06-10 Sold (MLS) $84,000 CRMLS
• 2022-05-13 Pending — CRMLS
• 2022-05-03 Price Changed $84,000 CRMLS
• 2022-04-20 Listed $109,000 CRMLS
• 2022-04-18 Listing Removed — CRMLS
• 2022-01-31 Listed $85,000 CRMLS
• 1988-06-30 Sold (Public Records) $50,000 Public Records
• 1987-03-26 Sold (Public Records) $53,500 Public Records
• 1985-05-23 Sold (Public Records) $48,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $1,194 · +1.8% YoY. Source: county tax records.