17019 Olive St · Hesperia, CA 92345

$675,000

33 bd · 4.4 ba · 3,264 sqft · MultiFamily public records · 115 Days on market

Built 1966 0.85 ac lot $207/sqft · 14% above area Est $592k · 14% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.2/5.0
• Schools +2.6/10.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• ARV discount +1.2/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 11 units. estimate disagrees with records

Listing remarks MLS

Great area in city of San Bernardino 4 units property (each unit offers 2 beds and 1 bath). Very convenient to any stores, market and restaurants. Each unit has separate individual laundry room and own garage space.

Key facts

• Own garage space
• 0.85 acre lot
• 4 garage spots

Tags

• OWN GARAGE SPACE

What this means for you Summary

Snapshot

• This is a 11 × 3-bed/?-bath units multifamily listed at $675k.

Deal economics

• At list price, monthly cash flow is $12k ($148k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($21k rent vs $675k).
• Recommended offer: $614k (9.0% below list) — sets the bar for market timing.
• Cap rate 28.3% vs local median 3.7% in Hesperia — 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 52/100 on livability (#1,009 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: employment D, schools F, crime D-.
• Hesperia Unified (suburban): math 20% / reading 39% proficiency, ranked #353 of 517 in CA (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.9%/yr); 479 active listings in the ZIP; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• At $20,754/mo this rent would consume 358% of the median local household income ($69k/yr) (locally 2768% 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 $5k of loan paydown is wiped out by about $20k 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 + 2.9% rent growth), your $189k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($614k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 17y ago; this cycle's ask has dropped $75k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $165k; list at $675k implies a 309% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $614,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% 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. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 3.07% ✓
• Cap rate: 28.28%
• Cash-on-cash: 78.51%
• DSCR: 4.49
• GRM: 2.7

CMA / ARV

• ARV (median comp): $592,388
• List price: $675,000
• Delta: 13.95%
• Verdict: OVERPRICED
• Comps: 13 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.85% rent growth · sell at horizon

5-year hold

• IRR: 78.4%
• Equity multiple: 4.57×
• Total profit: $675,000
• Equity at exit: $100,645

10-year hold

• IRR: 81.9%
• Equity multiple: 9.41×
• Total profit: $1,588,810
• Equity at exit: $58,362

Cash invested: $189,000 (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 92345

• Rents YoY: 2.9%
• Active inventory: 479
• Price-to-rent: 29.8×

Monthly cashflow live

• Estimated rent: $20,754 medium
• Mortgage (P&I): −$3,540
• Tax from tax record: −$209 /mo · $2,506/yr
• Insurance: −$281
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,358
• Net cashflow: $12,366

Break-even live

Break-even rent $5,101

Max offer price $675,000

Occupancy floor 35%

Sensitivity live

Price	-10% $12,748	-5% $12,557	+0% $12,366	+5% $12,175	+10% $11,984
Rent	-10% $10,726	-5% $11,546	+0% $12,366	+5% $13,186	+10% $14,005
Rate	-1.0pp $12,706	-0.5pp $12,537	base $12,366	+0.5pp $12,191	+1.0pp $12,013

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

Units	Beds	Baths	Est. rent
▸ 11× units	3	—	$20,757
Total (11 units)			$20,754

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: $168,750
• Closing costs: $20,250
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-18
   days on market $675,000 Active 115 DOM
2. 2026-06-17
   pricedays on market $675,000 Active 114 DOM
3. 2026-06-16
   days on market $699,900 Active 113 DOM
4. 2026-06-15
   days on market $699,900 Active 112 DOM
5. 2026-06-13
   days on market $699,900 Active 110 DOM
6. 2026-06-13
   days on market $699,900 Active 109 DOM
7. 2026-06-10
   price $699,900 Active 106 DOM
8. 2026-06-09
   days on market $675,000 Active 106 DOM
9. 2026-06-08
   days on market $675,000 Active 105 DOM
10. 2026-06-07
    pricedays on market $675,000 Active 104 DOM
11. 2026-06-04
    days on market $725,000 Active 101 DOM
12. 2026-06-03
    days on market $725,000 Active 100 DOM
13. 2026-06-02
    days on market $725,000 Active 99 DOM
14. 2026-06-01
    days on market $725,000 Active 98 DOM
15. 2026-05-31
    days on market $725,000 Active 97 DOM
16. 2026-05-14
    price $739,000 215-char remark

    Show marketing remark (215 chars)

    Great area in city of San Bernardino 4 units property (each unit offers 2 beds and 1 bath). Very convenient to any stores, market and restaurants. Each unit has separate individual laundry room and own garage space.

17. 2026-02-23
    listed $750,000 Active 215-char remark

    Show marketing remark (215 chars)

    Great area in city of San Bernardino 4 units property (each unit offers 2 beds and 1 bath). Very convenient to any stores, market and restaurants. Each unit has separate individual laundry room and own garage space.

18. 2025-10-18
    historical
19. 2025-10-11
    price $729,000
20. 2025-09-26
    price $749,000
21. 2025-09-24
    price $759,000
22. 2025-08-11
    price $788,888
23. 2025-08-11
    status Active
24. 2025-08-11
    price $749,888
25. 2025-07-14
    historical
26. 2025-06-30
    status Active
27. 2025-06-30
    price $799,000
28. 2025-06-25
    historical
29. 2025-06-03
    price $750,000
30. 2025-05-09
    price $775,000
31. 2025-04-29
    price $799,000
32. 2025-04-18
    listed $825,000 Active
33. 2024-12-06
    historical
34. 2024-12-04
    price $725,000
35. 2024-11-21
    listed $749,000 Active
36. 2024-05-31
    historical
37. 2024-04-30
    price $879,000
38. 2024-04-16
    price $880,000
39. 2024-04-03
    listed $899,888 Active
40. 2011-04-28
    soldstatus $165,000 Closed
41. 2011-04-28
    soldstatus $165,000
42. 2011-03-18
    status Backup Offers Accepted
43. 2010-11-15
    price $177,500 Active
44. 2010-11-15
    status Active
45. 2010-06-05
    status Backup Offers Accepted
46. 2010-01-22
    price $175,000
47. 2009-08-06
    listed $250,000 Active
48. 2005-03-25
    soldstatus $410,000
49. 2005-03-23
    soldstatus $410,000
50. 1989-05-17
    soldstatus $160,000

ⓘ 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: $2,506 · $209/mo
• Projected year-2 tax: $5,130 · $428/mo
• Expected delta: +$2,624/yr (+$219/mo · 104.7%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥98°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 24 unhealthy d/yr today · 29 by 30 yrs out

Taxation est. · year 1

• Rental income: $249,048
• − Mortgage interest: −$37,810
• − Property taxes: −$2,506
• − Insurance: −$3,375
• − Repairs & maintenance: −$19,924
• − Management: −$19,924
• − Depreciation: −$19,636
• Taxable income: $145,872
• Est. tax owed @ 24.0%: −$35,009
• After-tax cash flow: $113,380/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: Hesperia Unified
• NCES district ID: 0600014
• Math proficiency: 20% ▼ -4.00%
• Reading proficiency: 39% ▲ 4.00%
• Median HH income: $49,376
• Composite: 25.66/100
• National rank: #7397
• State rank: #353 of 517 in CA

Livability — Hesperia

• Score: 52/100
• State rank: #1009
• US rank: #24896

Category grades

Amenities F Commute F Cost of living F Crime D- Employment D Housing A+ Health & safety F User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hesperia, CA
• County: San Bernardino County · 2,030,291 people
• City population: 110,055
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 88,706
• Household income: $69,485
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 2768.0

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: Majority Hispanic (61%)
• Race & ethnicity: Hispanic / Latino 61% White 30% Two or more races 19% Black 4% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 54%
• Common ancestry: Italian 1% Lithuanian 1% Iranian 1%
• Foreign-born: 17% · Canada
• Languages at home: 65% English-only · Spanish 34%

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: ▼ -375.87%
• Current HPI: 433.2103
• Rent YoY: ▲ 2.85%
• 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

+361.9% since first listed

35 events — show timeline

• 2026-05-14 Price Changed $739,000 CRMLS
• 2026-02-23 Listed $750,000 CRMLS
• 2025-10-18 Listing Removed — CRMLS
• 2025-10-11 Price Changed $729,000 CRMLS
• 2025-09-26 Price Changed $749,000 CRMLS
• 2025-09-24 Price Changed $759,000 CRMLS
• 2025-08-11 Price Changed $788,888 CRMLS
• 2025-08-11 Relisted — CRMLS
• 2025-08-11 Price Changed $749,888 CRMLS
• 2025-07-14 Listing Removed — CRMLS
• 2025-06-30 Relisted — CRMLS
• 2025-06-30 Price Changed $799,000 CRMLS
• 2025-06-25 Listing Removed — CRMLS
• 2025-06-03 Price Changed $750,000 CRMLS
• 2025-05-09 Price Changed $775,000 CRMLS
• 2025-04-29 Price Changed $799,000 CRMLS
• 2025-04-18 Listed $825,000 CRMLS
• 2024-12-06 Listing Removed — CRMLS
• 2024-12-04 Price Changed $725,000 CRMLS
• 2024-11-21 Listed $749,000 CRMLS
• 2024-05-31 Listing Removed — CRMLS
• 2024-04-30 Price Changed $879,000 CRMLS
• 2024-04-16 Price Changed $880,000 CRMLS
• 2024-04-03 Listed $899,888 CRMLS
• 2011-04-28 Sold (Public Records) $165,000 Public Records
• 2011-04-28 Sold (MLS) $165,000 CRMLS
• 2011-03-18 Pending — CRMLS
• 2010-11-15 Relisted — CRMLS
• 2010-11-15 Price Changed $177,500 CRMLS
• 2010-06-05 Pending — CRMLS
• 2010-01-22 Price Changed $175,000 CRMLS
• 2009-08-06 Listed $250,000 CRMLS
• 2005-03-25 Sold (MLS) $410,000 CRMLS
• 2005-03-23 Sold (Public Records) $410,000 Public Records
• 1989-05-17 Sold (Public Records) $160,000 Public Records

Property tax history

-3.9%/yr

Latest (2025): $2,506 · +2.2% YoY. Source: county tax records.