7425 Church St Spc 134 · Yucca Valley, CA 92284

$47,900

2 bd · 1.0 ba · 1,248 sqft · Manufactured public records · 402 Days on market

Built 1978 $38/sqft · at area comps Est $48k · at est. ↓ 21% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.9/15.0
• 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

Listing remarks MLS

This unit is back on the market with a newly adjusted price, offering exceptional value and opportunity for discerning buyers! This is a clean, updated double-wide ready for a new owner. Cozy kitchen with plenty of storage space for daily cooking and light entertaining. Comfortable living quarters, sizable bedrooms, and spacious bathrooms. New exterior and interior paint, new roof, new carport awning, new carpet & linoleum flooring, serviced furnace & new AC condenser, new skirting. The washer, dryer, fridge & new stove are included. Located off the highway in the Aztec Estates, this property is near everything you need. Old Town Yucca Valley, local grocery stores, unique gift shops, Joshua Tree Monument, & more located within a short distance!

Key facts

• New carpet
• New carport awning
• New roof

Tags

• NEW ROOF
• NEW CARPORT AWNING
• NEW CARPET
• NEW LINOLEUM FLOORING
• SERVICED FURNACE
• NEW AC CONDENSER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $48k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $48k).
• Recommended offer: $42k (12.0% below list) — sets the bar for market timing.
• Cap rate 34.1% 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+, schools F, crime 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 (+4.1%/yr); 563 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• This rent runs 36% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $331 of loan paydown is wiped out by about $1k 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 + 4.1% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 402 days — a 12% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $42,152 (12.0% below list)

Questions for the listing agent

1. It's been on market 402 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 1978 — 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. 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?
7. 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.
8. 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.
9. 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: 3.68% ✓
• Cap rate: 34.14%
• Cash-on-cash: 99.46%
• DSCR: 5.43
• GRM: 2.3

CMA / ARV

• ARV (median comp): $48,380
• List price: $47,900
• Delta: -0.99%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7501 Palm Ave #74	0.25mi	2/2.0	1,248 (0%)	2mo	$37,000	$30	83
7425 Church St #111	0.00mi	2/2.0	1,344 (+8%)	2mo	$47,500	$35	81
7501 Palm Ave #103	0.25mi	2/2.0	1,248 (0%)	6mo	$46,000	$37	80
7425 Church St #67	0.05mi	2/2.0	1,344 (+8%)	6mo	$64,997	$48	76
7425 Church St Spc 104	0.00mi	2/2.0	1,340 (+7%)	14mo	$69,900	$52	72
7425 Church St #28	0.00mi	3/2.0 (+1)	1,404 (+12%)	1mo	$63,500	$45	69
7425 Church St #149	0.12mi	2/2.0	1,420 (+14%)	0mo	$39,997	$28	67
7501 Palm Ave #165	0.25mi	2/2.0	1,344 (+8%)	9mo	$50,000	$37	64
56254 29 Palms Hwy #22	0.61mi	3/2.0 (+1)	1,248 (0%)	7mo	$96,000	$77	57
56254 29 Palms Hwy #16	0.62mi	2/2.0	1,200 (-4%)	8mo	$51,000	$43	54
56254 29 Palms Hwy #116	0.61mi	2/2.0	1,152 (-8%)	9mo	$45,000	$39	47
7501 Palm Ave #179	0.28mi	2/2.0	1,430 (+15%)	14mo	$100,000	$70	47

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 · 4.12% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 5.85×
• Total profit: $65,046
• Equity at exit: $7,142

10-year hold

• IRR: —
• Equity multiple: 12.65×
• Total profit: $156,227
• Equity at exit: $4,142

Cash invested: $13,412 (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: 563
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,763 high
• Mortgage (P&I): −$251
• Tax from tax record: −$10 /mo · $117/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $1,112

Break-even live

Break-even rent $356

Max offer price $47,900

Occupancy floor 32%

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: $11,975
• Closing costs: $1,437
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7496 Church St Yucca Valley, CA	2.0	2.0	987	$1,850	$1.87	18d	1	0.23mi
7389 Cibola Trl Unit B Yucca Valley, CA	2.0	1.0	750	$1,100	$1.47	14d	1	0.28mi
7616 Apache Trl Yucca Valley, CA	2.0	1.0	1008	$1,900	$1.88	43d	1	0.54mi
7028 Cholla Ave Yucca Valley, CA	3.0	2.0	1200	$1,895	$1.58	5d	1	0.59mi
6963 Tamarisk Ave Yucca Valley, CA	3.0	2.0	1200	$1,500	$1.25	18d	1	0.67mi
6936 Grand Ave Yucca Valley, CA	2.0	1.0	785	$1,600	$2.04	18d	1	0.78mi
7154 Barberry Ave Unit A Yucca Valley, CA	3.0	2.0	1100	$2,049	$1.86	18d	1	0.80mi
56565 Sunnyslope Dr Yucca Valley, CA	3.0	2.0	1000	$1,800	$1.80	43d	1	0.80mi
56594 Joshua Dr Yucca Valley, CA	3.0	2.0	1307	$2,250	$1.72	43d	1	0.83mi
57004 Antelope Trl Yucca Valley, CA	2.0	2.0	1143	$2,050	$1.79	43d	1	0.84mi
7330 Dumosa Ave Unit 7330 Yucca Valley, CA	2.0	1.0	750	$1,195	$1.59	2d	1	0.90mi
7453 Dumosa Ave Yucca Valley, CA	3.0	2.0	1394	$2,200	$1.58	43d	1	0.92mi
56769 Joshua Dr Yucca Valley, CA	1.0	1.0	1000	$1,000	$1.00	10d	1	0.95mi
7420 Geronimo Trl Yucca Valley, CA	3.0	1.0	1280	$1,700	$1.33	43d	1	0.99mi
56615 Bonanza Dr Yucca Valley, CA	2.0	1.5	1342	$1,900	$1.42	16d	1	1.03mi
56811 Desert Gold Dr Yucca Valley, CA	3.0	2.0	1375	$2,095	$1.52	43d	1	1.24mi
57472 Primrose Dr Unit 3 Yucca Valley, CA	2.0	2.0	1020	$1,600	$1.57	43d	1	1.37mi

Listing history 21 events

1. 2026-06-18
   days on market $47,900 Active 402 DOM
2. 2026-06-17
   pricedays on market $47,900 Active 401 DOM
3. 2026-06-16
   days on market $54,900 Active 400 DOM
4. 2026-06-15
   days on market $54,900 Active 399 DOM
5. 2026-06-13
   days on market $54,900 Active 397 DOM
6. 2026-06-13
   days on market $54,900 Active 396 DOM
7. 2026-06-09
   days on market $54,900 Active 393 DOM
8. 2026-06-08
   days on market $54,900 Active 392 DOM
9. 2026-06-07
   days on market $54,900 Active 391 DOM
10. 2026-06-04
    days on market $54,900 Active 388 DOM
11. 2026-06-03
    days on market $54,900 Active 387 DOM
12. 2026-06-02
    days on market $54,900 Active 386 DOM
13. 2026-06-01
    days on market $54,900 Active 385 DOM
14. 2026-05-31
    days on market $54,900 Active 384 DOM
15. 2026-01-21
    status Active 780-char remark

    Show marketing remark (780 chars)

    This unit is back on the market with a newly adjusted price, offering exceptional value and opportunity for discerning buyers! This is a clean, updated double-wide ready for a new owner. Cozy kitchen with plenty of storage space for daily cooking and light entertaining. Comfortable living quarters, sizable bedrooms, and spacious bathrooms. New exterior and interior paint, new roof, new carport awning, new carpet & linoleum flooring, serviced furnace & new AC condenser, new skirting. The washer, dryer, fridge & new stove are included. Located off the highway in the Aztec Estates, this property is near everything you need. Old Town Yucca Valley, local grocery stores, unique gift shops, Joshua Tree Monument, & more located within a short distance!

16. 2026-01-17
    status Pending Sale 780-char remark

    Show marketing remark (780 chars)

    This unit is back on the market with a newly adjusted price, offering exceptional value and opportunity for discerning buyers! This is a clean, updated double-wide ready for a new owner. Cozy kitchen with plenty of storage space for daily cooking and light entertaining. Comfortable living quarters, sizable bedrooms, and spacious bathrooms. New exterior and interior paint, new roof, new carport awning, new carpet & linoleum flooring, serviced furnace & new AC condenser, new skirting. The washer, dryer, fridge & new stove are included. Located off the highway in the Aztec Estates, this property is near everything you need. Old Town Yucca Valley, local grocery stores, unique gift shops, Joshua Tree Monument, & more located within a short distance!

17. 2026-01-06
    price $54,900 780-char remark

    Show marketing remark (780 chars)

    This unit is back on the market with a newly adjusted price, offering exceptional value and opportunity for discerning buyers! This is a clean, updated double-wide ready for a new owner. Cozy kitchen with plenty of storage space for daily cooking and light entertaining. Comfortable living quarters, sizable bedrooms, and spacious bathrooms. New exterior and interior paint, new roof, new carport awning, new carpet & linoleum flooring, serviced furnace & new AC condenser, new skirting. The washer, dryer, fridge & new stove are included. Located off the highway in the Aztec Estates, this property is near everything you need. Old Town Yucca Valley, local grocery stores, unique gift shops, Joshua Tree Monument, & more located within a short distance!

18. 2025-10-21
    price $59,900 780-char remark

    Show marketing remark (780 chars)

    This unit is back on the market with a newly adjusted price, offering exceptional value and opportunity for discerning buyers! This is a clean, updated double-wide ready for a new owner. Cozy kitchen with plenty of storage space for daily cooking and light entertaining. Comfortable living quarters, sizable bedrooms, and spacious bathrooms. New exterior and interior paint, new roof, new carport awning, new carpet & linoleum flooring, serviced furnace & new AC condenser, new skirting. The washer, dryer, fridge & new stove are included. Located off the highway in the Aztec Estates, this property is near everything you need. Old Town Yucca Valley, local grocery stores, unique gift shops, Joshua Tree Monument, & more located within a short distance!

19. 2025-05-08
    listed $67,900 Active 780-char remark

    Show marketing remark (780 chars)

    This unit is back on the market with a newly adjusted price, offering exceptional value and opportunity for discerning buyers! This is a clean, updated double-wide ready for a new owner. Cozy kitchen with plenty of storage space for daily cooking and light entertaining. Comfortable living quarters, sizable bedrooms, and spacious bathrooms. New exterior and interior paint, new roof, new carport awning, new carpet & linoleum flooring, serviced furnace & new AC condenser, new skirting. The washer, dryer, fridge & new stove are included. Located off the highway in the Aztec Estates, this property is near everything you need. Old Town Yucca Valley, local grocery stores, unique gift shops, Joshua Tree Monument, & more located within a short distance!

20. 2025-04-25
    historical
21. 2025-02-28
    listed $69,900 Active

ⓘ 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: $117 · $10/mo
• Projected year-2 tax: $364 · $30/mo
• Expected delta: +$247/yr (+$21/mo · 211.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 19 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: $21,153
• − Mortgage interest: −$2,683
• − Property taxes: −$117
• − Insurance: −$240
• − Repairs & maintenance: −$1,692
• − Management: −$1,692
• − Depreciation: −$1,393
• Taxable income: $13,336
• Est. tax owed @ 24.0%: −$3,201
• After-tax cash flow: $10,140/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

-21.5% since first listed

7 events — show timeline

• 2026-01-21 Relisted — CRMLS
• 2026-01-17 Pending — CRMLS
• 2026-01-06 Price Changed $54,900 CRMLS
• 2025-10-21 Price Changed $59,900 CRMLS
• 2025-05-08 Listed $67,900 CRMLS
• 2025-04-25 Listing Removed — CRMLS
• 2025-02-28 Listed $69,900 CRMLS

Property tax history

-0.1%/yr

Latest (2015): $117 · -0.8% YoY. Source: county tax records.