71647 Indian Trl · Twentynine Palms, CA 92277

$200,000

2 bd · 2.0 ba · 1,032 sqft · Manufactured public records · 36 Days on market

Built 1985 5.00 ac lot

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Why this score? — see what drove the F 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 +8.7/30.0
• ARV discount +7.5/15.0
• Rent growth +3.6/5.0
• Livability +3.0/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover this incredible 5-acre parcel offering space, privacy, and versatility! The property features two manufactured homes, each with 2 bedrooms and 2 bathrooms, providing excellent flexibility for multi-generational living or investment opportunities. One home is currently occupied by a rental tenant, creating immediate income potential, while the second home offers additional living space or future rental possibilities. Both homes have been well maintained and cared for. Conveniently located just minutes from the 29 Palms military base and local shopping centers, this property combines rural space with everyday convenience. Don't miss this unique opportunity to own acreage with built-i

Key facts

• Rural space
• Conveniently located
• 5 acre parcel

Tags

• 5 ACRE PARCEL
• TWO MANUFACTURED HOMES
• IMMEDIATE INCOME POTENTIAL
• ADDITIONAL LIVING SPACE
• RURAL SPACE
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Directions: Please use preferred GPS; Cross street: Lear Ave.
• Financial info: Listing is cash only
• HOA & community: No monthly association fee

Exterior

• Parking: Other parking type
• Security: No gated community
• Utilities: Septic tank sewer service; PUD: No
• Home design: Manufactured home on land (double wide); Detached property; Single level; Manufactured in 1985 by PALM HAVEN
• Construction: Manufactured construction; Year of manufacture 1985
• Exterior features: No security/safety features listed; Desert and mountain views; Fee simple land

Interior

• Kitchen: Kitchen details not specified
• Bedrooms: Bedroom information not specified
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 4 full bathrooms
• Heating & cooling: Other heating type; Wall/window air conditioning units
• Interior features: Unfurnished; One fireplace located in the living room
• Laundry & utility: Laundry details not specified

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $-170 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (12.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (23.3% below list).
• Recommended offer: $153k (23.3% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 4.3% in Twentynine Palms — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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).
• This rent runs 30% of the median local income ($61k/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 $1k of loan paydown is wiped out by about $6k 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 36 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

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 $153,447 (23.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.77% ✗
• Cap rate: 5.27%
• Cash-on-cash: -3.64%
• DSCR: 0.84
• GRM: 10.9

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: -20.8%
• Equity multiple: 0.27×
• Total profit: $-40,937
• Equity at exit: $29,821

10-year hold

• IRR: -11.1%
• Equity multiple: 0.29×
• Total profit: $-39,890
• Equity at exit: $17,292

Cash invested: $56,000 (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 92277

• Home prices YoY: -3.1%
• Rents YoY: 4.5%
• Active inventory: 734
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,534 medium
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $-170

Break-even live

Break-even rent $1,750

Max offer price $175,412

Occupancy floor —

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $200,000 Active 36 DOM
2. 2026-06-17
   days on market $200,000 Active 35 DOM
3. 2026-06-16
   days on market $200,000 Active 34 DOM
4. 2026-06-15
   days on market $200,000 Active 33 DOM
5. 2026-06-13
   days on market $200,000 Active 31 DOM
6. 2026-06-13
   days on market $200,000 Active 30 DOM
7. 2026-06-09
   days on market $200,000 Active 27 DOM
8. 2026-06-08
   days on market $200,000 Active 26 DOM
9. 2026-06-07
   days on market $200,000 Active 25 DOM
10. 2026-06-04
    days on market $200,000 Active 22 DOM
11. 2026-06-03
    days on market $200,000 Active 21 DOM
12. 2026-06-02
    days on market $200,000 Active 20 DOM
13. 2026-06-01
    days on market $200,000 Active 19 DOM
14. 2026-05-31
    days on market $200,000 Active 18 DOM
15. 2026-04-18
    listed $200,000 Active 718-char remark
16. 2024-03-12
    historical $1,250
17. 2024-01-14
    listed $1,250

ⓘ 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 D · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,414
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,473
• − Management: −$1,473
• − Depreciation: −$5,818
• Taxable loss: −$5,554
• Est. tax savings @ 24.0%: +$1,333
• After-tax cash flow: $-706/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

• 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

+15900.0% since first listed

3 events — show timeline

• 2026-04-18 Listed $200,000 GPSMLS
• 2024-03-12 Rental Removed $1,250 CLAW
• 2024-01-14 Listed for Rent $1,250 CLAW

Property tax history

-2.6%/yr

Latest (2025): $195 · +2.9% YoY. Source: county tax records.