56254 29 Palms Hwy #84 · Yucca Valley, CA 92284

$36,000

2 bd · 2.0 ba · 696 sqft · Manufactured · 42 Days on market

Built 1968 Fair condition $52/sqft · at area comps Est $36k · at est. ↓ 39% 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 +7.1/15.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming Single Wide on Corner Lot – 2 Bed, 2 Bath with Enclosed Patio! Don't miss this beautifully maintained single wide mobile home situated on a desirable corner lot! Featuring 2 spacious bedrooms , 1 full bathrooms, and 3/4 bathroom, this home offers comfort and functionality throughout. Enjoy the bright and airy living space, a cozy kitchen, and the convenience of in-home laundry connections. Step outside to a fully enclosed patio – perfect for relaxing, entertaining, or extra storage. This inviting property combines indoor-outdoor living with plenty of privacy and charm. A must-see for anyone seeking affordability without compromising on comfort! Overall, a single-wide m

Key facts

• Corner lot
• Enclosed patio
• Community pool

Tags

• CORNER LOT
• ENCLOSED PATIO
• IN-HOME LAUNDRY CONNECTIONS
• INDOOR-OUTDOOR LIVING

Property features AI

Finance

• Other: Living area source: public records; Property coordinates: latitude 34.12613, longitude -116.436167; Directions: from Hwy 62 take Church St north to the park entrance
• Financial info: Land lease applies (approximately $415 monthly)
• HOA & community: Senior community (park designated for seniors); Located in Apache Senior Park; Rural community setting; Manager approval required for residency; Pets allowed — contact manager

Exterior

• Parking: Paved parking; Attached carport
• Utilities: Public/district water; Public sewer and soils analysis septic
• Home design: Single-story mobile home; Mobile home remains on site; Mobile dimensions approximately 12 ft wide by 58 ft long; Faces/entry at ground level
• Construction: Year built source: public records; Single-story construction
• Exterior features: Community pool; Paved surroundings

Interior

• Kitchen: Gas range; Dishwasher
• Bedrooms: All bedrooms located on the ground floor
• Flooring: Laminated flooring
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central furnace heating; Wall/window cooling; Evaporative cooling
• Interior features: All bedrooms on main level; One-level living (single story); Main entry at ground level
• Laundry & utility: Laundry inside the home

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $36k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $856 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $36k).
• Recommended offer: $35k (3.0% below list) — sets the bar for market timing.
• Cap rate 34.8% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $249 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: moderate 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 $34,920 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 3.88% ✓
• Cap rate: 34.82%
• Cash-on-cash: 101.89%
• DSCR: 5.53
• GRM: 2.1

CMA / ARV

• ARV (median comp): $35,704
• List price: $36,000
• Delta: 0.83%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
56254 29 Palms Hwy #120	0.07mi	1/1.0 (-1)	720 (+3%)	1mo	$32,000	$44	81
56254-29 Palms #59	0.14mi	1/1.0 (-1)	672 (-3%)	11mo	$30,000	$45	70
56254 29 Palms Hwy #38	0.07mi	1/1.0 (-1)	780 (+12%)	0mo	$50,000	$64	67
56254 29 Palms Hwy #66	0.34mi	2/2.0	720 (+3%)	16mo	$47,500	$66	65
56254 29 Palms Hwy #41	0.34mi	1/1.0 (-1)	672 (-3%)	13mo	$37,000	$55	58
7425 Church St #58	0.64mi	2/1.0	696 (0%)	20mo	$33,000	$47	50
7425 Church St #59	0.62mi	2/1.5	780 (+12%)	4mo	$25,000	$32	46
56254 29 Palms Hwy #29	0.34mi	1/1.0 (-1)	600 (-14%)	8mo	$40,000	$67	45
7425 Church St #43	0.59mi	1/1.0 (-1)	728 (+5%)	18mo	$24,500	$34	40
7425 Church St #97	0.64mi	2/2.0	800 (+15%)	12mo	$41,500	$52	36

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: 5.99×
• Total profit: $50,294
• Equity at exit: $5,368

10-year hold

• IRR: —
• Equity multiple: 12.98×
• Total profit: $120,763
• Equity at exit: $3,113

Cash invested: $10,080 (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: 2.1×

Monthly cashflow live

• Estimated rent: $1,398 medium
• Mortgage (P&I): −$189
• Tax est. 1.5%: −$45 /mo · $540/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $856

Break-even live

Break-even rent $315

Max offer price $36,000

Occupancy floor 34%

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: $9,000
• Closing costs: $1,080
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7389 Cibola Trl Unit B Yucca Valley, CA	2.0	1.0	750	$1,100	$1.47	15d	1	0.51mi
7239 Cherokee Trl Yucca Valley, CA	1.0	1.0	550	$1,429	$2.60	1d	1	0.51mi
7434 Cherokee Trl Unit D Yucca Valley, CA	1.0	1.0	608	$1,100	$1.81	43d	1	0.75mi
7330 Dumosa Ave Unit 7330 Yucca Valley, CA	2.0	1.0	750	$1,195	$1.59	2d	1	1.19mi

Listing history 19 events

1. 2026-06-18
   days on market $36,000 Active 42 DOM
2. 2026-06-17
   days on market $36,000 Active 41 DOM
3. 2026-06-16
   days on market $36,000 Active 40 DOM
4. 2026-06-15
   days on market $36,000 Active 39 DOM
5. 2026-06-13
   days on market $36,000 Active 37 DOM
6. 2026-06-13
   days on market $36,000 Active 36 DOM
7. 2026-06-09
   days on market $36,000 Active 33 DOM
8. 2026-06-08
   days on market $36,000 Active 32 DOM
9. 2026-06-07
   days on market $36,000 Active 31 DOM
10. 2026-06-04
    days on market $36,000 Active 28 DOM
11. 2026-06-03
    days on market $36,000 Active 27 DOM
12. 2026-06-02
    days on market $36,000 Active 26 DOM
13. 2026-06-01
    days on market $36,000 Active 25 DOM
14. 2026-05-31
    days on market $36,000 Active 24 DOM
15. 2026-05-07
    listed $36,000 Active 820-char remark
16. 2025-12-23
    historical
17. 2025-10-09
    price $48,500
18. 2025-08-04
    price $52,500
19. 2025-07-03
    listed $59,500 Active

ⓘ 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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 21 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: $16,780
• − Mortgage interest: −$2,017
• − Property taxes: −$540
• − Insurance: −$180
• − Repairs & maintenance: −$1,342
• − Management: −$1,342
• − Depreciation: −$1,047
• Taxable income: $10,311
• Est. tax owed @ 24.0%: −$2,475
• After-tax cash flow: $7,796/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This single-wide mobile home requires moderate repairs and maintenance to improve its condition and value. Exterior siding and flooring are in poor condition, while paint and kitchen/bathroom fixtures are dated. Fresh siding, new flooring, and updated paint would significantly enhance the home's curb appeal and value.

Repairs flagged

• Major Exterior siding — Significant wear and tear
• Moderate Flooring — Worn and in need of replacement
• Moderate Paint — Chipped and worn in some areas
• Minor Kitchen cabinets — Functional but dated
• Minor Bathroom fixtures — Functional but dated
• Minor HVAC unit — May need maintenance

Value-add opportunities

• Resale Exterior siding replacement — Fresh siding would significantly improve curb appeal
• Resale Flooring replacement — New flooring would improve the overall look and feel of the home
• Resale Painting — Fresh paint would improve the home's appearance and value
• Resale Kitchen updates — Modernizing the kitchen would increase the home's appeal and value
• Resale Bathroom updates — Modernizing the bathrooms would increase the home's appeal and value
• Rental HVAC maintenance — A functional HVAC system is essential for rental properties

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Significant wear and tear	Major	$15,000–50,000
Flooring · Worn and in need of replacement	Moderate	$3,000–15,000
Paint · Chipped and worn in some areas	Moderate	$3,000–15,000
Kitchen cabinets · Functional but dated	Minor	$500–3,000
Bathroom fixtures · Functional but dated	Minor	$500–3,000
HVAC unit · May need maintenance	Minor	$500–3,000
Total estimated repair cost · 6 items		$22,500–89,000

Value-add ROI direction

• Resale Exterior siding replacement — Fresh siding would significantly improve curb appeal ↑
• Resale Flooring replacement — New flooring would improve the overall look and feel of the home ↑
• Resale Painting — Fresh paint would improve the home's appearance and value ↑
• Resale Kitchen updates — Modernizing the kitchen would increase the home's appeal and value ↑
• Resale Bathroom updates — Modernizing the bathrooms would increase the home's appeal and value ↑
• Rental HVAC maintenance — A functional HVAC system is essential for rental properties ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-39.5% since first listed

5 events — show timeline

• 2026-05-07 Listed $36,000 CRMLS
• 2025-12-23 Listing Removed — CRMLS
• 2025-10-09 Price Changed $48,500 CRMLS
• 2025-08-04 Price Changed $52,500 CRMLS
• 2025-07-03 Listed $59,500 CRMLS