10888 West Dr #19 · Morongo Valley, CA 92256

$37,000

1 bd · 1.0 ba · 672 sqft · Manufactured public records · 104 Days on market

Built 1972 435 sqft lot $55/sqft · 24% below area Est $52k · 30% under ↓ 7% since listing

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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 +15.0/30.0
• ARV discount +15.0/15.0
• Appreciation +7.8/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Welcome to this beautiful remodeled home located in a peaceful mobile home park, open to all ages, featuring stunning desert and mountain views. This charming two- bedroom, one-bath home. The home comes equipped with a stove, microwave, and refrigerator, and can be sold furnished if desired-making it a convenient move-in ready option. Enjoy the serene surroundings while still being close to everyday amenities. Ideally located near shopping, schools, parks, and breathtaking national parks, this home offers both comfort and accessibility. Whether you're looking for a relaxing retreat or a low-maintenance place to call home, this property is a wonderful opportunity. New flooring in the kitchen, living room, bathroom, primary bedroom, and deck.

Key facts

• Near schools
• Near shopping
• Move-in ready option

Tags

• DESERT AND MOUNTAIN VIEWS
• VERSATILE BONUS ROOM
• MOVE-IN READY OPTION
• CLOSE TO EVERYDAY AMENITIES
• NEAR SHOPPING
• NEAR SCHOOLS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $37k.

Deal economics

• At list price, monthly cash flow is $897 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $37k).
• Recommended offer: $34k (9.0% below list) — sets the bar for market timing.
• Cap rate 39.4% vs local median 4.1% in Morongo 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 62/100 on livability (#505 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+; Watch: cost of living C-, amenities F, employment F.
• 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.
• Zoned schools: Morongo Valley Elementary (183 students, 66% FRL); La Contenta Middle (math 11% / reading 27%, grade F, #426 of 498 statewide, top 86%, 650 students, 72% FRL); Yucca Valley High (math 15% / reading 49%, grade F, #674 of 1,170 statewide, top 59%, 1,264 students, 64% FRL).
• Market conditions: 78 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 $2k of equity ($256 loan paydown + $2k appreciation (5.6% 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 (5.6% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $33,670 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 4.37% ✓
• Cap rate: 39.43%
• Cash-on-cash: 118.35%
• DSCR: 6.27
• GRM: 1.9

CMA / ARV

• ARV (median comp): $52,500
• List price: $37,000
• Delta: -29.52%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10888 West Ave #45	0.00mi	1/1.0	624 (-7%)	4mo	$47,000	$75	85
10888 West Dr Unit #55	0.00mi	2/1.0 (+1)	768 (+14%)	3mo	$52,500	$68	69
10888 West Dr #59	0.00mi	2/1.0 (+1)	720 (+7%)	24mo	$44,500	$62	63

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.47×
• Total profit: $67,028
• Equity at exit: $22,345

10-year hold

• IRR: —
• Equity multiple: 15.76×
• Total profit: $152,896
• Equity at exit: $39,754

Cash invested: $10,360 (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 92256

• Home prices YoY: 1.1%
• Active inventory: 78
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,617 medium
• Mortgage (P&I): −$194
• Tax est. 1.5%: −$46 /mo · $555/yr
• Insurance: −$15
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $897

Break-even live

Break-even rent $482

Max offer price $37,000

Occupancy floor 40%

Sensitivity live

Price	-10% $922	-5% $909	+0% $897	+5% $884	+10% $871
Rent	-10% $769	-5% $833	+0% $897	+5% $960	+10% $1,024
Rate	-1.0pp $915	-0.5pp $906	base $897	+0.5pp $887	+1.0pp $877

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: $9,250
• Closing costs: $1,110
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $37,000 Active 104 DOM
2. 2026-06-18
   days on market $37,000 Active 101 DOM
3. 2026-06-17
   days on market $37,000 Active 100 DOM
4. 2026-06-16
   days on market $37,000 Active 99 DOM
5. 2026-06-15
   days on market $37,000 Active 98 DOM
6. 2026-06-13
   days on market $37,000 Active 96 DOM
7. 2026-06-13
   days on market $37,000 Active 95 DOM
8. 2026-06-09
   days on market $37,000 Active 92 DOM
9. 2026-06-08
   days on market $37,000 Active 91 DOM
10. 2026-06-07
    days on market $37,000 Active 90 DOM
11. 2026-06-04
    days on market $37,000 Active 87 DOM
12. 2026-06-03
    days on market $37,000 Active 86 DOM
13. 2026-06-02
    days on market $37,000 Active 85 DOM
14. 2026-06-01
    days on market $37,000 Active 84 DOM
15. 2026-05-31
    days on market $37,000 Active 83 DOM
16. 2026-04-07
    price $42,000 750-char remark

    Show marketing remark (750 chars)

    Welcome to this beautiful remodeled home located in a peaceful mobile home park, open to all ages, featuring stunning desert and mountain views. This charming two- bedroom, one-bath home. The home comes equipped with a stove, microwave, and refrigerator, and can be sold furnished if desired-making it a convenient move-in ready option. Enjoy the serene surroundings while still being close to everyday amenities. Ideally located near shopping, schools, parks, and breathtaking national parks, this home offers both comfort and accessibility. Whether you're looking for a relaxing retreat or a low-maintenance place to call home, this property is a wonderful opportunity. New flooring in the kitchen, living room, bathroom, primary bedroom, and deck.

17. 2026-03-09
    listed $45,000 Active 750-char remark

    Show marketing remark (750 chars)

    Welcome to this beautiful remodeled home located in a peaceful mobile home park, open to all ages, featuring stunning desert and mountain views. This charming two- bedroom, one-bath home. The home comes equipped with a stove, microwave, and refrigerator, and can be sold furnished if desired-making it a convenient move-in ready option. Enjoy the serene surroundings while still being close to everyday amenities. Ideally located near shopping, schools, parks, and breathtaking national parks, this home offers both comfort and accessibility. Whether you're looking for a relaxing retreat or a low-maintenance place to call home, this property is a wonderful opportunity. New flooring in the kitchen, living room, bathroom, primary bedroom, and deck.

ⓘ 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 A · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,405
• − Mortgage interest: −$2,073
• − Property taxes: −$555
• − Insurance: −$1,688
• − Repairs & maintenance: −$1,552
• − Management: −$1,552
• − Depreciation: −$1,076
• Taxable income: $10,909
• Est. tax owed @ 24.0%: −$2,618
• After-tax cash flow: $8,141/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 — Morongo Valley

• Score: 62/100
• State rank: #505
• US rank: #17106

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Morongo Valley, CA
• Population (ZIP): 3,907

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 White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 31% Two or more races 12% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 16% Cuban 4%
• Common ancestry: Romanian 4% Italian 3% Lithuanian 2%
• Foreign-born: 12% · Canada
• Languages at home: 77% English-only · Spanish 19% German/W. Germanic 1% 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: ▲ 5.61%
• Current HPI: 526.1914
• 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

-6.7% since first listed

2 events — show timeline

• 2026-04-07 Price Changed $42,000 CRMLS
• 2026-03-09 Listed $45,000 CRMLS