62475 29 Palms Hwy #27 · Joshua Tree, CA 92252

$79,900

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 32 Days on market

Built 1974 $59/sqft · 65% below area ↓ 6% 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 +7.5/15.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this charming 4-bedroom 3-bath manufactured home with handicap ramp at 62475 29 Palms Hwy #27 in Joshua Tree, CA, nestled in the family-friendly all-age pool community, Joshua Mobile Estates. This 1974-built mobile home spans 1,344 sq ft with 4 bedrooms and 3 baths, ideal for comfortable desert living. Offered under market for quick sale, this beautiful family home now holds a Redfin estimate of $93,046, reflecting this Prime Joshua Tree location and Joshua Tree's growing appeal. Situated in the 92252 ZIP code, enjoy proximity to Joshua Tree Elementary (2 miles away), La Contenta Middle (3.8 miles), and Yucca Valley High (6.9 miles). Embrace the desert lifestyle with nearby access to Joshua Tree National Park for hiking and stargazing. Perfect for investors, families, or retirees seeking affordable entry into this artistic High Desert enclave. This charming gem offers desert serenity w/ privacy & convenience, and parking for at least 5 cars, with covered parking for 2 cars. Enjoy the lovely pool area this summer, just steps from your back door! Large covered patio perfect for watching desert sunrises and sunsets. Concrete handicapped ramp. Washer/dryer hookups Call today to arrange your tour. Brokers protected.

Key facts

• Proximity to schools
• Lovely pool area
• Large covered patio

Tags

• JOSHUA TREE LOCATION
• PROXIMITY TO SCHOOLS
• LOVELY POOL AREA
• LARGE COVERED PATIO
• WASHER DRYER HOOKUPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 23.8% vs local median 2.7% in Joshua Tree — 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 50/100 on livability (#1,114 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: schools F, crime F, amenities 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.
• Market conditions: Rents soft (-1.1%/yr); 534 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 39% of the median local income ($67k/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 $552 of loan paydown is wiped out by about $2k 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 + 0.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F 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?
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: 2.72% ✓
• Cap rate: 23.82%
• Cash-on-cash: 62.59%
• DSCR: 3.78
• GRM: 3.1

CMA / ARV

• ARV (median comp): $227,500
• List price: $79,900
• Delta: -64.88%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6127 Panorama St	0.75mi	3/2.0	1,414 (+5%)	19mo	$250,000	$177	40

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 58.1%
• Equity multiple: 3.46×
• Total profit: $55,026
• Equity at exit: $11,913

10-year hold

• IRR: 61.9%
• Equity multiple: 6.32×
• Total profit: $119,100
• Equity at exit: $6,908

Cash invested: $22,372 (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 92252

• Home prices YoY: -7.1%
• Rents YoY: -1.1%
• Active inventory: 534
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $2,176 high
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $1,167

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 41%

Sensitivity live

Price	-10% $1,222	-5% $1,194	+0% $1,167	+5% $1,139	+10% $1,112
Rent	-10% $995	-5% $1,081	+0% $1,167	+5% $1,253	+10% $1,339
Rate	-1.0pp $1,207	-0.5pp $1,187	base $1,167	+0.5pp $1,146	+1.0pp $1,125

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
61974 Sunburst Cir Joshua Tree, CA	2.0	2.0	1033	$1,895	$1.83	12d	1	0.28mi
62220 Verbena Rd Unit 2 Joshua Tree, CA	2.0	2.0	975	$1,495	$1.53	45d	1	0.36mi
61929 Valley View Cir Joshua Tree, CA	3.0	2.0	1404	$1,900	$1.35	6d	1	0.36mi
6252 El Reposo St Joshua Tree, CA	3.0	2.0	1404	$2,000	$1.42	45d	1	0.59mi
61814 Valley View Cir Joshua Tree, CA	3.0	2.0	1200	$2,200	$1.83	25d	1	0.60mi
61874 Sunburst Cir Joshua Tree, CA	3.0	2.0	1056	$2,400	$2.27	45d	1	0.63mi
6655 Sunset Rd Unit G Joshua Tree, CA	2.0	1.5	900	$1,300	$1.44	45d	1	0.65mi
61638 El Reposo Cir Joshua Tree, CA	3.0	1.0	1175	$2,200	$1.87	25d	1	0.75mi
61638 El Reposo Cir Joshua Tree, CA	3.0	1.0	1175	$2,200	$1.87	25d	1	0.75mi
61660 Valley View Dr Joshua Tree, CA	3.0	2.0	1153	$2,350	$2.04	45d	1	0.76mi
6870 Sunset Rd Joshua Tree, CA	2.0	1.0	1026	$2,100	$2.05	25d	1	0.79mi
61602 Capilla Dr Joshua Tree, CA	2.0	2.0	1040	$1,900	$1.83	21d	1	0.80mi
61725 Crest Circle Dr Joshua Tree, CA	2.0	2.0	1008	$2,200	$2.18	6d	1	0.89mi
61721 Oleander Dr Joshua Tree, CA	3.0	2.0	1000	$2,000	$2.00	25d	1	0.89mi
6886 Hillview Rd Joshua Tree, CA	3.0	1.0	1200	$2,000	$1.67	25d	1	0.91mi
61627 El Cajon Dr Joshua Tree, CA	2.0	1.0	912	$1,900	$2.08	5d	1	0.91mi
61493 Desert Air Rd Joshua Tree, CA	3.0	1.0	1007	$2,499	$2.48	45d	1	0.92mi
61495 La Jolla Dr Unit NA Joshua Tree, CA	3.0	1.5	1187	$2,140	$1.80	45d	1	0.93mi
61789 Hilltop Dr Joshua Tree, CA	3.0	1.0	1040	$1,650	$1.59	0d	1	0.94mi
62221 Crestview Dr Joshua Tree, CA	4.0	2.0	1749	$2,295	$1.31	45d	1	0.97mi
61818 Alta Mesa Dr Joshua Tree, CA	3.0	2.0	1850	$2,300	$1.24	6d	1	0.98mi
61606 Adobe Dr Joshua Tree, CA	2.0	1.0	1000	$1,900	$1.90	25d	1	1.02mi
61471 El Cajon Dr Joshua Tree, CA	3.0	2.0	1056	$2,350	$2.23	45d	1	1.07mi
61455 Adobe Dr Joshua Tree, CA	2.0	2.0	1008	$2,395	$2.38	45d	1	1.19mi

Listing history 3 events

1. 2026-05-06
   status Pending 1248-char remark

   Show marketing remark (1248 chars)

   Discover this charming 4-bedroom 3-bath manufactured home with handicap ramp at 62475 29 Palms Hwy #27 in Joshua Tree, CA, nestled in the family-friendly all-age pool community, Joshua Mobile Estates. This 1974-built mobile home spans 1,344 sq ft with 4 bedrooms and 3 baths, ideal for comfortable desert living. Offered under market for quick sale, this beautiful family home now holds a Redfin estimate of $93,046, reflecting this Prime Joshua Tree location and Joshua Tree's growing appeal. Situated in the 92252 ZIP code, enjoy proximity to Joshua Tree Elementary (2 miles away), La Contenta Middle (3.8 miles), and Yucca Valley High (6.9 miles). Embrace the desert lifestyle with nearby access to Joshua Tree National Park for hiking and stargazing. Perfect for investors, families, or retirees seeking affordable entry into this artistic High Desert enclave. This charming gem offers desert serenity w/ privacy & convenience, and parking for at least 5 cars, with covered parking for 2 cars. Enjoy the lovely pool area this summer, just steps from your back door! Large covered patio perfect for watching desert sunrises and sunsets. Concrete handicapped ramp. Washer/dryer hookups Call today to arrange your tour. Brokers protected.

2. 2026-04-27
   price $79,900 1248-char remark

   Show marketing remark (1248 chars)

   Discover this charming 4-bedroom 3-bath manufactured home with handicap ramp at 62475 29 Palms Hwy #27 in Joshua Tree, CA, nestled in the family-friendly all-age pool community, Joshua Mobile Estates. This 1974-built mobile home spans 1,344 sq ft with 4 bedrooms and 3 baths, ideal for comfortable desert living. Offered under market for quick sale, this beautiful family home now holds a Redfin estimate of $93,046, reflecting this Prime Joshua Tree location and Joshua Tree's growing appeal. Situated in the 92252 ZIP code, enjoy proximity to Joshua Tree Elementary (2 miles away), La Contenta Middle (3.8 miles), and Yucca Valley High (6.9 miles). Embrace the desert lifestyle with nearby access to Joshua Tree National Park for hiking and stargazing. Perfect for investors, families, or retirees seeking affordable entry into this artistic High Desert enclave. This charming gem offers desert serenity w/ privacy & convenience, and parking for at least 5 cars, with covered parking for 2 cars. Enjoy the lovely pool area this summer, just steps from your back door! Large covered patio perfect for watching desert sunrises and sunsets. Concrete handicapped ramp. Washer/dryer hookups Call today to arrange your tour. Brokers protected.

3. 2026-04-03
   listed $85,000 Active 1248-char remark

   Show marketing remark (1248 chars)

   Discover this charming 4-bedroom 3-bath manufactured home with handicap ramp at 62475 29 Palms Hwy #27 in Joshua Tree, CA, nestled in the family-friendly all-age pool community, Joshua Mobile Estates. This 1974-built mobile home spans 1,344 sq ft with 4 bedrooms and 3 baths, ideal for comfortable desert living. Offered under market for quick sale, this beautiful family home now holds a Redfin estimate of $93,046, reflecting this Prime Joshua Tree location and Joshua Tree's growing appeal. Situated in the 92252 ZIP code, enjoy proximity to Joshua Tree Elementary (2 miles away), La Contenta Middle (3.8 miles), and Yucca Valley High (6.9 miles). Embrace the desert lifestyle with nearby access to Joshua Tree National Park for hiking and stargazing. Perfect for investors, families, or retirees seeking affordable entry into this artistic High Desert enclave. This charming gem offers desert serenity w/ privacy & convenience, and parking for at least 5 cars, with covered parking for 2 cars. Enjoy the lovely pool area this summer, just steps from your back door! Large covered patio perfect for watching desert sunrises and sunsets. Concrete handicapped ramp. Washer/dryer hookups Call today to arrange your tour. Brokers protected.

ⓘ 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 4/10 Moderate FEMA zone X · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥99°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,112
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$2,089
• − Management: −$2,089
• − Depreciation: −$2,324
• Taxable income: $13,536
• Est. tax owed @ 24.0%: −$3,249
• After-tax cash flow: $10,754/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 — Joshua Tree

• Score: 50/100
• State rank: #1114
• US rank: #25611

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Joshua Tree, CA
• County: San Bernardino County · 2,030,291 people
• City population: 7,538
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 7,538
• Household income: $66,598
• Rent vs Own: 32.7% rent · 67.3% own
• Severe rent burden: 345.0

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: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 22% Two or more races 16% Black 3% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Italian 6% Lithuanian 3% Portuguese 3%
• Foreign-born: 8% · Canada
• Languages at home: 88% English-only · Spanish 9% Other Indo-European 1% German/W. Germanic 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: ▼ -41.66%
• Current HPI: 541.8347
• Rent YoY: ▼ -1.09%
• 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

-6.0% since first listed

3 events — show timeline

• 2026-05-06 Pending — GPSMLS
• 2026-04-27 Price Changed $79,900 GPSMLS
• 2026-04-03 Listed $85,000 GPSMLS

Property tax history

+0.4%/yr

Latest (2025): $113 · +2.8% YoY. Source: county tax records.