777 Quail Bush Rd · Homestead Valley, CA 92285

$109,900

1 bd · 1.0 ba · 400 sqft · SingleFamily · 15 Days on market

Built 1961 Good condition 2.50 ac lot

---

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 +26.1/30.0
• Appreciation +10.0/10.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0

Listing remarks

Start Your Desert Adventure! Located in the serene and beautiful Landers, CA comes a NEWLY renovated 1 bedroom 1 bathroom recreational cabin just waiting for you to enjoy! Pulling up to this massive 2.5 acre parcel of land surrounded by vast desert landscapes and majestic mountains as far as the eye can see you will surely feel as if a weight has been lifted and a sense of freedom overcomes the pressures of city life. Walking up to the cabin you'll notice a freshly painted exterior, new stylish front door, and tasteful porchlight. As you enter you'll see concrete floors, mini-split heating and air, a well designed kitchenette with butcher block counters, and dual pane windows brining in ton

Key facts

• Barn doors
• Dual pane windows
• 2.5 acre lot

Tags

• MASSIVE 2.5 ACRE PARCEL
• FRESHLY PAINTED EXTERIOR
• WELL DESIGNED KITCHENETTE
• DUAL PANE WINDOWS
• BARN DOORS
• FULLY RENOVATED BATHROOM

Property features AI

Finance

• Other: Property has a view; Parcel number available
• Financial info: Assessments: Unknown
• HOA & community: Rural community

Exterior

• Utilities: Septic tank sewer; Other water source
• Home design: Cabin-style structure; Single-story
• Construction: No ADU; Living area and year built sourced from public records; No shared/common walls
• Exterior features: Desert front and desert back landscaping; Front yard and back yard; No pool

Interior

• Bedrooms: 1 bedroom on the main level (primary bedroom)
• Bathrooms: 1 full bathroom
• Heating & cooling: Zoned cooling
• Interior features: One-level layout; Ground-level entry; Primary bedroom and primary bathroom; Zoned cooling
• Laundry & utility: No laundry hookups specified

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 3.7% in Homestead 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 49/100 on livability (#1,167 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: schools F, amenities F, commute F.
• Lucerne Valley Unified (rural): math 22% / reading 33% proficiency, ranked #1,155 of 1,400 in CA (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 196 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 $12k of equity ($760 loan paydown + $11k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,251 (1.5% below list)

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.19% ✓
• Cap rate: 9.32%
• Cash-on-cash: 10.81%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.2%
• Equity multiple: 3.52×
• Total profit: $77,526
• Equity at exit: $99,007

10-year hold

• IRR: 27.8%
• Equity multiple: 7.97×
• Total profit: $214,460
• Equity at exit: $213,512

Cash invested: $30,772 (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 92285

• Home prices YoY: 31.4%
• Active inventory: 196
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,312 medium
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $277

Break-even live

Break-even rent $961

Max offer price $109,900

Occupancy floor 74%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $109,900 Active 15 DOM
2. 2026-06-17
   days on market $109,900 Active 14 DOM
3. 2026-06-16
   days on market $109,900 Active 13 DOM
4. 2026-06-15
   days on market $109,900 Active 12 DOM
5. 2026-06-13
   days on market $109,900 Active 10 DOM
6. 2026-06-13
   days on market $109,900 Active 9 DOM
7. 2026-06-09
   days on market $109,900 Active 6 DOM
8. 2026-06-08
   days on market $109,900 Active 5 DOM
9. 2026-06-07
   days on market $109,900 Active 4 DOM
10. 2026-06-04
    remarks 699-char remark
11. 2026-06-04
    listed $109,900 Active 1 DOM

ⓘ 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 D · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,747
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$550
• − Repairs & maintenance: −$1,260
• − Management: −$1,260
• − Depreciation: −$3,197
• Taxable income: $1,676
• Est. tax owed @ 24.0%: −$402
• After-tax cash flow: $2,924/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 · 13 photos

Good 75/100 Cosmetic rehab

This newly renovated single-family home in the desert offers a fresh and inviting interior with new flooring, cabinets, and dual-pane windows. The exterior is freshly painted, and the property is surrounded by desert landscaping. With minimal repairs and maintenance needed, it's ready for a new owner.

Value-add opportunities

• Resale Painting the exterior — Fresh paint enhances curb appeal
• Resale Landscaping improvements — Enhances curb appeal and adds value
• Both Upgrading the HVAC system — Improves comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior — Fresh paint enhances curb appeal ↑
• Resale Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Upgrading the HVAC system — Improves comfort and energy efficiency ↑

ⓘ 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: Lucerne Valley Unified
• NCES district ID: 0600015
• Math proficiency: 22% ▲ 6.00%
• Reading proficiency: 33% ▲ 1.00%
• Median HH income: $28,341
• Composite: 24.98/100
• National rank: #12969
• State rank: #1155 of 1400 in CA

Livability — Homestead Valley

• Score: 49/100
• State rank: #1167
• US rank: #25885

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,914

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 20% Two or more races 15% Black 4% Native American 4% Asian 2%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Italian 6% Romanian 3% Iranian 2%
• Foreign-born: 8% · Canada, Philippines
• Languages at home: 82% English-only · Spanish 16%

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: ▲ 128.05%
• Current HPI: 536.4822
• 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

1 event — show timeline

• 2026-06-03 Listed $109,900 CRMLS