56563 Golden Bee · Yucca Valley, CA 92284

$410,000

4 bd · 4.0 ba · 2,580 sqft · SingleFamily public records · 45 Days on market

Built 1986 0.69 ac lot $159/sqft · 10% below area Est $489k · 16% under

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Why this score? — see what drove the D- 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).

• ARV discount +14.8/15.0
• Cash flow +8.2/30.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Schools +2.2/10.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Incredible opportunity in the highly desirable Storey Park neighborhood of Yucca Valley! This spacious 2,700+ sq ft home offers 5 bedrooms and 3.5 bathrooms, providing plenty of room for comfortable living, entertaining, or multi-generational needs. Step inside to find a warm and inviting layout, highlighted by a cozy wood stove that adds charm and comfort. The expansive floor plan flows effortlessly, offering both functionality and flexibility for modern living. The primary bedroom serves as a private retreat, complete with its own deck—ideal for morning coffee or taking in the peaceful desert views. Outside, the property continues to impress with a large fenced backyard—perfec

Key facts

• Cozy wood stove
• Circular driveway
• 0.69 acre lot

Tags

• COZY WOOD STOVE
• LARGE FENCED BACKYARD
• CIRCULAR DRIVEWAY

Property features AI

Finance

• Financial info: Property has sewer and special assessments
• HOA & community: Rural community

Exterior

• Parking: Attached garage; Four garage spaces; Circular driveway; Total of 4 parking spaces
• Utilities: Septic tank; Public/District water; Natural gas connected; Electricity connected
• Home design: Two-story house; Entry at main level; No accessory dwelling unit
• Construction: Concrete slab foundation
• Exterior features: House structure; Covered patio, open patio and deck; Shed on the property; Chain link fencing; Property faces north; Has a view; Lot listed in assessor data as 20,000–39,999 sqft

Interior

• Kitchen: Gas water heater
• Bedrooms: Primary bedroom; Two main-level bedrooms
• Bathrooms: Two full bathrooms; One three-quarter bathroom; One half bathroom; Bathrooms include bathtub and separate shower; shower-in-tub in at least one bath
• Heating & cooling: Central cooling; Central furnace heating; Natural gas heating; Wood stove
• Interior features: Two levels; Main-level entry; Main level has 2 bedrooms and 2 bathrooms; Primary bedroom and primary bathroom included; Living room
• Laundry & utility: Laundry room located inside the home

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $410k.

Deal economics

• At list price, monthly cash flow is $-387 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $342k (16.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $280k (31.7% below list).
• Recommended offer: $280k (31.7% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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+, crime D-, amenities 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.
• Zoned schools: La Contenta Middle (math 11% / reading 27%, grade F, #426 of 498 statewide, top 86%, 650 students, 72% FRL) — zoned schools average 72% FRL vs 56% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.1%/yr); 563 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).
• At $2,802/mo this rent would consume 58% of the median local household income ($58k/yr) (locally 1132% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 45 days — a 3% lower offer ($398k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y 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.
• Current owner paid $135k; list at $410k implies a 204% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $280,226 (31.7% 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 45 days. Have you received any prior offers? Is the seller open to a 32% 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 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 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?
6. 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?
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: 0.68% ✗
• Cap rate: 5.16%
• Cash-on-cash: -4.05%
• DSCR: 0.82
• GRM: 12.2

CMA / ARV

• ARV (median comp): $489,365
• List price: $410,000
• Delta: -16.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
56772 Kismet Rd	0.37mi	4/3.0	2,628 (+2%)	10mo	$499,000	$190	67
8668 Monument View Dr	0.53mi	5/3.0 (+1)	2,527 (-2%)	1mo	$575,000	$228	62
8726 Amador Ave	0.27mi	3/2.0 (-1)	2,636 (+2%)	14mo	$505,000	$192	59
56849 Hidden Gold Dr	0.36mi	3/3.0 (-1)	2,663 (+3%)	19mo	$425,000	$160	53
8443 Bannock	0.69mi	3/3.5 (-1)	2,702 (+5%)	2mo	$555,000	$205	51
56526 Desert Gold Dr	0.24mi	4/3.0	2,240 (-13%)	20mo	$485,000	$217	47

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: -22.0%
• Equity multiple: 0.23×
• Total profit: $-87,998
• Equity at exit: $61,132

10-year hold

• IRR: -13.8%
• Equity multiple: 0.17×
• Total profit: $-95,376
• Equity at exit: $35,449

Cash invested: $114,800 (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: 12.2×

Monthly cashflow live

• Estimated rent: $2,802 high
• Mortgage (P&I): −$2,150
• Tax from tax record: −$280 /mo · $3,359/yr
• Insurance: −$171
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $-387

Break-even live

Break-even rent $3,292

Max offer price $341,622

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: $102,500
• Closing costs: $12,300
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
56923 Ivanhoe Dr Yucca Valley, CA	4.0	3.0	2802	$2,995	$1.07	2d	1	0.45mi
57019 Selecta Ave Yucca Valley, CA	5.0	3.0	2027	$2,950	$1.46	44d	1	0.52mi
56769 Joshua Dr Unit Main Home Yucca Valley, CA	3.0	2.0	2000	$2,400	$1.20	2d	1	0.58mi
8419 Elk Trl Yucca Valley, CA	4.0	2.0	2011	$2,900	$1.44	20d	1	0.97mi
7448 Del Rio Vis Yucca Valley, CA	3.0	4.0	1770	$2,500	$1.41	44d	1	1.46mi

Listing history 30 events

1. 2026-06-18
   days on market $410,000 Active 45 DOM
2. 2026-06-17
   days on market $410,000 Active 44 DOM
3. 2026-06-16
   days on market $410,000 Active 43 DOM
4. 2026-06-15
   days on market $410,000 Active 42 DOM
5. 2026-06-13
   days on market $410,000 Active 40 DOM
6. 2026-06-13
   days on market $410,000 Active 39 DOM
7. 2026-06-09
   days on market $410,000 Active 36 DOM
8. 2026-06-08
   days on market $410,000 Active 35 DOM
9. 2026-06-07
   days on market $410,000 Active 34 DOM
10. 2026-06-04
    days on market $410,000 Active 31 DOM
11. 2026-06-03
    days on market $410,000 Active 30 DOM
12. 2026-06-02
    days on market $410,000 Active 29 DOM
13. 2026-06-01
    days on market $410,000 Active 28 DOM
14. 2026-05-31
    days on market $410,000 Active 27 DOM
15. 2026-05-04
    listed $410,000 Active 998-char remark
16. 2023-06-09
    historical
17. 2023-03-08
    listed $599,900 Active
18. 2019-09-18
    historical
19. 2008-12-31
    historical
20. 2008-09-02
    historical
21. 2008-05-04
    listed
22. 2008-02-22
    listed $384,900
23. 2008-01-06
    historical
24. 2007-07-24
    historical
25. 2007-04-11
    price
26. 2007-01-08
    listed
27. 2007-01-05
    listed $378,900
28. 2007-01-05
    listed
29. 1995-12-01
    soldstatus $135,000
30. 1985-03-20
    soldstatus $17,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $3,359 · $280/mo
• Projected year-2 tax: $3,359 · $280/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥94°F today · 20 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: $33,627
• − Mortgage interest: −$22,966
• − Property taxes: −$3,359
• − Insurance: −$2,050
• − Repairs & maintenance: −$2,690
• − Management: −$2,690
• − Depreciation: −$11,927
• Taxable loss: −$12,056
• Est. tax savings @ 24.0%: +$2,893
• After-tax cash flow: $-1,751/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 — 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

+2242.9% since first listed

16 events — show timeline

• 2026-05-04 Listed $410,000 CRMLS
• 2023-06-09 Listing Removed — GPSMLS
• 2023-03-08 Listed $599,900 GPSMLS
• 2019-09-18 Listing Removed — GPSMLS
• 2008-12-31 Listing Removed — CRMLS
• 2008-09-02 Delisted — PALM
• 2008-05-04 Listed — PALM
• 2008-02-22 Listed $384,900 CRMLS
• 2008-01-06 Delisted — PALM
• 2007-07-24 Delisted — PALM
• 2007-04-11 Price Changed — PALM
• 2007-01-08 Listed — PALM
• 2007-01-05 Listed — PALM
• 2007-01-05 Listed $378,900 GPSMLS
• 1995-12-01 Sold (Public Records) $135,000 Public Records
• 1985-03-20 Sold (Public Records) $17,500 Public Records

Property tax history

+2.6%/yr

Latest (2025): $3,359 · +4.7% YoY. Source: county tax records.