7501 Palm Ave #162 · Yucca Valley, CA 92284

$32,900

1 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 261 Days on market

Built 1977 1,152 sqft lot $29/sqft · 32% below area Est $48k · 32% under

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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
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

;; Home Sweet Home in the Desirable Gates of Spain 55+ Community! Welcome to this fantastic 2-bedroom, 2-bathroom double-wide mobile home located in the highly sought-after Gates of Spain senior community! This spacious home features: * Open floor plan with abundant natural light from large windows * Central air and heating for year-round comfort * East-facing porch—perfect for enjoying your morning coffee and the sunrise * Concrete driveway with covered carport—accommodates multiple vehicles * Storage shed for extra convenience * Washer, dryer, refrigerator, and kitchen appliances included Enjoy the community amenities, including: * Clubhouse * Swimming pool * Relaxing Jacuzzi ; ; Park management must approve all buyers prior to escrow, including verification of: * 55+ senior status * Income requirements * Credit (cycle) scores Don't miss this opportunity to own a charming home in a peaceful and friendly senior community. ;; Come check out this beautiful mobile home today!

Key facts

• 1,152 sq ft lot
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath manufactured listed at $33k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $33k).
• Recommended offer: $29k (12.0% below list) — sets the bar for market timing.
• Cap rate 44.5% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).
• This rent runs 32% of the median local income ($58k/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 $227 of loan paydown is wiped out by about $987 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 $9k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 261 days — a 12% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $12k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $28,952 (12.0% below list)

Questions for the listing agent

1. It's been on market 261 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 4.80% ✓
• Cap rate: 44.52%
• Cash-on-cash: 136.52%
• DSCR: 7.07
• GRM: 1.7

CMA / ARV

• ARV (median comp): $48,380
• List price: $32,900
• Delta: -32.00%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7501 Palm Ave #74	0.00mi	2/2.0 (+1)	1,248 (+8%)	2mo	$37,000	$30	80
7501 Palm Ave #103	0.00mi	2/2.0 (+1)	1,248 (+8%)	6mo	$46,000	$37	76
7425 Church St #75	0.25mi	2/2.0 (+1)	1,080 (-6%)	22mo	$36,500	$34	55
7425 Church St #140	0.25mi	2/2.0 (+1)	1,056 (-8%)	21mo	$36,500	$35	52
7425 Church St #19	0.35mi	2/2.0 (+1)	1,320 (+15%)	20mo	$70,000	$53	37

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: 7.86×
• Total profit: $63,223
• Equity at exit: $4,905

10-year hold

• IRR: —
• Equity multiple: 17.13×
• Total profit: $148,579
• Equity at exit: $2,845

Cash invested: $9,212 (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: 1.7×

Monthly cashflow live

• Estimated rent: $1,578 high
• Mortgage (P&I): −$173
• Tax from tax record: −$13 /mo · $152/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $1,048

Break-even live

Break-even rent $252

Max offer price $32,900

Occupancy floor 29%

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: $8,225
• Closing costs: $987
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7496 Church St Yucca Valley, CA	2.0	2.0	987	$1,850	$1.87	18d	1	0.45mi
7389 Cibola Trl Unit B Yucca Valley, CA	2.0	1.0	750	$1,100	$1.47	14d	1	0.51mi
7330 Dumosa Ave Unit 7330 Yucca Valley, CA	2.0	1.0	750	$1,195	$1.59	2d	1	0.70mi
57004 Antelope Trl Yucca Valley, CA	2.0	2.0	1143	$2,050	$1.79	43d	1	0.70mi
7616 Apache Trl Yucca Valley, CA	2.0	1.0	1008	$1,900	$1.88	43d	1	0.73mi
6936 Grand Ave Yucca Valley, CA	2.0	1.0	785	$1,600	$2.04	18d	1	0.78mi
56769 Joshua Dr Yucca Valley, CA	1.0	1.0	1000	$1,000	$1.00	10d	1	0.81mi
56615 Bonanza Dr Yucca Valley, CA	2.0	1.5	1342	$1,900	$1.42	16d	1	0.94mi
57472 Primrose Dr Unit 3 Yucca Valley, CA	2.0	2.0	1020	$1,600	$1.57	43d	1	1.18mi

Listing history 21 events

1. 2026-06-18
   days on market $32,900 Active 261 DOM
2. 2026-06-17
   days on market $32,900 Active 260 DOM
3. 2026-06-16
   days on market $32,900 Active 259 DOM
4. 2026-06-15
   days on market $32,900 Active 258 DOM
5. 2026-06-13
   days on market $32,900 Active 256 DOM
6. 2026-06-13
   days on market $32,900 Active 255 DOM
7. 2026-06-09
   days on market $32,900 Active 252 DOM
8. 2026-06-08
   days on market $32,900 Active 251 DOM
9. 2026-06-07
   days on market $32,900 Active 250 DOM
10. 2026-06-04
    days on market $32,900 Active 247 DOM
11. 2026-06-03
    days on market $32,900 Active 246 DOM
12. 2026-06-02
    days on market $32,900 Active 245 DOM
13. 2026-06-01
    days on market $32,900 Active 244 DOM
14. 2026-05-31
    days on market $32,900 Active 243 DOM
15. 2026-03-17
    price $35,900 1024-char remark

    Show marketing remark (1024 chars)

    ;; Home Sweet Home in the Desirable Gates of Spain 55+ Community! Welcome to this fantastic 2-bedroom, 2-bathroom double-wide mobile home located in the highly sought-after Gates of Spain senior community! This spacious home features: * Open floor plan with abundant natural light from large windows * Central air and heating for year-round comfort * East-facing porch—perfect for enjoying your morning coffee and the sunrise * Concrete driveway with covered carport—accommodates multiple vehicles * Storage shed for extra convenience * Washer, dryer, refrigerator, and kitchen appliances included Enjoy the community amenities, including: * Clubhouse * Swimming pool * Relaxing Jacuzzi ; ; Park management must approve all buyers prior to escrow, including verification of: * 55+ senior status * Income requirements * Credit (cycle) scores Don't miss this opportunity to own a charming home in a peaceful and friendly senior community. ;; Come check out this beautiful mobile home today!

16. 2026-01-11
    price $38,900 1024-char remark

    Show marketing remark (1024 chars)

    ;; Home Sweet Home in the Desirable Gates of Spain 55+ Community! Welcome to this fantastic 2-bedroom, 2-bathroom double-wide mobile home located in the highly sought-after Gates of Spain senior community! This spacious home features: * Open floor plan with abundant natural light from large windows * Central air and heating for year-round comfort * East-facing porch—perfect for enjoying your morning coffee and the sunrise * Concrete driveway with covered carport—accommodates multiple vehicles * Storage shed for extra convenience * Washer, dryer, refrigerator, and kitchen appliances included Enjoy the community amenities, including: * Clubhouse * Swimming pool * Relaxing Jacuzzi ; ; Park management must approve all buyers prior to escrow, including verification of: * 55+ senior status * Income requirements * Credit (cycle) scores Don't miss this opportunity to own a charming home in a peaceful and friendly senior community. ;; Come check out this beautiful mobile home today!

17. 2025-11-11
    price $41,500 1024-char remark

    Show marketing remark (1024 chars)

    ;; Home Sweet Home in the Desirable Gates of Spain 55+ Community! Welcome to this fantastic 2-bedroom, 2-bathroom double-wide mobile home located in the highly sought-after Gates of Spain senior community! This spacious home features: * Open floor plan with abundant natural light from large windows * Central air and heating for year-round comfort * East-facing porch—perfect for enjoying your morning coffee and the sunrise * Concrete driveway with covered carport—accommodates multiple vehicles * Storage shed for extra convenience * Washer, dryer, refrigerator, and kitchen appliances included Enjoy the community amenities, including: * Clubhouse * Swimming pool * Relaxing Jacuzzi ; ; Park management must approve all buyers prior to escrow, including verification of: * 55+ senior status * Income requirements * Credit (cycle) scores Don't miss this opportunity to own a charming home in a peaceful and friendly senior community. ;; Come check out this beautiful mobile home today!

18. 2025-09-30
    listed $44,900 Active 1024-char remark

    Show marketing remark (1024 chars)

    ;; Home Sweet Home in the Desirable Gates of Spain 55+ Community! Welcome to this fantastic 2-bedroom, 2-bathroom double-wide mobile home located in the highly sought-after Gates of Spain senior community! This spacious home features: * Open floor plan with abundant natural light from large windows * Central air and heating for year-round comfort * East-facing porch—perfect for enjoying your morning coffee and the sunrise * Concrete driveway with covered carport—accommodates multiple vehicles * Storage shed for extra convenience * Washer, dryer, refrigerator, and kitchen appliances included Enjoy the community amenities, including: * Clubhouse * Swimming pool * Relaxing Jacuzzi ; ; Park management must approve all buyers prior to escrow, including verification of: * 55+ senior status * Income requirements * Credit (cycle) scores Don't miss this opportunity to own a charming home in a peaceful and friendly senior community. ;; Come check out this beautiful mobile home today!

19. 2018-12-07
    soldstatus $32,000 Closed Sale 880-char remark

    Show marketing remark (880 chars)

    Fantastic home located in the highly desirable “Gates of Spain” community. This 2 bedroom and 2 bath double-wide has an open floor-plan and plenty of amenities including: Central Air & Heat Plus and an Evaporative Cooler, which lowers cooling cost, plenty of natural light from the numerous windows, 8 x 12 enclosed Sun Room, indoor laundry, an abundance of interior storage space, East facing porch for morning sunrises, concrete driveway with transition plates, covered carport that can accommodate parking for multiple cars, storage shed, and more. Come see this home in person. Community amenities include: Pool, Clubhouse and Jacuzzi The furnishings included with sale of home are: built in kitchen appliances, washer, dryer and refrigerator. Park management must approve buyer(s) for the sale prior to escrow, which includes verifying 55+ senior status.

20. 2018-11-13
    status Pending Sale 880-char remark

    Show marketing remark (880 chars)

    Fantastic home located in the highly desirable “Gates of Spain” community. This 2 bedroom and 2 bath double-wide has an open floor-plan and plenty of amenities including: Central Air & Heat Plus and an Evaporative Cooler, which lowers cooling cost, plenty of natural light from the numerous windows, 8 x 12 enclosed Sun Room, indoor laundry, an abundance of interior storage space, East facing porch for morning sunrises, concrete driveway with transition plates, covered carport that can accommodate parking for multiple cars, storage shed, and more. Come see this home in person. Community amenities include: Pool, Clubhouse and Jacuzzi The furnishings included with sale of home are: built in kitchen appliances, washer, dryer and refrigerator. Park management must approve buyer(s) for the sale prior to escrow, which includes verifying 55+ senior status.

21. 2018-11-07
    listed $28,900 Active 880-char remark

    Show marketing remark (880 chars)

    Fantastic home located in the highly desirable “Gates of Spain” community. This 2 bedroom and 2 bath double-wide has an open floor-plan and plenty of amenities including: Central Air & Heat Plus and an Evaporative Cooler, which lowers cooling cost, plenty of natural light from the numerous windows, 8 x 12 enclosed Sun Room, indoor laundry, an abundance of interior storage space, East facing porch for morning sunrises, concrete driveway with transition plates, covered carport that can accommodate parking for multiple cars, storage shed, and more. Come see this home in person. Community amenities include: Pool, Clubhouse and Jacuzzi The furnishings included with sale of home are: built in kitchen appliances, washer, dryer and refrigerator. Park management must approve buyer(s) for the sale prior to escrow, which includes verifying 55+ senior status.

ⓘ 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: $152 · $13/mo
• Projected year-2 tax: $250 · $21/mo
• Expected delta: +$98/yr (+$8/mo · 64.6%)

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

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: $18,941
• − Mortgage interest: −$1,843
• − Property taxes: −$152
• − Insurance: −$164
• − Repairs & maintenance: −$1,515
• − Management: −$1,515
• − Depreciation: −$957
• Taxable income: $12,794
• Est. tax owed @ 24.0%: −$3,070
• After-tax cash flow: $9,506/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

+24.2% since first listed

7 events — show timeline

• 2026-03-17 Price Changed $35,900 GPSMLS
• 2026-01-11 Price Changed $38,900 GPSMLS
• 2025-11-11 Price Changed $41,500 GPSMLS
• 2025-09-30 Listed $44,900 GPSMLS
• 2018-12-07 Sold (MLS) $32,000 CRMLS
• 2018-11-13 Pending — CRMLS
• 2018-11-07 Listed $28,900 CRMLS

Property tax history

+2.7%/yr

Latest (2025): $152 · +3.2% YoY. Source: county tax records.