7501 Palm Ave #114 · Yucca Valley, CA 92284

$60,000

2 bd · 2.0 ba · 1,536 sqft · Manufactured public records · 68 Days on market

Built 1977 1,537 sqft lot $39/sqft · 22% above area Est $49k · 22% over

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

Listing remarks MLS

Welcome to this updated mobile home in the desirable 55+ community of the Gates of Spain. Featuring newer carpet, fresh paint, and vinyl flooring throughout, this home is move-in ready and designed for comfort. Step through the front door into a spacious living room filled with natural light from large windows. Making this an ideal space for relaxing or entertaining the new friends you’ll meet in this vibrant community. The kitchen is well-equipped with a stove, microwave, garbage disposal, and a dedicated pantry, and it opens seamlessly into the dining area. From there, a large sliding glass door leads to a fully shaded, covered side patio. Perfect for enjoying the outdoors in comfort. The primary bedroom offers both a walk-in closet and an additional sliding closet, providing ample storage. The en-suite bathroom features a large soaking tub along with a separate shower. The second bedroom has convenient access to the second bathroom, which is also accessible from the carport entry. The carport entryway includes a dedicated laundry area for added convenience. Additional features include covered parking/driveway, ceiling fans in the living room and both bedrooms, central air conditioning, and a swamp cooler in the living room to keep things extra cool. Community amenities include a built-in pool and spa, as well as common areas with pool tables, making this the perfect place for staying active and social. Conveniently located near shopping, restaurants, and entertainment, this home offers both comfort and lifestyle in one great package.

Key facts

• Walk-in closet
• Natural light
• Dedicated pantry

Tags

• SPACIOUS LIVING ROOM
• NATURAL LIGHT
• WELL-EQUIPPED KITCHEN
• DEDICATED PANTRY
• COVERED SIDE PATIO
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 32.7% 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; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 44% 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 $415 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 + 4.1% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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.

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 $56,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% 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: 3.54% ✓
• Cap rate: 32.73%
• Cash-on-cash: 94.41%
• DSCR: 5.20
• GRM: 2.4

CMA / ARV

• ARV (median comp): $49,260
• List price: $60,000
• Delta: 21.80%
• Verdict: OVERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7501 Palm Ave #97	0.00mi	2/2.0	1,440 (-6%)	11mo	$65,000	$45	80
7425 Church St #10	0.25mi	2/2.0	1,440 (-6%)	2mo	$47,500	$33	76
7501 Palm Ave #179	0.03mi	2/2.0	1,430 (-7%)	14mo	$100,000	$70	76
7501 Palm #100	0.00mi	2/2.0	1,760 (+15%)	0mo	$129,900	$74	75
7501 Palm Ave #165	0.00mi	2/2.0	1,344 (-12%)	9mo	$50,000	$37	72
7425 Church St #149	0.37mi	2/2.0	1,420 (-8%)	0mo	$39,997	$28	70
7425 Church St #28	0.25mi	3/2.0 (+1)	1,404 (-9%)	1mo	$63,500	$45	68
7425 Church St Spc 131	0.25mi	3/2.0 (+1)	1,500 (-2%)	14mo	$70,000	$47	67
7425 Church St #111	0.25mi	2/2.0	1,344 (-12%)	2mo	$47,500	$35	66
7425 Church St #67	0.31mi	2/2.0	1,344 (-12%)	6mo	$64,997	$48	60
7425 Church St Spc 104	0.25mi	2/2.0	1,340 (-13%)	14mo	$69,900	$52	56
7425 Church St #94	0.25mi	2/2.0	1,344 (-12%)	15mo	$57,000	$42	55

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: 96.5%
• Equity multiple: 5.58×
• Total profit: $76,871
• Equity at exit: $8,946

10-year hold

• IRR: 99.4%
• Equity multiple: 12.04×
• Total profit: $185,464
• Equity at exit: $5,188

Cash invested: $16,800 (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: 2.4×

Monthly cashflow live

• Estimated rent: $2,122 high
• Mortgage (P&I): −$315
• Tax from tax record: −$15 /mo · $179/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $1,322

Break-even live

Break-even rent $449

Max offer price $60,000

Occupancy floor 33%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7448 Del Rio Vis Yucca Valley, CA	3.0	4.0	1770	$2,500	$1.41	43d	1	0.15mi
7397 Village Way Yucca Valley, CA	3.0	2.0	1501	$2,000	$1.33	43d	1	0.20mi
7154 Barberry Ave Unit A Yucca Valley, CA	3.0	2.0	1100	$2,049	$1.86	18d	1	0.67mi
7453 Dumosa Ave Yucca Valley, CA	3.0	2.0	1394	$2,200	$1.58	43d	1	0.69mi
57004 Antelope Trl Yucca Valley, CA	2.0	2.0	1143	$2,050	$1.79	43d	1	0.70mi
7028 Cholla Ave Yucca Valley, CA	3.0	2.0	1200	$1,895	$1.58	4d	1	0.71mi
56594 Joshua Dr Yucca Valley, CA	3.0	2.0	1307	$2,250	$1.72	43d	1	0.74mi
6963 Tamarisk Ave Yucca Valley, CA	3.0	2.0	1200	$1,500	$1.25	18d	1	0.80mi
56769 Joshua Dr Unit Main Home Yucca Valley, CA	3.0	2.0	2000	$2,400	$1.20	1d	1	0.81mi
56615 Bonanza Dr Yucca Valley, CA	2.0	1.5	1342	$1,900	$1.42	16d	1	0.94mi
55897 Santa Fe Trl Yucca Valley, CA	3.0	2.0	1701	$2,300	$1.35	1d	1	0.95mi
56811 Desert Gold Dr Yucca Valley, CA	3.0	2.0	1375	$2,095	$1.52	43d	1	1.11mi
7420 Geronimo Trl Yucca Valley, CA	3.0	1.0	1280	$1,700	$1.33	43d	1	1.22mi
8523 Barberry Ave Yucca Valley, CA	3.0	2.0	1448	$3,325	$2.30	43d	1	1.41mi

Listing history 28 events

1. 2026-06-18
   days on market $60,000 Active 68 DOM
2. 2026-06-17
   days on market $60,000 Active 67 DOM
3. 2026-06-16
   days on market $60,000 Active 66 DOM
4. 2026-06-15
   days on market $60,000 Active 65 DOM
5. 2026-06-13
   days on market $60,000 Active 63 DOM
6. 2026-06-13
   days on market $60,000 Active 62 DOM
7. 2026-06-09
   days on market $60,000 Active 59 DOM
8. 2026-06-08
   days on market $60,000 Active 58 DOM
9. 2026-06-07
   days on market $60,000 Active 57 DOM
10. 2026-06-04
    days on market $60,000 Active 54 DOM
11. 2026-06-03
    days on market $60,000 Active 53 DOM
12. 2026-06-02
    days on market $60,000 Active 52 DOM
13. 2026-06-01
    days on market $60,000 Active 51 DOM
14. 2026-05-31
    days on market $60,000 Active 50 DOM
15. 2026-04-11
    listed $60,000 Active 1568-char remark

    Show marketing remark (1568 chars)

    Welcome to this updated mobile home in the desirable 55+ community of the Gates of Spain. Featuring newer carpet, fresh paint, and vinyl flooring throughout, this home is move-in ready and designed for comfort. Step through the front door into a spacious living room filled with natural light from large windows. Making this an ideal space for relaxing or entertaining the new friends you’ll meet in this vibrant community. The kitchen is well-equipped with a stove, microwave, garbage disposal, and a dedicated pantry, and it opens seamlessly into the dining area. From there, a large sliding glass door leads to a fully shaded, covered side patio. Perfect for enjoying the outdoors in comfort. The primary bedroom offers both a walk-in closet and an additional sliding closet, providing ample storage. The en-suite bathroom features a large soaking tub along with a separate shower. The second bedroom has convenient access to the second bathroom, which is also accessible from the carport entry. The carport entryway includes a dedicated laundry area for added convenience. Additional features include covered parking/driveway, ceiling fans in the living room and both bedrooms, central air conditioning, and a swamp cooler in the living room to keep things extra cool. Community amenities include a built-in pool and spa, as well as common areas with pool tables, making this the perfect place for staying active and social. Conveniently located near shopping, restaurants, and entertainment, this home offers both comfort and lifestyle in one great package.

16. 2026-04-01
    historical
17. 2026-03-04
    price $75,000
18. 2025-12-18
    listed $80,000 Active
19. 2025-02-21
    soldstatus $65,000 Closed Sale
20. 2025-01-22
    status Pending Sale
21. 2024-11-15
    listed $70,000 Active
22. 2024-10-03
    price
23. 2024-06-27
    listed Active
24. 2016-07-29
    soldstatus $18,000 Closed Sale
25. 2016-07-13
    status Pending Sale
26. 2016-05-21
    price $20,000
27. 2016-04-09
    price $24,500
28. 2016-02-16
    listed $25,000 Active

ⓘ 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: $179 · $15/mo
• Projected year-2 tax: $456 · $38/mo
• Expected delta: +$277/yr (+$23/mo · 154.7%)

ⓘ 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: $25,462
• − Mortgage interest: −$3,361
• − Property taxes: −$179
• − Insurance: −$300
• − Repairs & maintenance: −$2,037
• − Management: −$2,037
• − Depreciation: −$1,745
• Taxable income: $15,803
• Est. tax owed @ 24.0%: −$3,793
• After-tax cash flow: $12,068/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

+140.0% since first listed

14 events — show timeline

• 2026-04-11 Listed $60,000 CRMLS
• 2026-04-01 Listing Removed — CRMLS
• 2026-03-04 Price Changed $75,000 CRMLS
• 2025-12-18 Listed $80,000 CRMLS
• 2025-02-21 Sold (MLS) $65,000 CRMLS
• 2025-01-22 Pending — CRMLS
• 2024-11-15 Listed $70,000 CRMLS
• 2024-10-03 Price Changed — TheMLS
• 2024-06-27 Listed — TheMLS
• 2016-07-29 Sold (MLS) $18,000 CRMLS
• 2016-07-13 Pending — CRMLS
• 2016-05-21 Price Changed $20,000 CRMLS
• 2016-04-09 Price Changed $24,500 CRMLS
• 2016-02-16 Listed $25,000 CRMLS

Property tax history

-2.0%/yr

Latest (2025): $179 · +3.2% YoY. Source: county tax records.