6074 Morongo · Twentynine Palms, CA 92277

$184,000

3 bd · 2.0 ba · 1,408 sqft · SingleFamily public records · 53 Days on market

Built 1961 0.33 ac lot $131/sqft · 38% below area Est $299k · 38% 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 +18.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +4.6/10.0
• Rent growth +3.6/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 6074 Morongo Road, a charming desert retreat ideally located in the heart of Twentynine Palms. This inviting property offers a comfortable layout with open living spaces, abundant natural light, and timeless desert character. The expansive lot provides plenty of room for outdoor living, entertaining, or future expansion, all while enjoying sweeping desert views and peaceful surroundings. Conveniently situated near Joshua Tree National Park, local dining, shopping, and the Marine Corps Air Ground Combat Center, this home presents an excellent opportunity for full-time living, a weekend getaway, or an investment property in a growing high-desert market.

Key facts

• Open living spaces
• Outdoor living
• 0.33 acre lot

Tags

• OPEN LIVING SPACES
• OUTDOOR LIVING
• SWEEPING DESERT VIEWS
• PEACEFUL SURROUNDINGS
• NEAR JOSHUA TREE NATIONAL PARK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $184k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (4.0% below list).
• Recommended offer: $177k (4.0% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 4.3% in Twentynine Palms — 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 59/100 on livability (#622 in CA) — a working-class tenant base; expect higher turnover. Strengths: commute A+, housing A+; Watch: schools D, amenities F, employment 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 (+4.5%/yr); 734 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• This rent runs 35% of the median local income ($61k/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 $1k of loan paydown is wiped out by about $6k 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 53 days — a 3% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y ago; this cycle's ask has dropped $31k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; list at $184k implies a 433% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 8→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,720 (4.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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 D-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. 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.
6. 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.
7. 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: 0.96% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.69%
• DSCR: 1.16
• GRM: 8.7

CMA / ARV

• ARV (median comp): $298,687
• List price: $184,000
• Delta: -38.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
72337 El Paseo	0.32mi	3/1.5	1,464 (+4%)	1mo	$155,500	$106	75
72244 Sunnyslope Dr	0.28mi	3/2.0	1,316 (-6%)	3mo	$357,500	$272	74
72183 Sunnyvale	0.16mi	3/2.0	1,254 (-11%)	4mo	$230,000	$183	71
6355 Mojave Ave	0.36mi	3/2.0	1,326 (-6%)	5mo	$310,000	$234	69
6185 Chia Ave	0.38mi	3/2.0	1,270 (-10%)	2mo	$229,000	$180	64
5753 La Luna	0.57mi	3/2.0	1,358 (-4%)	4mo	$278,100	$205	64
5616 Cahuilla Ave	0.59mi	4/2.0 (+1)	1,405 (-0%)	4mo	$305,000	$217	64
6012 Regino	0.72mi	3/2.0	1,314 (-7%)	0mo	$342,000	$260	55
71502 Florida Dr	0.73mi	3/2.0	1,314 (-7%)	5mo	$300,000	$228	51
5564 Mariposa	0.64mi	3/2.0	1,269 (-10%)	4mo	$284,000	$224	50
71578 Florida Dr	0.64mi	3/2.0	1,604 (+14%)	1mo	$327,000	$204	46
72674 Granite	0.73mi	3/2.0	1,594 (+13%)	0mo	$417,000	$262	44

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 · 4.45% rent growth · sell at horizon

5-year hold

• IRR: -8.9%
• Equity multiple: 0.67×
• Total profit: $-17,099
• Equity at exit: $27,435

10-year hold

• IRR: 2.3%
• Equity multiple: 1.18×
• Total profit: $9,188
• Equity at exit: $15,909

Cash invested: $51,520 (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 92277

• Home prices YoY: -3.1%
• Rents YoY: 4.5%
• Active inventory: 734
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,767 high
• Mortgage (P&I): −$965
• Tax from tax record: −$196 /mo · $2,352/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $159

Break-even live

Break-even rent $1,567

Max offer price $184,000

Occupancy floor 86%

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: $46,000
• Closing costs: $5,520
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
72211 Sunnyvale Dr Twentynine Palms, CA	2.0	1.0	998	$1,500	$1.50	3d	1	0.19mi
6182 Mojave Ave Twentynine Palms, CA	2.0	1.0	998	$1,300	$1.30	24d	1	0.20mi
72255 Sunnyvale Dr Twentynine Palms, CA	3.0	1.5	1187	$1,600	$1.35	24d	1	0.25mi
72256 Sunnyslope Dr Twentynine Palms, CA	2.0	1.0	896	$1,350	$1.51	12d	1	0.30mi
71745 Sunnyslope Dr Twentynine Palms, CA	2.0	2.0	912	$1,600	$1.75	44d	1	0.42mi
5995 Encelia Dr Twentynine Palms, CA	3.0	2.0	1235	$2,499	$2.02	4d	1	0.47mi
71593 Sunflower Dr Twentynine Palms, CA	3.0	2.0	1314	$1,995	$1.52	12d	1	0.55mi
72548 Sunnyslope Dr Twentynine Palms, CA	3.0	2.0	1647	$2,150	$1.31	4d	1	0.64mi
6627 Cahuilla Ave Twentynine Palms, CA	3.0	2.0	1134	$2,100	$1.85	15d	1	0.69mi
5930 Regino Ave Unit 29 Twentynine Palms, CA	3.0	2.0	1314	$1,700	$1.29	5d	1	0.71mi
5575 Encelia Dr Unit 29 Twentynine Palms, CA	4.0	2.5	1496	$2,095	$1.40	2d	1	0.76mi
5415 Lupine Ave Twentynine Palms, CA	3.0	2.0	1414	$2,400	$1.70	44d	1	0.84mi
6547 49 Palms Ave Twentynine Palms, CA	2.0	1.0	951	$1,350	$1.42	5d	1	0.90mi
6597 Mesquite Springs Rd Unit 29 Twentynine Palms, CA	2.0	1.0	915	$2,495	$2.73	17d	1	1.25mi
72949 Siesta Dr Twentynine Palms, CA	3.0	1.5	1380	$2,350	$1.70	3d	1	1.32mi

Listing history 18 events

1. 2026-05-08
   status Active 670-char remark

   Show marketing remark (670 chars)

   Welcome to 6074 Morongo Road, a charming desert retreat ideally located in the heart of Twentynine Palms. This inviting property offers a comfortable layout with open living spaces, abundant natural light, and timeless desert character. The expansive lot provides plenty of room for outdoor living, entertaining, or future expansion, all while enjoying sweeping desert views and peaceful surroundings. Conveniently situated near Joshua Tree National Park, local dining, shopping, and the Marine Corps Air Ground Combat Center, this home presents an excellent opportunity for full-time living, a weekend getaway, or an investment property in a growing high-desert market.

2. 2026-03-14
   status Active 670-char remark

   Show marketing remark (670 chars)

   Welcome to 6074 Morongo Road, a charming desert retreat ideally located in the heart of Twentynine Palms. This inviting property offers a comfortable layout with open living spaces, abundant natural light, and timeless desert character. The expansive lot provides plenty of room for outdoor living, entertaining, or future expansion, all while enjoying sweeping desert views and peaceful surroundings. Conveniently situated near Joshua Tree National Park, local dining, shopping, and the Marine Corps Air Ground Combat Center, this home presents an excellent opportunity for full-time living, a weekend getaway, or an investment property in a growing high-desert market.

3. 2026-03-14
   price $184,000 670-char remark

   Show marketing remark (670 chars)

   Welcome to 6074 Morongo Road, a charming desert retreat ideally located in the heart of Twentynine Palms. This inviting property offers a comfortable layout with open living spaces, abundant natural light, and timeless desert character. The expansive lot provides plenty of room for outdoor living, entertaining, or future expansion, all while enjoying sweeping desert views and peaceful surroundings. Conveniently situated near Joshua Tree National Park, local dining, shopping, and the Marine Corps Air Ground Combat Center, this home presents an excellent opportunity for full-time living, a weekend getaway, or an investment property in a growing high-desert market.

4. 2026-02-12
   listed $214,900 Active 670-char remark

   Show marketing remark (670 chars)

   Welcome to 6074 Morongo Road, a charming desert retreat ideally located in the heart of Twentynine Palms. This inviting property offers a comfortable layout with open living spaces, abundant natural light, and timeless desert character. The expansive lot provides plenty of room for outdoor living, entertaining, or future expansion, all while enjoying sweeping desert views and peaceful surroundings. Conveniently situated near Joshua Tree National Park, local dining, shopping, and the Marine Corps Air Ground Combat Center, this home presents an excellent opportunity for full-time living, a weekend getaway, or an investment property in a growing high-desert market.

5. 2019-08-05
   status Pending Sale
6. 2019-08-05
   historical Hold Do Not Show
7. 2019-05-29
   price $165,000
8. 2019-05-16
   listed $199,900 Active
9. 2012-10-31
   soldstatus $34,500 Closed
10. 2012-09-05
    status Pending
11. 2012-09-01
    listed $34,500 Active
12. 2012-03-08
    historical
13. 2011-11-23
    listed $79,000 Active
14. 2007-11-30
    historical
15. 2007-08-22
    listed $189,000
16. 2005-08-11
    soldstatus $157,500
17. 2003-07-16
    soldstatus $52,500
18. 1991-06-12
    soldstatus $32,500

ⓘ 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: $2,352 · $196/mo
• Projected year-2 tax: $2,352 · $196/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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 8 d/yr ≥103°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,206
• − Mortgage interest: −$10,307
• − Property taxes: −$2,352
• − Insurance: −$920
• − Repairs & maintenance: −$1,697
• − Management: −$1,697
• − Depreciation: −$5,353
• Taxable loss: −$1,118
• Est. tax savings @ 24.0%: +$268
• After-tax cash flow: $2,170/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 — Twentynine Palms

• Score: 59/100
• State rank: #622
• US rank: #19731

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Twentynine Palms, CA
• County: San Bernardino County · 2,030,291 people
• City population: 26,277
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 26,277
• Household income: $60,901
• Rent vs Own: 56.7% rent · 43.3% own
• Severe rent burden: 1057.0

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 0.70)
• Race & ethnicity: White 49% Two or more races 24% Hispanic / Latino 24% Black 9% Asian 4% Pacific Islander 1% Native American 1%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Italian 5% Lithuanian 3% Slovak 3%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 81% English-only · Spanish 12% Other Asian/Pacific 2% Tagalog/Filipino 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: ▼ -12.15%
• Current HPI: 380.5083
• Rent YoY: ▲ 4.45%
• 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

+466.2% since first listed

18 events — show timeline

• 2026-05-08 Relisted — CRMLS
• 2026-03-14 Relisted — CRMLS
• 2026-03-14 Price Changed $184,000 CRMLS
• 2026-02-12 Listed $214,900 CRMLS
• 2019-08-05 Pending — CRMLS
• 2019-08-05 Delisted — CRMLS
• 2019-05-29 Price Changed $165,000 CRMLS
• 2019-05-16 Listed $199,900 CRMLS
• 2012-10-31 Sold (MLS) $34,500 CRMLS
• 2012-09-05 Pending — CRMLS
• 2012-09-01 Listed $34,500 CRMLS
• 2012-03-08 Listing Removed — CRMLS
• 2011-11-23 Listed $79,000 CRMLS
• 2007-11-30 Listing Removed — CRMLS
• 2007-08-22 Listed $189,000 CRMLS
• 2005-08-11 Sold (Public Records) $157,500 Public Records
• 2003-07-16 Sold (Public Records) $52,500 Public Records
• 1991-06-12 Sold (Public Records) $32,500 Public Records

Property tax history

+1.2%/yr

Latest (2025): $2,352 · +3.0% YoY. Source: county tax records.