149322 Huasna Trl · Big River, CA 92242

$125,000

3 bd · 2.0 ba · 1,400 sqft · Manufactured · 8 Days on market

Built 1974 0.51 ac lot Est $94k · 33% over

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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 +28.7/30.0
• DSCR +10.0/10.0
• Appreciation +8.6/10.0
• 1% rule +8.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Very well maintained 3 Bedroom 2 bath home with carport. Large lot backing up to a wash landscaped and also a 10x12 storage shed. Inside features a large kitchen with island gas stove top. Separate Dinning room and large Living room. Bedrooms feature walk in closets and a garden tub in the master bath. Located on leased land with the current lease thru 2029.

Key facts

• Ample cabinetry
• Spacious kitchen
• Large yard

Tags

• STYLISH LAMINATE FLOORING
• SPACIOUS KITCHEN
• CENTER ISLAND
• AMPLE CABINETRY
• COVERED PATIO
• LARGE YARD

Property features AI

Finance

• Other: Lot reported as 0-1 unit/acre; Living area source: seller; Year built source: public records; No common walls; Total units: 1; Parcel number on record
• Financial info: Land lease of $100 annually (land lease renews January 1, 2029)
• HOA & community: Rural community

Exterior

• Parking: Gravel driveway; Covered parking; Carport
• Utilities: Septic tank sewer; Electricity connected; Public/District water
• Home design: Single-story house; One-level entry; Has a view; No ADU
• Construction: Composition roof; House structure
• Exterior features: Covered patio/porch; Chain link fencing; No pool

Interior

• Kitchen: Refrigerator; Propane oven; Propane stove; Range/stove hood; Dishwasher; Water heater unit
• Bedrooms: Main floor primary bedroom; Three bedrooms on the main level
• Bathrooms: Two full bathrooms; Master bathroom with double sinks and jetted tub; Shower-in-tub in a bathroom
• Heating & cooling: Central furnace heating; Central cooling
• Interior features: Ceiling fan; Open floor plan; Formica counters; Kitchen island
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $417 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).

Location & tenants

• Location reads 67/100 on livability (#327 in CA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: health & safety C-, employment D, schools F.
• Needles Unified (town): math 22% / reading 28% proficiency, ranked #1,194 of 1,400 in CA (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 33 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 $10k of equity ($864 loan paydown + $9k appreciation (7.3% 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 (7.3% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $42k; list at $125k implies a 194% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1974 — 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: 1.30% ✓
• Cap rate: 10.29%
• Cash-on-cash: 14.29%
• DSCR: 1.64
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $93,800
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
149153 Snoqualmie Trl	0.24mi	2/2.0 (-1)	1,440 (+3%)	13mo	$80,000	$56	68
7285 Kaniksu Trl	0.63mi	2/2.0 (-1)	1,440 (+3%)	12mo	$50,000	$35	51
7272 Nokomis	0.36mi	2/2.0 (-1)	1,296 (-7%)	20mo	$99,900	$77	49
7305 Pahaska Trl	0.68mi	2/2.0 (-1)	1,440 (+3%)	18mo	$89,000	$62	44
7351 Nokomis Trl	0.40mi	2/2.0 (-1)	1,194 (-15%)	15mo	$120,000	$101	39
149143 Concho Ct	0.48mi	2/2.0 (-1)	1,248 (-11%)	22mo	$83,300	$67	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.7%
• Equity multiple: 3.06×
• Total profit: $72,205
• Equity at exit: $88,737

10-year hold

• IRR: 27.0%
• Equity multiple: 6.43×
• Total profit: $189,895
• Equity at exit: $170,513

Cash invested: $35,000 (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 92242

• Home prices YoY: 4.1%
• Active inventory: 33
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,621 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $417

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 69%

Sensitivity live

Price	-10% $503	-5% $460	+0% $417	+5% $374	+10% $330
Rent	-10% $289	-5% $353	+0% $417	+5% $481	+10% $545
Rate	-1.0pp $480	-0.5pp $449	base $417	+0.5pp $384	+1.0pp $351

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $125,000 Active 8 DOM
2. 2026-06-18
   days on market $125,000 Active 7 DOM
3. 2026-06-17
   days on market $125,000 Active 6 DOM
4. 2026-06-16
   days on market $125,000 Active 5 DOM
5. 2026-06-15
   days on market $125,000 Active 4 DOM
6. 2026-06-14
   days on market $125,000 Active 2 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $125,000 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 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥116°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,452
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,556
• − Management: −$1,556
• − Depreciation: −$3,636
• Taxable income: $3,201
• Est. tax owed @ 24.0%: −$768
• After-tax cash flow: $4,233/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: Needles Unified
• NCES district ID: 0626760
• Math proficiency: 22% ▼ -2.00%
• Reading proficiency: 28% ▼ -1.00%
• Median HH income: $31,795
• Composite: 23.35/100
• National rank: #13305
• State rank: #1194 of 1400 in CA

Livability — Big River

• Score: 67/100
• State rank: #327
• US rank: #11065

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Big River, CA
• Population (ZIP): 1,203

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 12% Two or more races 9% Native American 2%
• Hispanic origin (detail): Mexican 10% Salvadoran 1%
• Common ancestry: Romanian 5% Serbian 3% Lithuanian 3%
• Foreign-born: 3% · Canada, Dominican Republic
• Languages at home: 93% English-only · Spanish 6% German/W. Germanic 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: ▲ 7.26%
• Current HPI: 183.526
• 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

+212.5% since first listed

11 events — show timeline

• 2026-06-11 Listed $125,000 CRMLS
• 2017-04-25 Sold (MLS) $42,500 WARDEX
• 2017-04-25 Sold (MLS) $42,500 LHAR
• 2017-03-06 Listed $42,500 WARDEX
• 2017-03-06 Listed $42,500 LHAR
• 2014-09-02 Listed $42,500 LHAR
• 2014-09-02 Listed $42,500 WARDEX
• 2008-01-04 Listing Removed — GPSMLS
• 2007-09-18 Listing Removed — GPSMLS
• 2007-08-03 Listed $50,000 GPSMLS
• 2007-08-03 Listed $40,000 GPSMLS

Property tax history

-2.5%/yr

Latest (2022): $147 · -0.5% YoY. Source: county tax records.