150443 Del Rey Dr · Big River, CA 92242

$200,000

15 bd · 9.0 ba · 2,550 sqft · MultiFamily public records · 357 Days on market

Built 1972 0.85 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.6/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Don't miss out on this investment opportunity! This TRIPLEX with views of the Colorado River on Tribal Land is one you wont want to miss. All units are currently occupied. There are 2, 2 bedrooms, 1 bath and 1, 1 bedroom, 1 bath. Rent out to snow birds, have a getaway of your own or even live in one while renting out the other two. So many opportunities.

Key facts

• 0.85 acre lot
• Built 1972
• Listed 356 days

Tags

• VIEWS OF THE COLORADO RIVER

What this means for you Summary

Snapshot

• This is a 2×2bd/1ba + 1×1bd/1ba units multifamily listed at $200k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive. Per door: $535/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.

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 $16k of equity ($1k loan paydown + $15k 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 $56k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 357 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $175k (47%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $118k; list at $200k implies a 69% 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 $176,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 357 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.78% ✓
• Cap rate: 15.92%
• Cash-on-cash: 34.38%
• DSCR: 2.53
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 46.6%
• Equity multiple: 4.13×
• Total profit: $175,161
• Equity at exit: $141,980

10-year hold

• IRR: 42.5%
• Equity multiple: 8.72×
• Total profit: $432,282
• Equity at exit: $272,820

Cash invested: $56,000 (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: 13.6×

Monthly cashflow live

• Estimated rent: $3,554 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$71 /mo · $851/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$746
• Net cashflow: $1,605

Break-even live

Break-even rent $1,523

Max offer price $200,000

Occupancy floor 50%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,458
1× unit	1	1	$1,096
Total (3 units)			$3,554

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $200,000 Active 357 DOM
2. 2026-06-18
   days on market $200,000 Active 356 DOM
3. 2026-06-17
   days on market $200,000 Active 355 DOM
4. 2026-06-16
   days on market $200,000 Active 354 DOM
5. 2026-06-15
   days on market $200,000 Active 353 DOM
6. 2026-06-14
   days on market $200,000 Active 351 DOM
7. 2026-06-13
   days on market $200,000 Active 350 DOM
8. 2026-06-10
   days on market $200,000 Active 348 DOM
9. 2026-06-09
   days on market $200,000 Active 347 DOM
10. 2026-06-08
    days on market $200,000 Active 346 DOM
11. 2026-06-07
    days on market $200,000 Active 345 DOM
12. 2026-06-05
    days on market $200,000 Active 342 DOM
13. 2026-06-02
    days on market $200,000 Active 340 DOM
14. 2026-06-01
    days on market $200,000 Active 339 DOM
15. 2026-05-31
    days on market $200,000 Active 338 DOM
16. 2026-05-30
    days on market $200,000 Active 337 DOM
17. 2025-12-19
    price $200,000 356-char remark

    Show marketing remark (356 chars)

    Don't miss out on this investment opportunity! This TRIPLEX with views of the Colorado River on Tribal Land is one you wont want to miss. All units are currently occupied. There are 2, 2 bedrooms, 1 bath and 1, 1 bedroom, 1 bath. Rent out to snow birds, have a getaway of your own or even live in one while renting out the other two. So many opportunities.

18. 2025-06-27
    listed $375,000 Active 356-char remark

    Show marketing remark (356 chars)

    Don't miss out on this investment opportunity! This TRIPLEX with views of the Colorado River on Tribal Land is one you wont want to miss. All units are currently occupied. There are 2, 2 bedrooms, 1 bath and 1, 1 bedroom, 1 bath. Rent out to snow birds, have a getaway of your own or even live in one while renting out the other two. So many opportunities.

19. 2015-11-13
    historical
20. 2015-07-02
    price $149,000
21. 2015-06-17
    listed $159,000 Active
22. 2014-04-15
    historical
23. 2013-10-16
    listed $157,000 Active
24. 2004-12-14
    soldstatus $118,000

ⓘ 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: $851 · $71/mo
• Projected year-2 tax: $1,520 · $127/mo
• Expected delta: +$669/yr (+$56/mo · 78.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥117°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: $42,648
• − Mortgage interest: −$11,203
• − Property taxes: −$851
• − Insurance: −$1,000
• − Repairs & maintenance: −$3,412
• − Management: −$3,412
• − Depreciation: −$5,818
• Taxable income: $16,952
• Est. tax owed @ 24.0%: −$4,068
• After-tax cash flow: $15,186/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

+69.5% since first listed

8 events — show timeline

• 2025-12-19 Price Changed $200,000 CRMLS
• 2025-06-27 Listed $375,000 CRMLS
• 2015-11-13 Listing Removed — SDMLS
• 2015-07-02 Price Changed $149,000 SDMLS
• 2015-06-17 Listed $159,000 SDMLS
• 2014-04-15 Listing Removed — CRMLS
• 2013-10-16 Listed $157,000 CRMLS
• 2004-12-14 Sold (Public Records) $118,000 Public Records

Property tax history

-3.3%/yr

Latest (2025): $851 · +1.2% YoY. Source: county tax records.