1000 Windy Pass #24 · Barstow, CA 92311

$25,000

2 bd · 2.0 ba · 672 sqft · Manufactured · 42 Days on market

Built 1972 Good condition $37/sqft · 9% below area Est $28k · 9% under ↓ 17% since listing

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Why this score? — see what drove the D+ 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 +11.7/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Although this mobile home is older, it has been well maintained and thoughtfully updated. Recent renovations include new flooring throughout and updated kitchen cabinets, giving the home a fresh, modern feel. Priced to sell, this is a fantastic opportunity you won’t want to miss. Hurry — this one won’t last long!

Key facts

• Community pool
• Built 1972
• Listed 42 days

Property features AI

Finance

• Other: Located in a land-lease community (Sunrise Pass Estates)
• HOA & community: Monthly land lease of $742; Community street lighting

Exterior

• Parking: Located in Sunrise Pass Estates mobile home park
• Utilities: Public sewer; District/Public water
• Home design: Single-story mobile home (12' x 56'); Mobile home remains on property; Living area per public records
• Construction: Year built per public records
• Exterior features: Community pool; Desert front and desert back landscaping; Back yard

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Front door entry; Entry on first level
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $25k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $908 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $24k (3.0% below list) — sets the bar for market timing.
• Cap rate 49.9% vs local median 4.5% in Barstow — 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 63/100 on livability (#444 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+; Watch: amenities C-, health & safety C-, crime F.
• Barstow Unified (town): math 11% / reading 22% proficiency, ranked #482 of 517 in CA (top 93%) — 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.
• Zoned schools: Crestline Elementary (math 2% / reading 2%, grade F, #1,571 of 1,571 statewide, top 100%, 477 students, 89% FRL); Barstow Junior High (math 4% / reading 13%, grade F, #495 of 498 statewide, top 100%, 742 students, 80% FRL); Barstow High (math 22% / reading 47%, grade F, #618 of 1,170 statewide, top 56%, 1,584 students, 67% FRL).
• Market conditions: Rents rising (+2.3%/yr); 349 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $173 of loan paydown is wiped out by about $750 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 + 2.3% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($24k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 3→10/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $24,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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 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?
5. Crime grade is F 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 5.47% ✓
• Cap rate: 49.87%
• Cash-on-cash: 155.63%
• DSCR: 7.92
• GRM: 1.5

CMA / ARV

• ARV (median comp): $27,572
• List price: $25,000
• Delta: -9.33%
• Verdict: FAIR
• Comps: 3 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.32% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.55×
• Total profit: $52,861
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 17.69×
• Total profit: $116,806
• Equity at exit: $2,162

Cash invested: $7,000 (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 92311

• Home prices YoY: -30.6%
• Rents YoY: 2.3%
• Active inventory: 349
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,368 high
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $908

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 29%

Sensitivity live

Price	-10% $925	-5% $916	+0% $908	+5% $899	+10% $891
Rent	-10% $800	-5% $854	+0% $908	+5% $962	+10% $1,016
Rate	-1.0pp $920	-0.5pp $914	base $908	+0.5pp $901	+1.0pp $895

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1801 Rimrock Rd Barstow, CA	1.0–2.0	1.0–2.0	775	$1,810	$2.34	0d	6	0.87mi
1900 Dill Rd Barstow, CA	1.0–3.0	1.0–2.0	892	$1,355	$1.52	0d	8	1.00mi
313 Maxine Ave Barstow, CA	2.0	1.0	700	$1,400	$2.00	14d	1	1.18mi
511 E Fredricks St Barstow, CA	1.0	1.0	550	$995	$1.81	45d	1	1.37mi
511 E Fredricks St Unit 511-11 Barstow, CA	1.0	1.0	550	$1,175	$2.14	45d	1	1.37mi
511 E Fredricks St Unit 511-19 Barstow, CA	1.0	1.0	550	$1,145	$2.08	45d	1	1.37mi
605 E Williams St Unit 1 Barstow, CA	2.0	1.0	540	$1,250	$2.31	45d	1	1.38mi

Listing history 18 events

1. 2026-06-21
   days on market $25,000 Active 42 DOM
2. 2026-06-18
   days on market $25,000 Active 39 DOM
3. 2026-06-17
   days on market $25,000 Active 38 DOM
4. 2026-06-16
   days on market $25,000 Active 37 DOM
5. 2026-06-15
   days on market $25,000 Active 36 DOM
6. 2026-06-13
   days on market $25,000 Active 34 DOM
7. 2026-06-13
   days on market $25,000 Active 33 DOM
8. 2026-06-09
   days on market $25,000 Active 30 DOM
9. 2026-06-08
   days on market $25,000 Active 29 DOM
10. 2026-06-07
    days on market $25,000 Active 28 DOM
11. 2026-06-04
    days on market $25,000 Active 25 DOM
12. 2026-06-03
    days on market $25,000 Active 24 DOM
13. 2026-06-02
    days on market $25,000 Active 23 DOM
14. 2026-06-02
    price $25,000 Active 22 DOM
15. 2026-06-01
    days on market $30,000 Active 22 DOM
16. 2026-05-31
    days on market $30,000 Active 21 DOM
17. 2026-05-10
    listed $30,000 Active 332-char remark
18. 2026-05-08
    historical $30,000 332-char remark

ⓘ 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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 3 d/yr ≥103°F today · 10 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,414
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$1,313
• − Management: −$1,313
• − Depreciation: −$727
• Taxable income: $11,160
• Est. tax owed @ 24.0%: −$2,679
• After-tax cash flow: $8,216/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.

Condition & rehab AI · 16 photos

Good 75/100 Cosmetic rehab

This well-maintained and updated mobile home is in good condition with recent renovations, making it a fantastic opportunity for investors.

Value-add opportunities

• Both painting — Fresh paint can make a home look new and inviting
• Both landscaping — Well-maintained landscaping can increase curb appeal and property value
• Both upgrading appliances — Modern appliances can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both painting — Fresh paint can make a home look new and inviting ↑
• Both landscaping — Well-maintained landscaping can increase curb appeal and property value ↑
• Both upgrading appliances — Modern appliances can increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Barstow Unified
• NCES district ID: 0604020
• Math proficiency: 11% ▼ -7.00%
• Reading proficiency: 22% ▼ -7.00%
• Median HH income: $44,505
• Composite: 14.44/100
• National rank: #9430
• State rank: #482 of 517 in CA

Livability — Barstow

• Score: 63/100
• State rank: #444
• US rank: #15099

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Barstow, CA
• County: San Bernardino County · 2,030,291 people
• City population: 33,954
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 33,954
• Household income: $61,862
• Rent vs Own: 50.0% rent · 50.0% own
• Severe rent burden: 1305.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 46% White 29% Two or more races 22% Black 15% Native American 3% Asian 2% Pacific Islander 1%
• Hispanic origin (detail): Mexican 39% Puerto Rican 2%
• Common ancestry: Portuguese 1% Lithuanian 1% Italian 1%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 77% English-only · Spanish 20% Tagalog/Filipino 1% Other Indo-European 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: ▼ -139.26%
• Current HPI: 316.4858
• Rent YoY: ▲ 2.32%
• 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

-16.7% since first listed

3 events — show timeline

• 2026-06-01 Price Changed $25,000 CRMLS
• 2026-05-10 Listed $30,000 CRMLS
• 2026-05-08 Coming Soon $30,000 CRMLS