547 Channel Way · Needles, CA 92363

$65,000

2 bd · 1.0 ba · 742 sqft · Manufactured public records · 130 Days on market

Built 1993 4,800 sqft lot Est $55k · 18% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Appreciation +5.8/10.0
• Livability +3.1/5.0
• 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

Charming Fully Furnished River Retreat Welcome to this inviting 2-bedroom, 1-bath manufactured home, offered fully furnished and move-in ready. Thoughtfully maintained, this cozy home features comfortable living spaces and a charming, relaxing front porch and small low maintenance yard. Enjoy easy river access with two nearby boat launch ramps and private community beaches, making it ideal for boating, fishing, and outdoor enthusiasts. Whether you’re looking for a weekend getaway, or a full-time residence this property offers comfort, convenience, and a desirable river lifestyle.

Key facts

• Low maintenance yard
• River access
• Boat launch ramps

Tags

• RIVER ACCESS
• BOAT LAUNCH RAMPS
• PRIVATE COMMUNITY BEACHES
• LOW MAINTENANCE YARD

Property features AI

Finance

• Financial info: Land lease of $730 per month
• HOA & community: Part of an association; Senior community; Located in Verde Shores park; Community amenities include watersports and fishing; Manager approval required

Exterior

• Parking: Attached carport
• Utilities: Public sewer; District/public water
• Home design: Single (mobile) home in a park; Mobile home remains on site; Entry on the front; Total of 1 story
• Construction: Mobile home with dimensions approximately 52' x 14'; Year built recorded by assessor
• Exterior features: Covered porch; Yard; No pool

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (furnace); Central cooling
• Interior features: Single-level home with front door entry; One story
• Laundry & utility: Laundry inside the home

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($926 rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 5.1% in Needles — 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 62/100 on livability (#492 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: health & safety C-, schools D+, crime 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: 151 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($449 loan paydown + $1k appreciation (1.6% 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 (1.6% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 5→10/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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. 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.
7. 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.
8. 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: 1.42% ✓
• Cap rate: 12.61%
• Cash-on-cash: 22.57%
• DSCR: 2.00
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $54,908
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
650 Channel Way #650	0.02mi	2/2.0	720 (-3%)	3mo	$53,000	$74	87
690 Channel Way	0.03mi	2/2.0	768 (+4%)	4mo	$35,000	$46	86
92 Thunderhead 1E, Havasu Lake, CA St	0.68mi	3/2.0 (+1)	840 (+13%)	3mo	$226,000	$269	34

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

Projected returns pro-forma

1.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.0%
• Equity multiple: 2.38×
• Total profit: $25,066
• Equity at exit: $24,397

10-year hold

• IRR: 28.0%
• Equity multiple: 4.55×
• Total profit: $64,635
• Equity at exit: $34,203

Cash invested: $18,200 (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 92363

• Home prices YoY: 0.6%
• Active inventory: 151
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $926 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$21 /mo · $256/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $342

Break-even live

Break-even rent $493

Max offer price $65,000

Occupancy floor 58%

Sensitivity live

Price	-10% $379	-5% $361	+0% $342	+5% $324	+10% $305
Rent	-10% $269	-5% $306	+0% $342	+5% $379	+10% $415
Rate	-1.0pp $375	-0.5pp $359	base $342	+0.5pp $325	+1.0pp $308

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 S L St Needles, CA	2.0	1.0	700	$800	$1.14	44d	1	1.16mi
214 Spruce St Needles, CA	1.0	1.0	542	$1,100	$2.03	44d	1	1.24mi

Listing history 19 events

1. 2026-06-19
   days on market $65,000 Active 130 DOM
2. 2026-06-18
   days on market $65,000 Active 129 DOM
3. 2026-06-17
   days on market $65,000 Active 128 DOM
4. 2026-06-16
   days on market $65,000 Active 127 DOM
5. 2026-06-15
   days on market $65,000 Active 126 DOM
6. 2026-06-14
   days on market $65,000 Active 124 DOM
7. 2026-06-13
   days on market $65,000 Active 123 DOM
8. 2026-06-10
   days on market $65,000 Active 121 DOM
9. 2026-06-09
   days on market $65,000 Active 120 DOM
10. 2026-06-08
    days on market $65,000 Active 119 DOM
11. 2026-06-07
    days on market $65,000 Active 118 DOM
12. 2026-06-05
    days on market $65,000 Active 115 DOM
13. 2026-06-02
    days on market $65,000 Active 113 DOM
14. 2026-06-01
    days on market $65,000 Active 112 DOM
15. 2026-05-31
    days on market $65,000 Active 111 DOM
16. 2026-05-30
    days on market $65,000 Active 110 DOM
17. 2026-05-23
    status Active
18. 2026-04-21
    status Pending Sale
19. 2026-01-08
    listed $65,000 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: $256 · $21/mo
• Projected year-2 tax: $494 · $41/mo
• Expected delta: +$238/yr (+$20/mo · 93.3%)

ⓘ 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 9/10 Extreme 5 d/yr ≥117°F today · 10 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: $11,112
• − Mortgage interest: −$3,641
• − Property taxes: −$256
• − Insurance: −$325
• − Repairs & maintenance: −$889
• − Management: −$889
• − Depreciation: −$1,891
• Taxable income: $3,221
• Est. tax owed @ 24.0%: −$773
• After-tax cash flow: $3,334/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 — Needles

• Score: 62/100
• State rank: #492
• US rank: #16661

Category grades

Amenities F Commute A+ Cost of living A+ 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: Needles, CA
• Population (ZIP): 5,392

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 0.63)
• Race & ethnicity: White 54% Hispanic / Latino 29% Two or more races 16% Native American 11% Black 3%
• Hispanic origin (detail): Mexican 24% Puerto Rican 2%
• Common ancestry: Romanian 3% Iranian 3% Lithuanian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 89% English-only · Spanish 9% Chinese 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: ▲ 1.64%
• Current HPI: 279.7931
• 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

3 events — show timeline

• 2026-05-23 Relisted — CRMLS
• 2026-04-21 Pending — CRMLS
• 2026-01-08 Listed $65,000 CRMLS

Property tax history

-0.2%/yr

Latest (2025): $256 · -0.5% YoY. Source: county tax records.