2494 W Main St #145 · Barstow, CA 92311

$115,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 45 Days on market

Built 2006 1,344 sqft lot $92/sqft · at area comps Est $116k · at est. ↓ 8% since listing

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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 +9.9/10.0
• ARV discount +7.9/15.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Affordable living in a well-maintained community! This mobile home offers the perfect balance of comfort, convenience, and privacy. Located in a desirable neighborhood just far enough from the city to enjoy a quieter lifestyle, this property is ideal for anyone looking to escape the noise while still staying within reach of everyday essentials. The community features great amenities including a community pool and community center, creating a welcoming environment for residents to relax and connect. Whether you’re a first-time buyer, downsizing, or simply looking for an affordable place to call home, this property offers excellent value and potential. Enjoy peaceful surroundings, a fri

Key facts

• 1,344 sq ft lot
• Community pool
• Built 2006

Property features AI

Finance

• Other: Lot described as 0-1 unit/acre (assessor's data)
• HOA & community: Land lease in place with monthly fee of $620; Manager approval required for multi-unit/community; Pets allowed: contact manager

Exterior

• Parking: Located in Santiago Desert View Estates (park name)
• Utilities: Public sewer; District/public water; Water, sewer, telephone, natural gas, cable and electricity available
• Home design: Single-story mobile home (model 3523B); Entry at ground level; Mobile home remains on site
• Construction: 12 ft wide by 52 ft long mobile home; Year built as public records
• Exterior features: Community pool; Sidewalks and park in the community

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: One-level entry; One story
• Laundry & utility: Laundry in an individual room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $664 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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: Lenwood Elementary (math 7% / reading 11%, grade F, #1,544 of 1,571 statewide, top 98%, 505 students, 84% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).
• This rent runs 33% of the median local income ($62k/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 $795 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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?
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: 1.49% ✓
• Cap rate: 13.22%
• Cash-on-cash: 24.75%
• DSCR: 2.10
• GRM: 5.6

CMA / ARV

• ARV (median comp): $116,000
• List price: $115,000
• Delta: -0.86%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2494 W Main St #219	0.00mi	3/2.0	1,248 (0%)	5mo	$116,000	$93	96
2494 W Main St #51	0.00mi	3/2.0	1,248 (0%)	13mo	$120,000	$96	89
2494 W Main St #46	0.00mi	2/2.0 (-1)	1,248 (0%)	12mo	$69,999	$56	85
2494 W Main St #96	0.00mi	3/2.0	1,280 (+3%)	16mo	$155,000	$121	82
2494 Main St #238	0.00mi	3/2.0	1,152 (-8%)	13mo	$69,000	$60	76

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 · 2.32% rent growth · sell at horizon

5-year hold

• IRR: 17.4%
• Equity multiple: 1.70×
• Total profit: $22,457
• Equity at exit: $17,147

10-year hold

• IRR: 25.4%
• Equity multiple: 3.15×
• Total profit: $69,144
• Equity at exit: $9,943

Cash invested: $32,200 (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 92311

• Home prices YoY: -30.6%
• Rents YoY: 2.3%
• Active inventory: 349
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,717 high
• Mortgage (P&I): −$603
• Tax from tax record: −$42 /mo · $500/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $664

Break-even live

Break-even rent $877

Max offer price $115,000

Occupancy floor 56%

Sensitivity live

Price	-10% $729	-5% $697	+0% $664	+5% $632	+10% $599
Rent	-10% $528	-5% $596	+0% $664	+5% $732	+10% $800
Rate	-1.0pp $722	-0.5pp $693	base $664	+0.5pp $634	+1.0pp $604

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34465 J St Barstow, CA	3.0	2.0	1258	$2,200	$1.75	45d	1	0.99mi
28188 Apache Ave Barstow, CA	2.0	1.0	841	$1,275	$1.52	7d	1	1.16mi
27333 Mesquite St Barstow, CA	3.0	2.0	1120	$1,595	$1.42	26d	1	1.35mi
1400 Nancy St Barstow, CA	3.0	1.0	1041	$1,595	$1.53	26d	1	1.38mi
1411 Nancy St Barstow, CA	3.0	1.0	1080	$1,399	$1.30	45d	1	1.38mi

Listing history 16 events

1. 2026-06-21
   days on market $115,000 Active 45 DOM
2. 2026-06-18
   days on market $115,000 Active 42 DOM
3. 2026-06-17
   days on market $115,000 Active 41 DOM
4. 2026-06-16
   days on market $115,000 Active 40 DOM
5. 2026-06-15
   days on market $115,000 Active 39 DOM
6. 2026-06-13
   days on market $115,000 Active 37 DOM
7. 2026-06-13
   days on market $115,000 Active 36 DOM
8. 2026-06-09
   days on market $115,000 Active 33 DOM
9. 2026-06-08
   days on market $115,000 Active 32 DOM
10. 2026-06-07
    days on market $115,000 Active 31 DOM
11. 2026-06-04
    days on market $115,000 Active 28 DOM
12. 2026-06-03
    days on market $115,000 Active 27 DOM
13. 2026-06-02
    days on market $115,000 Active 26 DOM
14. 2026-06-01
    days on market $115,000 Active 25 DOM
15. 2026-05-31
    days on market $115,000 Active 24 DOM
16. 2026-05-07
    listed $125,000 Active 938-char remark

ⓘ 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: $500 · $42/mo
• Projected year-2 tax: $874 · $73/mo
• Expected delta: +$374/yr (+$31/mo · 74.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,608
• − Mortgage interest: −$6,442
• − Property taxes: −$500
• − Insurance: −$575
• − Repairs & maintenance: −$1,649
• − Management: −$1,649
• − Depreciation: −$3,345
• Taxable income: $6,449
• Est. tax owed @ 24.0%: −$1,548
• After-tax cash flow: $6,421/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: 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

-8.0% since first listed

2 events — show timeline

• 2026-05-29 Price Changed $115,000 CRMLS
• 2026-05-07 Listed $125,000 CRMLS

Property tax history

-2.3%/yr

Latest (2025): $500 · -0.2% YoY. Source: county tax records.