35057 Birch Rd · Lenwood, CA 92311

$110,000

3 bd · 2.0 ba · 1,440 sqft · Land · 31 Days on market

Built 1971 9,000 sqft lot

---

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
• ARV discount +7.5/15.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Investors wanted!! Would be a great rental. Seller had started with some updates and finishing permits and just never continued. This can be your gain$$ Come take a look

Key facts

• 9,000 sq ft lot
• Built 1971
• Listed 30 days

Property features AI

Finance

• Financial info: Total units: 1; Assessments: Unknown

Exterior

• Parking: Driveway parking
• Utilities: Public/District water available; Electricity available; No sewer or septic (listed as none)
• Home design: Manufactured house; Single-story; No common walls; Fixer condition
• Construction: Wood construction; Composition roof; Built year per public records
• Exterior features: Patio; Chain-link fencing; Rural setting; Lot in 0-1 unit/acre category

Interior

• Bedrooms: Three main-level bedrooms; Main floor bedroom
• Bathrooms: Two full bathrooms (main level)
• Interior features: One-level (single story) home; Entry on main level; Living room
• Laundry & utility: Laundry available (see remarks for details)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $110k.

Deal economics

• At list price, monthly cash flow is $602 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 50/100 on livability (#1,118 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: schools F, crime F, amenities 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.
• Market conditions: Rents rising (+2.3%/yr); 343 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $761 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 $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($107k) 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.
• Current owner paid $8k; list at $110k implies a 1367% gain — meaningful room to come down on a strong offer.

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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1971 — 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. 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: 1.57% ✓
• Cap rate: 12.86%
• Cash-on-cash: 23.46%
• DSCR: 2.04
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 15.8%
• Equity multiple: 1.63×
• Total profit: $19,372
• Equity at exit: $16,401

10-year hold

• IRR: 23.9%
• Equity multiple: 3.00×
• Total profit: $61,603
• Equity at exit: $9,511

Cash invested: $30,800 (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: 343
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,724 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $602

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 60%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35205 Birch Rd Barstow, CA	3.0	1.0	1100	$1,500	$1.36	43d	1	0.16mi
3325 Jasper Rd Barstow, CA	2.0	1.0–2.0	916	$1,460	$1.59	1d	4	0.51mi
25468 Anderson Ave Barstow, CA	4.0	2.0	1743	$2,450	$1.41	1d	1	0.77mi
25670 Ash Rd Barstow, CA	3.0	2.0	1246	$2,200	$1.77	10d	1	1.24mi

Listing history 24 events

1. 2026-06-18
   days on market $110,000 Active 31 DOM
2. 2026-06-17
   days on market $110,000 Active 30 DOM
3. 2026-06-16
   days on market $110,000 Active 29 DOM
4. 2026-06-15
   days on market $110,000 Active 28 DOM
5. 2026-06-13
   days on market $110,000 Active 26 DOM
6. 2026-06-13
   days on market $110,000 Active 25 DOM
7. 2026-06-09
   days on market $110,000 Active 22 DOM
8. 2026-06-08
   days on market $110,000 Active 21 DOM
9. 2026-06-07
   days on market $110,000 Active 20 DOM
10. 2026-06-04
    days on market $110,000 Active 17 DOM
11. 2026-06-03
    days on market $110,000 Active 16 DOM
12. 2026-06-02
    days on market $110,000 Active 15 DOM
13. 2026-06-01
    days on market $110,000 Active 14 DOM
14. 2026-05-31
    days on market $110,000 Active 13 DOM
15. 2026-05-18
    listed $110,000 Active
16. 2025-05-19
    historical
17. 2025-05-01
    price $82,500
18. 2025-04-16
    price $110,000
19. 2025-03-31
    price $125,000
20. 2025-02-12
    listed $150,000 Active
21. 2018-08-21
    soldstatus $7,500
22. 1990-01-12
    soldstatus $51,835
23. 1990-01-12
    soldstatus $51,800
24. 1988-03-22
    soldstatus $50,000

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥103°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: $20,692
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,655
• − Management: −$1,655
• − Depreciation: −$3,200
• Taxable income: $5,819
• Est. tax owed @ 24.0%: −$1,397
• After-tax cash flow: $5,828/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 — Lenwood

• Score: 50/100
• State rank: #1118
• US rank: #25618

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lenwood, CA
• County: San Bernardino County · 2,030,291 people
• 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

+120.0% since first listed

10 events — show timeline

• 2026-05-18 Listed $110,000 CRMLS
• 2025-05-19 Listing Removed — CRMLS
• 2025-05-01 Price Changed $82,500 CRMLS
• 2025-04-16 Price Changed $110,000 CRMLS
• 2025-03-31 Price Changed $125,000 CRMLS
• 2025-02-12 Listed $150,000 CRMLS
• 2018-08-21 Sold (Public Records) $7,500 Public Records
• 1990-01-12 Sold (Public Records) $51,800 Public Records
• 1990-01-12 Sold (Public Records) $51,835 Public Records
• 1988-03-22 Sold (Public Records) $50,000 Public Records

Property tax history

+19.9%/yr

Latest (2025): $105 · +1.8% YoY. Source: county tax records.