329 Chestnut · Needles, CA 92363

$75,000

2 bd · 1.0 ba · 991 sqft · SingleFamily public records · 143 Days on market

Built 1935 6,000 sqft lot $76/sqft · 45% below area Est $136k · 45% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Listing remarks MLS

HANDYMAN'S DREAM!!! The updates on this home have already been started and just needs the finishing touches put on it! This 2 bedroom 1 bathroom home has all new plumbing, electric and mini-split system. The bathroom has new drywall, recessed lighting, window, vanity, tub and tile. Fully fenced lot with plenty of room for parking all your vehicles and toys! Just minutes from the Colorado River!

Key facts

• New drywall
• New plumbing
• Mini-split system

Tags

• NEW PLUMBING
• NEW ELECTRIC
• MINI-SPLIT SYSTEM
• NEW DRYWALL
• RECESSED LIGHTING
• NEW WINDOW

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $404 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.8% 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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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).

Forward outlook

• In year one you build about $2k of equity ($519 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago 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 $60k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.52% ✓
• Cap rate: 12.76%
• Cash-on-cash: 23.09%
• DSCR: 2.03
• GRM: 5.5

CMA / ARV

• ARV (median comp): $136,262
• List price: $75,000
• Delta: -44.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1621 Collins St	0.55mi	2/1.5	1,020 (+3%)	10mo	$130,000	$127	60
327 Fairmont Ave	0.46mi	2/2.0	1,056 (+7%)	13mo	$92,000	$87	53
1709 Washington St	0.52mi	2/1.0	910 (-8%)	12mo	$123,000	$135	52
318 N K St	0.16mi	2/1.0	860 (-13%)	23mo	$165,000	$192	51
1310 W Broadway St	0.37mi	2/1.0	868 (-12%)	13mo	$125,000	$144	51

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: 26.6%
• Equity multiple: 2.41×
• Total profit: $29,535
• Equity at exit: $28,150

10-year hold

• IRR: 28.6%
• Equity multiple: 4.62×
• Total profit: $75,988
• Equity at exit: $39,465

Cash invested: $21,000 (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 92363

• Home prices YoY: 0.6%
• Active inventory: 151
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,142 high
• Mortgage (P&I): −$393
• Tax from tax record: −$74 /mo · $882/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $404

Break-even live

Break-even rent $630

Max offer price $75,000

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
214 Spruce St Needles, CA	1.0	1.0	542	$1,100	$2.03	43d	1	0.05mi
110 S L St Needles, CA	2.0	1.0	700	$800	$1.14	43d	1	0.23mi
1514 4th St Unit 1514 Needles, CA	3.0	1.0	968	$1,375	$1.42	13d	1	0.29mi
412 D St Needles, CA	2.0	1.0	1096	$1,200	$1.09	13d	1	0.82mi
804 Valley Ave Needles, CA	3.0	1.0	840	$1,300	$1.55	13d	1	0.85mi
512 E St Needles, CA	3.0	1.0	895	$1,300	$1.45	13d	1	0.85mi
316 Bazoobuth St Needles, CA	3.0	1.0	1100	$1,250	$1.14	13d	1	1.01mi

Listing history 29 events

1. 2026-06-19
   days on market $75,000 Active 143 DOM
2. 2026-06-18
   days on market $75,000 Active 142 DOM
3. 2026-06-17
   days on market $75,000 Active 141 DOM
4. 2026-06-16
   days on market $75,000 Active 140 DOM
5. 2026-06-15
   days on market $75,000 Active 139 DOM
6. 2026-06-14
   days on market $75,000 Active 137 DOM
7. 2026-06-13
   days on market $75,000 Active 136 DOM
8. 2026-06-10
   days on market $75,000 Active 134 DOM
9. 2026-06-09
   days on market $75,000 Active 133 DOM
10. 2026-06-08
    days on market $75,000 Active 132 DOM
11. 2026-06-07
    days on market $75,000 Active 131 DOM
12. 2026-06-05
    days on market $75,000 Active 128 DOM
13. 2026-06-02
    days on market $75,000 Active 126 DOM
14. 2026-06-01
    days on market $75,000 Active 125 DOM
15. 2026-05-31
    days on market $75,000 Active 124 DOM
16. 2026-05-30
    days on market $75,000 Active 123 DOM
17. 2026-01-27
    listed $75,000 Active 397-char remark

    Show marketing remark (397 chars)

    HANDYMAN'S DREAM!!! The updates on this home have already been started and just needs the finishing touches put on it! This 2 bedroom 1 bathroom home has all new plumbing, electric and mini-split system. The bathroom has new drywall, recessed lighting, window, vanity, tub and tile. Fully fenced lot with plenty of room for parking all your vehicles and toys! Just minutes from the Colorado River!

18. 2021-06-25
    soldstatus $60,000
19. 2014-01-02
    historical
20. 2013-07-10
    price $49,900
21. 2013-06-12
    price $39,900
22. 2013-04-12
    listed $49,000 Active
23. 2009-04-11
    historical
24. 2008-04-11
    listed $67,500
25. 2008-04-03
    historical
26. 2007-10-03
    listed $69,500
27. 2005-08-05
    historical
28. 2005-05-19
    listed $85,000
29. 2005-04-22
    soldstatus $37,000

ⓘ 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: $882 · $74/mo
• Projected year-2 tax: $882 · $74/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥116°F today · 16 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: $13,703
• − Mortgage interest: −$4,201
• − Property taxes: −$882
• − Insurance: −$375
• − Repairs & maintenance: −$1,096
• − Management: −$1,096
• − Depreciation: −$2,182
• Taxable income: $3,870
• Est. tax owed @ 24.0%: −$929
• After-tax cash flow: $3,920/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

+102.7% since first listed

13 events — show timeline

• 2026-01-27 Listed $75,000 CRMLS
• 2021-06-25 Sold (Public Records) $60,000 Public Records
• 2014-01-02 Listing Removed — CRMLS
• 2013-07-10 Price Changed $49,900 CRMLS
• 2013-06-12 Price Changed $39,900 CRMLS
• 2013-04-12 Listed $49,000 CRMLS
• 2009-04-11 Listing Removed — CRMLS
• 2008-04-11 Listed $67,500 CRMLS
• 2008-04-03 Listing Removed — CRMLS
• 2007-10-03 Listed $69,500 CRMLS
• 2005-08-05 Listing Removed — CRMLS
• 2005-05-19 Listed $85,000 CRMLS
• 2005-04-22 Sold (Public Records) $37,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $882 · +1.8% YoY. Source: county tax records.