35021 Birch Rd · Lenwood, CA 92311

$135,000

1 bd · 1.0 ba · 580 sqft · SingleFamily public records · 365 Days on market

Built 1960 1.22 ac lot $233/sqft · 15% below area Est $187k · 28% under

---

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 +15.1/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• 1% rule +3.4/10.0
• 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 MLS

TREMENDOUS POTENTIAL TO BUILT A RANCH WITH ADU AND EXPAND CONSTRUCTION. Little house with many uses for different uses. .. LOT 150X500 DEEP. .SMALL HOUSE WITH UNPERMITTED ROOM * * * * * PROPERTY VALUE IS LOT SIZE CAN BE USED AS A RANCH. * * * * * * * . .HAS NEW ELECTRIC MEETER AND RE WIRED. .. NEW PAINT AND FLOORING . .NEW ROOF. .. SELLER RUN OUT OF MONEY TO FINISH REMODEL. SOLD AS-IS… BUYER TO ASSUME COMPLETION OF REMODELING. .. .Seller is an investor and doesn’t know to much information about technical issues or details about original construction, etc. BUYERS ANS AGENTS TO PERFORM THEIR OWN DUE DILIGENCE IN ALL ASPECTS OF THE PROPERTY. GOOD FOR BUYER THAT HAS SEMI TRUCKS FOR STORAGE. .RV. .OR CONSTRUCTION MATERIALS LOT IS FLAT. .. OR CAN BE USES AS SMALL RANCH. .. HAS WATER, ELECTRICITY AND GAS… . .. .ALSO HAS A SEPTIC TANK. .. ASK PAUL, THE SELLER FOR COMBO. .. .TEXT FOR RESPOSE

Key facts

• 1.2 acres
• Unpermitted room
• New flooring

Tags

• 1.2 ACRES
• LOT 150X500
• UNPERMITTED ROOM
• NEW ELECTRIC METER
• NEW PAINT
• NEW FLOORING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $43 ($521/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (16.3% below list).
• Recommended offer: $113k (16.3% below list) — sets the bar for 1% rule.

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; 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 $933 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 365 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $94k (41%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $135k implies a 69% 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 $113,026 (16.3% below list)

Questions for the listing agent

1. It's been on market 365 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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 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?
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. 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?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.38%
• DSCR: 1.06
• GRM: 10.0

CMA / ARV

• ARV (median comp): $186,926
• List price: $135,000
• Delta: -27.78%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -14.8%
• Equity multiple: 0.47×
• Total profit: $-19,912
• Equity at exit: $20,129

10-year hold

• IRR: -7.3%
• Equity multiple: 0.55×
• Total profit: $-17,026
• Equity at exit: $11,672

Cash invested: $37,800 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,130 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$85 /mo · $1,023/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $43

Break-even live

Break-even rent $1,075

Max offer price $135,000

Occupancy floor 91%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $135,000 Active 365 DOM
2. 2026-06-17
   days on market $135,000 Active 364 DOM
3. 2026-06-16
   days on market $135,000 Active 363 DOM
4. 2026-06-15
   days on market $135,000 Active 362 DOM
5. 2026-06-13
   days on market $135,000 Active 360 DOM
6. 2026-06-13
   days on market $135,000 Active 359 DOM
7. 2026-06-09
   days on market $135,000 Active 356 DOM
8. 2026-06-08
   days on market $135,000 Active 355 DOM
9. 2026-06-07
   days on market $135,000 Active 354 DOM
10. 2026-06-04
    days on market $135,000 Active 351 DOM
11. 2026-06-03
    days on market $135,000 Active 350 DOM
12. 2026-06-02
    days on market $135,000 Active 349 DOM
13. 2026-06-01
    days on market $135,000 Active 348 DOM
14. 2026-05-31
    days on market $135,000 Active 347 DOM
15. 2025-11-11
    price $135,000 928-char remark

    Show marketing remark (928 chars)

    TREMENDOUS POTENTIAL TO BUILT A RANCH WITH ADU AND EXPAND CONSTRUCTION. Little house with many uses for different uses. .. LOT 150X500 DEEP. .SMALL HOUSE WITH UNPERMITTED ROOM * * * * * PROPERTY VALUE IS LOT SIZE CAN BE USED AS A RANCH. * * * * * * * . .HAS NEW ELECTRIC MEETER AND RE WIRED. .. NEW PAINT AND FLOORING . .NEW ROOF. .. SELLER RUN OUT OF MONEY TO FINISH REMODEL. SOLD AS-IS… BUYER TO ASSUME COMPLETION OF REMODELING. .. .Seller is an investor and doesn’t know to much information about technical issues or details about original construction, etc. BUYERS ANS AGENTS TO PERFORM THEIR OWN DUE DILIGENCE IN ALL ASPECTS OF THE PROPERTY. GOOD FOR BUYER THAT HAS SEMI TRUCKS FOR STORAGE. .RV. .OR CONSTRUCTION MATERIALS LOT IS FLAT. .. OR CAN BE USES AS SMALL RANCH. .. HAS WATER, ELECTRICITY AND GAS… . .. .ALSO HAS A SEPTIC TANK. .. ASK PAUL, THE SELLER FOR COMBO. .. .TEXT FOR RESPOSE

16. 2025-07-07
    price $214,000 928-char remark

    Show marketing remark (928 chars)

    TREMENDOUS POTENTIAL TO BUILT A RANCH WITH ADU AND EXPAND CONSTRUCTION. Little house with many uses for different uses. .. LOT 150X500 DEEP. .SMALL HOUSE WITH UNPERMITTED ROOM * * * * * PROPERTY VALUE IS LOT SIZE CAN BE USED AS A RANCH. * * * * * * * . .HAS NEW ELECTRIC MEETER AND RE WIRED. .. NEW PAINT AND FLOORING . .NEW ROOF. .. SELLER RUN OUT OF MONEY TO FINISH REMODEL. SOLD AS-IS… BUYER TO ASSUME COMPLETION OF REMODELING. .. .Seller is an investor and doesn’t know to much information about technical issues or details about original construction, etc. BUYERS ANS AGENTS TO PERFORM THEIR OWN DUE DILIGENCE IN ALL ASPECTS OF THE PROPERTY. GOOD FOR BUYER THAT HAS SEMI TRUCKS FOR STORAGE. .RV. .OR CONSTRUCTION MATERIALS LOT IS FLAT. .. OR CAN BE USES AS SMALL RANCH. .. HAS WATER, ELECTRICITY AND GAS… . .. .ALSO HAS A SEPTIC TANK. .. ASK PAUL, THE SELLER FOR COMBO. .. .TEXT FOR RESPOSE

17. 2025-06-18
    listed $229,000 Active 928-char remark

    Show marketing remark (928 chars)

    TREMENDOUS POTENTIAL TO BUILT A RANCH WITH ADU AND EXPAND CONSTRUCTION. Little house with many uses for different uses. .. LOT 150X500 DEEP. .SMALL HOUSE WITH UNPERMITTED ROOM * * * * * PROPERTY VALUE IS LOT SIZE CAN BE USED AS A RANCH. * * * * * * * . .HAS NEW ELECTRIC MEETER AND RE WIRED. .. NEW PAINT AND FLOORING . .NEW ROOF. .. SELLER RUN OUT OF MONEY TO FINISH REMODEL. SOLD AS-IS… BUYER TO ASSUME COMPLETION OF REMODELING. .. .Seller is an investor and doesn’t know to much information about technical issues or details about original construction, etc. BUYERS ANS AGENTS TO PERFORM THEIR OWN DUE DILIGENCE IN ALL ASPECTS OF THE PROPERTY. GOOD FOR BUYER THAT HAS SEMI TRUCKS FOR STORAGE. .RV. .OR CONSTRUCTION MATERIALS LOT IS FLAT. .. OR CAN BE USES AS SMALL RANCH. .. HAS WATER, ELECTRICITY AND GAS… . .. .ALSO HAS A SEPTIC TANK. .. ASK PAUL, THE SELLER FOR COMBO. .. .TEXT FOR RESPOSE

18. 2023-09-29
    soldstatus $80,000
19. 2023-09-26
    soldstatus $80,000 Closed Sale 619-char remark

    Show marketing remark (619 chars)

    * * FIXXER UPPER * * * INVESTMENT * * * Calling all investor's, this investment opportunity presents a fixer-upper property with tremendous potential. Nestled on Birch Street, the house offers a generous lot size and a classic architectural design that can be restored and transformed into a stunning residence. The property's curb appeal, combined with its central location, makes it an attractive prospect for buyers looking to invest in the Barstow real estate market. Great for potential income on this acre lot! It can be subdivided into 3 little lots with property to produce income!! * * NEW FENCE * *

20. 2023-06-28
    status Pending Sale 619-char remark

    Show marketing remark (619 chars)

    * * FIXXER UPPER * * * INVESTMENT * * * Calling all investor's, this investment opportunity presents a fixer-upper property with tremendous potential. Nestled on Birch Street, the house offers a generous lot size and a classic architectural design that can be restored and transformed into a stunning residence. The property's curb appeal, combined with its central location, makes it an attractive prospect for buyers looking to invest in the Barstow real estate market. Great for potential income on this acre lot! It can be subdivided into 3 little lots with property to produce income!! * * NEW FENCE * *

21. 2023-05-15
    listed $99,000 Active 619-char remark

    Show marketing remark (619 chars)

    * * FIXXER UPPER * * * INVESTMENT * * * Calling all investor's, this investment opportunity presents a fixer-upper property with tremendous potential. Nestled on Birch Street, the house offers a generous lot size and a classic architectural design that can be restored and transformed into a stunning residence. The property's curb appeal, combined with its central location, makes it an attractive prospect for buyers looking to invest in the Barstow real estate market. Great for potential income on this acre lot! It can be subdivided into 3 little lots with property to produce income!! * * NEW FENCE * *

22. 2022-10-28
    historical
23. 2022-09-03
    listed $150,000 Active
24. 1990-02-02
    soldstatus $38,000
25. 1982-03-29
    soldstatus $29,000

ⓘ 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: $1,023 · $85/mo
• Projected year-2 tax: $1,026 · $86/mo
• Expected delta: +$3/yr ($0/mo · 0.3%)

ⓘ 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 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: $13,563
• − Mortgage interest: −$7,562
• − Property taxes: −$1,023
• − Insurance: −$675
• − Repairs & maintenance: −$1,085
• − Management: −$1,085
• − Depreciation: −$3,927
• Taxable loss: −$1,795
• Est. tax savings @ 24.0%: +$431
• After-tax cash flow: $952/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

+365.5% since first listed

11 events — show timeline

• 2025-11-11 Price Changed $135,000 CRMLS
• 2025-07-07 Price Changed $214,000 CRMLS
• 2025-06-18 Listed $229,000 CRMLS
• 2023-09-29 Sold (Public Records) $80,000 Public Records
• 2023-09-26 Sold (MLS) $80,000 CRMLS
• 2023-06-28 Pending — CRMLS
• 2023-05-15 Listed $99,000 CRMLS
• 2022-10-28 Listing Removed — CRMLS
• 2022-09-03 Listed $150,000 CRMLS
• 1990-02-02 Sold (Public Records) $38,000 Public Records
• 1982-03-29 Sold (Public Records) $29,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,023 · +1.6% YoY. Source: county tax records.