604 E Buena Vis · Barstow, CA 92311

$460,000

48 bd · 42.0 ba · 3,524 sqft · MultiFamily · 104 Days on market

Built 1947 0.29 ac lot $131/sqft · 6% above area Est $435k · 6% over ↓ 4% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +4.9/15.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

A 6 unit apartment is now for sale in the city of Barstow, California. The complex consists of (1) 2bed/2bath house, (1) 2bed/1bath, and (4) 1bed/1bath for a total of 6 units. The property was constructed in 1947 according to public records and the house will be delivered vacant. In addition the property is conveniently located within a ten minute drive of the Barstow Outlets which consist of stores such as Columbia Factory Store, Levi's Outlet Store, Skechers, Lacoste Clothing, Claire's, Coach, Nike Factory, Adidas, Bath & Body, Kate Spade, Guess Factory, Old Navy, Pollo Loco, In N Out Burger, Chili's Grill and Bar, Starbucks and much more!

Key facts

• 0.29 acre lot
• Built 1947
• Listed 104 days

What this means for you Summary

Snapshot

• This is a 1×2bd/2ba + 1×2bd/1ba + 4×1bd/1ba units multifamily listed at $460k.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive. Per door: $373/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $460k).
• Recommended offer: $419k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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: Montara Elementary (math 7% / reading 11%, grade F, #1,544 of 1,571 statewide, top 98%, 539 students, 87% 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; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• At $7,049/mo this rent would consume 137% of the median local household income ($62k/yr) (locally 1305% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k 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 $129k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($419k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• 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 $418,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.53% ✓
• Cap rate: 12.13%
• Cash-on-cash: 20.84%
• DSCR: 1.93
• GRM: 5.4

CMA / ARV

• ARV (median comp): $435,223
• List price: $460,000
• Delta: 5.69%
• Verdict: FAIR
• Comps: 19 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 12.5%
• Equity multiple: 1.49×
• Total profit: $63,312
• Equity at exit: $68,587

10-year hold

• IRR: 20.8%
• Equity multiple: 2.71×
• Total profit: $219,973
• Equity at exit: $39,772

Cash invested: $128,800 (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: 349
• Price-to-rent: 31.7×

Monthly cashflow live

• Estimated rent: $7,049 high
• Mortgage (P&I): −$2,412
• Tax from tax record: −$728 /mo · $8,739/yr
• Insurance: −$192
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,480
• Net cashflow: $2,236

Break-even live

Break-even rent $4,218

Max offer price $460,000

Occupancy floor 63%

Sensitivity live

Price	-10% $2,497	-5% $2,367	+0% $2,236	+5% $2,106	+10% $1,976
Rent	-10% $1,680	-5% $1,958	+0% $2,236	+5% $2,515	+10% $2,793
Rate	-1.0pp $2,468	-0.5pp $2,353	base $2,236	+0.5pp $2,117	+1.0pp $1,996

6-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	2	$1,210
1× unit	2	1	$1,210
▸ 4× units	1	1	$4,628
Total (6 units)			$7,049

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: $115,000
• Closing costs: $13,800
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $460,000 Active 104 DOM
2. 2026-06-18
   days on market $460,000 Active 101 DOM
3. 2026-06-17
   days on market $460,000 Active 100 DOM
4. 2026-06-16
   days on market $460,000 Active 99 DOM
5. 2026-06-15
   days on market $460,000 Active 98 DOM
6. 2026-06-13
   days on market $460,000 Active 96 DOM
7. 2026-06-13
   days on market $460,000 Active 95 DOM
8. 2026-06-09
   days on market $460,000 Active 92 DOM
9. 2026-06-08
   days on market $460,000 Active 91 DOM
10. 2026-06-07
    days on market $460,000 Active 90 DOM
11. 2026-06-04
    days on market $460,000 Active 87 DOM
12. 2026-06-03
    days on market $460,000 Active 86 DOM
13. 2026-06-02
    days on market $460,000 Active 85 DOM
14. 2026-06-01
    days on market $460,000 Active 84 DOM
15. 2026-05-31
    days on market $460,000 Active 83 DOM
16. 2026-04-30
    price $460,000 655-char remark

    Show marketing remark (655 chars)

    A 6 unit apartment is now for sale in the city of Barstow, California. The complex consists of (1) 2bed/2bath house, (1) 2bed/1bath, and (4) 1bed/1bath for a total of 6 units. The property was constructed in 1947 according to public records and the house will be delivered vacant. In addition the property is conveniently located within a ten minute drive of the Barstow Outlets which consist of stores such as Columbia Factory Store, Levi's Outlet Store, Skechers, Lacoste Clothing, Claire's, Coach, Nike Factory, Adidas, Bath & Body, Kate Spade, Guess Factory, Old Navy, Pollo Loco, In N Out Burger, Chili's Grill and Bar, Starbucks and much more!

17. 2026-03-09
    listed $480,000 Active 655-char remark

    Show marketing remark (655 chars)

    A 6 unit apartment is now for sale in the city of Barstow, California. The complex consists of (1) 2bed/2bath house, (1) 2bed/1bath, and (4) 1bed/1bath for a total of 6 units. The property was constructed in 1947 according to public records and the house will be delivered vacant. In addition the property is conveniently located within a ten minute drive of the Barstow Outlets which consist of stores such as Columbia Factory Store, Levi's Outlet Store, Skechers, Lacoste Clothing, Claire's, Coach, Nike Factory, Adidas, Bath & Body, Kate Spade, Guess Factory, Old Navy, Pollo Loco, In N Out Burger, Chili's Grill and Bar, Starbucks and much more!

ⓘ 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: $8,739 · $728/mo
• Projected year-2 tax: $8,739 · $728/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 3/10 Moderate
• 🌡 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 11 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $84,588
• − Mortgage interest: −$25,767
• − Property taxes: −$8,739
• − Insurance: −$2,300
• − Repairs & maintenance: −$6,767
• − Management: −$6,767
• − Depreciation: −$13,382
• Taxable income: $20,866
• Est. tax owed @ 24.0%: −$5,008
• After-tax cash flow: $21,830/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

-4.2% since first listed

2 events — show timeline

• 2026-04-30 Price Changed $460,000 CRMLS
• 2026-03-09 Listed $480,000 CRMLS

Property tax history

+13.1%/yr

Latest (2025): $8,739 · +7.4% YoY. Source: county tax records.