36827 Hillview Rd · Barstow, CA 92347

$79,999

3 bd · 1.0 ba · 1,006 sqft · SingleFamily public records · 8 Days on market

Built 1952 0.56 ac lot Est $110k · 27% 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 +6.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Discover the potential of this fixer-upper property in Hinkley, CA, priced to sell and ready for your creative touch! This home offers a fantastic opportunity for investors or DIY enthusiasts looking to transform a space into something special. Enjoy the serene surroundings while being just a short drive from local amenities and major highways. The property requires significant work, making it ideal for those with a vision and the skills to transform it into a charming residence. Bring your creativity and renovation expertise to breathe new life into this hidden gem. Don’t miss out on this opportunity to invest in a property with great potential!

Key facts

• Convenient access
• Blank canvas
• Desert setting

Tags

• DESERT SETTING
• CONVENIENT ACCESS
• BLANK CANVAS

Property features AI

Finance

• HOA & community: Rural community

Exterior

• Parking: Attached garage with 2 parking spaces (2 garage spaces)
• Utilities: Public (district) water; No sewer or septic listed
• Home design: Single-story house; No ADU; Has a view
• Construction: Structure type: House; Year built source: Assessor
• Exterior features: House with rural setting; No pool

Interior

• Kitchen: No appliances included
• Bedrooms: 1 bedroom on the main level
• Bathrooms: 1 full bathroom
• Interior features: Laminate counters; One-level living; All bedrooms on the main floor; Main floor has 1 bedroom and 1 full bathroom
• Laundry & utility: No laundry hookups listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $618 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 15.6% vs local median 4.6% 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-, schools 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: 100 active listings in the ZIP; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($553 loan paydown + $2k appreciation (2.9% 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 (2.9% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 6y 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.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $79,999

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.85% ✓
• Cap rate: 15.56%
• Cash-on-cash: 33.11%
• DSCR: 2.47
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $109,654
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36827 Hillview Rd	0.00mi	3/1.0	1,006 (0%)	19mo	$79,000	$79	84
36721 Hillview Rd	0.13mi	3/2.0	1,104 (+10%)	22mo	$120,000	$109	55

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.88% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.6%
• Equity multiple: 3.17×
• Total profit: $48,497
• Equity at exit: $35,415

10-year hold

• IRR: 38.8%
• Equity multiple: 6.28×
• Total profit: $118,175
• Equity at exit: $54,150

Cash invested: $22,400 (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 92347

• Home prices YoY: 2.4%
• Active inventory: 100
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,479 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$98 /mo · $1,174/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $618

Break-even live

Break-even rent $697

Max offer price $79,999

Occupancy floor 53%

Sensitivity live

Price	-10% $663	-5% $641	+0% $618	+5% $595	+10% $573
Rent	-10% $501	-5% $560	+0% $618	+5% $676	+10% $735
Rate	-1.0pp $658	-0.5pp $638	base $618	+0.5pp $597	+1.0pp $576

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $79,999 Active 8 DOM
2. 2026-06-17
   days on market $79,999 Active 7 DOM
3. 2026-06-16
   days on market $79,999 Active 6 DOM
4. 2026-06-15
   days on market $79,999 Active 5 DOM
5. 2026-06-13
   days on market $79,999 Active 3 DOM
6. 2026-06-13
   remarks 573-char remark
7. 2026-06-13
   listed $79,999 Active 2 DOM

ⓘ 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: $1,174 · $98/mo
• Projected year-2 tax: $1,174 · $98/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 D · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 12 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,752
• − Mortgage interest: −$4,481
• − Property taxes: −$1,174
• − Insurance: −$400
• − Repairs & maintenance: −$1,420
• − Management: −$1,420
• − Depreciation: −$2,327
• Taxable income: $6,530
• Est. tax owed @ 24.0%: −$1,567
• After-tax cash flow: $5,849/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

• City population: 33,954
• Population (ZIP): 630

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: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 14% Hispanic / Latino 10% Black 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Romanian 3% Italian 1%
• Foreign-born: 10% · Canada
• Languages at home: 90% English-only · Spanish 10%

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: ▲ 2.88%
• Current HPI: 121.7739
• 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

+90.5% since first listed

16 events — show timeline

• 2026-06-10 Listed $79,999 CRMLS
• 2024-11-13 Sold (Public Records) $79,000 Public Records
• 2024-11-13 Sold (MLS) $79,000 CRMLS
• 2024-10-28 Pending — CRMLS
• 2024-10-24 Listed $79,000 CRMLS
• 2023-02-09 Listing Removed — CRMLS
• 2022-12-14 Price Changed $135,000 CRMLS
• 2022-08-27 Price Changed $150,000 CRMLS
• 2022-08-17 Price Changed $170,000 CRMLS
• 2022-08-09 Listed $220,000 CRMLS
• 2020-12-23 Sold (Public Records) $120,000 Public Records
• 2020-12-22 Sold (MLS) $120,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2020-12-22 Sold (MLS) $120,000 CRMLS
• 2020-05-21 Listed $115,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2020-05-21 Listed $115,000 CRMLS
• 1987-01-15 Sold (Public Records) $42,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,174 · -31.9% YoY. Source: county tax records.