3520 Needles Hwy #21 · Needles, CA 92363

$199,000

3 bd · 2.5 ba · 1,152 sqft · Manufactured · 141 Days on market

Manufactured home Built 1970 Good condition $173/sqft · 40% below area Est $330k · 40% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.2/30.0
• Appreciation +5.4/10.0
• Condition / age +3.8/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• 1% rule +2.0/10.0
• Schools +1.5/10.0
• DSCR +1.3/10.0
• Manufactured-home adj. -3.3

Listing remarks MLS

Opportunities like this are rare—don’t miss your chance to enjoy the ultimate river lifestyle. One of the most desirable homes in Rainbo Beach Resort! This updated 3-bedroom, 2.5-bath home sits on a premium corner lot with easy access and plenty of parking. Upgrades include newer windows, cabinetry, countertops, flooring, paint, water heater, and HVAC, offering move-in-ready comfort. Enjoy outdoor living with a large covered front porch, Trex deck, and fenced backyard—perfect for relaxing or entertaining. A rare highlight is the 660+ sq ft covered, fenced, permitted garage/storage space, complete with a dedicated workshop area—ideal for all your river toys, tools, or projects. Rainbo Beach Resort offers true riverfront living with a private boat launch, boat & jet ski docks, sandy beach, on-site restaurant, and pool. With space rent under $600/month, this is an incredible opportunity to own on the river. Opportunities like this are rare—don’t miss your chance to enjoy the ultimate river lifestyle.

Key facts

• Premium corner lot
• Newer countertops
• Newer flooring

Tags

• PREMIUM CORNER LOT
• NEWER WINDOWS
• NEWER CABINETRY
• NEWER COUNTERTOPS
• NEWER FLOORING
• NEWER PAINT

🏷️ Possibly a rental listed for sale. The $199,000 price doesn't fit this home's estimated sale value (~$330,000) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath manufactured listed at $199k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-278 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (20.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (30.2% below list).
• Recommended offer: $139k (30.2% below list) — sets the bar for 1% rule.

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-, crime F, amenities 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.
• Zoned schools: Needles Middle (math 12% / reading 27%, grade F, #419 of 498 statewide, top 85%, 192 students, 80% FRL).
• Market conditions: 166 active listings in the ZIP; lower-income renter base — watch delinquency; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• This rent runs 41% of the median local income ($40k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $3k 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.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,947 (30.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 141 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
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 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: 0.70% ✗
• Cap rate: 4.62%
• Cash-on-cash: -5.98%
• DSCR: 0.73
• GRM: 11.9

CMA / ARV

• ARV (median comp): $330,000
• List price: $199,000
• Delta: -39.70%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4170 Needles Hwy #166	1.10mi	3/2.0	1,240 (+8%)	0mo	$750,000	$605	50
110 Marina Dr	2.21mi	3/2.0	1,248 (+8%)	1mo	$82,500	$66	48
9530 S Evans Ln	0.76mi	3/2.0	1,307 (+14%)	2mo	$330,000	$252	38
900 Coronado St #79	2.18mi	3/2.0	1,248 (+8%)	13mo	$109,000	$87	38
1416 W Broadway St	2.23mi	2/0.5 (-1)	1,054 (-8%)	0mo	$49,250	$47	38
10079 S Driftwood Cir	1.66mi	3/2.0	1,008 (-12%)	6mo	$190,000	$188	37
3770 Turtle Bch	0.67mi	4/2.0 (+1)	1,456 (+26%)	4mo	$419,999	$288	34
10102 S River Delta Rd	1.85mi	3/2.0	1,344 (+17%)	6mo	$142,500	$106	33
10025 S Driftwood Cir	1.76mi	2/2.0 (-1)	838 (-27%)	2mo	$95,000	$113	32
1157 E Dike Rd	1.46mi	3/2.0	1,400 (+22%)	12mo	$350,000	$250	28
1342 E Dike Road Rd	2.20mi	2/1.0 (-1)	895 (-22%)	7mo	$998,000	$1,115	23
1709 Washington St	2.24mi	2/1.0 (-1)	910 (-21%)	14mo	$123,000	$135	17

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: -2.6%
• Equity multiple: 0.86×
• Total profit: $-7,584
• Equity at exit: $74,692

10-year hold

• IRR: 2.2%
• Equity multiple: 1.29×
• Total profit: $16,123
• Equity at exit: $104,713

Cash invested: $55,720 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active · 2 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $167,000 ($172/sqft)
• Median days on market: 241 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +66.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 92363

• Home prices YoY: 0.6%
• Active inventory: 166
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,389 medium
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $-278

Break-even live

Break-even rent $1,741

Max offer price $158,836

Occupancy floor —

Sensitivity live

Price	-10% $-140	-5% $-209	+0% $-278	+5% $-346	+10% $-415
Rent	-10% $-387	-5% $-332	+0% $-278	+5% $-223	+10% $-168
Rate	-1.0pp $-177	-0.5pp $-227	base $-278	+0.5pp $-329	+1.0pp $-382

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: $49,750
• Closing costs: $5,970
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $199,000 Active 141 DOM
2. 2026-08-07
   days on market $199,000 Active 140 DOM
3. 2026-08-06
   days on market $199,000 Active 139 DOM
4. 2026-08-05
   days on market $199,000 Active 138 DOM
5. 2026-08-04
   days on market $199,000 Active 137 DOM
6. 2026-08-03
   days on market $199,000 Active 136 DOM
7. 2026-07-31
   days on market $199,000 Active 133 DOM
8. 2026-07-30
   days on market $199,000 Active 132 DOM
9. 2026-07-29
   days on market $199,000 Active 131 DOM
10. 2026-07-27
    days on market $199,000 Active 129 DOM
11. 2026-07-25
    days on market $199,000 Active 127 DOM
12. 2026-07-23
    days on market $199,000 Active 125 DOM
13. 2026-07-22
    days on market $199,000 Active 124 DOM
14. 2026-07-21
    days on market $199,000 Active 123 DOM
15. 2026-07-18
    days on market $199,000 Active 120 DOM
16. 2026-07-16
    days on market $199,000 Active 118 DOM
17. 2026-07-16
    days on market $199,000 Active 117 DOM
18. 2026-07-14
    days on market $199,000 Active 116 DOM
19. 2026-07-13
    days on market $199,000 Active 115 DOM
20. 2026-07-12
    days on market $199,000 Active 114 DOM
21. 2026-07-11
    days on market $199,000 Active 113 DOM
22. 2026-07-10
    days on market $199,000 Active 112 DOM
23. 2026-07-09
    days on market $199,000 Active 111 DOM
24. 2026-07-08
    days on market $199,000 Active 110 DOM
25. 2026-07-07
    days on market $199,000 Active 109 DOM
26. 2026-07-06
    days on market $199,000 Active 108 DOM
27. 2026-07-05
    days on market $199,000 Active 107 DOM
28. 2026-07-04
    days on market $199,000 Active 106 DOM
29. 2026-07-03
    days on market $199,000 Active 105 DOM
30. 2026-07-02
    days on market $199,000 Active 104 DOM
31. 2026-07-01
    days on market $199,000 Active 103 DOM
32. 2026-06-30
    days on market $199,000 Active 102 DOM
33. 2026-06-29
    days on market $199,000 Active 101 DOM
34. 2026-06-28
    days on market $199,000 Active 100 DOM
35. 2026-06-28
    days on market $199,000 Active 99 DOM
36. 2026-06-27
    days on market $199,000 Active 98 DOM
37. 2026-06-25
    days on market $199,000 Active 96 DOM
38. 2026-06-23
    days on market $199,000 Active 94 DOM
39. 2026-06-22
    days on market $199,000 Active 93 DOM
40. 2026-06-19
    days on market $199,000 Active 91 DOM
41. 2026-06-18
    days on market $199,000 Active 90 DOM
42. 2026-06-17
    days on market $199,000 Active 89 DOM
43. 2026-06-16
    days on market $199,000 Active 88 DOM
44. 2026-06-15
    days on market $199,000 Active 87 DOM
45. 2026-06-14
    days on market $199,000 Active 85 DOM
46. 2026-06-13
    days on market $199,000 Active 84 DOM
47. 2026-06-10
    days on market $199,000 Active 82 DOM
48. 2026-06-09
    days on market $199,000 Active 81 DOM
49. 2026-06-08
    days on market $199,000 Active 80 DOM
50. 2026-06-07
    days on market $199,000 Active 79 DOM

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥117°F today · 12 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: $16,674
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$1,334
• − Management: −$1,334
• − Depreciation: −$5,789
• Taxable loss: −$6,910
• Est. tax savings @ 24.0%: +$1,658
• After-tax cash flow: $-1,672/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.

Condition & rehab AI · 14 photos

Good 75/100 Cosmetic rehab Est. rehab $5,760–$17,280 screening

This home is in good condition with recent updates, making it a move-in-ready property. It has a good curb appeal and is located in a desirable area with easy access and plenty of parking.

Value-add opportunities

• Resale Paint the exterior siding — Fresh paint can significantly improve curb appeal and home value ↑
• Resale Replace any worn-out windows — New windows can improve energy efficiency and home value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 15/100

Zoned Schools

Elementary Vista Colorado Elementary Middle Needles Middle F CA #419/498 Nat'l #11,801/14,009 High Needles High F CA #1,064/1,170 Nat'l #15,975/17,239

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

C Composite livability gradescore 62/100

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
• County: San Bernardino · 2,300,329 people
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 5,392
• Household income: $40,226
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 9% of renters

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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%

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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%

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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

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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

1 event — show timeline

• 2026-03-20 Listed $225,000 CRMLS