3520 Needles Hwy #21 · Needles, CA 92363

$199,000

3 bd · 2.5 ba · 1,152 sqft · Manufactured · 91 Days on market

Built 1970 Good condition $173/sqft · 41% below area Est $337k · 41% under

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Why this score? — see what drove the C- 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 +13.4/30.0
• Appreciation +5.8/10.0
• DSCR +4.0/10.0
• 1% rule +3.8/10.0
• Condition / age +3.8/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0

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 (~$337,412) 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 $5 ($58/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 $175k (12.2% below list).
• Recommended offer: $175k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 5.1% in Needles — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).

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.
• At projected returns (1.6% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~9 years — after that, you're playing with house money.
• 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 91 days — a 9% lower offer ($181k) 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 $174,695 (12.2% below list)

Questions for the listing agent

1. It's been on market 91 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 1970 — 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: 0.88% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.10%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (median comp): $337,412
• List price: $199,000
• Delta: -41.02%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9879 S Dike Rd	0.21mi	3/2.0	1,152 (0%)	22mo	$800,000	$694	70

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: 3.5%
• Equity multiple: 1.19×
• Total profit: $10,408
• Equity at exit: $74,692

10-year hold

• IRR: 7.5%
• Equity multiple: 1.99×
• Total profit: $54,973
• 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 →

ZIP-level market 92363

• Home prices YoY: 0.6%
• Active inventory: 151
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,747 medium
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $5

Break-even live

Break-even rent $1,741

Max offer price $199,000

Occupancy floor 95%

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
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $199,000 Active 91 DOM
2. 2026-06-18
   days on market $199,000 Active 90 DOM
3. 2026-06-17
   days on market $199,000 Active 89 DOM
4. 2026-06-16
   days on market $199,000 Active 88 DOM
5. 2026-06-15
   days on market $199,000 Active 87 DOM
6. 2026-06-14
   days on market $199,000 Active 85 DOM
7. 2026-06-13
   days on market $199,000 Active 84 DOM
8. 2026-06-10
   days on market $199,000 Active 82 DOM
9. 2026-06-09
   days on market $199,000 Active 81 DOM
10. 2026-06-08
    days on market $199,000 Active 80 DOM
11. 2026-06-07
    days on market $199,000 Active 79 DOM
12. 2026-06-05
    days on market $199,000 Active 76 DOM
13. 2026-06-02
    days on market $199,000 Active 74 DOM
14. 2026-06-01
    pricedays on market $199,000 Active 73 DOM
15. 2026-05-31
    days on market $225,000 Active 72 DOM
16. 2026-05-30
    days on market $225,000 Active 71 DOM
17. 2026-03-20
    listed $225,000 Active 1054-char remark

    Show marketing remark (1054 chars)

    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.

ⓘ 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: $20,963
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$1,677
• − Management: −$1,677
• − Depreciation: −$5,789
• Taxable loss: −$3,307
• Est. tax savings @ 24.0%: +$794
• After-tax cash flow: $852/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

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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-03-20 Listed $225,000 CRMLS