1837 Sunset · Barstow, CA 92311

$175,000

5 bd · 2.0 ba · 2,220 sqft · SingleFamily · 127 Days on market

Built 1960 Poor condition 6,000 sqft lot $79/sqft · 47% below area Est $329k · 47% under

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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 +29.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Schools +1.4/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This one had a fire, and there is some debris to be removed. There is a red Tag and you should check with the City on their requirements. This one is not for the inexperienced flipper. This is a 2 Story home and it is important that the buyer verify the information provided. It appears there was 3 downstairs bedrooms and 1 bathroom ground level and 1 on the top level, but not sure.

Key facts

• 6,000 sq ft lot
• Built 1960
• Listed 126 days

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $175k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $649 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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: Rents rising (+2.3%/yr); 343 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• At $2,353/mo this rent would consume 46% 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 $1k of loan paydown is wiped out by about $5k 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 $49k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $77k; list at $175k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1960 — 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 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?
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. 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: 1.34% ✓
• Cap rate: 10.75%
• Cash-on-cash: 15.90%
• DSCR: 1.71
• GRM: 6.2

CMA / ARV

• ARV (median comp): $328,517
• List price: $175,000
• Delta: -46.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1613 Sunrise Rd	0.31mi	4/2.0 (-1)	1,912 (-14%)	8mo	$315,000	$165	51
1361 Tara St	0.58mi	4/2.5 (-1)	1,941 (-13%)	10mo	$340,000	$175	37
1320 Center St	0.61mi	4/2.5 (-1)	1,941 (-13%)	14mo	$380,000	$196	32

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

Projected returns pro-forma

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

5-year hold

• IRR: 6.0%
• Equity multiple: 1.23×
• Total profit: $11,434
• Equity at exit: $26,093

10-year hold

• IRR: 14.8%
• Equity multiple: 2.16×
• Total profit: $56,881
• Equity at exit: $15,131

Cash invested: $49,000 (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: 6.2×

Monthly cashflow live

• Estimated rent: $2,353 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $649

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 67%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
936 Pinon Dr Barstow, CA	4.0	2.0	1762	$2,400	$1.36	24d	1	1.02mi
937 E Elizabeth St Barstow, CA	4.0	1.0	1422	$2,195	$1.54	4d	1	1.09mi

Listing history 19 events

1. 2026-06-18
   days on market $175,000 Active 127 DOM
2. 2026-06-17
   days on market $175,000 Active 126 DOM
3. 2026-06-16
   days on market $175,000 Active 125 DOM
4. 2026-06-15
   days on market $175,000 Active 124 DOM
5. 2026-06-13
   days on market $175,000 Active 122 DOM
6. 2026-06-13
   days on market $175,000 Active 121 DOM
7. 2026-06-09
   days on market $175,000 Active 118 DOM
8. 2026-06-08
   days on market $175,000 Active 117 DOM
9. 2026-06-07
   days on market $175,000 Active 116 DOM
10. 2026-06-04
    days on market $175,000 Active 113 DOM
11. 2026-06-03
    days on market $175,000 Active 112 DOM
12. 2026-06-02
    days on market $175,000 Active 111 DOM
13. 2026-06-01
    days on market $175,000 Active 110 DOM
14. 2026-05-31
    days on market $175,000 Active 109 DOM
15. 2026-04-07
    price $175,000 384-char remark

    Show marketing remark (384 chars)

    This one had a fire, and there is some debris to be removed. There is a red Tag and you should check with the City on their requirements. This one is not for the inexperienced flipper. This is a 2 Story home and it is important that the buyer verify the information provided. It appears there was 3 downstairs bedrooms and 1 bathroom ground level and 1 on the top level, but not sure.

16. 2026-02-11
    listed $195,000 Active 384-char remark

    Show marketing remark (384 chars)

    This one had a fire, and there is some debris to be removed. There is a red Tag and you should check with the City on their requirements. This one is not for the inexperienced flipper. This is a 2 Story home and it is important that the buyer verify the information provided. It appears there was 3 downstairs bedrooms and 1 bathroom ground level and 1 on the top level, but not sure.

17. 2013-12-31
    historical
18. 2013-06-14
    listed $149,900
19. 2001-06-26
    soldstatus $77,000

ⓘ 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 8/10 Severe 7 d/yr ≥103°F today · 21 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: $28,233
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$2,259
• − Management: −$2,259
• − Depreciation: −$5,091
• Taxable income: $5,322
• Est. tax owed @ 24.0%: −$1,277
• After-tax cash flow: $6,514/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 · 12 photos

Poor 20/100 Gut rehab

This property has been severely damaged by fire and requires a complete gut renovation. The entire structure, including the kitchen, bathrooms, exterior, and HVAC, needs to be rebuilt. Landscaping and curb appeal improvements will also be necessary to enhance the property's value.

Repairs flagged

• Major kitchen cabinets — Burnt and unusable
• Major bathroom fixtures — Burnt and unusable
• Major exterior siding — Burnt and unusable
• Major windows — Burnt and unusable
• Major roof — Burnt and unusable
• Major HVAC — Burnt and unusable

Value-add opportunities

• Both Rebuild entire structure — Complete gut renovation required
• Both Landscaping and curb appeal — New landscaping will improve curb appeal
• Both HVAC and electrical systems — New systems will improve comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Burnt and unusable	Major	$15,000–50,000
bathroom fixtures · Burnt and unusable	Major	$15,000–50,000
exterior siding · Burnt and unusable	Major	$15,000–50,000
windows · Burnt and unusable	Major	$15,000–50,000
roof · Burnt and unusable	Major	$15,000–50,000
HVAC · Burnt and unusable	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both Rebuild entire structure — Complete gut renovation required ↑
• Both Landscaping and curb appeal — New landscaping will improve curb appeal ↑
• Both HVAC and electrical systems — New systems will improve comfort and energy efficiency ↑

ⓘ 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: 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

+127.3% since first listed

5 events — show timeline

• 2026-04-07 Price Changed $175,000 CRMLS
• 2026-02-11 Listed $195,000 CRMLS
• 2013-12-31 Listing Removed — CRMLS
• 2013-06-14 Listed $149,900 CRMLS
• 2001-06-26 Sold (MLS) $77,000 CRMLS