47330 Silver Vly · Newberry Springs, CA 92365

$120,000

3 bd · 2.0 ba · 1,560 sqft · Manufactured · 213 Days on market

Built 1993 5.00 ac lot

---

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 +7.5/15.0
• Appreciation +5.0/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover comfort and tranquility in this beautiful location at Newberry Spring . , bring your tolls and make this home your dream home. This mobile home sitting on a permanent foundation with lot of space to put all your toys. House needs TLC with no mayor repairs. The dried lake is waiting to be fill up again and enjoy the summer time. Property is totally fenced in a corner lot for easy access. , and just 18 minutes from Barstow.

Key facts

• Easy access
• Permanent foundation
• Corner lot

Tags

• PERMANENT FOUNDATION
• TOTALLY FENCED
• CORNER LOT
• EASY ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $860 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Silver Valley Unified (town): math 23% / reading 39% proficiency, ranked #323 of 517 in CA (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 209 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($830 loan paydown + $4k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 213 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.
• Current owner paid $92k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 213 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.67% ✓
• Cap rate: 14.89%
• Cash-on-cash: 30.70%
• DSCR: 2.37
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 36.5%
• Equity multiple: 3.06×
• Total profit: $69,168
• Equity at exit: $53,957

10-year hold

• IRR: 36.6%
• Equity multiple: 6.04×
• Total profit: $169,471
• Equity at exit: $83,154

Cash invested: $33,600 (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 92365

• Active inventory: 209
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$41 /mo · $493/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $860

Break-even live

Break-even rent $912

Max offer price $120,000

Occupancy floor 52%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
48382 Silver Valley Rd Unit 2 Newberry Springs, CA	3.0	2.0	1800	$2,000	$1.11	43d	1	1.29mi

Listing history 21 events

1. 2026-06-18
   days on market $120,000 Active 213 DOM
2. 2026-06-17
   days on market $120,000 Active 212 DOM
3. 2026-06-16
   days on market $120,000 Active 211 DOM
4. 2026-06-15
   days on market $120,000 Active 210 DOM
5. 2026-06-13
   days on market $120,000 Active 208 DOM
6. 2026-06-13
   days on market $120,000 Active 207 DOM
7. 2026-06-09
   days on market $120,000 Active 204 DOM
8. 2026-06-08
   days on market $120,000 Active 203 DOM
9. 2026-06-07
   days on market $120,000 Active 202 DOM
10. 2026-06-04
    days on market $120,000 Active 199 DOM
11. 2026-06-03
    days on market $120,000 Active 198 DOM
12. 2026-06-02
    days on market $120,000 Active 197 DOM
13. 2026-06-01
    days on market $120,000 Active 196 DOM
14. 2026-05-31
    days on market $120,000 Active 195 DOM
15. 2026-05-11
    status Active 438-char remark

    Show marketing remark (438 chars)

    Discover comfort and tranquility in this beautiful location at Newberry Spring . , bring your tolls and make this home your dream home. This mobile home sitting on a permanent foundation with lot of space to put all your toys. House needs TLC with no mayor repairs. The dried lake is waiting to be fill up again and enjoy the summer time. Property is totally fenced in a corner lot for easy access. , and just 18 minutes from Barstow.

16. 2026-05-05
    historical Active Under Contract 438-char remark

    Show marketing remark (438 chars)

    Discover comfort and tranquility in this beautiful location at Newberry Spring . , bring your tolls and make this home your dream home. This mobile home sitting on a permanent foundation with lot of space to put all your toys. House needs TLC with no mayor repairs. The dried lake is waiting to be fill up again and enjoy the summer time. Property is totally fenced in a corner lot for easy access. , and just 18 minutes from Barstow.

17. 2026-04-10
    status Active 438-char remark

    Show marketing remark (438 chars)

    Discover comfort and tranquility in this beautiful location at Newberry Spring . , bring your tolls and make this home your dream home. This mobile home sitting on a permanent foundation with lot of space to put all your toys. House needs TLC with no mayor repairs. The dried lake is waiting to be fill up again and enjoy the summer time. Property is totally fenced in a corner lot for easy access. , and just 18 minutes from Barstow.

18. 2026-03-27
    status Pending Sale 438-char remark

    Show marketing remark (438 chars)

    Discover comfort and tranquility in this beautiful location at Newberry Spring . , bring your tolls and make this home your dream home. This mobile home sitting on a permanent foundation with lot of space to put all your toys. House needs TLC with no mayor repairs. The dried lake is waiting to be fill up again and enjoy the summer time. Property is totally fenced in a corner lot for easy access. , and just 18 minutes from Barstow.

19. 2025-11-03
    listed $120,000 Active 438-char remark

    Show marketing remark (438 chars)

    Discover comfort and tranquility in this beautiful location at Newberry Spring . , bring your tolls and make this home your dream home. This mobile home sitting on a permanent foundation with lot of space to put all your toys. House needs TLC with no mayor repairs. The dried lake is waiting to be fill up again and enjoy the summer time. Property is totally fenced in a corner lot for easy access. , and just 18 minutes from Barstow.

20. 1987-06-03
    soldstatus $91,500
21. 1985-10-15
    soldstatus $66,500

ⓘ 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: $493 · $41/mo
• Projected year-2 tax: $912 · $76/mo
• Expected delta: +$419/yr (+$35/mo · 84.9%)

ⓘ 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 ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,000
• − Mortgage interest: −$6,722
• − Property taxes: −$493
• − Insurance: −$600
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$3,491
• Taxable income: $8,854
• Est. tax owed @ 24.0%: −$2,125
• After-tax cash flow: $8,190/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: Silver Valley Unified
• NCES district ID: 0636820
• Math proficiency: 23% ▼ -12.00%
• Reading proficiency: 39% ▼ -12.00%
• Median HH income: $48,754
• Composite: 26.85/100
• National rank: #7105
• State rank: #323 of 517 in CA

Livability — Newberry Springs

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 2,514

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 0.60)
• Race & ethnicity: White 56% Hispanic / Latino 29% Two or more races 20% Asian 8% Black 2%
• Hispanic origin (detail): Mexican 14% Dominican 7%
• Common ancestry: Romanian 5% Slovak 2% Serbian 2%
• Foreign-born: 16% · Canada, Vietnam
• Languages at home: 85% English-only · Spanish 8% Vietnamese 2% German/W. Germanic 2%

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: —
• Current HPI: —
• 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

+80.5% since first listed

7 events — show timeline

• 2026-05-11 Relisted — CRMLS
• 2026-05-05 Contingent — CRMLS
• 2026-04-10 Relisted — CRMLS
• 2026-03-27 Pending — CRMLS
• 2025-11-03 Listed $120,000 CRMLS
• 1987-06-03 Sold (Public Records) $91,500 Public Records
• 1985-10-15 Sold (Public Records) $66,500 Public Records

Property tax history

-0.7%/yr

Latest (2025): $493 · +1.6% YoY. Source: county tax records.