3520 Needles Hwy #13 · Needles, CA 92363

$135,000

2 bd · 2.0 ba · 1,120 sqft · Manufactured · 292 Days on market

Built 1990 Fair condition 4,800 sqft lot $121/sqft · 60% below area ↓ 9% since listing

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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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Appreciation +5.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Condition / age +2.2/5.0

Listing remarks MLS

* * EXPERIENCE RAINBOW BEACH RESORT * * * Escape to this breathtaking waterfront resort situated along the river. Enjoy exclusive access to an 800-foot private beach, a refreshing swimming pool with shaded seating, and a vibrant playground for the kids. For water sports enthusiasts, the resort offers overnight above-water jet ski docks, a spacious 400-foot guest dock, and a convenient boat ramp. This beautiful freshly painted 2-bedroom, 2-bathroom home features 1,120 sqft of comfortable living space. Large living room for entertaining with sliding class door which exits onto the front covered patio. Property is complete with a generous carport. The garage is ideal for storing golf carts or jet skis, or for converting into a fantastic man cave or workshop. Create your own landscape in the cozy backyard! * * COME UNWIND on the expansive covered front patio while immersing yourself in the peaceful surroundings. Conveniently located just a few miles from other stunning riverfront recreational areas, this manufactured home is the perfect vacation retreat. Contact us today! THIS IS THE PERFECT OPPORTUNITY before the SPRING AND SUMMER INFLUX!

Key facts

• Jet ski docks
• Private beach
• Swimming pool

Tags

• PRIVATE BEACH
• SWIMMING POOL
• PLAYGROUND
• JET SKI DOCKS
• GUEST DOCK
• BOAT RAMP

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $135k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 5.1% in Needles — 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 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 $3k of equity ($933 loan paydown + $2k 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 $38k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 292 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 292 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. 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: 1.20% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.02%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

• ARV (median comp): $337,412
• List price: $135,000
• Delta: -59.99%
• 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)	1,152 (+3%)	22mo	$800,000	$694	62

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: 14.5%
• Equity multiple: 1.77×
• Total profit: $28,971
• Equity at exit: $50,671

10-year hold

• IRR: 17.4%
• Equity multiple: 3.24×
• Total profit: $84,604
• Equity at exit: $71,036

Cash invested: $37,800 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,620 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $347

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 74%

Sensitivity live

Price	-10% $440	-5% $394	+0% $347	+5% $301	+10% $254
Rent	-10% $219	-5% $283	+0% $347	+5% $411	+10% $475
Rate	-1.0pp $415	-0.5pp $382	base $347	+0.5pp $312	+1.0pp $277

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $135,000 Active 292 DOM
2. 2026-06-18
   days on market $135,000 Active 291 DOM
3. 2026-06-17
   days on market $135,000 Active 290 DOM
4. 2026-06-16
   days on market $135,000 Active 289 DOM
5. 2026-06-15
   days on market $135,000 Active 288 DOM
6. 2026-06-14
   days on market $135,000 Active 286 DOM
7. 2026-06-13
   days on market $135,000 Active 285 DOM
8. 2026-06-10
   days on market $135,000 Active 283 DOM
9. 2026-06-09
   days on market $135,000 Active 282 DOM
10. 2026-06-08
    days on market $135,000 Active 281 DOM
11. 2026-06-07
    days on market $135,000 Active 280 DOM
12. 2026-06-05
    days on market $135,000 Active 277 DOM
13. 2026-06-02
    days on market $135,000 Active 275 DOM
14. 2026-06-01
    days on market $135,000 Active 274 DOM
15. 2026-05-31
    days on market $135,000 Active 273 DOM
16. 2026-05-30
    days on market $135,000 Active 272 DOM
17. 2026-05-20
    price $135,000 1160-char remark

    Show marketing remark (1160 chars)

    * * EXPERIENCE RAINBOW BEACH RESORT * * * Escape to this breathtaking waterfront resort situated along the river. Enjoy exclusive access to an 800-foot private beach, a refreshing swimming pool with shaded seating, and a vibrant playground for the kids. For water sports enthusiasts, the resort offers overnight above-water jet ski docks, a spacious 400-foot guest dock, and a convenient boat ramp. This beautiful freshly painted 2-bedroom, 2-bathroom home features 1,120 sqft of comfortable living space. Large living room for entertaining with sliding class door which exits onto the front covered patio. Property is complete with a generous carport. The garage is ideal for storing golf carts or jet skis, or for converting into a fantastic man cave or workshop. Create your own landscape in the cozy backyard! * * COME UNWIND on the expansive covered front patio while immersing yourself in the peaceful surroundings. Conveniently located just a few miles from other stunning riverfront recreational areas, this manufactured home is the perfect vacation retreat. Contact us today! THIS IS THE PERFECT OPPORTUNITY before the SPRING AND SUMMER INFLUX!

18. 2026-01-09
    price $147,000 1160-char remark

    Show marketing remark (1160 chars)

    * * EXPERIENCE RAINBOW BEACH RESORT * * * Escape to this breathtaking waterfront resort situated along the river. Enjoy exclusive access to an 800-foot private beach, a refreshing swimming pool with shaded seating, and a vibrant playground for the kids. For water sports enthusiasts, the resort offers overnight above-water jet ski docks, a spacious 400-foot guest dock, and a convenient boat ramp. This beautiful freshly painted 2-bedroom, 2-bathroom home features 1,120 sqft of comfortable living space. Large living room for entertaining with sliding class door which exits onto the front covered patio. Property is complete with a generous carport. The garage is ideal for storing golf carts or jet skis, or for converting into a fantastic man cave or workshop. Create your own landscape in the cozy backyard! * * COME UNWIND on the expansive covered front patio while immersing yourself in the peaceful surroundings. Conveniently located just a few miles from other stunning riverfront recreational areas, this manufactured home is the perfect vacation retreat. Contact us today! THIS IS THE PERFECT OPPORTUNITY before the SPRING AND SUMMER INFLUX!

19. 2025-09-15
    status Active 1160-char remark

    Show marketing remark (1160 chars)

    * * EXPERIENCE RAINBOW BEACH RESORT * * * Escape to this breathtaking waterfront resort situated along the river. Enjoy exclusive access to an 800-foot private beach, a refreshing swimming pool with shaded seating, and a vibrant playground for the kids. For water sports enthusiasts, the resort offers overnight above-water jet ski docks, a spacious 400-foot guest dock, and a convenient boat ramp. This beautiful freshly painted 2-bedroom, 2-bathroom home features 1,120 sqft of comfortable living space. Large living room for entertaining with sliding class door which exits onto the front covered patio. Property is complete with a generous carport. The garage is ideal for storing golf carts or jet skis, or for converting into a fantastic man cave or workshop. Create your own landscape in the cozy backyard! * * COME UNWIND on the expansive covered front patio while immersing yourself in the peaceful surroundings. Conveniently located just a few miles from other stunning riverfront recreational areas, this manufactured home is the perfect vacation retreat. Contact us today! THIS IS THE PERFECT OPPORTUNITY before the SPRING AND SUMMER INFLUX!

20. 2025-09-05
    status Pending Sale 1160-char remark

    Show marketing remark (1160 chars)

    * * EXPERIENCE RAINBOW BEACH RESORT * * * Escape to this breathtaking waterfront resort situated along the river. Enjoy exclusive access to an 800-foot private beach, a refreshing swimming pool with shaded seating, and a vibrant playground for the kids. For water sports enthusiasts, the resort offers overnight above-water jet ski docks, a spacious 400-foot guest dock, and a convenient boat ramp. This beautiful freshly painted 2-bedroom, 2-bathroom home features 1,120 sqft of comfortable living space. Large living room for entertaining with sliding class door which exits onto the front covered patio. Property is complete with a generous carport. The garage is ideal for storing golf carts or jet skis, or for converting into a fantastic man cave or workshop. Create your own landscape in the cozy backyard! * * COME UNWIND on the expansive covered front patio while immersing yourself in the peaceful surroundings. Conveniently located just a few miles from other stunning riverfront recreational areas, this manufactured home is the perfect vacation retreat. Contact us today! THIS IS THE PERFECT OPPORTUNITY before the SPRING AND SUMMER INFLUX!

21. 2025-08-21
    listed $149,000 Active 1160-char remark

    Show marketing remark (1160 chars)

    * * EXPERIENCE RAINBOW BEACH RESORT * * * Escape to this breathtaking waterfront resort situated along the river. Enjoy exclusive access to an 800-foot private beach, a refreshing swimming pool with shaded seating, and a vibrant playground for the kids. For water sports enthusiasts, the resort offers overnight above-water jet ski docks, a spacious 400-foot guest dock, and a convenient boat ramp. This beautiful freshly painted 2-bedroom, 2-bathroom home features 1,120 sqft of comfortable living space. Large living room for entertaining with sliding class door which exits onto the front covered patio. Property is complete with a generous carport. The garage is ideal for storing golf carts or jet skis, or for converting into a fantastic man cave or workshop. Create your own landscape in the cozy backyard! * * COME UNWIND on the expansive covered front patio while immersing yourself in the peaceful surroundings. Conveniently located just a few miles from other stunning riverfront recreational areas, this manufactured home is the perfect vacation retreat. Contact us today! THIS IS THE PERFECT OPPORTUNITY before the SPRING AND SUMMER INFLUX!

ⓘ 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: $19,445
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,556
• − Management: −$1,556
• − Depreciation: −$3,927
• Taxable income: $2,145
• Est. tax owed @ 24.0%: −$515
• After-tax cash flow: $3,652/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

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance, with potential for significant value increase through interior updates and flooring replacement.

Repairs flagged

• Minor ceiling fan — visible wear
• Minor recessed lighting — visible wear

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace carpet with hardwood — increases both resale and rental value
• Both install new ceiling fan — improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
ceiling fan · visible wear	Minor	$500–3,000
recessed lighting · visible wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace carpet with hardwood — increases both resale and rental value ↑
• Both install new ceiling fan — improves 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: 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

-9.4% since first listed

5 events — show timeline

• 2026-05-20 Price Changed $135,000 CRMLS
• 2026-01-09 Price Changed $147,000 CRMLS
• 2025-09-15 Relisted — CRMLS
• 2025-09-05 Pending — CRMLS
• 2025-08-21 Listed $149,000 CRMLS