25372 Jade Rd · Lenwood, CA 92311

$119,000

3 bd · 1.0 ba · 990 sqft · SingleFamily public records · 21 Days on market

Built 1960 0.29 ac lot Est $209k · 43% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity! Fixer! Three bedroom 1 bath home in Barstow - Needs funace

Key facts

• 0.29 acre lot
• Built 1960
• Listed 21 days

Property features AI

Finance

• Other: Single-unit property
• Financial info: Special assessments
• HOA & community: Rural community

Exterior

• Utilities: Public/district water; Sewer: none listed; Natural gas available; Electricity available
• Home design: Single-story house; Entry at ground level; No accessory dwelling unit
• Construction: Year built per assessor; No common walls (detached)
• Exterior features: House structure; No pool; Lot approximately 63 ft x 200 ft (10,000–19,999 sqft); Paved road frontage with access via city streets

Interior

• Kitchen: No appliances listed
• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom with a bathtub
• Interior features: Single-level living; All bedrooms located on the main level; Has a view
• Laundry & utility: No laundry facilities listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $579 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $117k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 50/100 on livability (#1,118 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: schools F, crime F, amenities 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).
• This rent runs 32% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k 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 $33k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $17k; list at $119k implies a 600% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,215 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.39% ✓
• Cap rate: 12.13%
• Cash-on-cash: 20.86%
• DSCR: 1.93
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $208,890
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25298 Jade	0.10mi	3/1.0	950 (-4%)	2mo	$200,000	$211	87
35208 Walnut St	0.20mi	3/2.0	990 (0%)	4mo	$210,000	$212	83
25488 Jade	0.15mi	2/1.0 (-1)	1,008 (+2%)	3mo	$187,000	$186	82
25587 Jade Rd	0.24mi	3/1.0	1,008 (+2%)	5mo	$235,000	$233	82
35216 Maple St	0.15mi	3/1.0	950 (-4%)	10mo	$50,000	$53	78
25244 Jade Rd	0.16mi	3/1.0	950 (-4%)	10mo	$215,000	$226	77
35241 Cedar Rd	0.31mi	3/1.0	988 (-0%)	15mo	$52,000	$53	72
34915 Cedar Rd	0.45mi	3/1.0	1,008 (+2%)	10mo	$100,000	$99	67
25526 Jade Rd	0.18mi	3/1.0	1,128 (+14%)	3mo	$150,000	$133	66
35341 Western Dr	0.44mi	3/1.5	1,049 (+6%)	8mo	$220,000	$210	61
35275 Cedar Rd	0.32mi	2/2.0 (-1)	960 (-3%)	14mo	$220,000	$229	59
25466 Jasper	0.60mi	3/1.5	922 (-7%)	3mo	$220,000	$239	56

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: 12.5%
• Equity multiple: 1.49×
• Total profit: $16,447
• Equity at exit: $17,743

10-year hold

• IRR: 20.9%
• Equity multiple: 2.71×
• Total profit: $57,137
• Equity at exit: $10,289

Cash invested: $33,320 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,648 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$49 /mo · $594/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $579

Break-even live

Break-even rent $915

Max offer price $119,000

Occupancy floor 60%

Sensitivity live

Price	-10% $647	-5% $613	+0% $579	+5% $545	+10% $512
Rent	-10% $449	-5% $514	+0% $579	+5% $644	+10% $709
Rate	-1.0pp $639	-0.5pp $609	base $579	+0.5pp $548	+1.0pp $517

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35205 Birch Rd Barstow, CA	3.0	1.0	1100	$1,500	$1.36	44d	1	0.11mi
3325 Jasper Rd Barstow, CA	2.0	1.0–2.0	916	$1,460	$1.59	0d	4	0.69mi

Listing history 25 events

1. 2026-06-18
   days on market $119,000 Active 21 DOM
2. 2026-06-17
   days on market $119,000 Active 20 DOM
3. 2026-06-16
   days on market $119,000 Active 19 DOM
4. 2026-06-15
   pricestatus $119,000 Active 18 DOM
5. 2026-06-13
   statusdays on market $122,000 Pending Sale 18 DOM
6. 2026-06-09
   days on market $122,000 Active 16 DOM
7. 2026-06-08
   pricedays on market $122,000 Active 15 DOM
8. 2026-06-07
   days on market $124,000 Active 14 DOM
9. 2026-06-04
   pricedays on market $124,000 Active 11 DOM
10. 2026-06-03
    days on market $129,000 Active 10 DOM
11. 2026-06-02
    days on market $129,000 Active 9 DOM
12. 2026-05-22
    listed $129,000 Active
13. 2009-03-31
    soldstatus $17,000 Closed 88-char remark

    Show marketing remark (88 chars)

    Great investment opportunity! Fixer! Three bedroom 1 bath home in Barstow - Needs funace

14. 2009-03-03
    soldstatus $17,000 89-char remark

    Show marketing remark (89 chars)

    Great investment opportunity! Fixer! Three bedroom 1 bath home in Barstow - Needs furnace

15. 2009-03-03
    soldstatus $17,000

    Show marketing remark (89 chars)

    Great investment opportunity! Fixer! Three bedroom 1 bath home in Barstow - Needs furnace

16. 2009-02-03
    historical 88-char remark

    Show marketing remark (88 chars)

    Great investment opportunity! Fixer! Three bedroom 1 bath home in Barstow - Needs funace

17. 2009-01-21
    price $19,900 88-char remark

    Show marketing remark (88 chars)

    Great investment opportunity! Fixer! Three bedroom 1 bath home in Barstow - Needs funace

18. 2008-12-19
    price $24,900 88-char remark

    Show marketing remark (88 chars)

    Great investment opportunity! Fixer! Three bedroom 1 bath home in Barstow - Needs funace

19. 2008-11-01
    price $39,900 88-char remark

    Show marketing remark (88 chars)

    Great investment opportunity! Fixer! Three bedroom 1 bath home in Barstow - Needs funace

20. 2008-10-15
    price $44,900 88-char remark

    Show marketing remark (88 chars)

    Great investment opportunity! Fixer! Three bedroom 1 bath home in Barstow - Needs funace

21. 2008-09-17
    listed $69,000 88-char remark

    Show marketing remark (88 chars)

    Great investment opportunity! Fixer! Three bedroom 1 bath home in Barstow - Needs funace

22. 2008-09-09
    listed $19,900 89-char remark

    Show marketing remark (89 chars)

    Great investment opportunity! Fixer! Three bedroom 1 bath home in Barstow - Needs furnace

23. 2006-08-08
    soldstatus $140,000
24. 2002-10-24
    soldstatus $20,000
25. 1975-02-04
    soldstatus $16,000

ⓘ 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: $594 · $49/mo
• Projected year-2 tax: $904 · $75/mo
• Expected delta: +$311/yr (+$26/mo · 52.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 6 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,781
• − Mortgage interest: −$6,666
• − Property taxes: −$594
• − Insurance: −$595
• − Repairs & maintenance: −$1,582
• − Management: −$1,582
• − Depreciation: −$3,462
• Taxable income: $5,300
• Est. tax owed @ 24.0%: −$1,272
• After-tax cash flow: $5,678/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: 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 — Lenwood

• Score: 50/100
• State rank: #1118
• US rank: #25618

Category grades

Amenities F Commute F Cost of living B- Crime F Employment C Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lenwood, CA
• County: San Bernardino County · 2,030,291 people
• 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

+706.2% since first listed

14 events — show timeline

• 2026-05-22 Listed $129,000 CRMLS
• 2009-03-31 Sold (MLS) $17,000 CRMLS
• 2009-03-03 Sold (MLS) $17,000 CRMLS
• 2009-03-03 Sold (MLS) $17,000 AVMLS
• 2009-02-03 Listing Removed — CRMLS
• 2009-01-21 Price Changed $19,900 CRMLS
• 2008-12-19 Price Changed $24,900 CRMLS
• 2008-11-01 Price Changed $39,900 CRMLS
• 2008-10-15 Price Changed $44,900 CRMLS
• 2008-09-17 Listed $69,000 CRMLS
• 2008-09-09 Listed $19,900 AVMLS
• 2006-08-08 Sold (Public Records) $140,000 Public Records
• 2002-10-24 Sold (MLS) $20,000 CRMLS
• 1975-02-04 Sold (Public Records) $16,000 Public Records

Property tax history

-4.2%/yr

Latest (2025): $594 · +1.5% YoY. Source: county tax records.