1000 Windy Pass #104 · Barstow, CA 92311

$50,000

3 bd · 2.0 ba · 1,500 sqft · Manufactured · 110 Days on market

Built 1969 Fair condition $33/sqft · 103% above area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.2/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming and affordable mobile home located in a well-maintained manufactured home park in the heart of Barstow, CA! Centrally situated, this home offers convenient access to shopping centers, local schools, dining options, and easy freeway connections—making daily commutes and errands simple and stress-free. Step inside to discover a fresh, inviting interior featuring newly painted walls and newer flooring throughout, giving the home a clean and modern feel. The open living area provides a comfortable space to relax or entertain, while the efficient layout maximizes functionality and flow. Additional highlights include ample natural light, generous storage, and low-maintenance living. The home’s attractive price point makes it an excellent opportunity for first-time home buyers ready to step into homeownership, or for investors seeking a solid rental property with strong potential. Affordable, updated, and centrally located—this is a fantastic opportunity you won’t want to miss!

Key facts

• Newly painted walls
• Ample natural light
• Newer flooring

Tags

• MANUFACTURED HOME PARK
• CONVENIENT ACCESS
• NEWLY PAINTED WALLS
• NEWER FLOORING
• OPEN LIVING AREA
• AMPLE NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $50k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $46k (9.0% below list) — sets the bar for market timing.
• Cap rate 34.5% vs local median 4.5% 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-, crime 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.
• Zoned schools: Crestline Elementary (math 2% / reading 2%, grade F, #1,571 of 1,571 statewide, top 100%, 477 students, 89% FRL); Barstow Junior High (math 4% / reading 13%, grade F, #495 of 498 statewide, top 100%, 742 students, 80% FRL); Barstow High (math 22% / reading 47%, grade F, #618 of 1,170 statewide, top 56%, 1,584 students, 67% FRL).
• Market conditions: Rents rising (+2.3%/yr); 349 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• This rent runs 37% 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 $346 of loan paydown is wiped out by about $2k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($46k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 3→10/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $45,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% 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 1969 — 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: 3.85% ✓
• Cap rate: 34.46%
• Cash-on-cash: 100.61%
• DSCR: 5.48
• GRM: 2.2

CMA / ARV

• ARV (median comp): $24,665
• List price: $50,000
• Delta: 102.72%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1000 Windy Pass #82	0.00mi	3/2.0	1,440 (-4%)	9mo	$59,000	$41	86
1000 Windy Pass #95	0.00mi	2/2.0 (-1)	1,440 (-4%)	6mo	$25,000	$17	83
1000 Windy Pass #156	0.10mi	3/2.0	1,440 (-4%)	11mo	$23,500	$16	79
600 E Rimrock Rd #26	0.56mi	2/2.0 (-1)	1,344 (-10%)	13mo	$20,000	$15	41

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: —
• Equity multiple: 5.67×
• Total profit: $65,381
• Equity at exit: $7,455

10-year hold

• IRR: —
• Equity multiple: 11.57×
• Total profit: $148,026
• Equity at exit: $4,323

Cash invested: $14,000 (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: 349
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,923 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $1,174

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 34%

Sensitivity live

Price	-10% $1,208	-5% $1,191	+0% $1,174	+5% $1,157	+10% $1,139
Rent	-10% $1,022	-5% $1,098	+0% $1,174	+5% $1,250	+10% $1,326
Rate	-1.0pp $1,199	-0.5pp $1,187	base $1,174	+0.5pp $1,161	+1.0pp $1,148

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
936 Pinon Dr Barstow, CA	4.0	2.0	1762	$2,400	$1.36	26d	1	0.15mi
810 Starlight St Barstow, CA	3.0	2.0	1430	$1,895	$1.33	45d	1	0.25mi
332 Date Ave Barstow, CA	4.0	2.0	1144	$1,950	$1.70	45d	1	0.58mi
1140 Deseret Ave Unit A Barstow, CA	3.0	2.0	1270	$1,550	$1.22	45d	1	0.61mi
937 E Elizabeth St Barstow, CA	4.0	1.0	1422	$2,195	$1.54	6d	1	0.71mi
650 S Muriel Dr Barstow, CA	3.0	1.0	1320	$1,625	$1.23	26d	1	0.95mi
1900 Dill Rd Barstow, CA	1.0–3.0	1.0–2.0	892	$1,505	$1.69	0d	8	1.00mi
251 Juniper St Unit A Barstow, CA	2.0	1.0	1464	$1,350	$0.92	45d	1	1.02mi
200 E Elizabeth St Barstow, CA	3.0	1.0	1096	$1,700	$1.55	26d	1	1.03mi
720 Mount Vernon Ave Barstow, CA	2.0	1.0	1172	$1,296	$1.11	14d	1	1.26mi
100 E Fredricks St Barstow, CA	2.0	1.0	1100	$1,195	$1.09	26d	1	1.49mi

Listing history 16 events

1. 2026-06-21
   days on market $50,000 Active 110 DOM
2. 2026-06-18
   days on market $50,000 Active 107 DOM
3. 2026-06-17
   days on market $50,000 Active 106 DOM
4. 2026-06-16
   days on market $50,000 Active 105 DOM
5. 2026-06-15
   days on market $50,000 Active 104 DOM
6. 2026-06-13
   days on market $50,000 Active 102 DOM
7. 2026-06-13
   days on market $50,000 Active 101 DOM
8. 2026-06-09
   days on market $50,000 Active 98 DOM
9. 2026-06-08
   days on market $50,000 Active 97 DOM
10. 2026-06-07
    days on market $50,000 Active 96 DOM
11. 2026-06-04
    days on market $50,000 Active 93 DOM
12. 2026-06-03
    days on market $50,000 Active 92 DOM
13. 2026-06-02
    days on market $50,000 Active 91 DOM
14. 2026-06-01
    days on market $50,000 Active 90 DOM
15. 2026-05-31
    days on market $50,000 Active 89 DOM
16. 2026-03-03
    listed $50,000 Active 1034-char remark

    Show marketing remark (1034 chars)

    Welcome to this charming and affordable mobile home located in a well-maintained manufactured home park in the heart of Barstow, CA! Centrally situated, this home offers convenient access to shopping centers, local schools, dining options, and easy freeway connections—making daily commutes and errands simple and stress-free. Step inside to discover a fresh, inviting interior featuring newly painted walls and newer flooring throughout, giving the home a clean and modern feel. The open living area provides a comfortable space to relax or entertain, while the efficient layout maximizes functionality and flow. Additional highlights include ample natural light, generous storage, and low-maintenance living. The home’s attractive price point makes it an excellent opportunity for first-time home buyers ready to step into homeownership, or for investors seeking a solid rental property with strong potential. Affordable, updated, and centrally located—this is a fantastic opportunity you won’t want to miss!

ⓘ 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 3 d/yr ≥103°F today · 10 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: $23,079
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,846
• − Management: −$1,846
• − Depreciation: −$1,455
• Taxable income: $14,131
• Est. tax owed @ 24.0%: −$3,391
• After-tax cash flow: $10,694/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 mobile home requires moderate renovations to update the kitchen and bathrooms, and paint the interior walls. The home has average exterior and interior conditions, with some deferred maintenance needed.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate bathroom fixtures — dated and small
• Moderate kitchen countertops — worn

Value-add opportunities

• Resale update kitchen cabinets and countertops — modernizing the kitchen
• Resale update bathroom fixtures — modernizing the bathrooms
• Both paint interior walls — enhances the home's appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
bathroom fixtures · dated and small	Moderate	$3,000–15,000
kitchen countertops · worn	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Resale update kitchen cabinets and countertops — modernizing the kitchen ↑
• Resale update bathroom fixtures — modernizing the bathrooms ↑
• Both paint interior walls — enhances the home's appearance and 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: 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

1 event — show timeline

• 2026-03-03 Listed $50,000 CRMLS