7823 Rio Vista Dr · Big River, CA 92242

$650,000

5 bd · 4.0 ba · 3,295 sqft · MultiFamily public records · 59 Days on market

Built 1999 0.87 ac lot $197/sqft · 21% above area Est $537k · 21% over

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Why this score? — see what drove the C+ 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 +26.4/30.0
• DSCR +9.0/10.0
• Appreciation +8.6/10.0
• 1% rule +6.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Stunning Riverfront Retreat with Private Dock, Pool & 7-Car Garage! Welcome to this exceptional 5-bedroom, 4-bathroom riverfront home that offers luxury, comfort, and the ultimate in waterfront living. Situated on a beautifully landscaped lot with direct river access, this property includes a private dock—ideal for boating, fishing, or relaxing by the water. The thoughtfully designed split floor plan features a private master suite on one side of the home, offering a tranquil retreat with spa-like bath, while four additional bedrooms are located on the opposite side—perfect for family or guests. The heart of the home is the chef’s kitchen, complete with a large island, breakfast bar, walk-in pantry, and plenty of storage. The spacious living room boasts a fireplace, cathedral ceilings, and stunning views of the outdoor space. Step outside to your own backyard paradise with an in-ground pool, expansive covered patio, and multiple areas for entertaining or unwinding. Car enthusiasts will appreciate the 7-car garage, providing ample space for vehicles, toys, or a workshop. This rare riverfront gem combines elegance, functionality, and the best of outdoor living—a true waterfront sanctuary you won’t want to miss!

Key facts

• In-ground pool
• Private dock
• Riverfront retreat

Tags

• RIVERFRONT RETREAT
• PRIVATE DOCK
• IN-GROUND POOL
• EXPANSIVE COVERED PATIO
• CHEF'S KITCHEN
• SPACIOUS LIVING ROOM

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath multifamily listed at $650k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $650k).
• Recommended offer: $630k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#327 in CA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: health & safety C-, employment D, schools 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: 33 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 $52k of equity ($4k loan paydown + $47k appreciation (7.3% 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 (7.3% appreciation + 3.0% rent growth), your $182k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$83k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($630k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $68/mo.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $630,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.13% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.25%
• DSCR: 1.50
• GRM: 7.4

CMA / ARV

• ARV (median comp): $536,866
• List price: $650,000
• Delta: 24.80%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

7.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.9%
• Equity multiple: 2.88×
• Total profit: $341,584
• Equity at exit: $461,434

10-year hold

• IRR: 24.5%
• Equity multiple: 6.02×
• Total profit: $913,741
• Equity at exit: $886,666

Cash invested: $182,000 (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 92242

• Home prices YoY: 4.1%
• Active inventory: 33
• Price-to-rent: 36.8×

Monthly cashflow live

• Estimated rent: $7,360 medium
• Mortgage (P&I): −$3,409
• Tax from tax record: −$429 /mo · $5,144/yr
• Insurance: −$271
• Flood insurance flood zone: −$68 /mo · $814/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,546
• Net cashflow: $1,638

Break-even live

Break-even rent $5,286

Max offer price $650,000

Occupancy floor 73%

Sensitivity live

Price	-10% $2,006	-5% $1,822	+0% $1,638	+5% $1,454	+10% $1,270
Rent	-10% $1,057	-5% $1,348	+0% $1,638	+5% $1,929	+10% $2,220
Rate	-1.0pp $1,966	-0.5pp $1,804	base $1,638	+0.5pp $1,470	+1.0pp $1,299

5-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 5× units	5	4	$7,360
Total (5 units)			$7,360

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: $162,500
• Closing costs: $19,500
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $650,000 Active 59 DOM
2. 2026-06-18
   days on market $650,000 Active 58 DOM
3. 2026-06-17
   price $650,000 Active 57 DOM
4. 2026-06-17
   days on market $670,000 Active 57 DOM
5. 2026-06-16
   days on market $670,000 Active 56 DOM
6. 2026-06-15
   days on market $670,000 Active 55 DOM
7. 2026-06-14
   days on market $670,000 Active 53 DOM
8. 2026-06-13
   days on market $670,000 Active 52 DOM
9. 2026-06-10
   days on market $670,000 Active 50 DOM
10. 2026-06-09
    days on market $670,000 Active 49 DOM
11. 2026-06-08
    days on market $670,000 Active 48 DOM
12. 2026-06-07
    days on market $670,000 Active 47 DOM
13. 2026-06-05
    days on market $670,000 Active 44 DOM
14. 2026-06-02
    days on market $670,000 Active 42 DOM
15. 2026-06-01
    days on market $670,000 Active 41 DOM
16. 2026-05-31
    days on market $670,000 Active 40 DOM
17. 2026-05-30
    days on market $670,000 Active 39 DOM
18. 2026-04-21
    listed $670,000 Active 1265-char remark

    Show marketing remark (1265 chars)

    Stunning Riverfront Retreat with Private Dock, Pool & 7-Car Garage! Welcome to this exceptional 5-bedroom, 4-bathroom riverfront home that offers luxury, comfort, and the ultimate in waterfront living. Situated on a beautifully landscaped lot with direct river access, this property includes a private dock—ideal for boating, fishing, or relaxing by the water. The thoughtfully designed split floor plan features a private master suite on one side of the home, offering a tranquil retreat with spa-like bath, while four additional bedrooms are located on the opposite side—perfect for family or guests. The heart of the home is the chef’s kitchen, complete with a large island, breakfast bar, walk-in pantry, and plenty of storage. The spacious living room boasts a fireplace, cathedral ceilings, and stunning views of the outdoor space. Step outside to your own backyard paradise with an in-ground pool, expansive covered patio, and multiple areas for entertaining or unwinding. Car enthusiasts will appreciate the 7-car garage, providing ample space for vehicles, toys, or a workshop. This rare riverfront gem combines elegance, functionality, and the best of outdoor living—a true waterfront sanctuary you won’t want to miss!

19. 2025-11-30
    historical
20. 2025-06-12
    listed $690,000 Active
21. 2004-07-28
    soldstatus $600,000

ⓘ 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: $5,144 · $429/mo
• Projected year-2 tax: $5,144 · $429/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone D · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥116°F today · 17 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: $88,320
• − Mortgage interest: −$36,410
• − Property taxes: −$5,144
• − Insurance: −$4,064
• − Repairs & maintenance: −$7,066
• − Management: −$7,066
• − Depreciation: −$18,909
• Taxable income: $9,661
• Est. tax owed @ 24.0%: −$2,319
• After-tax cash flow: $17,342/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: 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 — Big River

• Score: 67/100
• State rank: #327
• US rank: #11065

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Big River, CA
• Population (ZIP): 1,203

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: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 12% Two or more races 9% Native American 2%
• Hispanic origin (detail): Mexican 10% Salvadoran 1%
• Common ancestry: Romanian 5% Serbian 3% Lithuanian 3%
• Foreign-born: 3% · Canada, Dominican Republic
• Languages at home: 93% English-only · Spanish 6% German/W. Germanic 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: ▲ 7.26%
• Current HPI: 183.526
• 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

+11.7% since first listed

4 events — show timeline

• 2026-04-21 Listed $670,000 CRMLS
• 2025-11-30 Listing Removed — CRMLS
• 2025-06-12 Listed $690,000 CRMLS
• 2004-07-28 Sold (Public Records) $600,000 Public Records

Property tax history

-1.6%/yr

Latest (2025): $5,144 · -0.5% YoY. Source: county tax records.