701 Montara Rd #259 · Barstow, CA 92311

$63,500

3 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 49 Days on market

Built 1988 $60/sqft · 75% 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 +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great three bedroom two bath mobile home located in the Holiday Homes Mobile Home Park on Montara Rd. 1152 square foot home features a split floor plan with a master bedroom on one side and the other two bedrooms on the other. The front door opens up to a great gated deck area with a beautiful view of the Mountains. There is a fenced yard in the back of the home with two entry gates. Association Amenities: Laundry # of RV Spaces: 0 Special Features: Storage ShedFRON, PART Lot Location Type: Standard Location FireplaceFeatures: None Zoning: Residential 1 # of Attached Spaces: 0 # of Detached Spaces: 0 # of RV Spaces: 0

Key facts

• Community clubhouse
• Spa
• Gated park

Tags

• DOUBLE WIDE MANUFACTURED HOME
• CLEAN AND AIRY LIVING SPACE
• COMMUNITY CLUBHOUSE
• POOL
• SPA
• GATED PARK

Property features AI

Finance

• Other: Listing terms: Conventional, Cash to New Loan, Cash; Sale type: Standard; Property sold as-is
• Financial info: Land is lease type; land lease amount listed as $700 annually
• HOA & community: Senior community; No gated community; Monthly space rent: $625; No monthly association fee reported

Exterior

• Parking: Attached carport; 2 total parking spaces (2 carport spaces)
• Security: Community security
• Utilities: Sewer: Unknown; PUD: No
• Home design: Double-wide mobile home; Single-story; Ground level entry; Built in 1988 (manufacturer date reported)
• Construction: Manufactured by Champion; Mobile home to remain
• Exterior features: Community pool (in-ground); Mountain view; Detached property; Located in a senior park (Holiday Homes)

Interior

• Bedrooms: Ground level
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Air conditioning
• Interior features: Unfurnished; Community security

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $64k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $64k).
• Recommended offer: $62k (3.0% below list) — sets the bar for market timing.
• Cap rate 29.4% vs local median 4.6% 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-, schools 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 39% 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 $439 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago 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 $17k; list at $64k implies a 274% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,595 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 3.18% ✓
• Cap rate: 29.39%
• Cash-on-cash: 82.48%
• DSCR: 4.67
• GRM: 2.6

CMA / ARV

• ARV (median comp): $36,241
• List price: $63,500
• Delta: 75.21%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
701 Montara Rd #46	0.00mi	2/2.0 (-1)	1,056 (0%)	12mo	$50,000	$47	85
701 Montara Rd #110	0.10mi	2/2.0 (-1)	1,040 (-2%)	6mo	$41,000	$39	82
701 Montara Rd #113	0.16mi	2/2.0 (-1)	1,040 (-2%)	6mo	$18,000	$17	80
701 Montara Rd #261	0.00mi	3/2.0	1,080 (+2%)	22mo	$24,000	$22	78
701 Montara Rd #122	0.10mi	2/2.0 (-1)	1,030 (-2%)	13mo	$32,000	$31	75
701 Montara Rd #227	0.00mi	2/2.0 (-1)	1,152 (+9%)	13mo	$12,000	$10	69
701 Montara Rd #77	0.10mi	2/2.0 (-1)	1,160 (+10%)	17mo	$29,900	$26	59

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: 82.0%
• Equity multiple: 4.72×
• Total profit: $66,160
• Equity at exit: $9,468

10-year hold

• IRR: 85.2%
• Equity multiple: 9.56×
• Total profit: $152,239
• Equity at exit: $5,490

Cash invested: $17,780 (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: 2.6×

Monthly cashflow live

• Estimated rent: $2,018 high
• Mortgage (P&I): −$333
• Tax from tax record: −$12 /mo · $149/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $1,222

Break-even live

Break-even rent $471

Max offer price $63,500

Occupancy floor 34%

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: $15,875
• Closing costs: $1,905
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
800 Arbor Way Barstow, CA	3.0	2.0	1000	$2,500	$2.50	24d	1	0.14mi
1801 Rimrock Rd Barstow, CA	1.0–2.0	1.0–2.0	775	$1,810	$2.34	1d	6	0.31mi
332 Date Ave Barstow, CA	4.0	2.0	1144	$1,950	$1.70	43d	1	0.78mi
751 Upton Dr Unit 2 Barstow, CA	2.0	1.0	800	$1,295	$1.62	18d	1	1.01mi
761 Upton Dr Unit C Barstow, CA	2.0	1.0	800	$1,199	$1.50	5d	1	1.01mi
810 Starlight St Barstow, CA	3.0	2.0	1430	$1,895	$1.33	43d	1	1.38mi
937 E Elizabeth St Barstow, CA	4.0	1.0	1422	$2,195	$1.54	4d	1	1.39mi
945 Carson St Barstow, CA	2.0	1.0	800	$1,300	$1.62	43d	1	1.43mi

Listing history 19 events

1. 2026-06-18
   days on market $63,500 Active 49 DOM
2. 2026-06-17
   days on market $63,500 Active 48 DOM
3. 2026-06-16
   days on market $63,500 Active 47 DOM
4. 2026-06-15
   days on market $63,500 Active 46 DOM
5. 2026-06-13
   days on market $63,500 Active 44 DOM
6. 2026-06-13
   days on market $63,500 Active 43 DOM
7. 2026-06-09
   days on market $63,500 Active 40 DOM
8. 2026-06-08
   days on market $63,500 Active 39 DOM
9. 2026-06-07
   days on market $63,500 Active 38 DOM
10. 2026-06-04
    days on market $63,500 Active 35 DOM
11. 2026-06-03
    days on market $63,500 Active 34 DOM
12. 2026-06-02
    days on market $63,500 Active 33 DOM
13. 2026-06-01
    days on market $63,500 Active 32 DOM
14. 2026-05-31
    days on market $63,500 Active 31 DOM
15. 2026-04-28
    listed $63,500 Active 317-char remark
16. 2025-12-25
    historical
17. 2025-05-22
    listed $90,000 Active
18. 2016-09-16
    soldstatus $17,000

    Show marketing remark (627 chars)

    Great three bedroom two bath mobile home located in the Holiday Homes Mobile Home Park on Montara Rd. 1152 square foot home features a split floor plan with a master bedroom on one side and the other two bedrooms on the other. The front door opens up to a great gated deck area with a beautiful view of the Mountains. There is a fenced yard in the back of the home with two entry gates. Association Amenities: Laundry # of RV Spaces: 0 Special Features: Storage ShedFRON, PART Lot Location Type: Standard Location FireplaceFeatures: None Zoning: Residential 1 # of Attached Spaces: 0 # of Detached Spaces: 0 # of RV Spaces: 0

19. 2016-03-09
    listed $19,995

    Show marketing remark (627 chars)

    Great three bedroom two bath mobile home located in the Holiday Homes Mobile Home Park on Montara Rd. 1152 square foot home features a split floor plan with a master bedroom on one side and the other two bedrooms on the other. The front door opens up to a great gated deck area with a beautiful view of the Mountains. There is a fenced yard in the back of the home with two entry gates. Association Amenities: Laundry # of RV Spaces: 0 Special Features: Storage ShedFRON, PART Lot Location Type: Standard Location FireplaceFeatures: None Zoning: Residential 1 # of Attached Spaces: 0 # of Detached Spaces: 0 # of RV Spaces: 0

ⓘ 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: $149 · $12/mo
• Projected year-2 tax: $483 · $40/mo
• Expected delta: +$334/yr (+$28/mo · 224.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 6 d/yr ≥103°F today · 17 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: $24,211
• − Mortgage interest: −$3,557
• − Property taxes: −$149
• − Insurance: −$318
• − Repairs & maintenance: −$1,937
• − Management: −$1,937
• − Depreciation: −$1,847
• Taxable income: $14,467
• Est. tax owed @ 24.0%: −$3,472
• After-tax cash flow: $11,192/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 — 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

+217.6% since first listed

5 events — show timeline

• 2026-04-28 Listed $63,500 GPSMLS
• 2025-12-25 Listing Removed — GPSMLS
• 2025-05-22 Listed $90,000 GPSMLS
• 2016-09-16 Sold (MLS) $17,000 CRMLS
• 2016-03-09 Listed $19,995 CRMLS

Property tax history

-3.3%/yr

Latest (2025): $149 · -0.2% YoY. Source: county tax records.