109 W Buena Vis · Barstow, CA 92311

$560,000

24 bd · 16.0 ba · 2,740 sqft · MultiFamily public records · 97 Days on market

Built 1965 7,500 sqft lot $204/sqft · 30% above area Est $430k · 30% over

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Why this score? — see what drove the D- 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 +18.1/30.0
• DSCR +5.7/10.0
• 1% rule +3.7/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

A 4 plex is now avaiable for purchase in the city of Barstow, California. The apartment building was built in 1965 and the unit mix consists of (2) 2bed/1bath and (2) 1bed/1bath for a total of 4 units. The apartment has both covered and uncovered parking. The tenants pay utilities in addition to the rent. In addition the property is conveniently located within a five minute drive of the Barstow Outlets which consist of stores such as Columbia Factory Store, Levi's Outlet Store, Skechers, Lacoste Clothing, Claire's, Coach, Nike Factory, Adidas, Bath & Body, Kate Spade, Guess Factory, Old Navy, Pollo Loco, In N Out Burger, Chili's Grill and Bar, Starbucks and much more!

Key facts

• Covered parking
• Uncovered parking
• Conveniently located

Tags

• COVERED PARKING
• UNCOVERED PARKING
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 2×2bd/1ba + 2×1bd/1ba units multifamily listed at $560k.

Deal economics

• At list price, monthly cash flow is $490 ($6k/yr) — positive. Per door: $123/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $488k (12.9% below list).
• Recommended offer: $488k (12.9% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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-, 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); 349 active listings in the ZIP; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• At $4,878/mo this rent would consume 95% of the median local household income ($62k/yr) (locally 1305% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $17k 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.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($510k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $487,800 (12.9% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. 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: 0.87% ✗
• Cap rate: 7.34%
• Cash-on-cash: 3.75%
• DSCR: 1.17
• GRM: 9.6

CMA / ARV

• ARV (median comp): $429,959
• List price: $560,000
• Delta: 30.25%
• Verdict: OVERPRICED
• Comps: 19 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.32% rent growth · sell at horizon

5-year hold

• IRR: -11.1%
• Equity multiple: 0.60×
• Total profit: $-63,082
• Equity at exit: $83,498

10-year hold

• IRR: -2.8%
• Equity multiple: 0.81×
• Total profit: $-29,120
• Equity at exit: $48,419

Cash invested: $156,800 (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 92311

• Home prices YoY: -30.6%
• Rents YoY: 2.3%
• Active inventory: 349
• Price-to-rent: 37.4×

Monthly cashflow live

• Estimated rent: $4,878 high
• Mortgage (P&I): −$2,937
• Tax from tax record: −$193 /mo · $2,322/yr
• Insurance: −$233
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,024
• Net cashflow: $490

Break-even live

Break-even rent $4,258

Max offer price $560,000

Occupancy floor 85%

Sensitivity live

Price	-10% $807	-5% $649	+0% $490	+5% $332	+10% $173
Rent	-10% $105	-5% $297	+0% $490	+5% $683	+10% $875
Rate	-1.0pp $772	-0.5pp $633	base $490	+0.5pp $345	+1.0pp $197

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,492
▸ 2× units	1	1	$2,386
Total (4 units)			$4,878

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: $140,000
• Closing costs: $16,800
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $560,000 Active 97 DOM
2. 2026-06-18
   days on market $560,000 Active 94 DOM
3. 2026-06-17
   days on market $560,000 Active 93 DOM
4. 2026-06-16
   days on market $560,000 Active 92 DOM
5. 2026-06-15
   days on market $560,000 Active 91 DOM
6. 2026-06-13
   days on market $560,000 Active 89 DOM
7. 2026-06-13
   days on market $560,000 Active 88 DOM
8. 2026-06-09
   days on market $560,000 Active 85 DOM
9. 2026-06-08
   days on market $560,000 Active 84 DOM
10. 2026-06-07
    days on market $560,000 Active 83 DOM
11. 2026-06-04
    days on market $560,000 Active 80 DOM
12. 2026-06-03
    days on market $560,000 Active 79 DOM
13. 2026-06-02
    days on market $560,000 Active 78 DOM
14. 2026-06-01
    days on market $560,000 Active 77 DOM
15. 2026-05-31
    days on market $560,000 Active 76 DOM
16. 2026-03-16
    listed $560,000 Active 682-char remark

    Show marketing remark (682 chars)

    A 4 plex is now avaiable for purchase in the city of Barstow, California. The apartment building was built in 1965 and the unit mix consists of (2) 2bed/1bath and (2) 1bed/1bath for a total of 4 units. The apartment has both covered and uncovered parking. The tenants pay utilities in addition to the rent. In addition the property is conveniently located within a five minute drive of the Barstow Outlets which consist of stores such as Columbia Factory Store, Levi's Outlet Store, Skechers, Lacoste Clothing, Claire's, Coach, Nike Factory, Adidas, Bath & Body, Kate Spade, Guess Factory, Old Navy, Pollo Loco, In N Out Burger, Chili's Grill and Bar, Starbucks and much more!

17. 2017-09-08
    soldstatus $2,150,000
18. 2005-05-24
    soldstatus $147,000
19. 2000-12-29
    soldstatus $130,000

ⓘ 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: $2,322 · $193/mo
• Projected year-2 tax: $4,256 · $355/mo
• Expected delta: +$1,934/yr (+$161/mo · 83.3%)

ⓘ 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 ≥102°F today · 16 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: $58,536
• − Mortgage interest: −$31,369
• − Property taxes: −$2,322
• − Insurance: −$2,800
• − Repairs & maintenance: −$4,683
• − Management: −$4,683
• − Depreciation: −$16,291
• Taxable loss: −$3,611
• Est. tax savings @ 24.0%: +$867
• After-tax cash flow: $6,748/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

+330.8% since first listed

4 events — show timeline

• 2026-03-16 Listed $560,000 CRMLS
• 2017-09-08 Sold (Public Records) $2,150,000 Public Records
• 2005-05-24 Sold (Public Records) $147,000 Public Records
• 2000-12-29 Sold (Public Records) $130,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $2,322 · +1.8% YoY. Source: county tax records.