1820 Calico · Barstow, CA 92311

$239,000

3 bd · 2.0 ba · 1,000 sqft · SingleFamily public records · 161 Days on market

Built 1963 6,000 sqft lot $239/sqft · 12% below area Est $272k · 12% under

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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).

• ARV discount +13.0/15.0
• Cash flow +11.7/30.0
• DSCR +3.4/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Recently Remodeled and Interior Painted Single Family Home in Barstow: 3 BR/ 2 Bath home with a Large Backyard and HUGE front space. New Laminate flooring placed last year with new kitchen appliances. Bathrooms remodeled last year with new blinds placed. Situated in a quiet neighborhood.

Key facts

• Bathrooms remodeled
• Large backyard
• 6,000 sq ft lot

Tags

• LARGE BACKYARD
• NEW LAMINATE FLOORING
• NEW KITCHEN APPLIANCES
• BATHROOMS REMODELED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $-71 ($-851/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (26.7% below list).
• Recommended offer: $175k (26.7% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.6% in Barstow — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 34% 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 $2k of loan paydown is wiped out by about $7k 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 161 days — a 12% lower offer ($210k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 18y 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 $95k; list at $239k implies a 152% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,283 (26.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — 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. 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?
9. 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.
10. 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.
11. 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: 0.73% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.27%
• DSCR: 0.94
• GRM: 11.4

CMA / ARV

• ARV (median comp): $272,272
• List price: $239,000
• Delta: -12.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1825 Forane	0.09mi	3/2.0	1,000 (0%)	1mo	$160,000	$160	95
1836 Calico	0.04mi	3/1.5	1,040 (+4%)	4mo	$170,000	$163	86
1820 Armory	0.40mi	3/2.0	993 (-1%)	1mo	$62,700	$63	79
1656 Forane	0.20mi	3/2.0	1,150 (+15%)	2mo	$325,000	$283	64
1700 Sunrise Rd	0.38mi	3/1.0	912 (-9%)	1mo	$220,000	$241	63
650 Chateau Way	0.53mi	3/2.0	950 (-5%)	5mo	$260,000	$274	63
1836 Sunrise Rd	0.34mi	3/1.0	912 (-9%)	5mo	$270,000	$296	62
313 Forest Ave	0.75mi	3/2.0	996 (-0%)	8mo	$252,500	$254	58
2024 Rushmore Dr	0.74mi	4/1.5 (+1)	1,040 (+4%)	2mo	$285,000	$274	50
305 Higgins	0.55mi	4/2.0 (+1)	1,144 (+14%)	5mo	$287,000	$251	41
305 Ute Rd	0.54mi	4/2.0 (+1)	1,144 (+14%)	6mo	$264,000	$231	41
316 Mcbroom Ave	0.72mi	3/2.0	1,144 (+14%)	6mo	$270,000	$236	37

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: -19.1%
• Equity multiple: 0.33×
• Total profit: $-44,532
• Equity at exit: $35,636

10-year hold

• IRR: -13.1%
• Equity multiple: 0.26×
• Total profit: $-49,800
• Equity at exit: $20,664

Cash invested: $66,920 (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: 11.4×

Monthly cashflow live

• Estimated rent: $1,753 high
• Mortgage (P&I): −$1,253
• Tax from tax record: −$103 /mo · $1,233/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $-71

Break-even live

Break-even rent $1,843

Max offer price $226,466

Occupancy floor 99%

Sensitivity live

Price	-10% $64	-5% $-3	+0% $-71	+5% $-139	+10% $-206
Rent	-10% $-209	-5% $-140	+0% $-71	+5% $-2	+10% $68
Rate	-1.0pp $49	-0.5pp $-10	base $-71	+0.5pp $-133	+1.0pp $-196

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1801 Rimrock Rd Barstow, CA	1.0–2.0	1.0–2.0	775	$1,810	$2.34	0d	6	0.08mi
800 Arbor Way Barstow, CA	3.0	2.0	1000	$2,500	$2.50	25d	1	0.42mi
1900 Dill Rd Barstow, CA	1.0–3.0	1.0–2.0	892	$1,505	$1.69	0d	8	0.49mi
332 Date Ave Barstow, CA	4.0	2.0	1144	$1,950	$1.70	44d	1	0.59mi
751 Upton Dr Unit 2 Barstow, CA	2.0	1.0	800	$1,295	$1.62	19d	1	0.73mi
761 Upton Dr Unit C Barstow, CA	2.0	1.0	800	$1,199	$1.50	6d	1	0.73mi
810 Starlight St Barstow, CA	3.0	2.0	1430	$1,895	$1.33	44d	1	1.10mi
937 E Elizabeth St Barstow, CA	4.0	1.0	1422	$2,195	$1.54	5d	1	1.20mi
945 Carson St Barstow, CA	2.0	1.0	800	$1,300	$1.62	44d	1	1.26mi
755 E Virginia Way Barstow, CA	1.0–2.0	1.0–2.0	889	$1,295	$1.46	0d	1	1.30mi
650 S Muriel Dr Barstow, CA	3.0	1.0	1320	$1,625	$1.23	25d	1	1.35mi
628 E Virginia Way Unit D Barstow, CA	2.0	1.0	848	$1,095	$1.29	6d	1	1.41mi
1140 Deseret Ave Unit A Barstow, CA	3.0	2.0	1270	$1,550	$1.22	44d	1	1.45mi
615 E Virginia Way Barstow, CA	2.0	1.0	755	$1,036	$1.37	0d	1	1.48mi

Listing history 35 events

1. 2026-06-18
   days on market $239,000 Active 161 DOM
2. 2026-06-17
   days on market $239,000 Active 160 DOM
3. 2026-06-16
   days on market $239,000 Active 159 DOM
4. 2026-06-15
   days on market $239,000 Active 158 DOM
5. 2026-06-13
   days on market $239,000 Active 156 DOM
6. 2026-06-13
   days on market $239,000 Active 155 DOM
7. 2026-06-09
   days on market $239,000 Active 152 DOM
8. 2026-06-08
   days on market $239,000 Active 151 DOM
9. 2026-06-07
   pricedays on market $239,000 Active 150 DOM
10. 2026-06-04
    days on market $245,000 Active 147 DOM
11. 2026-06-03
    days on market $245,000 Active 146 DOM
12. 2026-06-02
    days on market $245,000 Active 145 DOM
13. 2026-06-01
    days on market $245,000 Active 144 DOM
14. 2026-05-31
    days on market $245,000 Active 143 DOM
15. 2026-05-16
    status Active 288-char remark

    Show marketing remark (288 chars)

    Recently Remodeled and Interior Painted Single Family Home in Barstow: 3 BR/ 2 Bath home with a Large Backyard and HUGE front space. New Laminate flooring placed last year with new kitchen appliances. Bathrooms remodeled last year with new blinds placed. Situated in a quiet neighborhood.

16. 2026-05-09
    status Pending Sale 288-char remark

    Show marketing remark (288 chars)

    Recently Remodeled and Interior Painted Single Family Home in Barstow: 3 BR/ 2 Bath home with a Large Backyard and HUGE front space. New Laminate flooring placed last year with new kitchen appliances. Bathrooms remodeled last year with new blinds placed. Situated in a quiet neighborhood.

17. 2026-01-01
    listed $245,000 Active 288-char remark

    Show marketing remark (288 chars)

    Recently Remodeled and Interior Painted Single Family Home in Barstow: 3 BR/ 2 Bath home with a Large Backyard and HUGE front space. New Laminate flooring placed last year with new kitchen appliances. Bathrooms remodeled last year with new blinds placed. Situated in a quiet neighborhood.

18. 2025-05-17
    historical $1,485
19. 2025-05-05
    listed $1,485
20. 2025-05-05
    historical $1,485
21. 2025-05-01
    listed $1,485
22. 2023-09-20
    historical
23. 2023-09-19
    listed $240,000 Active
24. 2018-01-09
    soldstatus $95,000 Closed Sale
25. 2018-01-09
    soldstatus $95,000
26. 2018-01-09
    soldstatus $95,000
27. 2017-12-13
    status Pending Sale
28. 2017-12-06
    listed $95,000 Active
29. 2017-12-06
    listed $95,000
30. 2009-02-13
    soldstatus $70,000
31. 2008-12-16
    historical
32. 2008-08-11
    listed $90,000
33. 2006-02-08
    soldstatus $177,000
34. 2006-02-08
    soldstatus $177,000
35. 1980-10-31
    soldstatus $50,000

ⓘ 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: $1,233 · $103/mo
• Projected year-2 tax: $1,816 · $151/mo
• Expected delta: +$583/yr (+$49/mo · 47.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥103°F today · 20 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: $21,034
• − Mortgage interest: −$13,388
• − Property taxes: −$1,233
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,683
• − Management: −$1,683
• − Depreciation: −$6,953
• Taxable loss: −$5,100
• Est. tax savings @ 24.0%: +$1,224
• After-tax cash flow: $373/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

+390.0% since first listed

21 events — show timeline

• 2026-05-16 Relisted — CRMLS
• 2026-05-09 Pending — CRMLS
• 2026-01-01 Listed $245,000 CRMLS
• 2025-05-17 Rental Removed $1,485 SHOWMOJO
• 2025-05-05 Listed for Rent $1,485 SHOWMOJO
• 2025-05-05 Rental Removed $1,485 SHOWMOJO2
• 2025-05-01 Listed for Rent $1,485 SHOWMOJO2
• 2023-09-20 Listing Removed — CRMLS
• 2023-09-19 Listed $240,000 CRMLS
• 2018-01-09 Sold (Public Records) $95,000 Public Records
• 2018-01-09 Sold (MLS) $95,000 CRMLS
• 2018-01-09 Sold (MLS) $95,000 CRMLS
• 2017-12-13 Pending — CRMLS
• 2017-12-06 Listed $95,000 CRMLS
• 2017-12-06 Listed $95,000 CRMLS
• 2009-02-13 Sold (MLS) $70,000 CRMLS
• 2008-12-16 Listing Removed — CRMLS
• 2008-08-11 Listed $90,000 CRMLS
• 2006-02-08 Sold (Public Records) $177,000 Public Records
• 2006-02-08 Sold (MLS) $177,000 CRMLS
• 1980-10-31 Sold (Public Records) $50,000 Public Records

Property tax history

-2.3%/yr

Latest (2025): $1,233 · +1.8% YoY. Source: county tax records.