550 Frances · Barstow, CA 92311

$105,000

3 bd · 2.0 ba · 1,068 sqft · SingleFamily public records · 17 Days on market

Built 1956 6,500 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• 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

This property was previously a beautifully laid-out 3 bedroom, 2 bathroom home before being damaged by fire. It is currently red-tagged and deemed uninhabitable. Investor Special Cash Only. Buyer to perform their own due diligence. Home offers great potential once rebuilt

Key facts

• 6,500 sq ft lot
• Garage
• Built 1956

Property features AI

Finance

• HOA & community: Community features include curbs and biking access; near BLM/National Forest

Exterior

• Parking: Attached garage (1 car); 2 uncovered parking spaces; Total of 3 parking spaces
• Utilities: Public sewer; District/public water
• Home design: Single-story; No accessory dwelling unit
• Construction: Year built per assessor; No shared/common walls
• Exterior features: House; No pool; Views

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Evaporative cooling
• Interior features: One-level home; All bedrooms on the main level; Side-fence entry; Living room fireplace
• Laundry & utility: Laundry area in the garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $531 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.4% 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); 349 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k 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 $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($103k) 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.
• Current owner paid $80k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 5→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,425 (1.5% below list)

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.47% ✓
• Cap rate: 12.36%
• Cash-on-cash: 21.66%
• DSCR: 1.96
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $253,116
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
540 Frances Dr	0.01mi	3/2.0	1,068 (0%)	2mo	$237,000	$222	97
700 Agnes	0.17mi	3/2.0	1,068 (0%)	2mo	$269,999	$253	90
601 Kathleen	0.14mi	3/1.5	1,096 (+3%)	0mo	$260,000	$237	87
571 Lillian	0.20mi	3/1.0	1,080 (+1%)	0mo	$250,000	$231	85
660 Kathleen Dr	0.21mi	3/1.0	1,014 (-5%)	2mo	$158,400	$156	77
621 Stevens	0.27mi	3/2.0	1,144 (+7%)	2mo	$345,000	$302	74
541 Frances Dr	0.03mi	3/2.0	1,228 (+15%)	2mo	$275,000	$224	72
840 E Virginia	0.51mi	3/2.0	1,038 (-3%)	1mo	$279,900	$270	70
610 S Muriel Dr	0.10mi	2/1.0 (-1)	960 (-10%)	1mo	$235,000	$245	68
909 Las Amigas Dr	0.56mi	3/2.0	1,152 (+8%)	2mo	$295,000	$256	59
1429 Mesa	0.71mi	3/1.0	984 (-8%)	2mo	$120,000	$122	48
536 E Fredricks	0.57mi	3/1.0	944 (-12%)	4mo	$185,000	$196	47

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: 13.5%
• Equity multiple: 1.54×
• Total profit: $15,737
• Equity at exit: $15,656

10-year hold

• IRR: 21.8%
• Equity multiple: 2.80×
• Total profit: $52,984
• Equity at exit: $9,078

Cash invested: $29,400 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,541 high
• Mortgage (P&I): −$551
• Tax from tax record: −$92 /mo · $1,108/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $531

Break-even live

Break-even rent $869

Max offer price $105,000

Occupancy floor 61%

Sensitivity live

Price	-10% $590	-5% $560	+0% $531	+5% $501	+10% $471
Rent	-10% $409	-5% $470	+0% $531	+5% $592	+10% $652
Rate	-1.0pp $584	-0.5pp $557	base $531	+0.5pp $503	+1.0pp $476

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
650 S Muriel Dr Barstow, CA	3.0	1.0	1320	$1,625	$1.23	25d	1	0.16mi
313 Maxine Ave Barstow, CA	2.0	1.0	700	$1,400	$2.00	13d	1	0.21mi
945 Carson St Barstow, CA	2.0	1.0	800	$1,300	$1.62	44d	1	0.27mi
937 E Elizabeth St Barstow, CA	4.0	1.0	1422	$2,195	$1.54	5d	1	0.40mi
755 E Virginia Way Barstow, CA	1.0–2.0	1.0–2.0	889	$1,295	$1.46	0d	1	0.47mi
615 E Virginia Way Barstow, CA	2.0	1.0	755	$1,036	$1.37	0d	1	0.58mi
628 E Virginia Way Unit D Barstow, CA	2.0	1.0	848	$1,095	$1.29	6d	1	0.62mi
310 N 3rd Ave Barstow, CA	3.0	1.0	862	$1,500	$1.74	25d	1	0.82mi
411 S 1st Ave Barstow, CA	2.0	1.0	800	$1,125	$1.41	44d	1	0.85mi
332 Date Ave Barstow, CA	4.0	2.0	1144	$1,950	$1.70	44d	1	0.86mi
100 E Fredricks St Barstow, CA	2.0	1.0	1100	$1,195	$1.09	25d	1	0.89mi
200 E Elizabeth St Barstow, CA	3.0	1.0	1096	$1,700	$1.55	25d	1	0.89mi
820 S 2nd Ave Barstow, CA	2.0	1.0	855	$1,350	$1.58	44d	1	0.95mi
149 W Buena Vista St Unit 149-C Barstow, CA	2.0	1.0	750	$1,395	$1.86	44d	1	0.96mi
211 W Buena Vista St Barstow, CA	3.0	2.0	1434	$2,000	$1.39	25d	1	1.04mi
720 Mount Vernon Ave Barstow, CA	2.0	1.0	1172	$1,296	$1.11	13d	1	1.06mi
1140 Deseret Ave Unit A Barstow, CA	3.0	2.0	1270	$1,550	$1.22	44d	1	1.10mi
751 Upton Dr Unit 2 Barstow, CA	2.0	1.0	800	$1,295	$1.62	19d	1	1.11mi
761 Upton Dr Unit C Barstow, CA	2.0	1.0	800	$1,199	$1.50	6d	1	1.12mi
1900 Dill Rd Barstow, CA	1.0–3.0	1.0–2.0	892	$1,505	$1.69	0d	8	1.14mi
810 Starlight St Barstow, CA	3.0	2.0	1430	$1,895	$1.33	44d	1	1.17mi
127 May Ave Barstow, CA	3.0	1.0	1086	$1,300	$1.20	25d	1	1.18mi
1061 May Ln Barstow, CA	2.0	1.0	900	$1,295	$1.44	12d	1	1.26mi
1040 May Ln Unit 15 Barstow, CA	2.0	2.0	875	$1,295	$1.48	44d	1	1.29mi
251 Juniper St Unit A Barstow, CA	2.0	1.0	1464	$1,350	$0.92	44d	1	1.31mi
920 Flora St Barstow, CA	3.0	1.0	1064	$1,399	$1.31	44d	1	1.46mi
960 Nancy St Barstow, CA	3.0	1.0	1118	$1,750	$1.57	24d	1	1.50mi

Listing history 11 events

1. 2026-06-21
   days on market $105,000 Active 17 DOM
2. 2026-06-18
   days on market $105,000 Active 14 DOM
3. 2026-06-17
   days on market $105,000 Active 13 DOM
4. 2026-06-16
   days on market $105,000 Active 12 DOM
5. 2026-06-15
   days on market $105,000 Active 11 DOM
6. 2026-06-13
   days on market $105,000 Active 9 DOM
7. 2026-06-13
   days on market $105,000 Active 8 DOM
8. 2026-06-09
   days on market $105,000 Active 5 DOM
9. 2026-06-08
   days on market $105,000 Active 4 DOM
10. 2026-06-07
    remarks 326-char remark
11. 2026-06-07
    listed $105,000 Active 3 DOM

ⓘ 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: $1,108 · $92/mo
• Projected year-2 tax: $1,108 · $92/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 5 d/yr ≥103°F today · 15 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: $18,493
• − Mortgage interest: −$5,882
• − Property taxes: −$1,108
• − Insurance: −$525
• − Repairs & maintenance: −$1,479
• − Management: −$1,479
• − Depreciation: −$3,055
• Taxable income: $4,964
• Est. tax owed @ 24.0%: −$1,191
• After-tax cash flow: $5,177/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

+56.7% since first listed

7 events — show timeline

• 2026-06-04 Listed $105,000 CRMLS
• 2025-08-15 Sold (MLS) $80,000 TheMLS
• 2025-07-17 Pending — TheMLS
• 2025-05-28 Listed $75,000 TheMLS
• 2017-09-27 Sold (Public Records) $85,000 Public Records
• 2012-09-13 Sold (MLS) $28,250 CRMLS
• 1996-06-14 Sold (Public Records) $67,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $1,108 · -51.2% YoY. Source: county tax records.