208 Race St · Needles, CA 92363

$108,000

2 bd · 1.0 ba · 1,314 sqft · SingleFamily public records · 290 Days on market

Built 1935 9,000 sqft lot $82/sqft · 34% below area Est $163k · 34% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Appreciation +5.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Price reduced for a quicker sale. The home is currently not livable, boarded up, and will require permits. Sheetrock has been removed throughout, and the property has been cleaned inside and out. Fully fenced, it sits on a corner lot just one block from the Colorado River and the bridge leading to the Arizona side.

Key facts

• Rv and boat parking
• City water and sewer
• Six units

Tags

• R3 MIXED USE ZONED LOT
• NINE THOUSAND SQUARE FEET
• SIX UNITS
• RV AND BOAT PARKING
• CITY WATER AND SEWER
• LAUNCH FACILITIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $424 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Recommended offer: $95k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 5.1% in Needles — 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 62/100 on livability (#492 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: health & safety C-, schools D+, crime 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: 151 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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

• In year one you build about $3k of equity ($747 loan paydown + $2k appreciation (1.6% 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 (1.6% appreciation + 3.0% rent growth), your $30k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 290 days — a 12% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 23y ago; this cycle's ask has dropped $31k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $108k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 290 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 1.30% ✓
• Cap rate: 11.00%
• Cash-on-cash: 16.82%
• DSCR: 1.75
• GRM: 6.4

CMA / ARV

• ARV (median comp): $162,513
• List price: $108,000
• Delta: -33.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1312 W Broadway St	0.54mi	2/1.0	1,207 (-8%)	2mo	$156,100	$129	60
1503 Highland Ave	0.65mi	3/1.5 (+1)	1,363 (+4%)	20mo	$165,000	$121	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.3%
• Equity multiple: 2.07×
• Total profit: $32,442
• Equity at exit: $40,537

10-year hold

• IRR: 22.7%
• Equity multiple: 3.90×
• Total profit: $87,580
• Equity at exit: $56,829

Cash invested: $30,240 (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 92363

• Home prices YoY: 0.6%
• Active inventory: 151
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,402 high
• Mortgage (P&I): −$566
• Tax from tax record: −$72 /mo · $869/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $424

Break-even live

Break-even rent $866

Max offer price $108,000

Occupancy floor 65%

Sensitivity live

Price	-10% $485	-5% $454	+0% $424	+5% $393	+10% $363
Rent	-10% $313	-5% $368	+0% $424	+5% $479	+10% $535
Rate	-1.0pp $478	-0.5pp $451	base $424	+0.5pp $396	+1.0pp $367

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
503 California Ave Needles, CA	3.0	2.0	1428	$1,500	$1.05	14d	1	0.40mi
1514 4th St Unit 1514 Needles, CA	3.0	1.0	968	$1,375	$1.42	14d	1	0.57mi
412 D St Needles, CA	2.0	1.0	1096	$1,200	$1.09	14d	1	1.05mi
512 E St Needles, CA	3.0	1.0	895	$1,300	$1.45	14d	1	1.09mi
316 Bazoobuth St Needles, CA	3.0	1.0	1100	$1,250	$1.14	14d	1	1.19mi
1929 Flora Vis Needles, CA	3.0	1.0	1184	$1,700	$1.44	14d	1	1.20mi
316 Cibola St Unit Frt Needles, CA	3.0	2.0	1270	$1,300	$1.02	22d	1	1.25mi

Listing history 50 events

1. 2026-06-19
   days on market $108,000 Active 290 DOM
2. 2026-06-18
   days on market $108,000 Active 289 DOM
3. 2026-06-17
   days on market $108,000 Active 288 DOM
4. 2026-06-16
   days on market $108,000 Active 287 DOM
5. 2026-06-15
   days on market $108,000 Active 286 DOM
6. 2026-06-14
   days on market $108,000 Active 284 DOM
7. 2026-06-13
   days on market $108,000 Active 283 DOM
8. 2026-06-10
   days on market $108,000 Active 281 DOM
9. 2026-06-09
   days on market $108,000 Active 280 DOM
10. 2026-06-08
    days on market $108,000 Active 279 DOM
11. 2026-06-07
    days on market $108,000 Active 278 DOM
12. 2026-06-05
    days on market $108,000 Active 275 DOM
13. 2026-06-02
    days on market $108,000 Active 273 DOM
14. 2026-06-01
    days on market $108,000 Active 272 DOM
15. 2026-05-31
    days on market $108,000 Active 271 DOM
16. 2026-05-30
    days on market $108,000 Active 270 DOM
17. 2025-12-13
    price $108,000 316-char remark

    Show marketing remark (316 chars)

    Price reduced for a quicker sale. The home is currently not livable, boarded up, and will require permits. Sheetrock has been removed throughout, and the property has been cleaned inside and out. Fully fenced, it sits on a corner lot just one block from the Colorado River and the bridge leading to the Arizona side.

18. 2025-09-02
    listed $139,000 Active 316-char remark

    Show marketing remark (316 chars)

    Price reduced for a quicker sale. The home is currently not livable, boarded up, and will require permits. Sheetrock has been removed throughout, and the property has been cleaned inside and out. Fully fenced, it sits on a corner lot just one block from the Colorado River and the bridge leading to the Arizona side.

19. 2023-01-31
    soldstatus $65,000 Closed Sale 638-char remark

    Show marketing remark (638 chars)

    CASH ONLY! Fantastic opportunity with the right upgrades! Investors, Handy Man, First time homeowners, this is an opportunity to own a MIXED USE Zoned R3 property on a 9000 square foot lot! ZONED FOR UP TO 6 units, or a Church, RV or Boat parking options. City water and Sewer. 3 minute walk to the Colorado River, near Jack Smith Memorial Park & Launch Facilities, Golfing, Library and convenience stores. The property is not habitable, no electrical, plumbing installed. Property is being sold AS-IS, where is, and buyer to do their own due diligences. There are tons of options with this property both residential and commercial.

20. 2023-01-31
    soldstatus $65,000

    Show marketing remark (638 chars)

    CASH ONLY! Fantastic opportunity with the right upgrades! Investors, Handy Man, First time homeowners, this is an opportunity to own a MIXED USE Zoned R3 property on a 9000 square foot lot! ZONED FOR UP TO 6 units, or a Church, RV or Boat parking options. City water and Sewer. 3 minute walk to the Colorado River, near Jack Smith Memorial Park & Launch Facilities, Golfing, Library and convenience stores. The property is not habitable, no electrical, plumbing installed. Property is being sold AS-IS, where is, and buyer to do their own due diligences. There are tons of options with this property both residential and commercial.

21. 2023-01-20
    status Pending Sale 638-char remark

    Show marketing remark (638 chars)

    CASH ONLY! Fantastic opportunity with the right upgrades! Investors, Handy Man, First time homeowners, this is an opportunity to own a MIXED USE Zoned R3 property on a 9000 square foot lot! ZONED FOR UP TO 6 units, or a Church, RV or Boat parking options. City water and Sewer. 3 minute walk to the Colorado River, near Jack Smith Memorial Park & Launch Facilities, Golfing, Library and convenience stores. The property is not habitable, no electrical, plumbing installed. Property is being sold AS-IS, where is, and buyer to do their own due diligences. There are tons of options with this property both residential and commercial.

22. 2023-01-13
    listed $84,900 Active 638-char remark

    Show marketing remark (638 chars)

    CASH ONLY! Fantastic opportunity with the right upgrades! Investors, Handy Man, First time homeowners, this is an opportunity to own a MIXED USE Zoned R3 property on a 9000 square foot lot! ZONED FOR UP TO 6 units, or a Church, RV or Boat parking options. City water and Sewer. 3 minute walk to the Colorado River, near Jack Smith Memorial Park & Launch Facilities, Golfing, Library and convenience stores. The property is not habitable, no electrical, plumbing installed. Property is being sold AS-IS, where is, and buyer to do their own due diligences. There are tons of options with this property both residential and commercial.

23. 2022-11-17
    historical
24. 2022-09-11
    listed $90,000 Active
25. 2019-09-20
    soldstatus $42,500 Closed Sale
26. 2019-09-20
    soldstatus $42,500
27. 2019-09-05
    status Pending Sale
28. 2019-09-03
    price $44,900
29. 2019-08-27
    price $43,900
30. 2019-08-20
    price $50,000
31. 2019-08-16
    price $44,900
32. 2019-08-12
    price $47,900
33. 2019-08-09
    price $48,900
34. 2019-08-03
    price $49,900
35. 2019-07-30
    price $44,900
36. 2019-07-24
    listed $49,900 Active
37. 2019-05-30
    soldstatus $40,000 Closed Sale
38. 2019-05-16
    status Pending Sale
39. 2019-05-10
    price $49,999
40. 2019-05-06
    status Active
41. 2019-04-01
    status Pending Sale
42. 2019-03-22
    listed $45,900 Active
43. 2010-05-03
    soldstatus $25,000 Closed
44. 2010-04-14
    status Pending
45. 2010-04-02
    price $29,900
46. 2010-03-03
    listed $34,900 Active
47. 2006-03-24
    soldstatus $110,000
48. 2006-03-04
    historical
49. 2006-01-02
    listed $115,000
50. 2004-03-24
    soldstatus $70,000

ⓘ 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: $869 · $72/mo
• Projected year-2 tax: $869 · $72/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥116°F today · 15 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: $16,824
• − Mortgage interest: −$6,050
• − Property taxes: −$869
• − Insurance: −$540
• − Repairs & maintenance: −$1,346
• − Management: −$1,346
• − Depreciation: −$3,142
• Taxable income: $3,532
• Est. tax owed @ 24.0%: −$848
• After-tax cash flow: $4,238/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 — Needles

• Score: 62/100
• State rank: #492
• US rank: #16661

Category grades

Amenities F Commute A+ Cost of living A+ 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: Needles, CA
• Population (ZIP): 5,392

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 0.63)
• Race & ethnicity: White 54% Hispanic / Latino 29% Two or more races 16% Native American 11% Black 3%
• Hispanic origin (detail): Mexican 24% Puerto Rican 2%
• Common ancestry: Romanian 3% Iranian 3% Lithuanian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 89% English-only · Spanish 9% Chinese 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: ▲ 1.64%
• Current HPI: 279.7931
• 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

+26.3% since first listed

38 events — show timeline

• 2025-12-13 Price Changed $108,000 CRMLS
• 2025-09-02 Listed $139,000 CRMLS
• 2023-01-31 Sold (Public Records) $65,000 Public Records
• 2023-01-31 Sold (MLS) $65,000 CRMLS
• 2023-01-20 Pending — CRMLS
• 2023-01-13 Listed $84,900 CRMLS
• 2022-11-17 Listing Removed — CRMLS
• 2022-09-11 Listed $90,000 CRMLS
• 2019-09-20 Sold (Public Records) $42,500 Public Records
• 2019-09-20 Sold (MLS) $42,500 CRMLS
• 2019-09-05 Pending — CRMLS
• 2019-09-03 Price Changed $44,900 CRMLS
• 2019-08-27 Price Changed $43,900 CRMLS
• 2019-08-20 Price Changed $50,000 CRMLS
• 2019-08-16 Price Changed $44,900 CRMLS
• 2019-08-12 Price Changed $47,900 CRMLS
• 2019-08-09 Price Changed $48,900 CRMLS
• 2019-08-03 Price Changed $49,900 CRMLS
• 2019-07-30 Price Changed $44,900 CRMLS
• 2019-07-24 Listed $49,900 CRMLS
• 2019-05-30 Sold (MLS) $40,000 CRMLS
• 2019-05-16 Pending — CRMLS
• 2019-05-10 Price Changed $49,999 CRMLS
• 2019-05-06 Relisted — CRMLS
• 2019-04-01 Pending — CRMLS
• 2019-03-22 Listed $45,900 CRMLS
• 2010-05-03 Sold (MLS) $25,000 CRMLS
• 2010-04-14 Pending — CRMLS
• 2010-04-02 Price Changed $29,900 CRMLS
• 2010-03-03 Listed $34,900 CRMLS
• 2006-03-24 Sold (Public Records) $110,000 Public Records
• 2006-03-04 Listing Removed — CRMLS
• 2006-01-02 Listed $115,000 CRMLS
• 2004-03-24 Sold (Public Records) $70,000 Public Records
• 2004-02-29 Sold (MLS) $70,000 CRMLS
• 2004-01-16 Listing Removed — CRMLS
• 2004-01-16 Listed $85,500 CRMLS
• 2003-12-03 Listed $85,500 CRMLS

Property tax history

-2.2%/yr

Latest (2025): $869 · -2.9% YoY. Source: county tax records.