1215 Front St · Needles, CA 92363

$65,000

3 bd · 1.0 ba · 606 sqft · SingleFamily public records · 24 Days on market

Built 1905

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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 +28.3/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• 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

3 bedroom 1 bath fixer uper

Key facts

• Garage
• Built 1905
• Listed 24 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($800 rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.1% 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-, crime F, amenities 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.
• Zoned schools: Needles Middle (math 12% / reading 27%, grade F, #419 of 498 statewide, top 85%, 192 students, 80% FRL).
• Market conditions: 161 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($449 loan paydown + $1k 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 $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y 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 $35k; list at $65k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,025 (1.5% below list)

Questions for the listing agent

1. Built in 1905 — 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 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?
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: 1.23% ✓
• Cap rate: 10.13%
• Cash-on-cash: 13.72%
• DSCR: 1.61
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $35,148
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1215 Front St	0.00mi	3/1.0	606 (0%)	12mo	$35,000	$58	90

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: 17.2%
• Equity multiple: 1.91×
• Total profit: $16,536
• Equity at exit: $24,397

10-year hold

• IRR: 19.8%
• Equity multiple: 3.54×
• Total profit: $46,276
• Equity at exit: $34,203

Cash invested: $18,200 (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: 161
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $800 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$56 /mo · $672/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $208

Break-even live

Break-even rent $537

Max offer price $65,000

Occupancy floor 69%

Sensitivity live

Price	-10% $245	-5% $226	+0% $208	+5% $190	+10% $171
Rent	-10% $145	-5% $176	+0% $208	+5% $240	+10% $271
Rate	-1.0pp $241	-0.5pp $225	base $208	+0.5pp $191	+1.0pp $174

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 S L St Needles, CA	2.0	1.0	700	$800	$1.14	45d	1	0.17mi

Listing history 36 events

1. 2026-06-22
   days on market $65,000 Active 24 DOM
2. 2026-06-19
   days on market $65,000 Active 22 DOM
3. 2026-06-18
   days on market $65,000 Active 21 DOM
4. 2026-06-17
   days on market $65,000 Active 20 DOM
5. 2026-06-16
   days on market $65,000 Active 19 DOM
6. 2026-06-15
   days on market $65,000 Active 18 DOM
7. 2026-06-14
   days on market $65,000 Active 16 DOM
8. 2026-06-13
   days on market $65,000 Active 15 DOM
9. 2026-06-10
   days on market $65,000 Active 13 DOM
10. 2026-06-09
    days on market $65,000 Active 12 DOM
11. 2026-06-08
    days on market $65,000 Active 11 DOM
12. 2026-06-07
    days on market $65,000 Active 10 DOM
13. 2026-06-05
    days on market $65,000 Active 7 DOM
14. 2026-06-02
    days on market $65,000 Active 5 DOM
15. 2026-06-01
    days on market $65,000 Active 4 DOM
16. 2026-05-31
    days on market $65,000 Active 3 DOM
17. 2026-05-30
    days on market $65,000 Active 2 DOM
18. 2026-05-14
    listed $65,000 Active 27-char remark

    Show marketing remark (27 chars)

    3 bedroom 1 bath fixer uper

19. 2025-06-12
    soldstatus $35,000 Closed Sale 238-char remark

    Show marketing remark (238 chars)

    Investors dream! Perfect opportunity to flip or keep for as a rental property, due to it's close proximity to the river just 5 minutes away. Also just 30 minutes from Laughlin just across river, there you'll find all the casinos and more!

20. 2025-06-09
    status Pending Sale 238-char remark

    Show marketing remark (238 chars)

    Investors dream! Perfect opportunity to flip or keep for as a rental property, due to it's close proximity to the river just 5 minutes away. Also just 30 minutes from Laughlin just across river, there you'll find all the casinos and more!

21. 2025-06-04
    listed Active Under Contract 238-char remark

    Show marketing remark (238 chars)

    Investors dream! Perfect opportunity to flip or keep for as a rental property, due to it's close proximity to the river just 5 minutes away. Also just 30 minutes from Laughlin just across river, there you'll find all the casinos and more!

22. 2025-06-03
    listed $35,000 238-char remark

    Show marketing remark (238 chars)

    Investors dream! Perfect opportunity to flip or keep for as a rental property, due to it's close proximity to the river just 5 minutes away. Also just 30 minutes from Laughlin just across river, there you'll find all the casinos and more!

23. 2025-04-14
    soldstatus $30,000 Closed Sale
24. 2025-04-07
    status Pending Sale
25. 2025-04-01
    historical Active Under Contract
26. 2025-03-27
    price $33,000
27. 2025-03-03
    status Active
28. 2025-02-27
    historical Active Under Contract
29. 2024-11-11
    price $45,000
30. 2024-11-01
    status Active
31. 2024-10-25
    historical Active Under Contract
32. 2024-10-19
    price $55,000
33. 2024-09-07
    price $65,000
34. 2024-08-20
    listed $70,000 Active
35. 2012-06-18
    soldstatus $36,000
36. 1991-01-22
    soldstatus $23,000

ⓘ 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: $672 · $56/mo
• Projected year-2 tax: $672 · $56/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 · 16 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: $9,600
• − Mortgage interest: −$3,641
• − Property taxes: −$672
• − Insurance: −$325
• − Repairs & maintenance: −$768
• − Management: −$768
• − Depreciation: −$1,891
• Taxable income: $1,535
• Est. tax owed @ 24.0%: −$368
• After-tax cash flow: $2,128/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

+182.6% since first listed

20 events — show timeline

• 2026-05-20 Listed $65,000 Fizber.com
• 2026-05-14 Listed $65,000 FSBO.com
• 2025-06-12 Sold (MLS) $35,000 CRMLS
• 2025-06-09 Pending — CRMLS
• 2025-06-04 Listed — CRMLS
• 2025-06-03 Listed $35,000 CRMLS
• 2025-04-14 Sold (MLS) $30,000 CRMLS
• 2025-04-07 Pending — CRMLS
• 2025-04-01 Contingent — CRMLS
• 2025-03-27 Price Changed $33,000 CRMLS
• 2025-03-03 Relisted — CRMLS
• 2025-02-27 Contingent — CRMLS
• 2024-11-11 Price Changed $45,000 CRMLS
• 2024-11-01 Relisted — CRMLS
• 2024-10-25 Contingent — CRMLS
• 2024-10-19 Price Changed $55,000 CRMLS
• 2024-09-07 Price Changed $65,000 CRMLS
• 2024-08-20 Listed $70,000 CRMLS
• 2012-06-18 Sold (Public Records) $36,000 Public Records
• 1991-01-22 Sold (Public Records) $23,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $672 · +1.9% YoY. Source: county tax records.