670 Channel Way · Needles, CA 92363

$69,000

2 bd · 2.0 ba · 938 sqft · Manufactured public records · 192 Days on market

Built 1980 3,200 sqft lot $74/sqft · 19% above area Est $58k · 19% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome to Verde Shores, an exclusive 55+ riverfront community in beautiful Needles, CA — where life moves at the perfect pace and the water is always just a few steps away. This upgraded, move-in ready home is your ticket to resort-style living with private river access, two boat launch ramps, and three private beaches at your fingertips. FULLY UPDATED & MOVE-IN READY This spacious home is loaded with high-quality, modern upgrades so you can enjoy your new home without lifting a finger: • Brand NEW ROOF for peace of mind • Modern extended carport with room for multiple vehicles, a boat, or desert toys • New laminate flooring in the living area, kitchen, and primary bathroom • Updated kitchen with newer cabinetry, countertops, and finishes • Fresh interior paint throughout for a crisp, clean look • Smooth skim-coated ceilings in the main living areas for a refined, modern feel • Two fully updated bathrooms with tiled walk-in showers and new fixtures • New shower door in the primary bathroom • Newer dual-pane windows bring in natural light while keeping the home energy efficient • New AC condenser (less than 2 years old) to keep you cool in the summer ROOMY & FUNCTIONAL FLOOR PLAN The large primary suite features a walk-in closet, a linen closet, and direct access to a spa-like bathroom. The secondary bedroom is conveniently connected to the second bathroom, which also has hallway access for guests — a smart layout for visiting guests. OUTDOOR LIVING AT ITS BEST Relax and unwind on your private rear deck overlooking the canal-the perfect spot for morning coffee or evening cocktails. The huge back patio offers space for entertaining or simply enjoying the serenity. The covered carport accommodates 2+ vehicles with ease, and there’s plenty of room for all your river toys. RIVER ACCESS, COMMUNITY AMENITIES, & MORE Verde Shores is a friendly, active community offering: • Two private launch ramps • Three private beaches • Scenic walking paths and water views • A low-maintenance, lock-and-leave lifestyle ideal for snowbirds, full-time residents, or weekend getaways TURN-KEY, MODERN & READY FOR YOUR NEXT CHAPTER Whether you’re downsizing, retiring, or just looking for a river escape with style, this home checks every box. With luxury touches, practical upgrades, and an incredible location, this property won’t last long. Call today to schedule a private tour—your riverfront lifestyle starts here!

Key facts

• Private river access
• New roof
• 3,200 sq ft lot

Tags

• PRIVATE RIVER ACCESS
• TWO BOAT LAUNCH RAMPS
• THREE PRIVATE BEACHES
• NEW ROOF
• MODERN EXTENDED CARPORT
• NEW LAMINATE FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $69k.

Deal economics

• At list price, monthly cash flow is $486 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.7% 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 leasing fast (median 13d on market — plan ~1-2 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 $2k of equity ($477 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 $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 192 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 4y ago; this cycle's ask is 6173% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 5→10/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 192 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.77% ✓
• Cap rate: 14.74%
• Cash-on-cash: 30.17%
• DSCR: 2.34
• GRM: 4.7

CMA / ARV

• ARV (median comp): $57,781
• List price: $69,000
• Delta: 19.42%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1100 Beach Dr	0.36mi	1/1.0 (-1)	897 (-4%)	24mo	$246,500	$275	47
92 Thunderhead 1E, Havasu Lake, CA St	0.68mi	3/2.0 (+1)	840 (-10%)	3mo	$226,000	$269	43
1716 E Agua View Rd	0.68mi	2/2.0	896 (-4%)	22mo	$137,500	$153	43

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: 33.7%
• Equity multiple: 2.78×
• Total profit: $34,444
• Equity at exit: $25,898

10-year hold

• IRR: 35.3%
• Equity multiple: 5.43×
• Total profit: $85,642
• Equity at exit: $36,307

Cash invested: $19,320 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,218 high
• Mortgage (P&I): −$362
• Tax est. 1.5%: −$86 /mo · $1,035/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $486

Break-even live

Break-even rent $604

Max offer price $69,000

Occupancy floor 55%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
316 Bazoobuth St Needles, CA	3.0	1.0	1100	$1,250	$1.14	13d	1	0.53mi
412 D St Needles, CA	2.0	1.0	1096	$1,200	$1.09	13d	1	0.79mi
512 E St Needles, CA	3.0	1.0	895	$1,300	$1.45	13d	1	0.87mi
804 Valley Ave Needles, CA	3.0	1.0	840	$1,300	$1.55	13d	1	0.90mi
110 S L St Needles, CA	2.0	1.0	700	$800	$1.14	43d	1	1.16mi
1514 4th St Unit 1514 Needles, CA	3.0	1.0	968	$1,375	$1.42	13d	1	1.24mi
214 Spruce St Needles, CA	1.0	1.0	542	$1,100	$2.03	43d	1	1.24mi

Listing history 43 events

1. 2026-06-19
   days on market $69,000 Active 192 DOM
2. 2026-06-18
   days on market $69,000 Active 191 DOM
3. 2026-06-17
   days on market $69,000 Active 190 DOM
4. 2026-06-16
   days on market $69,000 Active 189 DOM
5. 2026-06-15
   days on market $69,000 Active 188 DOM
6. 2026-06-14
   days on market $69,000 Active 186 DOM
7. 2026-06-13
   days on market $69,000 Active 185 DOM
8. 2026-06-10
   days on market $69,000 Active 183 DOM
9. 2026-06-09
   days on market $69,000 Active 182 DOM
10. 2026-06-08
    days on market $69,000 Active 181 DOM
11. 2026-06-07
    days on market $69,000 Active 180 DOM
12. 2026-06-05
    days on market $69,000 Active 177 DOM
13. 2026-06-02
    days on market $69,000 Active 175 DOM
14. 2026-06-01
    days on market $69,000 Active 174 DOM
15. 2026-05-31
    days on market $69,000 Active 173 DOM
16. 2026-05-30
    days on market $69,000 Active 172 DOM
17. 2026-03-25
    listed $1,100
18. 2026-03-14
    historical $1,100
19. 2026-02-16
    price $89,000 2594-char remark

    Show marketing remark (2594 chars)

    Welcome to Verde Shores, an exclusive 55+ riverfront community in beautiful Needles, CA — where life moves at the perfect pace and the water is always just a few steps away. This upgraded, move-in ready home is your ticket to resort-style living with private river access, two boat launch ramps, and three private beaches at your fingertips. FULLY UPDATED & MOVE-IN READY This spacious home is loaded with high-quality, modern upgrades so you can enjoy your new home without lifting a finger: • Brand NEW ROOF for peace of mind • Modern extended carport with room for multiple vehicles, a boat, or desert toys • New laminate flooring in the living area, kitchen, and primary bathroom • Updated kitchen with newer cabinetry, countertops, and finishes • Fresh interior paint throughout for a crisp, clean look • Smooth skim-coated ceilings in the main living areas for a refined, modern feel • Two fully updated bathrooms with tiled walk-in showers and new fixtures • New shower door in the primary bathroom • Newer dual-pane windows bring in natural light while keeping the home energy efficient • New AC condenser (less than 2 years old) to keep you cool in the summer ROOMY & FUNCTIONAL FLOOR PLAN The large primary suite features a walk-in closet, a linen closet, and direct access to a spa-like bathroom. The secondary bedroom is conveniently connected to the second bathroom, which also has hallway access for guests — a smart layout for visiting guests. OUTDOOR LIVING AT ITS BEST Relax and unwind on your private rear deck overlooking the canal-the perfect spot for morning coffee or evening cocktails. The huge back patio offers space for entertaining or simply enjoying the serenity. The covered carport accommodates 2+ vehicles with ease, and there’s plenty of room for all your river toys. RIVER ACCESS, COMMUNITY AMENITIES, & MORE Verde Shores is a friendly, active community offering: • Two private launch ramps • Three private beaches • Scenic walking paths and water views • A low-maintenance, lock-and-leave lifestyle ideal for snowbirds, full-time residents, or weekend getaways TURN-KEY, MODERN & READY FOR YOUR NEXT CHAPTER Whether you’re downsizing, retiring, or just looking for a river escape with style, this home checks every box. With luxury touches, practical upgrades, and an incredible location, this property won’t last long. Call today to schedule a private tour—your riverfront lifestyle starts here!

20. 2026-01-01
    listed $1,100
21. 2025-12-21
    historical $1,100
22. 2025-12-18
    listed $1,100
23. 2025-12-12
    historical $1,100
24. 2025-12-10
    listed $1,100
25. 2025-12-09
    listed $95,000 Active 2594-char remark

    Show marketing remark (2594 chars)

    Welcome to Verde Shores, an exclusive 55+ riverfront community in beautiful Needles, CA — where life moves at the perfect pace and the water is always just a few steps away. This upgraded, move-in ready home is your ticket to resort-style living with private river access, two boat launch ramps, and three private beaches at your fingertips. FULLY UPDATED & MOVE-IN READY This spacious home is loaded with high-quality, modern upgrades so you can enjoy your new home without lifting a finger: • Brand NEW ROOF for peace of mind • Modern extended carport with room for multiple vehicles, a boat, or desert toys • New laminate flooring in the living area, kitchen, and primary bathroom • Updated kitchen with newer cabinetry, countertops, and finishes • Fresh interior paint throughout for a crisp, clean look • Smooth skim-coated ceilings in the main living areas for a refined, modern feel • Two fully updated bathrooms with tiled walk-in showers and new fixtures • New shower door in the primary bathroom • Newer dual-pane windows bring in natural light while keeping the home energy efficient • New AC condenser (less than 2 years old) to keep you cool in the summer ROOMY & FUNCTIONAL FLOOR PLAN The large primary suite features a walk-in closet, a linen closet, and direct access to a spa-like bathroom. The secondary bedroom is conveniently connected to the second bathroom, which also has hallway access for guests — a smart layout for visiting guests. OUTDOOR LIVING AT ITS BEST Relax and unwind on your private rear deck overlooking the canal-the perfect spot for morning coffee or evening cocktails. The huge back patio offers space for entertaining or simply enjoying the serenity. The covered carport accommodates 2+ vehicles with ease, and there’s plenty of room for all your river toys. RIVER ACCESS, COMMUNITY AMENITIES, & MORE Verde Shores is a friendly, active community offering: • Two private launch ramps • Three private beaches • Scenic walking paths and water views • A low-maintenance, lock-and-leave lifestyle ideal for snowbirds, full-time residents, or weekend getaways TURN-KEY, MODERN & READY FOR YOUR NEXT CHAPTER Whether you’re downsizing, retiring, or just looking for a river escape with style, this home checks every box. With luxury touches, practical upgrades, and an incredible location, this property won’t last long. Call today to schedule a private tour—your riverfront lifestyle starts here!

26. 2025-12-04
    historical $1,050
27. 2025-12-04
    historical
28. 2025-11-05
    price $1,050
29. 2025-11-04
    price $96,000
30. 2025-09-10
    price $114,000
31. 2025-09-04
    listed $1,100
32. 2025-09-03
    price $118,900
33. 2025-07-18
    listed $119,000 Active
34. 2025-06-16
    historical
35. 2024-12-17
    listed $139,000 Active
36. 2024-11-10
    historical
37. 2024-05-10
    listed $139,000 Active
38. 2024-05-09
    historical
39. 2024-05-05
    price $139,000
40. 2023-06-13
    listed $149,000 Active
41. 2022-09-15
    soldstatus $139,000 Closed Sale
42. 2022-06-15
    status Pending Sale
43. 2022-03-21
    listed $139,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 5 d/yr ≥117°F today · 10 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: $14,620
• − Mortgage interest: −$3,865
• − Property taxes: −$1,035
• − Insurance: −$345
• − Repairs & maintenance: −$1,170
• − Management: −$1,170
• − Depreciation: −$2,007
• Taxable income: $5,029
• Est. tax owed @ 24.0%: −$1,207
• After-tax cash flow: $4,621/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

-99.2% since first listed

27 events — show timeline

• 2026-03-25 Listed for Rent $1,100 CRMLS
• 2026-03-14 Rental Removed $1,100 CRMLS
• 2026-02-16 Price Changed $89,000 CRMLS
• 2026-01-01 Listed for Rent $1,100 CRMLS
• 2025-12-21 Rental Removed $1,100 CRMLS
• 2025-12-18 Listed for Rent $1,100 CRMLS
• 2025-12-12 Rental Removed $1,100 CRMLS
• 2025-12-10 Listed for Rent $1,100 CRMLS
• 2025-12-09 Listed $95,000 CRMLS
• 2025-12-04 Rental Removed $1,050 CRMLS
• 2025-12-04 Listing Removed — CRMLS
• 2025-11-05 Price Changed $1,050 CRMLS
• 2025-11-04 Price Changed $96,000 CRMLS
• 2025-09-10 Price Changed $114,000 CRMLS
• 2025-09-04 Listed for Rent $1,100 CRMLS
• 2025-09-03 Price Changed $118,900 CRMLS
• 2025-07-18 Listed $119,000 CRMLS
• 2025-06-16 Listing Removed — CRMLS
• 2024-12-17 Listed $139,000 CRMLS
• 2024-11-10 Listing Removed — CRMLS
• 2024-05-10 Listed $139,000 CRMLS
• 2024-05-09 Listing Removed — CRMLS
• 2024-05-05 Price Changed $139,000 CRMLS
• 2023-06-13 Listed $149,000 CRMLS
• 2022-09-15 Sold (MLS) $139,000 CRMLS
• 2022-06-15 Pending — CRMLS
• 2022-03-21 Listed $139,000 CRMLS

Property tax history

+3.4%/yr

Latest (2025): $59 · -0.5% YoY. Source: county tax records.