701 Montara Rd #53 · Barstow, CA 92311

$25,500

2 bd · 2.0 ba · 1,120 sqft · Manufactured · 283 Days on market

Built 1967 $23/sqft · 37% below area Est $40k · 37% under ↓ 40% since listing

---

Why this score? — see what drove the C- 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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

SELLER IS MOTIVATED . .. Move in ready double wide mobile home in a senior park (over 55). This home has so much character. It is furnished with all you need to start your new living experience! There are dual pane windows, new pex plumbing, extra earthquake bracing, and all appliances and furniture stay! Take a look!

Key facts

• New pex plumbing
• Dual pane windows
• Community pool

Tags

• DUAL PANE WINDOWS
• NEW PEX PLUMBING
• EXTRA EARTHQUAKE BRACING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $26k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $26k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.
• Cap rate 59.8% 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); 343 active listings in the ZIP; 10 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 32% 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 $176 of loan paydown is wiped out by about $765 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 283 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $22,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 283 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 1967 — 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 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?
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: 6.52% ✓
• Cap rate: 59.82%
• Cash-on-cash: 191.18%
• DSCR: 9.51
• GRM: 1.3

CMA / ARV

• ARV (median comp): $40,442
• List price: $25,500
• Delta: -36.95%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
701 Montara Rd #113	0.00mi	2/2.0	1,040 (-7%)	6mo	$18,000	$17	83
701 Montara Rd #227	0.16mi	2/2.0	1,152 (+3%)	13mo	$12,000	$10	77
701 Montara Rd #46	0.16mi	2/2.0	1,056 (-6%)	12mo	$50,000	$47	73
701 Montara Rd #110	0.26mi	2/2.0	1,040 (-7%)	6mo	$41,000	$39	71
701 Montara Rd #77	0.26mi	2/2.0	1,160 (+4%)	17mo	$29,900	$26	68
701 Montara Rd #122	0.26mi	2/2.0	1,030 (-8%)	13mo	$32,000	$31	64
701 Montara Rd #261	0.16mi	3/2.0 (+1)	1,080 (-4%)	22mo	$24,000	$22	63
701 Montara Rd Unit 71A	0.16mi	2/2.0	1,248 (+11%)	22mo	$50,000	$40	55

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: —
• Equity multiple: 10.41×
• Total profit: $67,211
• Equity at exit: $3,802

10-year hold

• IRR: —
• Equity multiple: 21.64×
• Total profit: $147,343
• Equity at exit: $2,205

Cash invested: $7,140 (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: 1.3×

Monthly cashflow live

• Estimated rent: $1,663 high
• Mortgage (P&I): −$134
• Tax est. 1.5%: −$32 /mo · $382/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $1,138

Break-even live

Break-even rent $223

Max offer price $25,500

Occupancy floor 27%

Sensitivity live

Price	-10% $1,155	-5% $1,146	+0% $1,138	+5% $1,129	+10% $1,120
Rent	-10% $1,006	-5% $1,072	+0% $1,138	+5% $1,203	+10% $1,269
Rate	-1.0pp $1,150	-0.5pp $1,144	base $1,138	+0.5pp $1,131	+1.0pp $1,124

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: $6,375
• Closing costs: $765
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
800 Arbor Way Barstow, CA	3.0	2.0	1000	$2,500	$2.50	25d	1	0.30mi
1900 Dill Rd Barstow, CA	1.0–3.0	1.0–2.0	892	$1,355	$1.52	0d	8	0.30mi
1801 Rimrock Rd Barstow, CA	1.0–2.0	1.0–2.0	775	$1,810	$2.34	0d	6	0.33mi
751 Upton Dr Unit 2 Barstow, CA	2.0	1.0	800	$1,295	$1.62	19d	1	0.90mi
761 Upton Dr Unit C Barstow, CA	2.0	1.0	800	$1,199	$1.50	6d	1	0.91mi
945 Carson St Barstow, CA	2.0	1.0	800	$1,300	$1.62	44d	1	1.26mi
810 Starlight St Barstow, CA	3.0	2.0	1430	$1,895	$1.33	44d	1	1.28mi
650 S Muriel Dr Barstow, CA	3.0	1.0	1320	$1,625	$1.23	25d	1	1.33mi
755 E Virginia Way Barstow, CA	1.0–2.0	1.0–2.0	889	$1,295	$1.46	0d	1	1.35mi
628 E Virginia Way Unit D Barstow, CA	2.0	1.0	848	$1,095	$1.29	6d	1	1.48mi

Listing history 20 events

1. 2026-06-18
   days on market $25,500 Active 283 DOM
2. 2026-06-17
   days on market $25,500 Active 282 DOM
3. 2026-06-16
   days on market $25,500 Active 281 DOM
4. 2026-06-15
   days on market $25,500 Active 280 DOM
5. 2026-06-13
   days on market $25,500 Active 278 DOM
6. 2026-06-13
   pricedays on market $25,500 Active 277 DOM
7. 2026-06-09
   days on market $29,500 Active 274 DOM
8. 2026-06-08
   days on market $29,500 Active 273 DOM
9. 2026-06-07
   days on market $29,500 Active 272 DOM
10. 2026-06-04
    days on market $29,500 Active 269 DOM
11. 2026-06-03
    days on market $29,500 Active 268 DOM
12. 2026-06-02
    days on market $29,500 Active 267 DOM
13. 2026-06-01
    days on market $29,500 Active 266 DOM
14. 2026-05-31
    days on market $29,500 Active 265 DOM
15. 2026-05-04
    price $29,500 321-char remark

    Show marketing remark (321 chars)

    SELLER IS MOTIVATED . .. Move in ready double wide mobile home in a senior park (over 55). This home has so much character. It is furnished with all you need to start your new living experience! There are dual pane windows, new pex plumbing, extra earthquake bracing, and all appliances and furniture stay! Take a look!

16. 2026-02-23
    price $34,500 321-char remark

    Show marketing remark (321 chars)

    SELLER IS MOTIVATED . .. Move in ready double wide mobile home in a senior park (over 55). This home has so much character. It is furnished with all you need to start your new living experience! There are dual pane windows, new pex plumbing, extra earthquake bracing, and all appliances and furniture stay! Take a look!

17. 2026-02-18
    price $39,999 321-char remark

    Show marketing remark (321 chars)

    SELLER IS MOTIVATED . .. Move in ready double wide mobile home in a senior park (over 55). This home has so much character. It is furnished with all you need to start your new living experience! There are dual pane windows, new pex plumbing, extra earthquake bracing, and all appliances and furniture stay! Take a look!

18. 2026-01-19
    price $44,500 321-char remark

    Show marketing remark (321 chars)

    SELLER IS MOTIVATED . .. Move in ready double wide mobile home in a senior park (over 55). This home has so much character. It is furnished with all you need to start your new living experience! There are dual pane windows, new pex plumbing, extra earthquake bracing, and all appliances and furniture stay! Take a look!

19. 2025-12-05
    price $48,500 321-char remark

    Show marketing remark (321 chars)

    SELLER IS MOTIVATED . .. Move in ready double wide mobile home in a senior park (over 55). This home has so much character. It is furnished with all you need to start your new living experience! There are dual pane windows, new pex plumbing, extra earthquake bracing, and all appliances and furniture stay! Take a look!

20. 2025-09-08
    listed $49,500 Active 321-char remark

    Show marketing remark (321 chars)

    SELLER IS MOTIVATED . .. Move in ready double wide mobile home in a senior park (over 55). This home has so much character. It is furnished with all you need to start your new living experience! There are dual pane windows, new pex plumbing, extra earthquake bracing, and all appliances and furniture stay! Take a look!

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 6 d/yr ≥103°F today · 17 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: $19,955
• − Mortgage interest: −$1,428
• − Property taxes: −$382
• − Insurance: −$128
• − Repairs & maintenance: −$1,596
• − Management: −$1,596
• − Depreciation: −$742
• Taxable income: $14,082
• Est. tax owed @ 24.0%: −$3,380
• After-tax cash flow: $10,270/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

-40.4% since first listed

6 events — show timeline

• 2026-05-04 Price Changed $29,500 CRMLS
• 2026-02-23 Price Changed $34,500 CRMLS
• 2026-02-18 Price Changed $39,999 CRMLS
• 2026-01-19 Price Changed $44,500 CRMLS
• 2025-12-05 Price Changed $48,500 CRMLS
• 2025-09-08 Listed $49,500 CRMLS