30204 US Hwy 58 #25 · Barstow, CA 92311

$30,000

2 bd · 1.0 ba · 720 sqft · Manufactured · 72 Days on market

Built 1977 Average condition $42/sqft · 42% above area Est $21k · 42% over

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Why this score? — see what drove the D- 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
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.8/5.0
• Schools +1.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-bedroom, 1-bath home offered at an attractive price! This cozy property features an indoor laundry room, providing year-round comfort and convenience—no need to worry about braving the elements. The kitchen and bathroom have been tastefully updated with recent remodeling, adding a fresh and modern touch. This home combines value and practicality. Don’t miss out—this opportunity won’t last long!

Key facts

• Kitchen updated
• Indoor laundry room
• Bathroom updated

Tags

• INDOOR LAUNDRY ROOM
• KITCHEN UPDATED
• BATHROOM UPDATED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $30k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $807 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $28k (6.0% below list) — sets the bar for market timing.
• Cap rate 38.6% 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; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $207 of loan paydown is wiped out by about $900 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($28k) is reasonable based on typical stale-listing flexibility.

Recommended offer $28,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 4.28% ✓
• Cap rate: 38.59%
• Cash-on-cash: 115.34%
• DSCR: 6.13
• GRM: 1.9

CMA / ARV

• ARV (median comp): $21,182
• List price: $30,000
• Delta: 41.63%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.32% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.44×
• Total profit: $45,708
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 13.21×
• Total profit: $102,563
• Equity at exit: $2,594

Cash invested: $8,400 (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: 343
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,284 high
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$38 /mo · $450/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $807

Break-even live

Break-even rent $262

Max offer price $30,000

Occupancy floor 32%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
313 Maxine Ave Barstow, CA	2.0	1.0	700	$1,400	$2.00	12d	1	0.09mi
605 E Williams St Unit 1 Barstow, CA	2.0	1.0	540	$1,250	$2.31	43d	1	0.23mi
511 E Fredricks St Unit 511-19 Barstow, CA	1.0	1.0	550	$1,145	$2.08	43d	1	0.32mi
511 E Fredricks St Unit 511-11 Barstow, CA	1.0	1.0	550	$1,175	$2.14	43d	1	0.32mi
511 E Fredricks St Barstow, CA	1.0	1.0	550	$995	$1.81	43d	1	0.32mi
149 W Buena Vista St Unit 149-C Barstow, CA	2.0	1.0	750	$1,395	$1.86	43d	1	0.68mi
149 W Buena Vista St Barstow, CA	1.0	1.0	620	$1,195	$1.93	43d	1	0.68mi
600 W Buena Vista St Barstow, CA	1.0	1.0	500	$895	$1.79	43d	1	0.88mi
648 W Buena Vista St Unit 648 Barstow, CA	1.0	1.0	520	$900	$1.73	18d	1	0.93mi
971 Main St Unit 12 Barstow, CA	1.0	1.0	398	$1,298	$3.26	18d	1	1.28mi
971 Main St Unit 38 Barstow, CA	1.0	1.0	398	$1,098	$2.76	4d	1	1.28mi
971 Main St Unit C Barstow, CA	1.0	1.0	400	$1,198	$3.00	18d	1	1.28mi
971 Main St Unit 50 Barstow, CA	1.0	1.0	398	$1,398	$3.51	18d	1	1.28mi
971 Main St Unit 22 Barstow, CA	1.0	1.0	398	$1,498	$3.76	18d	1	1.28mi

Listing history 15 events

1. 2026-06-18
   days on market $30,000 Active 72 DOM
2. 2026-06-17
   days on market $30,000 Active 71 DOM
3. 2026-06-16
   days on market $30,000 Active 70 DOM
4. 2026-06-15
   days on market $30,000 Active 69 DOM
5. 2026-06-13
   days on market $30,000 Active 67 DOM
6. 2026-06-13
   days on market $30,000 Active 66 DOM
7. 2026-06-09
   days on market $30,000 Active 63 DOM
8. 2026-06-08
   days on market $30,000 Active 62 DOM
9. 2026-06-07
   days on market $30,000 Active 61 DOM
10. 2026-06-04
    days on market $30,000 Active 58 DOM
11. 2026-06-03
    days on market $30,000 Active 57 DOM
12. 2026-06-02
    days on market $30,000 Active 56 DOM
13. 2026-06-01
    days on market $30,000 Active 55 DOM
14. 2026-05-31
    days on market $30,000 Active 54 DOM
15. 2026-04-07
    listed $30,000 Active 432-char remark

    Show marketing remark (432 chars)

    Charming 2-bedroom, 1-bath home offered at an attractive price! This cozy property features an indoor laundry room, providing year-round comfort and convenience—no need to worry about braving the elements. The kitchen and bathroom have been tastefully updated with recent remodeling, adding a fresh and modern touch. This home combines value and practicality. Don’t miss out—this opportunity won’t last long!

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

Taxation est. · year 1

• Rental income: $15,413
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$150
• − Repairs & maintenance: −$1,233
• − Management: −$1,233
• − Depreciation: −$873
• Taxable income: $9,794
• Est. tax owed @ 24.0%: −$2,351
• After-tax cash flow: $7,338/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.

Condition & rehab AI · 6 photos

Average 55/100 Cosmetic rehab

This charming 2-bedroom home offers a good starting point with recent updates, but requires exterior repairs and maintenance to maximize its resale and rental value.

Repairs flagged

• Major exterior siding — Significant damage
• Major exterior paint — Visible peeling

Value-add opportunities

• Both repair exterior siding — Improves curb appeal and structural integrity
• Both paint interior walls — Enhances interior aesthetics and value
• Both update exterior paint — Enhances curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant damage	Major	$15,000–50,000
exterior paint · Visible peeling	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both repair exterior siding — Improves curb appeal and structural integrity ↑
• Both paint interior walls — Enhances interior aesthetics and value ↑
• Both update exterior paint — Enhances curb appeal and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-04-07 Listed $30,000 CRMLS