801 Valley Ave · Needles, CA 92363

$325,000

1 bd · 1.0 ba · 812 sqft · Other public records · 54 Days on market

Built 1954 1.46 ac lot $400/sqft · 43% above area

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• 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
• Cash flow +0.9/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

A truly distinctive multi-parcel estate offering scale, flexibility, and architectural character rarely found at this price point. Set on approximately 1.46 acres across three separate parcels, this one-of-a-kind property delivers a unique blend of residential living and expansive utility—ideal for multi-generational living, creative use, or those seeking space beyond the ordinary. At the heart of the home is a stunning barndominium-style great room, where soaring ceilings, exposed architectural framing, and oversized ceiling fans create a dramatic sense of volume and openness. The space feels both grand and inviting—designed for gathering, entertaining, or reimagining to suit y

Key facts

• Industrial character
• Multi parcel estate
• 1.46 acre lot

Tags

• MULTI PARCEL ESTATE
• BARNDOMINIUM STYLE GREAT ROOM
• SELF CONTAINED LIVING AREA
• FULLY FENCED BACKYARD
• QUONSET STYLE STRUCTURE
• INDUSTRIAL CHARACTER

Property features AI

Finance

• Other: Lot is a corner parcel and part of additional parcels; Lot described as over 40,000 sq ft (0-1 unit/acre)
• HOA & community: Rural community

Exterior

• Parking: Four garage spaces; Six uncovered parking spaces; Total of ten parking spaces; Garage plus additional/other parking (see remarks)
• Utilities: Public sewer; District/public water
• Home design: Single-story house; Updated/remodeled condition; No attached units or common walls; Property has a view; Entry level: 1 (front entry)
• Construction: House structure; Updated/remodeled
• Exterior features: Open patio; Patio present; No pool

Interior

• Kitchen: Family-style kitchen with dining ell
• Bedrooms: Five bedrooms on the main level; All bedrooms located on the lower/main floor; Main floor primary bedroom
• Bathrooms: One full bathroom; One 3/4 bathroom; Bathrooms with tub-shower and separate shower
• Heating & cooling: Central cooling (see remarks)
• Interior features: Beamed ceilings; Front entry
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $325k.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (60.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (65.4% below list).
• Recommended offer: $112k (65.4% below list) — sets the bar for 1% rule.
• Cap rate 1.3% vs local median 5.3% in Needles — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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

• In year one you build about $8k of equity ($2k loan paydown + $5k 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.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 2 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 $80k; list at $325k implies a 306% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,467 (65.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 65% concession, seller financing, or rate buy-down credit?
3. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.35% ✗
• Cap rate: 1.28%
• Cash-on-cash: -17.90%
• DSCR: 0.20
• GRM: 24.1

CMA / ARV

• ARV (median comp): $755,276
• List price: $325,000
• Delta: -56.97%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -14.6%
• Equity multiple: 0.23×
• Total profit: $-69,993
• Equity at exit: $121,985

10-year hold

• IRR: -8.0%
• Equity multiple: -0.08×
• Total profit: $-98,057
• Equity at exit: $171,013

Cash invested: $91,000 (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: 24.1×

Monthly cashflow live

• Estimated rent: $1,125 medium
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,875/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $-1,358

Break-even live

Break-even rent $2,843

Max offer price $128,566

Occupancy floor —

Sensitivity live

Price	-10% $-1,133	-5% $-1,245	+0% $-1,358	+5% $-1,470	+10% $-1,582
Rent	-10% $-1,446	-5% $-1,402	+0% $-1,358	+5% $-1,313	+10% $-1,269
Rate	-1.0pp $-1,194	-0.5pp $-1,275	base $-1,358	+0.5pp $-1,442	+1.0pp $-1,527

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
412 D St Needles, CA	2.0	1.0	1096	$1,200	$1.09	15d	1	0.13mi
110 S L St Needles, CA	2.0	1.0	700	$800	$1.14	45d	1	0.69mi
214 Spruce St Needles, CA	1.0	1.0	542	$1,100	$2.03	45d	1	0.87mi

Listing history 22 events

1. 2026-06-22
   days on market $325,000 Active 54 DOM
2. 2026-06-19
   days on market $325,000 Active 52 DOM
3. 2026-06-18
   days on market $325,000 Active 51 DOM
4. 2026-06-17
   days on market $325,000 Active 50 DOM
5. 2026-06-16
   days on market $325,000 Active 49 DOM
6. 2026-06-15
   days on market $325,000 Active 48 DOM
7. 2026-06-14
   days on market $325,000 Active 46 DOM
8. 2026-06-13
   days on market $325,000 Active 45 DOM
9. 2026-06-10
   days on market $325,000 Active 43 DOM
10. 2026-06-09
    days on market $325,000 Active 42 DOM
11. 2026-06-08
    days on market $325,000 Active 41 DOM
12. 2026-06-07
    days on market $325,000 Active 40 DOM
13. 2026-06-05
    days on market $325,000 Active 37 DOM
14. 2026-06-02
    days on market $325,000 Active 35 DOM
15. 2026-06-01
    days on market $325,000 Active 34 DOM
16. 2026-05-31
    days on market $325,000 Active 33 DOM
17. 2026-05-30
    days on market $325,000 Active 32 DOM
18. 2026-04-28
    listed $325,000 Active 2096-char remark
19. 2025-04-14
    historical
20. 2024-11-17
    listed $450,000 Active
21. 2008-06-19
    soldstatus $80,000
22. 1991-01-23
    soldstatus $100,000

ⓘ 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 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: $13,496
• − Mortgage interest: −$18,205
• − Property taxes: −$4,875
• − Insurance: −$1,625
• − Repairs & maintenance: −$1,080
• − Management: −$1,080
• − Depreciation: −$9,455
• Taxable loss: −$22,823
• Est. tax savings @ 24.0%: +$5,478
• After-tax cash flow: $-10,813/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

+225.0% since first listed

5 events — show timeline

• 2026-04-28 Listed $325,000 CRMLS
• 2025-04-14 Listing Removed — CRMLS
• 2024-11-17 Listed $450,000 CRMLS
• 2008-06-19 Sold (Public Records) $80,000 Public Records
• 1991-01-23 Sold (Public Records) $100,000 Public Records