33713 1st St · Barstow, CA 92327

$200,000

4 bd · None ba · 1,854 sqft · MultiFamily public records · 30 Days on market

Built 1954 1.61 ac lot

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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 +28.4/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Less than 8 miles from Barstow, this versatile income-producing property offers exceptional investment potential with multiple opportunities for additional revenue. The property features two fully rented units, each offering 2 bedrooms, 1 bathroom, a kitchen, and a living room. Current rents are below market value, leaving room for increased cash flow and future upside. The large warehouse/workshop adds even more value, presenting an excellent opportunity for extra rental income or the perfect setup for a small business, contractor, mechanic, storage use, or home-based operation. Situated on 1.61 acres adjacent to the Daggett Community Services District, this property combines residential i

Key facts

• 1.61 acres
• Fully rented units
• 1.61 acre lot

Tags

• FULLY RENTED UNITS
• 1.61 ACRES
• COMMERCIAL STYLE FLEXIBILITY

Property features AI

Finance

• Financial info: Gross scheduled income $1,525; Gross income $1,425; Net operating income $1,425; Operating expense $100; Trash expense $120; Total expenses $1,325; Tenant pays gas and electricity; Unit rents shown: one unit at $800, one unit at $825
• HOA & community: Suburban community

Exterior

• Parking: 4 garage spaces (4 total parking spaces)
• Utilities: Public/district water; Septic (type unknown); Two separate water meters, two separate gas meters, and two separate electric meters
• Home design: Multi-unit property with 2 buildings and 2 total units; One-story buildings; No ADU
• Construction: Built (year per public records); Parcel number 0516181090000
• Exterior features: Desert front and desert back landscaping; No pool

Interior

• Bedrooms: Two 2-bedroom units (each unit listed as 2 beds)
• Interior features: Front door entry; Single-story layout; Attached property with one common wall
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 4-bed/?-bath multifamily listed at $200k.

Deal economics

• At list price, monthly cash flow is $649 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.2% 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.
• Silver Valley Unified (town): math 23% / reading 39% proficiency, ranked #323 of 517 in CA (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 21 active listings in the ZIP; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($197k) 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 $112k; list at $200k implies a 78% 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: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,000 (1.5% below list)

Questions for the listing agent

1. Built in 1954 — 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 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.20% ✓
• Cap rate: 10.19%
• Cash-on-cash: 13.91%
• DSCR: 1.62
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 20.5%
• Equity multiple: 2.17×
• Total profit: $65,400
• Equity at exit: $89,929

10-year hold

• IRR: 21.7%
• Equity multiple: 4.12×
• Total profit: $174,828
• Equity at exit: $138,591

Cash invested: $56,000 (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 92327

• Active inventory: 21
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $2,400 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$115 /mo · $1,375/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $649

Break-even live

Break-even rent $1,578

Max offer price $200,000

Occupancy floor 68%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,400
Total (2 units)			$2,400

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $200,000 Active 30 DOM
2. 2026-06-17
   days on market $200,000 Active 29 DOM
3. 2026-06-16
   days on market $200,000 Active 28 DOM
4. 2026-06-15
   days on market $200,000 Active 27 DOM
5. 2026-06-13
   days on market $200,000 Active 25 DOM
6. 2026-06-13
   days on market $200,000 Active 24 DOM
7. 2026-06-09
   days on market $200,000 Active 21 DOM
8. 2026-06-08
   days on market $200,000 Active 20 DOM
9. 2026-06-07
   days on market $200,000 Active 19 DOM
10. 2026-06-04
    days on market $200,000 Active 16 DOM
11. 2026-06-03
    days on market $200,000 Active 15 DOM
12. 2026-06-02
    days on market $200,000 Active 14 DOM
13. 2026-06-01
    days on market $200,000 Active 13 DOM
14. 2026-05-31
    days on market $200,000 Active 12 DOM
15. 2026-05-19
    listed $200,000 Active
16. 2025-02-28
    historical
17. 2024-07-31
    listed $200,000 Active
18. 2024-07-10
    historical
19. 2007-05-08
    soldstatus $112,500
20. 1995-05-08
    soldstatus $50,000

ⓘ 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: $1,375 · $115/mo
• Projected year-2 tax: $1,520 · $127/mo
• Expected delta: +$145/yr (+$12/mo · 10.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,800
• − Mortgage interest: −$11,203
• − Property taxes: −$1,375
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − Depreciation: −$5,818
• Taxable income: $4,796
• Est. tax owed @ 24.0%: −$1,151
• After-tax cash flow: $6,640/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: Silver Valley Unified
• NCES district ID: 0636820
• Math proficiency: 23% ▼ -12.00%
• Reading proficiency: 39% ▼ -12.00%
• Median HH income: $48,754
• Composite: 26.85/100
• National rank: #7105
• State rank: #323 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

• City population: 33,954
• Population (ZIP): 706

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 0.67)
• Race & ethnicity: White 48% Hispanic / Latino 23% Black 22% Two or more races 22%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: English 4% Italian 2%

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: —
• Current HPI: —
• 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

+300.0% since first listed

6 events — show timeline

• 2026-05-19 Listed $200,000 CRMLS
• 2025-02-28 Listing Removed — CRMLS
• 2024-07-31 Listed $200,000 CRMLS
• 2024-07-10 Coming Soon — CRMLS
• 2007-05-08 Sold (Public Records) $112,500 Public Records
• 1995-05-08 Sold (Public Records) $50,000 Public Records

Property tax history

-2.9%/yr

Latest (2025): $1,375 · -0.0% YoY. Source: county tax records.