408 Bazoobuth · Needles, CA 92363

$110,000

2 bd · 1.0 ba · 814 sqft · SingleFamily public records · 46 Days on market

Built 1920 4,500 sqft lot $135/sqft · at area comps Est $109k · at est.

---

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 +26.6/30.0
• DSCR +9.1/10.0
• ARV discount +7.0/15.0
• 1% rule +6.2/10.0
• 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

Listing remarks

Perfect for first time buyer, or an investor looking to expand their rental inventory, or vacation home, this property features lot with big enough to park a boat or RV, central AC, easy access to Highway 95, close to Jack Smith Park, the park offers boat launching, priced to sell quickly.

Key facts

• Central ac
• 4,500 sq ft lot
• Built 1920

Tags

• CENTRAL AC
• EASY ACCESS TO HIGHWAY 95
• CLOSE TO JACK SMITH PARK
• PARK OFFERS BOAT LAUNCHING

Property features AI

Finance

• Other: Lot listed as 0–1 unit/acre (lot size source: assessor's data)
• Financial info: Assessments: Unknown
• HOA & community: No HOA (association value listed as 0); Community features include curbs, a dog park, and a park

Exterior

• Parking: Parking details not provided
• Security: No security features indicated
• Utilities: Public sewer; District/public water; Water and sewer available; Electricity available; Telephone in street
• Home design: Single-story; Entry on main level; No common walls with neighboring units; No accessory dwelling unit
• Construction: Year built source: Assessor
• Exterior features: House (single-family structure); No pool

Interior

• Kitchen: Refrigerator included; Tile countertops; Eating area located in the living room
• Bedrooms: 2 bedrooms on the main level
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom with bathtub
• Heating & cooling: Central cooling
• Interior features: One-level home; Main level entry; All bedrooms on main level; One main-level bathroom; No accessibility features indicated
• Laundry & utility: No laundry hookups indicated

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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 at typical pace (median 15d 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).

Forward outlook

• In year one you build about $3k of equity ($761 loan paydown + $2k 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 $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 9y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $41k; list at $110k implies a 168% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.12% ✓
• Cap rate: 9.51%
• Cash-on-cash: 11.48%
• DSCR: 1.51
• GRM: 7.4

CMA / ARV

• ARV (median comp): $108,861
• List price: $110,000
• Delta: 1.05%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
519 C St	0.12mi	2/1.0	834 (+2%)	5mo	$115,000	$138	86
517 Palm Way	0.12mi	2/1.0	832 (+2%)	12mo	$136,000	$163	81
419 Acoma St	0.05mi	2/1.0	898 (+10%)	3mo	$44,000	$49	78
811 4th St	0.33mi	2/1.0	816 (+0%)	8mo	$130,000	$159	77
515 A St	0.07mi	2/1.0	930 (+14%)	6mo	$123,000	$132	68
305 C St	0.12mi	3/1.0 (+1)	896 (+10%)	17mo	$139,000	$155	58
1310 W Broadway St	0.67mi	2/1.0	868 (+7%)	13mo	$125,000	$144	47

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: 14.9%
• Equity multiple: 1.79×
• Total profit: $24,302
• Equity at exit: $41,287

10-year hold

• IRR: 17.7%
• Equity multiple: 3.28×
• Total profit: $70,295
• Equity at exit: $57,881

Cash invested: $30,800 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,232 high
• Mortgage (P&I): −$577
• Tax from tax record: −$56 /mo · $668/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $295

Break-even live

Break-even rent $859

Max offer price $110,000

Occupancy floor 71%

Sensitivity live

Price	-10% $357	-5% $326	+0% $295	+5% $263	+10% $232
Rent	-10% $197	-5% $246	+0% $295	+5% $343	+10% $392
Rate	-1.0pp $350	-0.5pp $323	base $295	+0.5pp $266	+1.0pp $237

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: $27,500
• Closing costs: $3,300
• 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	14d	1	0.04mi
412 D St Needles, CA	2.0	1.0	1096	$1,200	$1.09	14d	1	0.25mi
512 E St Needles, CA	3.0	1.0	895	$1,300	$1.45	14d	1	0.32mi
804 Valley Ave Needles, CA	3.0	1.0	840	$1,300	$1.55	14d	1	0.35mi
110 S L St Needles, CA	2.0	1.0	700	$800	$1.14	45d	1	0.78mi
1514 4th St Unit 1514 Needles, CA	3.0	1.0	968	$1,375	$1.42	14d	1	0.82mi
214 Spruce St Needles, CA	1.0	1.0	542	$1,100	$2.03	45d	1	0.92mi

Listing history 35 events

1. 2026-06-19
   pricedays on market $110,000 Active 46 DOM
2. 2026-06-18
   days on market $125,000 Active 45 DOM
3. 2026-06-17
   days on market $125,000 Active 44 DOM
4. 2026-06-16
   days on market $125,000 Active 43 DOM
5. 2026-06-15
   days on market $125,000 Active 42 DOM
6. 2026-06-14
   days on market $125,000 Active 40 DOM
7. 2026-06-13
   days on market $125,000 Active 39 DOM
8. 2026-06-10
   days on market $125,000 Active 37 DOM
9. 2026-06-09
   days on market $125,000 Active 36 DOM
10. 2026-06-08
    days on market $125,000 Active 35 DOM
11. 2026-06-07
    days on market $125,000 Active 34 DOM
12. 2026-06-05
    days on market $125,000 Active 31 DOM
13. 2026-06-02
    days on market $125,000 Active 29 DOM
14. 2026-06-01
    days on market $125,000 Active 28 DOM
15. 2026-05-31
    days on market $125,000 Active 27 DOM
16. 2026-05-30
    days on market $125,000 Active 26 DOM
17. 2026-05-04
    listed $125,000 Active 290-char remark
18. 2025-03-31
    historical
19. 2024-11-20
    price $145,000
20. 2024-09-30
    listed $149,000 Active
21. 2020-06-06
    status Active
22. 2020-05-07
    historical Hold Do Not Show
23. 2020-03-04
    status Active
24. 2020-02-03
    historical Hold Do Not Show
25. 2019-12-31
    listed $45,000 Active
26. 2019-11-20
    soldstatus $41,000
27. 2019-09-10
    soldstatus $41,000 Closed Sale
28. 2019-04-28
    status Pending Sale
29. 2017-09-12
    listed $49,900
30. 2017-09-10
    listed $49,900 Active
31. 2017-09-08
    listed $49,900
32. 2003-05-06
    soldstatus $30,000
33. 1996-09-09
    soldstatus $26,000
34. 1990-01-26
    soldstatus $28,000
35. 1988-07-05
    soldstatus $19,000

ⓘ 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: $668 · $56/mo
• Projected year-2 tax: $836 · $70/mo
• Expected delta: +$168/yr (+$14/mo · 25.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 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: $14,780
• − Mortgage interest: −$6,162
• − Property taxes: −$668
• − Insurance: −$550
• − Repairs & maintenance: −$1,182
• − Management: −$1,182
• − Depreciation: −$3,200
• Taxable income: $1,835
• Est. tax owed @ 24.0%: −$440
• After-tax cash flow: $3,095/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

+557.9% since first listed

19 events — show timeline

• 2026-05-04 Listed $125,000 CRMLS
• 2025-03-31 Listing Removed — CRMLS
• 2024-11-20 Price Changed $145,000 CRMLS
• 2024-09-30 Listed $149,000 CRMLS
• 2020-06-06 Relisted — CRMLS
• 2020-05-07 Delisted — CRMLS
• 2020-03-04 Relisted — CRMLS
• 2020-02-03 Delisted — CRMLS
• 2019-12-31 Listed $45,000 CRMLS
• 2019-11-20 Sold (MLS) $41,000 WARDEX
• 2019-09-10 Sold (MLS) $41,000 CRMLS
• 2019-04-28 Pending — CRMLS
• 2017-09-12 Listed $49,900 WARDEX
• 2017-09-10 Listed $49,900 CRMLS
• 2017-09-08 Listed $49,900 WARDEX
• 2003-05-06 Sold (Public Records) $30,000 Public Records
• 1996-09-09 Sold (Public Records) $26,000 Public Records
• 1990-01-26 Sold (Public Records) $28,000 Public Records
• 1988-07-05 Sold (Public Records) $19,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $668 · +1.9% YoY. Source: county tax records.