18130 Casaba Rd · Adelanto, CA 92301

$685,000

8 bd · 6.0 ba · 3,312 sqft · MultiFamily public records · 27 Days on market

Built 1982 6,085 sqft lot Est $646k · 6% over

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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 +17.9/30.0
• Appreciation +10.0/10.0
• DSCR +5.6/10.0
• ARV discount +4.8/15.0
• 1% rule +4.1/10.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• Schools +2.2/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

This fourplex at 18130 Casaba Road represents a rare investment opportunity. Each of it's four units offers two bedrooms, 1.5 bathrooms, laundry hookups, a carport, and private patios. Enhanced security is provided through surveillance cameras, and utility management is streamlined with individual gas and electric meters. Sitting on a spacious 6,085-square-foot lot under a full lease, this property is poised for significant returns. Its proximity to US Hwy 395 and shopping centers makes it an ideal investment. Don't miss out on this great opportunity.

Key facts

• Private patios
• Surveillance cameras
• Laundry hookups

Tags

• LAUNDRY HOOKUPS
• PRIVATE PATIOS
• SURVEILLANCE CAMERAS
• PROXIMITY TO US HWY 395
• PROXIMITY TO SHOPPING CENTERS

Property features AI

Finance

• Other: Accessibility: Parking; Common walls: 2+ common walls; Number of buildings: 1
• Financial info: Total building area: 3,312; Total actual rent: $3,500; Gross scheduled income: $62,185; Gross income / Net operating income: $54,632; Operating expenses: $7,553 (includes water/sewer $4,095; trash $3,458); Tenant pays all utilities; Number of leased units: 3; Four separate gas meters and four separate electric meters; one separate water meter; Number of units: 4; all units unfurnished
• HOA & community: Street lighting in the community

Exterior

• Parking: Carport; Driveway parking; Open parking spaces (total 8; 4 uncovered)
• Security: Security system
• Utilities: Public sewer; District/public water; Natural gas available; Electricity available; Cable available; Sewer available
• Home design: Attached multi-unit property; Two stories; Entry level: 1; Property condition: Cosmetic repairs needed
• Construction: Shingle roof; Year built source: Assessor
• Exterior features: Wood and wrought iron fencing; Lot is level/flat; 2–5 units per acre; No pool

Interior

• Kitchen: Gas range; Vented exhaust fan; Water heater unit
• Bedrooms: All bedrooms located upstairs; Units include 2 bedrooms each (four units total)
• Flooring: Vinyl; Carpet
• Bathrooms: Each unit has 2 bathrooms (1 full, 1 half)
• Heating & cooling: Forced air heating; Evaporative cooling
• Interior features: Sliding glass doors; Front entry; Two levels; Security system; Blinds
• Laundry & utility: Washer hookup; Gas dryer hookup; Laundry available

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.5-bath units multifamily listed at $685k.

Deal economics

• At list price, monthly cash flow is $575 ($7k/yr) — positive. Per door: $144/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $624k (8.9% below list).
• Recommended offer: $624k (8.9% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 4.2% in Adelanto — 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 47/100 on livability (#1,250 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: crime D, schools F, amenities F.
• Victor Valley Union High (urban): math 25% / reading 25% proficiency, ranked #407 of 517 in CA (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.7%/yr); 615 active listings in the ZIP; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• At $6,237/mo this rent would consume 109% of the median local household income ($69k/yr) (locally 1345% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $73k of equity ($5k loan paydown + $68k appreciation (10.0% 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 (10.0% appreciation + 4.7% rent growth), your $192k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$118k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($675k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $55k; list at $685k implies a 1145% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $623,700 (8.9% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D 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 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: 0.91% ✗
• Cap rate: 7.30%
• Cash-on-cash: 3.60%
• DSCR: 1.16
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $645,840
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18140 Poinciana Rd	0.18mi	8/5.0	3,338 (+1%)	6mo	$650,000	$195	81
18202 Casaba Rd	0.09mi	8/6.0	3,312 (0%)	24mo	$570,000	$172	76
10943 Aztec Ln	0.25mi	8/4.0	3,224 (-3%)	19mo	$643,500	$200	60

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 4.68% rent growth · sell at horizon

5-year hold

• IRR: 27.5%
• Equity multiple: 3.19×
• Total profit: $420,286
• Equity at exit: $617,102

10-year hold

• IRR: 24.4%
• Equity multiple: 7.42×
• Total profit: $1,231,869
• Equity at exit: $1,330,804

Cash invested: $191,800 (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 92301

• Home prices YoY: 10.0%
• Rents YoY: 4.7%
• Active inventory: 615
• Price-to-rent: 36.6×

Monthly cashflow live

• Estimated rent: $6,237 high
• Mortgage (P&I): −$3,592
• Tax from tax record: −$474 /mo · $5,692/yr
• Insurance: −$285
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,310
• Net cashflow: $575

Break-even live

Break-even rent $5,509

Max offer price $685,000

Occupancy floor 86%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1.5	$6,236
Total (4 units)			$6,237

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: $171,250
• Closing costs: $20,550
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $685,000 Active 27 DOM
2. 2026-06-17
   days on market $685,000 Active 26 DOM
3. 2026-06-16
   days on market $685,000 Active 25 DOM
4. 2026-06-15
   days on market $685,000 Active 24 DOM
5. 2026-06-13
   days on market $685,000 Active 22 DOM
6. 2026-06-09
   days on market $685,000 Active 18 DOM
7. 2026-06-08
   days on market $685,000 Active 17 DOM
8. 2026-06-07
   days on market $685,000 Active 16 DOM
9. 2026-06-04
   days on market $685,000 Active 13 DOM
10. 2026-06-03
    days on market $685,000 Active 12 DOM
11. 2026-06-02
    days on market $685,000 Active 11 DOM
12. 2026-06-01
    days on market $685,000 Active 10 DOM
13. 2026-05-31
    days on market $685,000 Active 9 DOM
14. 2026-05-22
    listed $685,000 Active
15. 2026-04-15
    historical
16. 2026-03-14
    price $695,000
17. 2026-01-28
    status Active
18. 2026-01-28
    price $700,000
19. 2025-11-15
    listed $710,000 Active
20. 2000-01-19
    soldstatus $55,000
21. 1998-06-29
    soldstatus $46,130
22. 1995-05-26
    soldstatus $35,000
23. 1995-02-15
    soldstatus $85,825
24. 1990-04-27
    soldstatus $154,000
25. 1978-03-01
    soldstatus $3,000

ⓘ 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: $5,692 · $474/mo
• Projected year-2 tax: $5,692 · $474/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 5 d/yr ≥99°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 16 unhealthy d/yr today · 20 by 30 yrs out

Taxation est. · year 1

• Rental income: $74,844
• − Mortgage interest: −$38,371
• − Property taxes: −$5,692
• − Insurance: −$3,425
• − Repairs & maintenance: −$5,988
• − Management: −$5,988
• − Depreciation: −$19,927
• Taxable loss: −$4,546
• Est. tax savings @ 24.0%: +$1,091
• After-tax cash flow: $7,994/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: Victor Valley Union High
• NCES district ID: 0636972
• Math proficiency: 25% ▲ 6.00%
• Reading proficiency: 25% ▼ -12.00%
• Median HH income: $45,112
• Composite: 21.6/100
• National rank: #8296
• State rank: #407 of 517 in CA

Livability — Adelanto

• Score: 47/100
• State rank: #1250
• US rank: #26338

Category grades

Amenities F Commute F Cost of living D- Crime D Employment D- Housing A+ Health & safety F User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Adelanto, CA
• County: San Bernardino County · 2,030,291 people
• City population: 38,577
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 38,577
• Household income: $68,676
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 1345.0

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: Predominantly Hispanic (69%)
• Race & ethnicity: Hispanic / Latino 69% Two or more races 34% Black 15% White 9% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 58%
• Foreign-born: 18% · Canada
• Languages at home: 52% English-only · Spanish 46%

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: ▲ 41.09%
• Current HPI: 453.6071
• Rent YoY: ▲ 4.68%
• 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

+22733.3% since first listed

12 events — show timeline

• 2026-05-22 Listed $685,000 CRMLS
• 2026-04-15 Listing Removed — CRMLS
• 2026-03-14 Price Changed $695,000 CRMLS
• 2026-01-28 Relisted — CRMLS
• 2026-01-28 Price Changed $700,000 CRMLS
• 2025-11-15 Listed $710,000 CRMLS
• 2000-01-19 Sold (Public Records) $55,000 Public Records
• 1998-06-29 Sold (Public Records) $46,130 Public Records
• 1995-05-26 Sold (Public Records) $35,000 Public Records
• 1995-02-15 Sold (Public Records) $85,825 Public Records
• 1990-04-27 Sold (Public Records) $154,000 Public Records
• 1978-03-01 Sold (Public Records) $3,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $5,692 · +7.1% YoY. Source: county tax records.