960 Granada Hl · Barstow, CA 92311

$200,000

3 bd · 2.0 ba · 1,188 sqft · SingleFamily public records · 116 Days on market

Built 1987 4,512 sqft lot $168/sqft · 26% below area Est $269k · 26% under

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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 +24.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +5.4/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great little 3 bd. home in good neighborhood. Close to schools and shopping, commuter friendly.

Key facts

• 4,512 sq ft lot
• 2 garage spots
• Built 1987

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $429 ($5k/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: $182k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).
• This rent runs 40% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $67k; list at $200k implies a 199% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.04% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.19%
• DSCR: 1.41
• GRM: 8.0

CMA / ARV

• ARV (median comp): $268,601
• List price: $200,000
• Delta: -25.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2123 Sierra Linda Dr	0.03mi	3/2.0	1,239 (+4%)	12mo	$310,000	$250	82
1912 Forane	0.43mi	3/2.0	1,180 (-1%)	3mo	$273,000	$231	77
1940 Forane St	0.37mi	3/2.0	1,200 (+1%)	8mo	$285,000	$238	75
2100 Sierra Linda Dr	0.10mi	3/3.0	1,248 (+5%)	10mo	$264,000	$212	75
1656 Forane	0.71mi	3/2.0	1,150 (-3%)	2mo	$325,000	$283	60
2001 Aurora Way	0.43mi	3/1.0	1,218 (+2%)	18mo	$330,000	$271	56
1836 Calico	0.47mi	3/1.5	1,040 (-12%)	4mo	$170,000	$163	52
1909 Sunset St	0.55mi	3/2.0	1,232 (+4%)	22mo	$300,000	$244	50
1729 Forane St	0.62mi	4/2.0 (+1)	1,144 (-4%)	20mo	$320,000	$280	44
1837 Sunrise Rd	0.62mi	3/1.0	1,040 (-12%)	16mo	$220,000	$212	32

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

Projected returns pro-forma

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

5-year hold

• IRR: -3.2%
• Equity multiple: 0.88×
• Total profit: $-6,590
• Equity at exit: $29,821

10-year hold

• IRR: 5.8%
• Equity multiple: 1.42×
• Total profit: $23,409
• Equity at exit: $17,292

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 92311

• Home prices YoY: -30.6%
• Rents YoY: 2.3%
• Active inventory: 343
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,076 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$79 /mo · $946/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $429

Break-even live

Break-even rent $1,533

Max offer price $200,000

Occupancy floor 74%

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: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
800 Arbor Way Barstow, CA	3.0	2.0	1000	$2,500	$2.50	24d	1	0.15mi
1801 Rimrock Rd Barstow, CA	1.0–2.0	1.0–2.0	775	$1,810	$2.34	1d	6	0.50mi
332 Date Ave Barstow, CA	4.0	2.0	1144	$1,950	$1.70	43d	1	1.04mi
751 Upton Dr Unit 2 Barstow, CA	2.0	1.0	800	$1,295	$1.62	18d	1	1.24mi
761 Upton Dr Unit C Barstow, CA	2.0	1.0	800	$1,199	$1.50	5d	1	1.24mi

Listing history 9 events

1. 2026-03-24
   price $200,000
2. 2026-01-09
   listed $225,000 Active
3. 2025-12-24
   historical
4. 2013-04-17
   soldstatus $67,000
5. 2013-04-14
   soldstatus $67,000 95-char remark

   Show marketing remark (95 chars)

   Great little 3 bd. home in good neighborhood. Close to schools and shopping, commuter friendly.

6. 2002-04-30
   soldstatus $72,500
7. 2002-04-30
   soldstatus $72,500
8. 1989-12-22
   soldstatus $69,000
9. 1983-04-25
   soldstatus $12,000

ⓘ 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: $946 · $79/mo
• Projected year-2 tax: $1,520 · $127/mo
• Expected delta: +$574/yr (+$48/mo · 60.7%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥103°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,906
• − Mortgage interest: −$11,203
• − Property taxes: −$946
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,992
• − Management: −$1,992
• − Depreciation: −$5,818
• Taxable income: $1,954
• Est. tax owed @ 24.0%: −$469
• After-tax cash flow: $4,675/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: 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

+1566.7% since first listed

9 events — show timeline

• 2026-03-24 Price Changed $200,000 CRMLS
• 2026-01-09 Listed $225,000 CRMLS
• 2025-12-24 Coming Soon — CRMLS
• 2013-04-17 Sold (Public Records) $67,000 Public Records
• 2013-04-14 Sold (MLS) $67,000 CRMLS
• 2002-04-30 Sold (Public Records) $72,500 Public Records
• 2002-04-30 Sold (MLS) $72,500 CRMLS
• 1989-12-22 Sold (Public Records) $69,000 Public Records
• 1983-04-25 Sold (Public Records) $12,000 Public Records

Property tax history

-1.1%/yr

Latest (2025): $946 · +1.8% YoY. Source: county tax records.