4170 Needles Hwy #65 · Needles, CA 92363

$150,000

3 bd · 2.0 ba · 1,237 sqft · Manufactured · 126 Days on market

Built 2022 Excellent condition $121/sqft · 55% below area ↓ 39% since listing

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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 +26.5/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Appreciation +5.8/10.0
• Condition / age +4.8/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Near new home in the beautiful River Palms Resort located on the pristine Colorado River. 3 Spacious, open plan with lots of natural light throughout. Master suite with its own en-suite bath and walk-in closet. Separate inside laundry room with access door to outside. Full length covered carport, large covered rear deck that overlooks yard with your own mini putting green. Corner lot and near lots of extra parking spaces for guests! Community amenities include small private community beach, launch ramp, dock, basketball/tennis courts, pools, spa, outdoor BBQ areas, fitness center and more. Enjoy all the community events Palms River has to offer. Enjoy off-road trails, nearby AVI Resort, Laughlin night life and more! Call your agent today to miss out on this opportunity for the best priced 3 bedroom in the community.

Key facts

• Fitness center
• Launch ramp
• Mini putting green

Tags

• MINI PUTTING GREEN
• COVERED REAR DECK
• PRIVATE COMMUNITY BEACH
• LAUNCH RAMP
• BASKETBALL TENNIS COURTS
• FITNESS CENTER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $395 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% 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; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k 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 $42k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $30k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% 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 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: 1.21% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.29%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (median comp): $330,000
• List price: $150,000
• Delta: -54.55%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 14.8%
• Equity multiple: 1.78×
• Total profit: $32,791
• Equity at exit: $56,301

10-year hold

• IRR: 17.6%
• Equity multiple: 3.27×
• Total profit: $95,301
• Equity at exit: $78,929

Cash invested: $42,000 (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: 151
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,812 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $395

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 73%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $150,000 Active 126 DOM
2. 2026-06-18
   days on market $150,000 Active 125 DOM
3. 2026-06-17
   days on market $150,000 Active 124 DOM
4. 2026-06-16
   days on market $150,000 Active 123 DOM
5. 2026-06-15
   days on market $150,000 Active 122 DOM
6. 2026-06-14
   days on market $150,000 Active 120 DOM
7. 2026-06-13
   days on market $150,000 Active 119 DOM
8. 2026-06-10
   days on market $150,000 Active 117 DOM
9. 2026-06-09
   days on market $150,000 Active 116 DOM
10. 2026-06-08
    days on market $150,000 Active 115 DOM
11. 2026-06-07
    days on market $150,000 Active 114 DOM
12. 2026-06-05
    days on market $150,000 Active 111 DOM
13. 2026-06-02
    days on market $150,000 Active 109 DOM
14. 2026-06-01
    days on market $150,000 Active 108 DOM
15. 2026-05-31
    days on market $150,000 Active 107 DOM
16. 2026-05-30
    days on market $150,000 Active 106 DOM
17. 2026-04-23
    price $150,000 827-char remark

    Show marketing remark (827 chars)

    Near new home in the beautiful River Palms Resort located on the pristine Colorado River. 3 Spacious, open plan with lots of natural light throughout. Master suite with its own en-suite bath and walk-in closet. Separate inside laundry room with access door to outside. Full length covered carport, large covered rear deck that overlooks yard with your own mini putting green. Corner lot and near lots of extra parking spaces for guests! Community amenities include small private community beach, launch ramp, dock, basketball/tennis courts, pools, spa, outdoor BBQ areas, fitness center and more. Enjoy all the community events Palms River has to offer. Enjoy off-road trails, nearby AVI Resort, Laughlin night life and more! Call your agent today to miss out on this opportunity for the best priced 3 bedroom in the community.

18. 2026-02-13
    listed $180,000 Active 827-char remark

    Show marketing remark (827 chars)

    Near new home in the beautiful River Palms Resort located on the pristine Colorado River. 3 Spacious, open plan with lots of natural light throughout. Master suite with its own en-suite bath and walk-in closet. Separate inside laundry room with access door to outside. Full length covered carport, large covered rear deck that overlooks yard with your own mini putting green. Corner lot and near lots of extra parking spaces for guests! Community amenities include small private community beach, launch ramp, dock, basketball/tennis courts, pools, spa, outdoor BBQ areas, fitness center and more. Enjoy all the community events Palms River has to offer. Enjoy off-road trails, nearby AVI Resort, Laughlin night life and more! Call your agent today to miss out on this opportunity for the best priced 3 bedroom in the community.

19. 2024-12-03
    historical
20. 2024-07-18
    price $239,999
21. 2024-07-18
    price $139,999
22. 2024-06-07
    listed $245,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,749
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,740
• − Management: −$1,740
• − Depreciation: −$4,364
• Taxable income: $2,503
• Est. tax owed @ 24.0%: −$601
• After-tax cash flow: $4,142/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This immaculate manufactured home in the River Palms Resort is move-in ready with modern amenities and a prime location.

Value-add opportunities

• Both Paint exterior — Fresh paint can enhance curb appeal and value
• Both Upgrade landscaping — A well-maintained landscape can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Fresh paint can enhance curb appeal and value ↑
• Both Upgrade landscaping — A well-maintained landscape can increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-38.8% since first listed

6 events — show timeline

• 2026-04-23 Price Changed $150,000 CRMLS
• 2026-02-13 Listed $180,000 CRMLS
• 2024-12-03 Listing Removed — CRMLS
• 2024-07-18 Price Changed $239,999 CRMLS
• 2024-07-18 Price Changed $139,999 CRMLS
• 2024-06-07 Listed $245,000 CRMLS