149110 Inyo Ct · Big River, CA 92242

$59,900

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 30 Days on market

Built 1978 0.42 ac lot Est $96k · 38% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

This home has started remodeling with an added large unfinished bedroom and a sun room with a large decoated window. Addtional garage, workshop and storage areas in back. A circle driveway plus additional parking places for cars or RV. Beautiful front door to the open living room, family room and dining room. The kitchen has a stove island, a large pantry and lots of storage.

Key facts

• Lots of storage
• Stove island
• Sun room

Tags

• SUN ROOM
• CIRCLE DRIVEWAY
• ADDITIONAL PARKING
• STOVE ISLAND
• LARGE PANTRY
• LOTS OF STORAGE

Property features AI

Finance

• Other: Total of 1 unit on the parcel; No accessory dwelling unit
• Financial info: Property is on a land lease ($500 annually) with a $1,000 transfer fee; Special assessments

Exterior

• Parking: Detached/attached garage with 1 garage space; Oversized garage with workshop area; Driveway parking; Total 1 parking space
• Utilities: Public/district water; Septic tank
• Home design: Manufactured house; Single-story; No common walls; Additions/alterations and cosmetic repairs noted; Entry facing level 1
• Construction: Estimated year built; Chain link fence
• Exterior features: Private in-ground gunite pool; Chain link fencing; Located on a cul-de-sac; Desert front and desert back landscaping; Irregular lot shape; Lot between 10,000 and 19,999 sq ft; 0–1 unit per acre; Has a view

Interior

• Kitchen: Refrigerator; Electric range; Dishwasher
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms; Bathtub and shower-in-tub
• Heating & cooling: Electric heating; Central cooling
• Interior features: Partially furnished; Pantry; Sun room; Bonus room; All bedrooms on main level; One-level home; Entry on main level
• Laundry & utility: Laundry room inside; Individual laundry room; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $915 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#327 in CA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: health & safety C-, employment D, schools 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: 33 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 $5k of equity ($414 loan paydown + $4k appreciation (7.3% 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 (7.3% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, 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 ($59k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,001 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — 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. 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.
5. 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.
6. 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: 2.70% ✓
• Cap rate: 24.63%
• Cash-on-cash: 65.48%
• DSCR: 3.91
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $96,480
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
149153 Snoqualmie Trl	0.24mi	2/2.0 (-1)	1,440 (0%)	13mo	$80,000	$56	73
7272 Nokomis	0.08mi	2/2.0 (-1)	1,296 (-10%)	20mo	$99,900	$77	58
149143 Concho Ct	0.10mi	2/2.0 (-1)	1,248 (-13%)	22mo	$83,300	$67	50

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

Projected returns pro-forma

7.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 74.3%
• Equity multiple: 5.78×
• Total profit: $80,151
• Equity at exit: $42,523

10-year hold

• IRR: 70.4%
• Equity multiple: 12.28×
• Total profit: $189,260
• Equity at exit: $81,710

Cash invested: $16,772 (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 92242

• Home prices YoY: 4.1%
• Active inventory: 33
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,615 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$21 /mo · $254/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $915

Break-even live

Break-even rent $456

Max offer price $59,900

Occupancy floor 38%

Sensitivity live

Price	-10% $949	-5% $932	+0% $915	+5% $898	+10% $881
Rent	-10% $788	-5% $851	+0% $915	+5% $979	+10% $1,043
Rate	-1.0pp $945	-0.5pp $930	base $915	+0.5pp $900	+1.0pp $884

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $59,900 Active 30 DOM
2. 2026-06-18
   days on market $59,900 Active 29 DOM
3. 2026-06-17
   days on market $59,900 Active 28 DOM
4. 2026-06-16
   days on market $59,900 Active 27 DOM
5. 2026-06-15
   days on market $59,900 Active 26 DOM
6. 2026-06-14
   days on market $59,900 Active 24 DOM
7. 2026-06-13
   days on market $59,900 Active 23 DOM
8. 2026-06-10
   days on market $59,900 Active 21 DOM
9. 2026-06-09
   days on market $59,900 Active 20 DOM
10. 2026-06-08
    days on market $59,900 Active 19 DOM
11. 2026-06-07
    days on market $59,900 Active 18 DOM
12. 2026-06-05
    days on market $59,900 Active 15 DOM
13. 2026-06-02
    days on market $59,900 Active 13 DOM
14. 2026-06-01
    days on market $59,900 Active 12 DOM
15. 2026-05-31
    days on market $59,900 Active 11 DOM
16. 2026-05-30
    days on market $59,900 Active 10 DOM
17. 2026-05-20
    listed $59,900 Active

ⓘ 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: $254 · $21/mo
• Projected year-2 tax: $455 · $38/mo
• Expected delta: +$201/yr (+$17/mo · 78.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥116°F today · 17 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: $19,374
• − Mortgage interest: −$3,355
• − Property taxes: −$254
• − Insurance: −$300
• − Repairs & maintenance: −$1,550
• − Management: −$1,550
• − Depreciation: −$1,743
• Taxable income: $10,623
• Est. tax owed @ 24.0%: −$2,549
• After-tax cash flow: $8,433/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 — Big River

• Score: 67/100
• State rank: #327
• US rank: #11065

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Big River, CA
• Population (ZIP): 1,203

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 White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 12% Two or more races 9% Native American 2%
• Hispanic origin (detail): Mexican 10% Salvadoran 1%
• Common ancestry: Romanian 5% Serbian 3% Lithuanian 3%
• Foreign-born: 3% · Canada, Dominican Republic
• Languages at home: 93% English-only · Spanish 6% German/W. Germanic 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: ▲ 7.26%
• Current HPI: 183.526
• 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

1 event — show timeline

• 2026-05-20 Listed $59,900 CRMLS

Property tax history

-4.9%/yr

Latest (2022): $254 · -0.5% YoY. Source: county tax records.