2494 W Main #48 · Barstow, CA 92311

$100,000

2 bd · 2.0 ba · 900 sqft · Manufactured public records · 217 Days on market

Built 2022 Good condition ↓ 33% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

SELLER IS MOTIVATED! This charming home boast a split bedroom floor plan, complemented by three bedrooms and two full bathrooms, ensuring ample space for both families and guests. The kitchen is meticulously designed with an open layout, seamlessly integrating the kitchen and living room areas, facilitating entertainment and relaxation. The property's prime location within well-maintained park provides convenient access to the 15 freeway community amenities, including schools, shopping centers (Barstow Outlets) , and a plethora of other services. Additionally, the community offers residents a range of recreational and community engagement opportunities, including a clubhouse, RV parking, a park, and a swimming pool. Schedule your tour today!

Key facts

• Clubhouse
• Rv parking
• Community amenities

Tags

• SPLIT BEDROOM FLOOR PLAN
• OPEN LAYOUT
• PRIME LOCATION
• COMMUNITY AMENITIES
• CLUBHOUSE
• RV PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $505 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 2.3% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 217 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 217 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 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: 1.44% ✓
• Cap rate: 12.35%
• Cash-on-cash: 21.63%
• DSCR: 1.96
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 13.5%
• Equity multiple: 1.53×
• Total profit: $14,947
• Equity at exit: $14,910

10-year hold

• IRR: 21.8%
• Equity multiple: 2.80×
• Total profit: $50,389
• Equity at exit: $8,646

Cash invested: $28,000 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,439 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$66 /mo · $792/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $505

Break-even live

Break-even rent $800

Max offer price $100,000

Occupancy floor 60%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28188 Apache Ave Barstow, CA	2.0	1.0	841	$1,275	$1.52	5d	1	1.16mi
27333 Mesquite St Barstow, CA	3.0	2.0	1120	$1,595	$1.42	24d	1	1.35mi
1400 Nancy St Barstow, CA	3.0	1.0	1041	$1,595	$1.53	24d	1	1.38mi
1411 Nancy St Barstow, CA	3.0	1.0	1080	$1,399	$1.30	44d	1	1.38mi

Listing history 7 events

1. 2026-02-27
   price $100,000 751-char remark

   Show marketing remark (751 chars)

   SELLER IS MOTIVATED! This charming home boast a split bedroom floor plan, complemented by three bedrooms and two full bathrooms, ensuring ample space for both families and guests. The kitchen is meticulously designed with an open layout, seamlessly integrating the kitchen and living room areas, facilitating entertainment and relaxation. The property's prime location within well-maintained park provides convenient access to the 15 freeway community amenities, including schools, shopping centers (Barstow Outlets) , and a plethora of other services. Additionally, the community offers residents a range of recreational and community engagement opportunities, including a clubhouse, RV parking, a park, and a swimming pool. Schedule your tour today!

2. 2026-01-08
   price $125,000 751-char remark

   Show marketing remark (751 chars)

   SELLER IS MOTIVATED! This charming home boast a split bedroom floor plan, complemented by three bedrooms and two full bathrooms, ensuring ample space for both families and guests. The kitchen is meticulously designed with an open layout, seamlessly integrating the kitchen and living room areas, facilitating entertainment and relaxation. The property's prime location within well-maintained park provides convenient access to the 15 freeway community amenities, including schools, shopping centers (Barstow Outlets) , and a plethora of other services. Additionally, the community offers residents a range of recreational and community engagement opportunities, including a clubhouse, RV parking, a park, and a swimming pool. Schedule your tour today!

3. 2025-10-21
   listed $130,000 Active 751-char remark

   Show marketing remark (751 chars)

   SELLER IS MOTIVATED! This charming home boast a split bedroom floor plan, complemented by three bedrooms and two full bathrooms, ensuring ample space for both families and guests. The kitchen is meticulously designed with an open layout, seamlessly integrating the kitchen and living room areas, facilitating entertainment and relaxation. The property's prime location within well-maintained park provides convenient access to the 15 freeway community amenities, including schools, shopping centers (Barstow Outlets) , and a plethora of other services. Additionally, the community offers residents a range of recreational and community engagement opportunities, including a clubhouse, RV parking, a park, and a swimming pool. Schedule your tour today!

4. 2025-10-01
   historical
5. 2025-09-16
   price $140,000
6. 2025-07-26
   price $149,000
7. 2025-04-01
   listed $150,000 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: $792 · $66/mo
• Projected year-2 tax: $792 · $66/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,268
• − Mortgage interest: −$5,602
• − Property taxes: −$792
• − Insurance: −$500
• − Repairs & maintenance: −$1,381
• − Management: −$1,381
• − Depreciation: −$2,909
• Taxable income: $4,702
• Est. tax owed @ 24.0%: −$1,128
• After-tax cash flow: $4,928/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

Good 75/100 Cosmetic rehab

This charming mobile home is in good condition with a split bedroom floor plan, offering ample space and a well-maintained exterior. Minor updates to the exterior shutters and ceiling fan would further enhance its curb appeal and energy efficiency.

Value-add opportunities

• Resale Paint exterior shutters — Enhances curb appeal
• Rental Replace ceiling fan — Improves energy efficiency and comfort

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior shutters — Enhances curb appeal ↑
• Rental Replace ceiling fan — Improves energy efficiency and comfort ↑

ⓘ 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: 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

-33.3% since first listed

7 events — show timeline

• 2026-02-27 Price Changed $100,000 CRMLS
• 2026-01-08 Price Changed $125,000 CRMLS
• 2025-10-21 Listed $130,000 CRMLS
• 2025-10-01 Listing Removed — CRMLS
• 2025-09-16 Price Changed $140,000 CRMLS
• 2025-07-26 Price Changed $149,000 CRMLS
• 2025-04-01 Listed $150,000 CRMLS

Property tax history

-0.0%/yr

Latest (2025): $792 · -0.2% YoY. Source: county tax records.