1000 Windy Pass Rd #130 · Barstow, CA 92311

$45,000

2 bd · 1.0 ba · 720 sqft · Manufactured · 275 Days on market

Built 1973 $62/sqft · 58% above area ↓ 18% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Located in the desirable Sunrise Pass Community in Barstow, this well-maintained 2 bedroom, 1 bath home offers an affordable opportunity for homeownership. Featuring approximately 720 square feet of living space, this home includes a newer roof, updated patio and carport, indoor laundry hookups and a fenced yard providing added privacy and outdoor space. The covered carport accommodates two vehicles. Sunrise Pass Community amenities include a pool, clubhouse and community laundry facilities. Conveniently located near shopping dining and freeway access. Space rent is $775 per month. Park approval required. Preferred cash sale.

Key facts

• Community pool
• Carport for 2 cars
• Club house

Tags

• FENCED IN YARD
• CARPORT FOR 2 CARS
• COMMUNITY POOL
• CLUB HOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $777 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 27.0% vs local median 4.5% 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-, crime 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.
• Zoned schools: Crestline Elementary (math 2% / reading 2%, grade F, #1,571 of 1,571 statewide, top 100%, 477 students, 89% FRL); Barstow Junior High (math 4% / reading 13%, grade F, #495 of 498 statewide, top 100%, 742 students, 80% FRL); Barstow High (math 22% / reading 47%, grade F, #618 of 1,170 statewide, top 56%, 1,584 students, 67% FRL).
• Market conditions: Rents rising (+2.3%/yr); 349 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 275 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (18%) 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 3→10/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 275 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 3.06% ✓
• Cap rate: 27.02%
• Cash-on-cash: 74.01%
• DSCR: 4.29
• GRM: 2.7

CMA / ARV

• ARV (median comp): $28,536
• List price: $45,000
• Delta: 57.70%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 73.1%
• Equity multiple: 4.28×
• Total profit: $41,289
• Equity at exit: $6,710

10-year hold

• IRR: 76.7%
• Equity multiple: 8.62×
• Total profit: $95,984
• Equity at exit: $3,891

Cash invested: $12,600 (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: 349
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,377 high
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $777

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 39%

Sensitivity live

Price	-10% $808	-5% $793	+0% $777	+5% $762	+10% $746
Rent	-10% $668	-5% $723	+0% $777	+5% $832	+10% $886
Rate	-1.0pp $800	-0.5pp $789	base $777	+0.5pp $765	+1.0pp $754

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1801 Rimrock Rd Barstow, CA	1.0–2.0	1.0–2.0	775	$1,810	$2.34	0d	6	0.87mi
1900 Dill Rd Barstow, CA	1.0–3.0	1.0–2.0	892	$1,355	$1.52	0d	8	1.00mi
313 Maxine Ave Barstow, CA	2.0	1.0	700	$1,400	$2.00	14d	1	1.18mi
511 E Fredricks St Barstow, CA	1.0	1.0	550	$995	$1.81	45d	1	1.37mi
511 E Fredricks St Unit 511-11 Barstow, CA	1.0	1.0	550	$1,175	$2.14	45d	1	1.37mi
511 E Fredricks St Unit 511-19 Barstow, CA	1.0	1.0	550	$1,145	$2.08	45d	1	1.37mi
605 E Williams St Unit 1 Barstow, CA	2.0	1.0	540	$1,250	$2.31	45d	1	1.38mi

Listing history 18 events

1. 2026-06-21
   days on market $45,000 Active 275 DOM
2. 2026-06-18
   days on market $45,000 Active 272 DOM
3. 2026-06-17
   days on market $45,000 Active 271 DOM
4. 2026-06-16
   days on market $45,000 Active 270 DOM
5. 2026-06-15
   days on market $45,000 Active 269 DOM
6. 2026-06-13
   days on market $45,000 Active 267 DOM
7. 2026-06-13
   days on market $45,000 Active 266 DOM
8. 2026-06-09
   days on market $45,000 Active 263 DOM
9. 2026-06-08
   days on market $45,000 Active 262 DOM
10. 2026-06-07
    days on market $45,000 Active 261 DOM
11. 2026-06-04
    days on market $45,000 Active 258 DOM
12. 2026-06-03
    days on market $45,000 Active 257 DOM
13. 2026-06-02
    days on market $45,000 Active 256 DOM
14. 2026-06-01
    days on market $45,000 Active 255 DOM
15. 2026-05-31
    days on market $45,000 Active 254 DOM
16. 2026-02-21
    status Active 633-char remark

    Show marketing remark (633 chars)

    Located in the desirable Sunrise Pass Community in Barstow, this well-maintained 2 bedroom, 1 bath home offers an affordable opportunity for homeownership. Featuring approximately 720 square feet of living space, this home includes a newer roof, updated patio and carport, indoor laundry hookups and a fenced yard providing added privacy and outdoor space. The covered carport accommodates two vehicles. Sunrise Pass Community amenities include a pool, clubhouse and community laundry facilities. Conveniently located near shopping dining and freeway access. Space rent is $775 per month. Park approval required. Preferred cash sale.

17. 2025-09-30
    price $45,000 633-char remark

    Show marketing remark (633 chars)

    Located in the desirable Sunrise Pass Community in Barstow, this well-maintained 2 bedroom, 1 bath home offers an affordable opportunity for homeownership. Featuring approximately 720 square feet of living space, this home includes a newer roof, updated patio and carport, indoor laundry hookups and a fenced yard providing added privacy and outdoor space. The covered carport accommodates two vehicles. Sunrise Pass Community amenities include a pool, clubhouse and community laundry facilities. Conveniently located near shopping dining and freeway access. Space rent is $775 per month. Park approval required. Preferred cash sale.

18. 2025-09-18
    listed $55,000 Active 633-char remark

    Show marketing remark (633 chars)

    Located in the desirable Sunrise Pass Community in Barstow, this well-maintained 2 bedroom, 1 bath home offers an affordable opportunity for homeownership. Featuring approximately 720 square feet of living space, this home includes a newer roof, updated patio and carport, indoor laundry hookups and a fenced yard providing added privacy and outdoor space. The covered carport accommodates two vehicles. Sunrise Pass Community amenities include a pool, clubhouse and community laundry facilities. Conveniently located near shopping dining and freeway access. Space rent is $775 per month. Park approval required. Preferred cash sale.

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

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 3 d/yr ≥103°F today · 10 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: $16,528
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,322
• − Management: −$1,322
• − Depreciation: −$1,309
• Taxable income: $9,154
• Est. tax owed @ 24.0%: −$2,197
• After-tax cash flow: $7,129/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

-18.2% since first listed

3 events — show timeline

• 2026-02-21 Relisted — CRMLS
• 2025-09-30 Price Changed $45,000 CRMLS
• 2025-09-18 Listed $55,000 CRMLS

Property tax history

-8.9%/yr

Latest (2015): $61 · -1.6% YoY. Source: county tax records.