2045 Desoto St · Needles, CA 92363

$115,000

4 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 1 Days on market

Built 1971 7,500 sqft lot Est $173k · 33% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Appreciation +5.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

HUD OWNED-SOLD AS-IS W/ O WARRANTY. SOLD BY ELECTRONIC BIDS ONLY. BROKERS USE HUD NAID NUMBER TO BID. BIDS DUE BY 01/27/04 11:59PM, OR DAILY THEREAFTER UNTIL SOLD. ACTIVE LIST DATE 12/12/03. FOR ADD'L INFO CALL LISTING OFFICE. FOR INFO RE:LEAD BASE PAINT NOTIFICATION, BIDDING & EARNEST MONEY PROCEDURES, & ANY KNOWN DEFECT CALL LISTING OFFICE. USE HUD KEY TO ACCESS OR CALL LISTING OFFICE TO OBTAIN KEY. SELLING COMM UP TO * 5%. ATTENTION SAN BERNARDINO BROKERS: BROKERS SHOULD ADVISE PURCHASERS THAT THE PROPERTIES MAY CONTAIN CODE AND/OR ZONING VIOLATIONS. CODE AND ZONING STATUS MUST BE DETERMINED BY THE PURCHASER

Key facts

• 7,500 sq ft lot
• Built 1971

Property features AI

Finance

• HOA & community: Community amenities include watersports, golf course access, hiking, fishing, parks, dog park, biking, curbs, street lighting and hunting

Exterior

• Parking: Driveway (concrete); Covered parking; Attached carport; Additional carport and boat parking
• Security: No common walls (detached)
• Utilities: Public/district water; Public sewer (sewer connected); Standard electric service; Natural gas available; Cable available; Telephone in street; Water connected
• Home design: House (single-family); Single-story; Raised foundation; Entry at ground level; Has a view
• Construction: Shingle roof; Raised foundation
• Exterior features: Front and back yard; Covered concrete patio; Block wall and chain link fencing; No pool; Community fishing access/view

Interior

• Kitchen: Gas range; Water heater unit; Eating area
• Bedrooms: 3 main level bedrooms (including primary bedroom)
• Flooring: Laminated flooring
• Bathrooms: 2 full bathrooms; Shower-in-tub in at least one bathroom
• Heating & cooling: Central furnace heating; Central and ductless cooling
• Interior features: One-level home with no interior steps; Main floor primary bedroom; All bedrooms on main floor; Primary bathroom; Living room
• Laundry & utility: Inside laundry with washer hookup; Gas and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $495 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Cap rate 11.5% 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-, crime F, amenities 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.
• Zoned schools: Needles Middle (math 12% / reading 27%, grade F, #419 of 498 statewide, top 85%, 192 students, 80% FRL).
• Market conditions: 151 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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

• In year one you build about $3k of equity ($795 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 $32k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $50k; list at $115k implies a 130% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,000

Questions for the listing agent

1. Built in 1971 — 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 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.32% ✓
• Cap rate: 11.46%
• Cash-on-cash: 18.46%
• DSCR: 1.82
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $172,800
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2025 Rio Vis	0.17mi	3/2.0 (-1)	1,200 (0%)	8mo	$191,000	$159	81
1933 Rio	0.23mi	3/1.0 (-1)	1,184 (-1%)	11mo	$170,000	$144	68
1920 Flora	0.28mi	3/1.0 (-1)	1,184 (-1%)	10mo	$150,000	$127	68
2032 Luna	0.25mi	3/2.0 (-1)	1,200 (0%)	19mo	$172,500	$144	68
2004 Cortez St	0.15mi	3/1.0 (-1)	1,104 (-8%)	14mo	$155,000	$140	59

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

Projected returns pro-forma

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

5-year hold

• IRR: 21.9%
• Equity multiple: 2.16×
• Total profit: $37,339
• Equity at exit: $43,164

10-year hold

• IRR: 24.2%
• Equity multiple: 4.08×
• Total profit: $99,240
• Equity at exit: $60,512

Cash invested: $32,200 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,514 high
• Mortgage (P&I): −$603
• Tax from tax record: −$50 /mo · $599/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $495

Break-even live

Break-even rent $887

Max offer price $115,000

Occupancy floor 62%

Sensitivity live

Price	-10% $561	-5% $528	+0% $495	+5% $463	+10% $430
Rent	-10% $376	-5% $436	+0% $495	+5% $555	+10% $615
Rate	-1.0pp $553	-0.5pp $525	base $495	+0.5pp $466	+1.0pp $435

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1929 Flora Vis Needles, CA	3.0	1.0	1184	$1,700	$1.44	14d	1	0.25mi
1514 4th St Unit 1514 Needles, CA	3.0	1.0	968	$1,375	$1.42	14d	1	0.95mi
804 Valley Ave Needles, CA	3.0	1.0	840	$1,300	$1.55	14d	1	1.05mi
512 E St Needles, CA	3.0	1.0	895	$1,300	$1.45	14d	1	1.07mi
503 California Ave Needles, CA	3.0	2.0	1428	$1,500	$1.05	14d	1	1.15mi
316 Cibola St Unit Frt Needles, CA	3.0	2.0	1270	$1,300	$1.02	22d	1	1.41mi
316 Bazoobuth St Needles, CA	3.0	1.0	1100	$1,250	$1.14	14d	1	1.42mi

Listing history 1 events

1. 2026-06-19
   listed $115,000 Active 1 DOM

ⓘ 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: $599 · $50/mo
• Projected year-2 tax: $874 · $73/mo
• Expected delta: +$275/yr (+$23/mo · 46.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥116°F today · 14 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: $18,171
• − Mortgage interest: −$6,442
• − Property taxes: −$599
• − Insurance: −$575
• − Repairs & maintenance: −$1,454
• − Management: −$1,454
• − Depreciation: −$3,345
• Taxable income: $4,303
• Est. tax owed @ 24.0%: −$1,033
• After-tax cash flow: $4,912/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 — 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

+155.6% since first listed

7 events — show timeline

• 2026-06-18 Listed $115,000 CRMLS
• 2014-07-29 Listing Removed — CRMLS
• 2014-01-31 Listed $45,000 CRMLS
• 2004-04-02 Sold (MLS) $50,000 CRMLS
• 1998-12-17 Sold (Public Records) $52,000 Public Records
• 1983-06-21 Sold (Public Records) $50,000 Public Records
• 1981-04-15 Sold (Public Records) $45,000 Public Records

Property tax history

-0.1%/yr

Latest (2025): $599 · +1.9% YoY. Source: county tax records.