2494 W #32 Main St #32 · Barstow, CA 92311

$94,000

2 bd · 2.0 ba · 2,100 sqft · Manufactured · 58 Days on market

Built 1973 Fair condition $45/sqft · 18% below area Est $115k · 18% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.2/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this standout home in Santiago Estates, one of Barstow’s newer communities featuring a clubhouse and sparkling swimming pool. This spacious triple-wide offers a beautiful open floor plan, enhanced by new plush carpeting and stylish laminate flooring throughout. The modern kitchen includes a convenient breakfast bar, perfect for casual dining or entertaining. The living room features a built-in bar with seating—ideal for hosting guests or relaxing at home. From the moment you arrive, this home makes an impression with its retro-inspired design, Spanish tile roof accents, and six large windows with new privacy tint, allowing natural light to fill both the family room and living room. Enjoy the inviting front entrance with a pop-out screened patio, offering privacy and the perfect setting to take in the iconic desert breeze during the evenings. An indoor laundry room is conveniently located just off the kitchen. The spacious primary bedroom is truly impressive—you have to see it to believe it. Hurry, schedule your viewing!! With its generous square footage, thoughtful layout, and excellent value, this is a home you won’t want to miss.

Key facts

• Community pool
• Built 1973
• Listed 58 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $94k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $618 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $94k).
• Recommended offer: $91k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.2% 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-, 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); 349 active listings in the ZIP; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• This rent runs 31% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $650 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 $26k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $74k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $91,180 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.71% ✓
• Cap rate: 14.18%
• Cash-on-cash: 28.18%
• DSCR: 2.25
• GRM: 4.9

CMA / ARV

• ARV (median comp): $115,000
• List price: $94,000
• Delta: -18.26%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2494 W Main #108	0.19mi	3/2.0 (+1)	2,160 (+3%)	0mo	$115,000	$53	81

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

Projected returns pro-forma

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

5-year hold

• IRR: 21.6%
• Equity multiple: 1.88×
• Total profit: $23,070
• Equity at exit: $14,016

10-year hold

• IRR: 29.3%
• Equity multiple: 3.53×
• Total profit: $66,467
• Equity at exit: $8,127

Cash invested: $26,320 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,605 medium
• Mortgage (P&I): −$493
• Tax est. 1.5%: −$118 /mo · $1,410/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $618

Break-even live

Break-even rent $822

Max offer price $94,000

Occupancy floor 56%

Sensitivity live

Price	-10% $683	-5% $651	+0% $618	+5% $586	+10% $553
Rent	-10% $491	-5% $555	+0% $618	+5% $682	+10% $745
Rate	-1.0pp $665	-0.5pp $642	base $618	+0.5pp $594	+1.0pp $569

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $94,000 Active 58 DOM
2. 2026-06-18
   days on market $94,000 Active 55 DOM
3. 2026-06-17
   days on market $94,000 Active 54 DOM
4. 2026-06-16
   days on market $94,000 Active 53 DOM
5. 2026-06-15
   days on market $94,000 Active 52 DOM
6. 2026-06-13
   days on market $94,000 Active 50 DOM
7. 2026-06-13
   days on market $94,000 Active 49 DOM
8. 2026-06-09
   days on market $94,000 Active 46 DOM
9. 2026-06-08
   days on market $94,000 Active 45 DOM
10. 2026-06-07
    days on market $94,000 Active 44 DOM
11. 2026-06-04
    days on market $94,000 Active 41 DOM
12. 2026-06-03
    days on market $94,000 Active 40 DOM
13. 2026-06-02
    days on market $94,000 Active 39 DOM
14. 2026-06-02
    price $94,000 Active 38 DOM
15. 2026-06-01
    days on market $99,900 Active 38 DOM
16. 2026-05-31
    days on market $99,900 Active 37 DOM
17. 2026-04-24
    listed $99,900 Active 1185-char remark

    Show marketing remark (1185 chars)

    Discover this standout home in Santiago Estates, one of Barstow’s newer communities featuring a clubhouse and sparkling swimming pool. This spacious triple-wide offers a beautiful open floor plan, enhanced by new plush carpeting and stylish laminate flooring throughout. The modern kitchen includes a convenient breakfast bar, perfect for casual dining or entertaining. The living room features a built-in bar with seating—ideal for hosting guests or relaxing at home. From the moment you arrive, this home makes an impression with its retro-inspired design, Spanish tile roof accents, and six large windows with new privacy tint, allowing natural light to fill both the family room and living room. Enjoy the inviting front entrance with a pop-out screened patio, offering privacy and the perfect setting to take in the iconic desert breeze during the evenings. An indoor laundry room is conveniently located just off the kitchen. The spacious primary bedroom is truly impressive—you have to see it to believe it. Hurry, schedule your viewing!! With its generous square footage, thoughtful layout, and excellent value, this is a home you won’t want to miss.

18. 2026-04-16
    historical $99,900 1185-char remark

    Show marketing remark (1185 chars)

    Discover this standout home in Santiago Estates, one of Barstow’s newer communities featuring a clubhouse and sparkling swimming pool. This spacious triple-wide offers a beautiful open floor plan, enhanced by new plush carpeting and stylish laminate flooring throughout. The modern kitchen includes a convenient breakfast bar, perfect for casual dining or entertaining. The living room features a built-in bar with seating—ideal for hosting guests or relaxing at home. From the moment you arrive, this home makes an impression with its retro-inspired design, Spanish tile roof accents, and six large windows with new privacy tint, allowing natural light to fill both the family room and living room. Enjoy the inviting front entrance with a pop-out screened patio, offering privacy and the perfect setting to take in the iconic desert breeze during the evenings. An indoor laundry room is conveniently located just off the kitchen. The spacious primary bedroom is truly impressive—you have to see it to believe it. Hurry, schedule your viewing!! With its generous square footage, thoughtful layout, and excellent value, this is a home you won’t want to miss.

19. 2022-11-23
    soldstatus $73,500 Closed Sale 406-char remark

    Show marketing remark (406 chars)

    This spacious 2 Bedroom, 2 Bath, Triple wide home in Santiago Desert View estates has over 2000 square feet of living space. The large living room has a built in bar. There is a large den with lots of natural light. The closets are big with lots of storage and built-ins. The screened in front porch is perfect for summer evenings. There is a built-in breakfast bar off the kitchen and indoor laundry room.

20. 2022-11-16
    status Pending Sale 406-char remark

    Show marketing remark (406 chars)

    This spacious 2 Bedroom, 2 Bath, Triple wide home in Santiago Desert View estates has over 2000 square feet of living space. The large living room has a built in bar. There is a large den with lots of natural light. The closets are big with lots of storage and built-ins. The screened in front porch is perfect for summer evenings. There is a built-in breakfast bar off the kitchen and indoor laundry room.

21. 2022-10-31
    soldstatus $73,500 Closed Sale 406-char remark

    Show marketing remark (406 chars)

    This spacious 2 Bedroom, 2 Bath, Triple wide home in Santiago Desert View estates has over 2000 square feet of living space. The large living room has a built in bar. There is a large den with lots of natural light. The closets are big with lots of storage and built-ins. The screened in front porch is perfect for summer evenings. There is a built-in breakfast bar off the kitchen and indoor laundry room.

22. 2022-07-28
    historical Active Under Contract 406-char remark

    Show marketing remark (406 chars)

    This spacious 2 Bedroom, 2 Bath, Triple wide home in Santiago Desert View estates has over 2000 square feet of living space. The large living room has a built in bar. There is a large den with lots of natural light. The closets are big with lots of storage and built-ins. The screened in front porch is perfect for summer evenings. There is a built-in breakfast bar off the kitchen and indoor laundry room.

23. 2022-07-03
    status Active 406-char remark

    Show marketing remark (406 chars)

    This spacious 2 Bedroom, 2 Bath, Triple wide home in Santiago Desert View estates has over 2000 square feet of living space. The large living room has a built in bar. There is a large den with lots of natural light. The closets are big with lots of storage and built-ins. The screened in front porch is perfect for summer evenings. There is a built-in breakfast bar off the kitchen and indoor laundry room.

24. 2022-06-16
    status Pending Sale 406-char remark

    Show marketing remark (406 chars)

    This spacious 2 Bedroom, 2 Bath, Triple wide home in Santiago Desert View estates has over 2000 square feet of living space. The large living room has a built in bar. There is a large den with lots of natural light. The closets are big with lots of storage and built-ins. The screened in front porch is perfect for summer evenings. There is a built-in breakfast bar off the kitchen and indoor laundry room.

25. 2022-06-02
    listed $72,000 Active 406-char remark

    Show marketing remark (406 chars)

    This spacious 2 Bedroom, 2 Bath, Triple wide home in Santiago Desert View estates has over 2000 square feet of living space. The large living room has a built in bar. There is a large den with lots of natural light. The closets are big with lots of storage and built-ins. The screened in front porch is perfect for summer evenings. There is a built-in breakfast bar off the kitchen and indoor laundry room.

ⓘ 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 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: $19,257
• − Mortgage interest: −$5,265
• − Property taxes: −$1,410
• − Insurance: −$470
• − Repairs & maintenance: −$1,541
• − Management: −$1,541
• − Depreciation: −$2,735
• Taxable income: $6,296
• Est. tax owed @ 24.0%: −$1,511
• After-tax cash flow: $5,907/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

Fair 45/100 Moderate rehab

This home requires moderate renovations to update the kitchen and bathroom, and improve the exterior and landscaping. It has potential for significant value increase with these updates.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Major bathroom vanity — worn and in poor condition
• Minor exterior siding — moderate wear

Value-add opportunities

• Resale update kitchen cabinets and appliances — modernizing the kitchen would attract more buyers
• Resale replace bathroom vanity and fixtures — new vanity would improve the bathroom's appearance and functionality
• Both landscape and improve curb appeal — enhanced landscaping would improve the home's curb appeal and attract more renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
bathroom vanity · worn and in poor condition	Major	$15,000–50,000
exterior siding · moderate wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$18,500–68,000

Value-add ROI direction

• Resale update kitchen cabinets and appliances — modernizing the kitchen would attract more buyers ↑
• Resale replace bathroom vanity and fixtures — new vanity would improve the bathroom's appearance and functionality ↑
• Both landscape and improve curb appeal — enhanced landscaping would improve the home's curb appeal and attract more renters ↑

ⓘ 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

+38.8% since first listed

9 events — show timeline

• 2026-04-24 Listed $99,900 CRMLS
• 2026-04-16 Coming Soon $99,900 CRMLS
• 2022-11-23 Sold (MLS) $73,500 CRMLS
• 2022-11-16 Pending — CRMLS
• 2022-10-31 Sold (MLS) $73,500 CRMLS
• 2022-07-28 Contingent — CRMLS
• 2022-07-03 Relisted — CRMLS
• 2022-06-16 Pending — CRMLS
• 2022-06-02 Listed $72,000 CRMLS