2494 W Main St #232 · Barstow, CA 92311

$120,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured · 37 Days on market

Built 2021 Good condition $104/sqft · at area comps Est $116k · at est. ↓ 8% 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 +9.2/10.0
• ARV discount +5.9/15.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

This newer mobile home is spacious, well maintained, and nicely priced. Featuring a clean, inviting interior and plenty of room to enjoy. A must-see opportunity that won’t last long — make it yours today!

Key facts

• Community pool
• Built 2021
• Listed 37 days

Property features AI

Finance

• Other: Suburban community setting
• HOA & community: Monthly land lease of $550

Exterior

• Parking: Located in Santiago Desert View mobile home park
• Utilities: Public sewer; District/public water
• Home design: Single-story mobile home (Creekside Manor model); Entry is on level 1
• Construction: Mobile home remains on site; Mobile dimensions approximately 11 ft by 48 ft; Year built per public records
• Exterior features: Community pool; Desert front and back landscaping

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central furnace heating
• Interior features: Front door entry
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $515 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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: Lenwood Elementary (math 7% / reading 11%, grade F, #1,544 of 1,571 statewide, top 98%, 505 students, 84% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).
• This rent runs 33% 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 $830 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

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 $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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: 1.42% ✓
• Cap rate: 11.44%
• Cash-on-cash: 18.38%
• DSCR: 1.82
• GRM: 5.9

CMA / ARV

• ARV (median comp): $116,000
• List price: $120,000
• Delta: 3.45%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2494 Main St #238	0.00mi	3/2.0	1,152 (0%)	13mo	$69,000	$60	89
2494 W Main St #219	0.00mi	3/2.0	1,248 (+8%)	5mo	$116,000	$93	82
2494 W Main St #51	0.00mi	3/2.0	1,248 (+8%)	13mo	$120,000	$96	75
2494 W Main St #46	0.00mi	2/2.0 (-1)	1,248 (+8%)	12mo	$69,999	$56	71
2494 W Main St #96	0.00mi	3/2.0	1,280 (+11%)	16mo	$155,000	$121	68

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: 9.3%
• Equity multiple: 1.36×
• Total profit: $12,201
• Equity at exit: $17,892

10-year hold

• IRR: 17.9%
• Equity multiple: 2.44×
• Total profit: $48,255
• Equity at exit: $10,375

Cash invested: $33,600 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,701 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $515

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 65%

Sensitivity live

Price	-10% $598	-5% $556	+0% $515	+5% $473	+10% $432
Rent	-10% $380	-5% $447	+0% $515	+5% $582	+10% $649
Rate	-1.0pp $575	-0.5pp $545	base $515	+0.5pp $484	+1.0pp $452

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34465 J St Barstow, CA	3.0	2.0	1258	$2,200	$1.75	45d	1	0.99mi
28188 Apache Ave Barstow, CA	2.0	1.0	841	$1,275	$1.52	7d	1	1.16mi
27333 Mesquite St Barstow, CA	3.0	2.0	1120	$1,595	$1.42	26d	1	1.35mi
1400 Nancy St Barstow, CA	3.0	1.0	1041	$1,595	$1.53	26d	1	1.38mi
1411 Nancy St Barstow, CA	3.0	1.0	1080	$1,399	$1.30	45d	1	1.38mi

Listing history 17 events

1. 2026-06-21
   days on market $120,000 Active 37 DOM
2. 2026-06-18
   days on market $120,000 Active 34 DOM
3. 2026-06-17
   days on market $120,000 Active 33 DOM
4. 2026-06-16
   days on market $120,000 Active 32 DOM
5. 2026-06-15
   days on market $120,000 Active 31 DOM
6. 2026-06-13
   days on market $120,000 Active 29 DOM
7. 2026-06-13
   days on market $120,000 Active 28 DOM
8. 2026-06-09
   days on market $120,000 Active 25 DOM
9. 2026-06-08
   days on market $120,000 Active 24 DOM
10. 2026-06-07
    pricedays on market $120,000 Active 23 DOM
11. 2026-06-04
    days on market $130,000 Active 20 DOM
12. 2026-06-03
    days on market $130,000 Active 19 DOM
13. 2026-06-02
    days on market $130,000 Active 18 DOM
14. 2026-06-01
    days on market $130,000 Active 17 DOM
15. 2026-05-31
    days on market $130,000 Active 16 DOM
16. 2026-05-15
    listed $130,000 Active 216-char remark
17. 2026-05-11
    historical $130,000 216-char remark

ⓘ 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: $20,414
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,633
• − Management: −$1,633
• − Depreciation: −$3,491
• Taxable income: $4,535
• Est. tax owed @ 24.0%: −$1,088
• After-tax cash flow: $5,087/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 · 29 photos

Good 80/100 Cosmetic rehab

This newer mobile home is in good condition with no visible damage. It is well-maintained and nicely priced, making it a must-see opportunity that won’t last long.

Value-add opportunities

• Resale Paint the exterior siding — A fresh coat of paint can significantly enhance the curb appeal and resale value.
• Resale Replace any damaged windows — New windows can improve energy efficiency and increase the home's value.
• Resale Replace any damaged flooring — New flooring can improve the home's appearance and increase its value.
• Resale Replace any damaged interior walls/paint — Fresh paint can improve the home's appearance and increase its value.
• Resale Replace any damaged kitchen appliances — New kitchen appliances can improve the home's functionality and increase its value.
• Resale Replace any damaged bathroom fixtures — New bathroom fixtures can improve the home's functionality and increase its value.
• Resale Replace any damaged HVAC and mechanical systems — New HVAC and mechanical systems can improve the home's functionality and increase its value.
• Resale Improve the landscaping and curb appeal — A well-maintained landscape can significantly enhance the home's curb appeal and increase its value.
• Rental Replace any damaged flooring — New flooring can improve the home's appearance and increase its rental value.
• Rental Replace any damaged interior walls/paint — Fresh paint can improve the home's appearance and increase its rental value.
• Rental Replace any damaged kitchen appliances — New kitchen appliances can improve the home's functionality and increase its rental value.
• Rental Replace any damaged bathroom fixtures — New bathroom fixtures can improve the home's functionality and increase its rental value.
• Rental Replace any damaged HVAC and mechanical systems — New HVAC and mechanical systems can improve the home's functionality and increase its rental value.
• Rental Improve the landscaping and curb appeal — A well-maintained landscape can significantly enhance the home's curb appeal and increase its rental value.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — A fresh coat of paint can significantly enhance the curb appeal and resale value. ↑
• Resale Replace any damaged windows — New windows can improve energy efficiency and increase the home's value. ↑
• Resale Replace any damaged flooring — New flooring can improve the home's appearance and increase its value. ↑
• Resale Replace any damaged interior walls/paint — Fresh paint can improve the home's appearance and increase its value. ↑
• Resale Replace any damaged kitchen appliances — New kitchen appliances can improve the home's functionality and increase its value. ↑
• Resale Replace any damaged bathroom fixtures — New bathroom fixtures can improve the home's functionality and increase its value. ↑
• Resale Replace any damaged HVAC and mechanical systems — New HVAC and mechanical systems can improve the home's functionality and increase its value. ↑
• Resale Improve the landscaping and curb appeal — A well-maintained landscape can significantly enhance the home's curb appeal and increase its value. ↑
• Rental Replace any damaged flooring — New flooring can improve the home's appearance and increase its rental value. ↑
• Rental Replace any damaged interior walls/paint — Fresh paint can improve the home's appearance and increase its rental value. ↑
• Rental Replace any damaged kitchen appliances — New kitchen appliances can improve the home's functionality and increase its rental value. ↑
• Rental Replace any damaged bathroom fixtures — New bathroom fixtures can improve the home's functionality and increase its rental value. ↑
• Rental Replace any damaged HVAC and mechanical systems — New HVAC and mechanical systems can improve the home's functionality and increase its rental value. ↑
• Rental Improve the landscaping and curb appeal — A well-maintained landscape can significantly enhance the home's curb appeal and increase its rental value. ↑

ⓘ 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

-7.7% since first listed

3 events — show timeline

• 2026-06-04 Price Changed $120,000 CRMLS
• 2026-05-15 Listed $130,000 CRMLS
• 2026-05-11 Coming Soon $130,000 CRMLS