508 Bazoobuth · Needles, CA 92363

$45,000

2 bd · 2.0 ba · 1,074 sqft · SingleFamily public records · 47 Days on market

Built 1940 5,406 sqft lot $42/sqft · 47% below area ↓ 10% 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
• 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

CASH ONLY OFFERS! Home is a fixer upper and is being sold AS IS. * * * Buyers must provide proof of rehab experience and or ability to rehab the property in the required timeline & waive all contingencies. Final sale will be subject to court approval * * *

Key facts

• 5,406 sq ft lot
• 2 garage spots
• Built 1940

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $646 ($8k/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: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 23.5% 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-, schools D+, crime 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.
• Market conditions: 151 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $1k of equity ($311 loan paydown + $740 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.82% ✓
• Cap rate: 23.52%
• Cash-on-cash: 61.54%
• DSCR: 3.74
• GRM: 3.0

CMA / ARV

• ARV (median comp): $125,454
• List price: $45,000
• Delta: -64.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
406 D St	0.17mi	2/1.0	1,068 (-1%)	2mo	$50,000	$47	85
219 Cibola	0.21mi	2/1.0	1,099 (+2%)	1mo	$119,500	$109	81
516 Palm Way	0.16mi	3/1.0 (+1)	1,144 (+6%)	1mo	$85,000	$74	72
319 E St	0.21mi	3/2.0 (+1)	1,088 (+1%)	14mo	$148,000	$136	71
508 Acoma St	0.07mi	3/1.0 (+1)	1,167 (+9%)	8mo	$120,000	$103	67
807 4th St	0.26mi	1/1.0 (-1)	1,135 (+6%)	4mo	$60,000	$53	66
515 A St	0.12mi	2/1.0	930 (-13%)	6mo	$123,000	$132	63
709 Valley Ave	0.21mi	3/1.5 (+1)	1,148 (+7%)	15mo	$108,000	$94	59
327 Fairmont Ave	0.70mi	2/2.0	1,056 (-2%)	13mo	$92,000	$87	54
129 Monterey St	0.59mi	3/1.0 (+1)	1,085 (+1%)	20mo	$97,500	$90	45
1312 W Broadway St	0.62mi	2/1.0	1,207 (+12%)	2mo	$156,100	$129	45
229 Monterey Ave	0.69mi	3/1.0 (+1)	1,120 (+4%)	13mo	$120,000	$107	41

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: 65.0%
• Equity multiple: 4.45×
• Total profit: $43,479
• Equity at exit: $16,890

10-year hold

• IRR: 65.7%
• Equity multiple: 9.04×
• Total profit: $101,309
• Equity at exit: $23,679

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 92363

• Home prices YoY: 0.6%
• Active inventory: 151
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,267 high
• Mortgage (P&I): −$236
• Tax from tax record: −$100 /mo · $1,202/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $646

Break-even live

Break-even rent $449

Max offer price $45,000

Occupancy floor 44%

Sensitivity live

Price	-10% $672	-5% $659	+0% $646	+5% $633	+10% $621
Rent	-10% $546	-5% $596	+0% $646	+5% $696	+10% $746
Rate	-1.0pp $669	-0.5pp $658	base $646	+0.5pp $635	+1.0pp $623

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 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
412 D St Needles, CA	2.0	1.0	1096	$1,200	$1.09	14d	1	0.14mi
316 Bazoobuth St Needles, CA	3.0	1.0	1100	$1,250	$1.14	14d	1	0.15mi
316 Cibola St Unit Frt Needles, CA	3.0	2.0	1270	$1,300	$1.02	21d	1	0.18mi
512 E St Needles, CA	3.0	1.0	895	$1,300	$1.45	14d	1	0.21mi
804 Valley Ave Needles, CA	3.0	1.0	840	$1,300	$1.55	14d	1	0.24mi
110 S L St Needles, CA	2.0	1.0	700	$800	$1.14	44d	1	0.69mi
1514 4th St Unit 1514 Needles, CA	3.0	1.0	968	$1,375	$1.42	14d	1	0.72mi
1929 Flora Vis Needles, CA	3.0	1.0	1184	$1,700	$1.44	14d	1	1.09mi
503 California Ave Needles, CA	3.0	2.0	1428	$1,500	$1.05	14d	1	1.21mi

Listing history 9 events

1. 2026-06-19
   days on market $45,000 Active 47 DOM
2. 2026-06-18
   days on market $45,000 Active 46 DOM
3. 2026-06-17
   days on market $45,000 Active 45 DOM
4. 2026-06-16
   status $45,000 Active 44 DOM
5. 2026-05-16
   status Pending Sale 266-char remark

   Show marketing remark (266 chars)

   CASH ONLY OFFERS! Home is a fixer upper and is being sold AS IS. * * * Buyers must provide proof of rehab experience and or ability to rehab the property in the required timeline & waive all contingencies. Final sale will be subject to court approval * * *

6. 2026-05-12
   price $45,000 266-char remark

   Show marketing remark (266 chars)

   CASH ONLY OFFERS! Home is a fixer upper and is being sold AS IS. * * * Buyers must provide proof of rehab experience and or ability to rehab the property in the required timeline & waive all contingencies. Final sale will be subject to court approval * * *

7. 2026-04-02
   listed $50,000 Active 266-char remark

   Show marketing remark (266 chars)

   CASH ONLY OFFERS! Home is a fixer upper and is being sold AS IS. * * * Buyers must provide proof of rehab experience and or ability to rehab the property in the required timeline & waive all contingencies. Final sale will be subject to court approval * * *

8. 1995-09-11
   soldstatus $48,500
9. 1993-04-30
   soldstatus $50,000

ⓘ 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: $1,202 · $100/mo
• Projected year-2 tax: $1,202 · $100/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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥116°F today · 16 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: $15,207
• − Mortgage interest: −$2,521
• − Property taxes: −$1,202
• − Insurance: −$225
• − Repairs & maintenance: −$1,217
• − Management: −$1,217
• − Depreciation: −$1,309
• Taxable income: $7,516
• Est. tax owed @ 24.0%: −$1,804
• After-tax cash flow: $5,950/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

-10.0% since first listed

5 events — show timeline

• 2026-05-16 Pending — CRMLS
• 2026-05-12 Price Changed $45,000 CRMLS
• 2026-04-02 Listed $50,000 CRMLS
• 1995-09-11 Sold (Public Records) $48,500 Public Records
• 1993-04-30 Sold (Public Records) $50,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,202 · +16.7% YoY. Source: county tax records.