16.03 Acres of Needles, CA Land for Sale on Cadiz Road With Owner Financing
Desert acreage can look straightforward at first glance, but the real decision is whether the land fits your plan after zoning, access, water, septic, drainage, and title are checked.
This listing is APN 0646-061-27-0000, a 16.03-acre vacant land parcel on Cadiz Road in Needles, San Bernardino County, California 92280. The supplied price is $11,900 cash, with an owner-finance price of $16,000.
The database notes Rc zoning, dirt road access, and well and septic needed. Treat those as due-diligence leads, not approvals, utility confirmations, or a guarantee that the parcel is buildable.
Property snapshot for APN 0646-061-27-0000
These are the core facts supplied for the listing, plus what each one means for a buyer evaluating San Bernardino County vacant land.
Useful when asking about this specific listing or comparing it with saved properties.
The APN is the key identifier for assessor, zoning, GIS, tax, and permit research.
A medium-size desert parcel, large enough to require careful review of access, boundaries, drainage, and allowable use.
Places the property in the Needles area of San Bernardino County; jurisdiction and parcel-specific rules still need confirmation.
A starting label for research only. Confirm the official zoning meaning, overlays, and allowed uses before planning improvements.
The listing does not confirm utility hookups. Legal access, road condition, water feasibility, septic approval, and power availability should be verified.
Helpful for estimating holding costs, but buyers should confirm the current bill and any special assessments.
Review the deed, title commitment, easements, and legal-description exceptions before closing.
Needles and San Bernardino County setting
Needles is a small Colorado River city in far eastern San Bernardino County near the California-Arizona border. The broader area includes desert terrain where access, water, drainage, heat, and utility distance can matter as much as acreage.
Parcel-specific data supplied for this listing places it on Cadiz Road in Needles with 16.03 acres and APN 0646-061-27-0000. The supplied data does not confirm legal access, utility availability, a buildable homesite, or whether the parcel is governed by city, county, or special-district requirements.
For vacant land in this part of California, the practical buyer question is not just “what can I buy?” It is “what can I legally and affordably do here after official zoning, access, utility, septic, flood, and title checks?”
Potential uses and buyer fit
This parcel may appeal to buyers looking for low-entry-cost desert acreage with both cash and owner-finance purchase options. The 16.03-acre size gives a buyer room to evaluate several ideas, but the listing’s “multiple uses” framing should be tested against official rules before money changes hands.
The most realistic approach is to start with the APN, confirm the exact zoning and overlays, then ask the appropriate planning office what is allowed by right, what requires a permit, and what is not allowed. Water source, septic feasibility, access rights, utility extension, and title exceptions can change the economics of any use.
- Long-term vacant land hold, if current taxes, title status, access rights, and any assessments are acceptable to the buyer.
- Low-impact recreational use, only if legal access exists and local rules allow the intended frequency, vehicles, camping, fires, and site improvements.
- Residential or manufactured-home planning, only after zoning, setbacks, access, well or water source, septic, power, grading, and building permits are confirmed.
- RV or temporary-stay use, only if county or city rules allow the specific use, duration, sanitation setup, and access arrangement.
- Agricultural, hobby-farm, or animal-related ideas, only if zoning, water availability, soils, fencing, animal rules, and environmental constraints support them.
- Off-grid planning, only after confirming whether wells, septic systems, solar equipment, generators, grading, structures, and driveway work are permitted and feasible.
Due diligence checklist before buying this Needles parcel
Use APN 0646-061-27-0000 as the starting point for every verification step. The goal is to separate supplied listing facts from official land-use, access, title, and site-feasibility answers.
Confirm zoning, overlays, and jurisdiction
The listing shows Rc zoning, but buyers should verify the official zoning designation, overlay districts, allowed uses, setbacks, minimum requirements, and whether county or city rules apply.
Verify legal and physical access
Dirt road access is listed, but that does not prove recorded legal access, year-round usability, maintenance responsibility, or suitability for construction vehicles, RVs, or deliveries.
Research water, septic, and power feasibility
The listing says well and septic are needed. Confirm whether a well is feasible, whether septic can be permitted, whether power is nearby or must be extended, and what each option may cost.
Check taxes and assessor records
Use the APN to confirm current ownership records, assessed value, tax status, the $240.00 tax figure shown in the listing data, and any special assessments or district charges.
Review flood, drainage, and environmental constraints
Check FEMA flood information, county drainage or wash conditions, environmental overlays, and any grading limitations before assuming a homesite or improvement area.
Order title review and examine exceptions
The legal description includes exception language, including reserved mineral rights and a railroad reference. Have title documents reviewed so easements, rights-of-way, reservations, and restrictions are understood.
Confirm boundaries before planning improvements
Acreage and APN identify the parcel, but a buyer should use parcel maps and, when needed, a survey to understand boundaries, road alignment, neighboring parcels, and usable areas.
Read the owner-finance contract carefully
If using seller financing, confirm total cost, payment schedule, deed-transfer timing, default terms, prepayment rights, servicing process, tax responsibility, and whether the $249 fee applies.
San Bernardino County Land Use Services zoning and overlay resources are the best official starting point for checking the zoning label, overlays, and development-code context tied to this APN. Buyers should also contact the City of Needles if city planning, building, or utility rules may apply.
Cash price vs. owner financing
The supplied cash price is $11,900. The supplied owner-finance price is $16,000, with $1,000 down, 10% APR, and a $249 processing and origination fee listed for new loans.
The financing examples provided show monthly principal-and-interest payments of $318.71 for 60 months, $249.02 for 84 months, and $198.23 for 120 months. Those examples do not make the land more or less usable; they only describe one way to pay for it.
The advertised structure is a contract for deed, with deed transfer after the final payment. Buyers should read the contract terms carefully and understand what happens with taxes, defaults, prepayment, insurance if any, and closing documentation.
- What is the total amount paid over the full term, including down payment, interest, and the $249 fee?
- When exactly does the deed transfer, and what document confirms the buyer’s interest before final payment?
- Who is responsible for property taxes, assessments, and notices during the contract period?
- Is there any prepayment penalty or fee if the buyer pays off the balance early?
- What happens if a payment is late or missed?
How to compare this parcel with other desert land
At $11,900 cash for 16.03 acres, this listing will naturally draw buyers focused on entry price and acreage. Those numbers are important, but they are not enough to judge value on vacant desert land.
Compare this parcel against other San Bernardino County land using the same checklist: APN-confirmed zoning, legal access, road condition, water and septic feasibility, power strategy, flood or wash risk, title exceptions, and realistic improvement costs. A lower purchase price can be offset by higher access, utility, or permitting hurdles.
Questions buyers may ask about this property and area
Bottom line for buyers
This 16.03-acre Needles parcel is best viewed as an affordable desert-land opportunity with clear identification data, a stated cash price, and an advertised owner-finance option. The APN, acreage, Cadiz Road location, and pricing make it easy to start a focused review.
The unresolved items are the important ones: official zoning meaning, legal access, water and septic feasibility, power strategy, drainage or flood constraints, and title exceptions. Those checks should come before assuming residential, RV, agricultural, recreational, or off-grid use.
If the parcel still fits after those checks, it may be worth a closer look for buyers comfortable with raw land due diligence and desert-site planning.
Ready to review the listing details?
Open the full property page to confirm availability, seller terms, gallery images, and the latest listing information before making a decision.
Official research next step
Use the linked county zoning and overlay resource with APN 0646-061-27-0000, then follow up with the appropriate county or city office for parcel-specific answers.
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