330 Morning Glory Dr · California City, CA 93505

$110,000

2 bd · 2.0 ba · 5,227 sqft · SingleFamily · 177 Days on market

Built 1994 5,227 sqft lot

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0
• Schools +2.1/10.0

Listing remarks MLS

Across from thousands of acres of open land, this 2 bed / 2 bath home offers endless views and serious potential. Featuring two living rooms, front & back patios, and a solid layout, this property is perfect for someone ready to put in a little work and unlock major value. Big-ticket items are already in place: hookups are ready (just need connection), the structure feels solid, and the location is unbeatable peaceful desert scenery right out your front door with no new builds blocking the view. With two bathrooms, multiple living spaces, and room to customize, this is an investor's dream or a buyer's chance to build instant equity. Homes in this setting don't come around oftene specially with this much upside.

Key facts

• Open land
• Back patios
• Endless views

Tags

• OPEN LAND
• ENDLESS VIEWS
• FRONT PATIOS
• BACK PATIOS
• SOLID LAYOUT
• MULTIPLE LIVING SPACES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $723 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 5.2% in California City — 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 44/100 on livability (#1,329 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: crime F, amenities F, commute F.
• Mojave Unified (town): math 25% / reading 25% proficiency, ranked #411 of 517 in CA (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hacienda Elementary (528 students, 92% FRL); California City Middle (501 students, 87% FRL); California City High (655 students, 85% FRL).
• Market conditions: Rents rising fast (+5.5%/yr); 704 active listings in the ZIP; 3,244 units permitted in Kern County in 2024 (73 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($761 loan paydown + $11k appreciation (10.0% local appreciation)).
• Kern County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 5.5% rent growth), your $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 177 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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 $90k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 177 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.58% ✓
• Cap rate: 14.18%
• Cash-on-cash: 28.17%
• DSCR: 2.25
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 5.45% rent growth · sell at horizon

5-year hold

• IRR: 47.0%
• Equity multiple: 4.58×
• Total profit: $110,310
• Equity at exit: $99,097

10-year hold

• IRR: 41.8%
• Equity multiple: 10.69×
• Total profit: $298,413
• Equity at exit: $213,706

Cash invested: $30,800 (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 93505

• Home prices YoY: 13.0%
• Rents YoY: 5.5%
• Active inventory: 704
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,741 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$30 /mo · $362/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $723

Break-even live

Break-even rent $826

Max offer price $110,000

Occupancy floor 53%

Sensitivity live

Price	-10% $785	-5% $754	+0% $723	+5% $692	+10% $661
Rent	-10% $585	-5% $654	+0% $723	+5% $792	+10% $861
Rate	-1.0pp $778	-0.5pp $751	base $723	+0.5pp $694	+1.0pp $665

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-22
   days on market $110,000 Active 177 DOM
2. 2026-06-18
   days on market $110,000 Active 174 DOM
3. 2026-06-17
   days on market $110,000 Active 173 DOM
4. 2026-06-16
   days on market $110,000 Active 172 DOM
5. 2026-06-15
   days on market $110,000 Active 171 DOM
6. 2026-06-14
   days on market $110,000 Active 169 DOM
7. 2026-06-13
   days on market $110,000 Active 168 DOM
8. 2026-06-10
   days on market $110,000 Active 166 DOM
9. 2026-06-09
   days on market $110,000 Active 165 DOM
10. 2026-06-08
    days on market $110,000 Active 164 DOM
11. 2026-06-07
    days on market $110,000 Active 163 DOM
12. 2026-06-05
    days on market $110,000 Active 160 DOM
13. 2026-06-03
    days on market $110,000 Active 159 DOM
14. 2026-06-03
    days on market $110,000 Active 158 DOM
15. 2026-06-01
    days on market $110,000 Active 157 DOM
16. 2026-05-31
    days on market $110,000 Active 156 DOM
17. 2025-12-26
    listed $110,000 Active 726-char remark

    Show marketing remark (726 chars)

    Across from thousands of acres of open land, this 2 bed / 2 bath home offers endless views and serious potential. Featuring two living rooms, front & back patios, and a solid layout, this property is perfect for someone ready to put in a little work and unlock major value. Big-ticket items are already in place: hookups are ready (just need connection), the structure feels solid, and the location is unbeatable peaceful desert scenery right out your front door with no new builds blocking the view. With two bathrooms, multiple living spaces, and room to customize, this is an investor's dream or a buyer's chance to build instant equity. Homes in this setting don't come around often especially with this much upside.

18. 2025-12-26
    listed $110,000 Active 726-char remark

    Show marketing remark (726 chars)

    Across from thousands of acres of open land, this 2 bed / 2 bath home offers endless views and serious potential. Featuring two living rooms, front & back patios, and a solid layout, this property is perfect for someone ready to put in a little work and unlock major value. Big-ticket items are already in place: hookups are ready (just need connection), the structure feels solid, and the location is unbeatable peaceful desert scenery right out your front door with no new builds blocking the view. With two bathrooms, multiple living spaces, and room to customize, this is an investor's dream or a buyer's chance to build instant equity. Homes in this setting don't come around often especially with this much upside.

19. 2025-12-18
    historical
20. 2025-11-05
    price $110,000
21. 2025-11-05
    price $110,000
22. 2025-09-17
    listed $120,000 Active
23. 2025-09-17
    listed $120,000 Active
24. 2022-10-11
    soldstatus $90,000 Sold
25. 2022-09-28
    status Pending
26. 2022-09-25
    listed $90,000 Active
27. 1980-08-11
    soldstatus $10,500

ⓘ 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: $362 · $30/mo
• Projected year-2 tax: $836 · $70/mo
• Expected delta: +$474/yr (+$40/mo · 131.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 5 d/yr ≥101°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 13 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,897
• − Mortgage interest: −$6,162
• − Property taxes: −$362
• − Insurance: −$550
• − Repairs & maintenance: −$1,672
• − Management: −$1,672
• − Depreciation: −$3,200
• Taxable income: $7,280
• Est. tax owed @ 24.0%: −$1,747
• After-tax cash flow: $6,928/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: Mojave Unified
• NCES district ID: 0625230
• Math proficiency: 25% ▲ 11.00%
• Reading proficiency: 25% ▼ -1.00%
• Median HH income: $43,017
• Composite: 21.4/100
• National rank: #8350
• State rank: #411 of 517 in CA

Livability — California City

• Score: 44/100
• State rank: #1329
• US rank: #26753

Category grades

Amenities F Commute F Cost of living C Crime F Employment D- Housing A+ Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: California City, CA
• County: Kern County · 710,371 people
• City population: 14,353
• Metro: Bakersfield, CA
• Population (ZIP): 14,353
• Household income: $59,827
• Rent vs Own: 44.6% rent · 55.4% own
• Severe rent burden: 883.0

Population outlook (Kern County) Hauer SSP2

• Today (2025): 947,286 people
• By 2030: 978,984 · +3.3%
• By 2040: 1,045,018 · +10.3%
• By 2050: 1,105,232 · +16.7%
• By 2075: 1,229,538 · +29.8%
• By 2100: 1,238,059 · +30.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Hispanic / Latino 40% White 30% Black 22% Two or more races 16% Native American 3% Asian 1%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Italian 3% Lithuanian 1% Romanian 1%
• Foreign-born: 13% · Canada, Dominican Republic
• Languages at home: 68% English-only · Spanish 29%

Political lean MEDSL · Kern

• 2024 margin: Strong R (+21.1) · D 38.2% · R 59.3% · Other 2.5%
• 2008→2024 swing: -3.3pp toward R · 2008: -17.8pp · 2024: -21.1pp
• All cycles: 2024: R+21.1 2020: R+10.2 2016: R+15.0 2012: R+20.9 2008: R+17.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 46.32%
• Current HPI: 402.4192
• Rent YoY: ▲ 5.45%
• Metro: Bakersfield, 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

+947.6% since first listed

11 events — show timeline

• 2025-12-26 Listed $110,000 GEMLS
• 2025-12-26 Listed $110,000 CRMLS
• 2025-12-18 Listing Removed — CRMLS
• 2025-11-05 Price Changed $110,000 CRMLS
• 2025-11-05 Price Changed $110,000 GEMLS
• 2025-09-17 Listed $120,000 CRMLS
• 2025-09-17 Listed $120,000 GEMLS
• 2022-10-11 Sold (MLS) $90,000 GEMLS
• 2022-09-28 Pending — GEMLS
• 2022-09-25 Listed $90,000 GEMLS
• 1980-08-11 Sold (Public Records) $10,500 Public Records

Property tax history

-4.4%/yr

Latest (2025): $362 · -1.4% YoY. Source: county tax records.