4320 Columbus St · Bakersfield, CA 93306

$980,000

16 bd · 8.0 ba · 3,168 sqft · MultiFamily public records · 9 Days on market

Built 1962 0.38 ac lot

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Why this score? — see what drove the D 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 +15.1/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Schools +3.4/10.0
• 1% rule +3.2/10.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Incredible 8-unit multifamily investment opportunity in Bakersfield's desirable 93306 corridor! Two well-maintained 4-plex buildings on one parcel, totaling 6,336 sq ft. All 2BD/1BA floor plans with private yard areas, covered parking, and a common area between buildings. On-site laundry room, some new windows, and great curb appeal. 6 of the 8 Central AC units are about 6 years old or NEWER. 100% occupied with gross monthly income of $8,960, and current rents ranging from $1,050-$1,250 are still below the market rate of $1,250-$1,300 per unit, meaning there's real upside for the next owner! Strong cash flow, strong demand, strong market - this one checks all the boxes!6.7% Cap Rate.

Key facts

• Covered parking
• Private yard areas
• On-site laundry room

Tags

• PRIVATE YARD AREAS
• COVERED PARKING
• ON-SITE LAUNDRY ROOM
• NEW WINDOWS
• CENTRAL AC UNITS

Property features AI

Finance

• Other: Price per unit listed at $122,500
• Financial info: 8-unit multifamily property; Owner-managed; Annual gross income approximately $107,520; Annual net income approximately $66,284; Total annual expenses approximately $41,236; Pro forma income/expense reporting; Common annual expenses listed: fire insurance ~$8,000; garden/garbage ~$4,680; repairs ~$3,265; utilities ~$4,800; Vacancy factor accounted at 4%

Exterior

• Parking: Carport parking
• Utilities: Sewer service
• Home design: Single-story building
• Construction: Slab foundation; Composition roof
• Exterior features: Property zoned R2; Occupied by tenants

Interior

• Bedrooms: Eight 2-bedroom units (each unit is 2 bedrooms)
• Bathrooms: Eight 1-bath units (each unit has 1 bathroom)
• Heating & cooling: Central air conditioning
• Interior features: Private patios for units; On-site laundry room
• Laundry & utility: Shared laundry room

What this means for you Summary

Snapshot

• This is a 4 × 4-bed/?-bath units multifamily listed at $980k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive. Per door: $79/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $805k (17.8% below list).
• Recommended offer: $805k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.6% in Bakersfield — 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 58/100 on livability (#716 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: health & safety D, crime F, amenities F.
• Kern High (urban): math 21% / reading 51% proficiency, ranked #860 of 1,400 in CA (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Colonel Howard Nichols Elementary (931 students, 82% FRL); Chipman Junior High (727 students, 72% FRL); Highland High (reading 75%, 2,599 students, 79% FRL).
• Market conditions: Rents rising (+2.2%/yr); 392 active listings in the ZIP; 3,244 units permitted in Kern County in 2024 (73 in 5+ unit buildings).
• At $8,051/mo this rent would consume 138% of the median local household income ($70k/yr) (locally 2871% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $7k of loan paydown is wiped out by about $29k of value loss. Plan a longer hold.
• Kern County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $805,100 (17.8% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1962 — 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 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.82% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.39%
• DSCR: 1.06
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.24% rent growth · sell at horizon

5-year hold

• IRR: -14.9%
• Equity multiple: 0.47×
• Total profit: $-145,049
• Equity at exit: $146,121

10-year hold

• IRR: -7.5%
• Equity multiple: 0.54×
• Total profit: $-126,327
• Equity at exit: $84,732

Cash invested: $274,400 (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 93306

• Rents YoY: 2.2%
• Active inventory: 392
• Price-to-rent: 40.6×

Monthly cashflow live

• Estimated rent: $8,051 medium
• Mortgage (P&I): −$5,139
• Tax from tax record: −$496 /mo · $5,949/yr
• Insurance: −$408
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,691
• Net cashflow: $317

Break-even live

Break-even rent $7,650

Max offer price $980,000

Occupancy floor 91%

Sensitivity live

Price	-10% $872	-5% $594	+0% $317	+5% $40	+10% $-238
Rent	-10% $-319	-5% $-1	+0% $317	+5% $635	+10% $953
Rate	-1.0pp $811	-0.5pp $566	base $317	+0.5pp $63	+1.0pp $-195

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	4	—	$8,052
Total (4 units)			$8,051

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: $245,000
• Closing costs: $29,400
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-14
   statusdays on market $980,000 Pending 9 DOM
2. 2026-06-10
   days on market $980,000 Active 7 DOM
3. 2026-06-09
   days on market $980,000 Active 6 DOM
4. 2026-06-08
   days on market $980,000 Active 5 DOM
5. 2026-06-07
   days on market $980,000 Active 4 DOM
6. 2026-06-05
   remarks 692-char remark
7. 2026-06-05
   listed $980,000 Active 1 DOM

ⓘ 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: $5,949 · $496/mo
• Projected year-2 tax: $7,448 · $621/mo
• Expected delta: +$1,499/yr (+$125/mo · 25.2%)

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 6 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 34 unhealthy d/yr today · 40 by 30 yrs out

Taxation est. · year 1

• Rental income: $96,612
• − Mortgage interest: −$54,895
• − Property taxes: −$5,949
• − Insurance: −$4,900
• − Repairs & maintenance: −$7,729
• − Management: −$7,729
• − Depreciation: −$28,509
• Taxable loss: −$13,099
• Est. tax savings @ 24.0%: +$3,144
• After-tax cash flow: $6,948/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: Kern High
• NCES district ID: 0619540
• Math proficiency: 21% ▬ 0.00%
• Reading proficiency: 51% ▲ 2.00%
• Median HH income: $49,686
• Composite: 33.68/100
• National rank: #10443
• State rank: #860 of 1400 in CA

Livability — Bakersfield

• Score: 58/100
• State rank: #716
• US rank: #21355

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bakersfield, CA
• County: Kern County · 710,371 people
• City population: 499,124
• Metro: Bakersfield, CA
• Population (ZIP): 74,116
• Household income: $69,805
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 2871.0

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: Predominantly Hispanic (67%)
• Race & ethnicity: Hispanic / Latino 67% White 23% Two or more races 20% Black 3% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 63%
• Common ancestry: Italian 2% Slovak 1% Russian 1%
• Foreign-born: 19% · Canada
• Languages at home: 50% English-only · Spanish 46% Other Asian/Pacific 1% Arabic 1%

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: ▼ -323.02%
• Current HPI: 358.5434
• Rent YoY: ▲ 2.24%
• 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

1 event — show timeline

• 2026-06-03 Listed $980,000 GEMLS

Property tax history

+2.9%/yr

Latest (2025): $5,949 · +2.0% YoY. Source: county tax records.