4708 Hawk St · Inyokern, CA 93527

$140,000

2 bd · 2.0 ba · 2,662 sqft · SingleFamily public records · 285 Days on market

Built 1958 5.00 ac lot $53/sqft · 69% below area

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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 +16.9/30.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• DSCR +5.3/10.0
• 1% rule +3.5/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.0/5.0

Listing remarks MLS

Fantastic Fixer Upper opportunity in North Inyokern! This property features a 2,662 square foot home with a full basement and 3-car garage. Exterior walls are block and it includes a standing seam metal roof. A fire unfortunately engulfed the interior, but the solid exterior block walls, basement, metal roof, and slab remain, providing a strong foundation for a complete renovation or custom build! This property resides on Five acres with picture perfect views of the Sierra Nevada Mountain Range! Private well on property but the water tank and pump are no longer present. Property has two evaporative coolers but operating condition is unknown. With some work, this property has the potential to become a beautiful desert retreat! Don't miss your chance to own five acres with a large structure already in place.

Key facts

• Private well
• Five acres
• Full basement

Tags

• FULL BASEMENT
• STANDING SEAM METAL ROOF
• SOLID EXTERIOR BLOCK WALLS
• FIVE ACRES
• PRIVATE WELL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (14.9% below list).
• Recommended offer: $119k (14.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 39/100 on livability (#1,398 in CA) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: crime A, commute A-; Watch: schools C-, amenities F, employment F.
• Sierra Sands Unified (town): math 25% / reading 39% proficiency, ranked #294 of 517 in CA (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 93 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 $6k of equity ($968 loan paydown + $5k appreciation (3.6% local appreciation)).
• Kern County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.6% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 285 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $75k; list at $140k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,109 (14.9% below list)

Questions for the listing agent

1. It's been on market 285 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.85% ✗
• Cap rate: 7.08%
• Cash-on-cash: 2.81%
• DSCR: 1.13
• GRM: 9.8

CMA / ARV

• ARV (median comp): $457,767
• List price: $140,000
• Delta: -69.42%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7626 Seibenthal Rd	0.21mi	3/2.0 (+1)	2,445 (-8%)	19mo	$570,000	$233	56

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.8%
• Equity multiple: 1.70×
• Total profit: $27,395
• Equity at exit: $67,990

10-year hold

• IRR: 13.5%
• Equity multiple: 3.13×
• Total profit: $83,564
• Equity at exit: $108,880

Cash invested: $39,200 (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 93527

• Home prices YoY: 0.7%
• Active inventory: 93
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,191 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$57 /mo · $680/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $92

Break-even live

Break-even rent $1,075

Max offer price $140,000

Occupancy floor 87%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $140,000 Active 285 DOM
2. 2026-06-17
   days on market $140,000 Active 284 DOM
3. 2026-06-16
   days on market $140,000 Active 283 DOM
4. 2026-06-15
   days on market $140,000 Active 282 DOM
5. 2026-06-14
   days on market $140,000 Active 280 DOM
6. 2026-06-13
   days on market $140,000 Active 279 DOM
7. 2026-06-10
   days on market $140,000 Active 277 DOM
8. 2026-06-09
   days on market $140,000 Active 276 DOM
9. 2026-06-08
   days on market $140,000 Active 275 DOM
10. 2026-06-07
    days on market $140,000 Active 274 DOM
11. 2026-06-05
    days on market $140,000 Active 271 DOM
12. 2026-06-03
    days on market $140,000 Active 270 DOM
13. 2026-06-03
    days on market $140,000 Active 269 DOM
14. 2026-06-01
    days on market $140,000 Active 268 DOM
15. 2026-05-31
    days on market $140,000 Active 267 DOM
16. 2025-12-01
    price $140,000 818-char remark

    Show marketing remark (818 chars)

    Fantastic Fixer Upper opportunity in North Inyokern! This property features a 2,662 square foot home with a full basement and 3-car garage. Exterior walls are block and it includes a standing seam metal roof. A fire unfortunately engulfed the interior, but the solid exterior block walls, basement, metal roof, and slab remain, providing a strong foundation for a complete renovation or custom build! This property resides on Five acres with picture perfect views of the Sierra Nevada Mountain Range! Private well on property but the water tank and pump are no longer present. Property has two evaporative coolers but operating condition is unknown. With some work, this property has the potential to become a beautiful desert retreat! Don't miss your chance to own five acres with a large structure already in place.

17. 2025-09-06
    listed $150,000 Active 818-char remark

    Show marketing remark (818 chars)

    Fantastic Fixer Upper opportunity in North Inyokern! This property features a 2,662 square foot home with a full basement and 3-car garage. Exterior walls are block and it includes a standing seam metal roof. A fire unfortunately engulfed the interior, but the solid exterior block walls, basement, metal roof, and slab remain, providing a strong foundation for a complete renovation or custom build! This property resides on Five acres with picture perfect views of the Sierra Nevada Mountain Range! Private well on property but the water tank and pump are no longer present. Property has two evaporative coolers but operating condition is unknown. With some work, this property has the potential to become a beautiful desert retreat! Don't miss your chance to own five acres with a large structure already in place.

18. 1991-11-21
    soldstatus $75,000
19. 1991-11-21
    soldstatus $75,000

ⓘ 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: $680 · $57/mo
• Projected year-2 tax: $1,064 · $89/mo
• Expected delta: +$384/yr (+$32/mo · 56.5%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,293
• − Mortgage interest: −$7,842
• − Property taxes: −$680
• − Insurance: −$700
• − Repairs & maintenance: −$1,143
• − Management: −$1,143
• − Depreciation: −$4,073
• Taxable loss: −$1,289
• Est. tax savings @ 24.0%: +$309
• After-tax cash flow: $1,411/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: Sierra Sands Unified
• NCES district ID: 0636800
• Math proficiency: 25% ▼ -11.00%
• Reading proficiency: 39% ▼ -11.00%
• Median HH income: $58,937
• Composite: 28.66/100
• National rank: #6699
• State rank: #294 of 517 in CA

Livability — Inyokern

• Score: 39/100
• State rank: #1398
• US rank: #27420

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,801

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 White (81%)
• Race & ethnicity: White 81% Two or more races 11% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 4% Scotch-Irish 3% Portuguese 3%
• Foreign-born: 3% · Canada, China
• Languages at home: 95% English-only · Spanish 2% German/W. Germanic 2% Chinese 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: ▲ 3.63%
• Current HPI: 501.6357
• 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

+86.7% since first listed

4 events — show timeline

• 2025-12-01 Price Changed $140,000 SSMLS
• 2025-09-06 Listed $150,000 SSMLS
• 1991-11-21 Sold (Public Records) $75,000 Public Records
• 1991-11-21 Sold (Public Records) $75,000 Public Records

Property tax history

-5.3%/yr

Latest (2025): $680 · -57.8% YoY. Source: county tax records.