1522 West Dr Unit 5 -10 · East Bakersfield, CA 93304

$399,000

None bd · None ba · 2,516 sqft · MultiFamily · 244 Days on market

Built 1937 Fair condition 0.25 ac lot $159/sqft · 11% above area Est $360k · 11% over

---

Why this score? — see what drove the C+ 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
• Schools +3.4/10.0
• ARV discount +2.6/15.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. 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 MLS

The Seller is willing to finance up $200,000with the interest 7% for 15 years. The property is alsoAdjacent to the Kern Medical Center and The surrounding health care facilities that are part of the Kern Medical Center network.

Key facts

• 0.25 acre lot
• 5 parking spots
• Built 1937

What this means for you Summary

Snapshot

• This is a multifamily listed at $399k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $399k).
• Recommended offer: $351k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Market conditions: Rents soft (-1.7%/yr); 159 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 3,244 units permitted in Kern County in 2024 (73 in 5+ unit buildings).
• At $6,032/mo this rent would consume 143% of the median local household income ($51k/yr) (locally 2587% 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 $3k of loan paydown is wiped out by about $12k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $112k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 244 days — a 12% lower offer ($351k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1937 — 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 $351,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 244 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.51% ✓
• Cap rate: 12.33%
• Cash-on-cash: 21.57%
• DSCR: 1.96
• GRM: 5.5

CMA / ARV

• ARV (median comp): $360,013
• List price: $399,000
• Delta: 10.83%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2100 Oregon St	0.30mi	8/4.0	2,488 (-1%)	4mo	$510,000	$205	80
1529 Palm Dr	0.20mi	7/3.0	2,761 (+10%)	18mo	$250,000	$91	59
2300 Lake St	0.59mi	8/3.0	2,725 (+8%)	10mo	$595,000	$218	50
1309 Bernard St	0.63mi	4/4.0	2,696 (+7%)	14mo	$420,000	$156	47

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

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 10.7%
• Equity multiple: 1.41×
• Total profit: $45,641
• Equity at exit: $59,492

10-year hold

• IRR: 17.2%
• Equity multiple: 2.22×
• Total profit: $136,467
• Equity at exit: $34,498

Cash invested: $111,720 (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 93304

• Rents YoY: -1.7%
• Active inventory: 159
• Price-to-rent: 33.1×

Monthly cashflow live

• Estimated rent: $6,032 medium
• Mortgage (P&I): −$2,092
• Tax est. 1.5%: −$499 /mo · $5,985/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,267
• Net cashflow: $2,008

Break-even live

Break-even rent $3,490

Max offer price $399,000

Occupancy floor 62%

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

Units	Beds	Baths	Est. rent
▸ 6× units	1	1	$6,030
Total (6 units)			$6,032

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1500 Palm Dr Bakersfield, CA	3.0	2.0	2000	$2,200	$1.10	2d	1	0.18mi
1308 Flower St Unit A Bakersfield, CA	2.0	1.0	3432	$1,475	$0.43	2d	1	0.44mi

Listing history 17 events

1. 2026-06-18
   days on market $399,000 Active 244 DOM
2. 2026-06-17
   days on market $399,000 Active 243 DOM
3. 2026-06-16
   days on market $399,000 Active 242 DOM
4. 2026-06-15
   days on market $399,000 Active 241 DOM
5. 2026-06-14
   days on market $399,000 Active 239 DOM
6. 2026-06-10
   days on market $399,000 Active 236 DOM
7. 2026-06-09
   days on market $399,000 Active 235 DOM
8. 2026-06-08
   days on market $399,000 Active 234 DOM
9. 2026-06-07
   days on market $399,000 Active 233 DOM
10. 2026-06-05
    days on market $399,000 Active 230 DOM
11. 2026-06-03
    days on market $399,000 Active 229 DOM
12. 2026-06-03
    days on market $399,000 Active 228 DOM
13. 2026-06-01
    days on market $399,000 Active 227 DOM
14. 2026-05-31
    days on market $399,000 Active 226 DOM
15. 2025-10-28
    status Active 227-char remark

    Show marketing remark (227 chars)

    The Seller is willing to finance up $200,000with the interest 7% for 15 years. The property is alsoAdjacent to the Kern Medical Center and The surrounding health care facilities that are part of the Kern Medical Center network.

16. 2025-08-18
    status Pending 227-char remark

    Show marketing remark (227 chars)

    The Seller is willing to finance up $200,000with the interest 7% for 15 years. The property is alsoAdjacent to the Kern Medical Center and The surrounding health care facilities that are part of the Kern Medical Center network.

17. 2025-08-07
    listed $399,000 Active 227-char remark

    Show marketing remark (227 chars)

    The Seller is willing to finance up $200,000with the interest 7% for 15 years. The property is alsoAdjacent to the Kern Medical Center and The surrounding health care facilities that are part of the Kern Medical Center network.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 39 unhealthy d/yr today · 45 by 30 yrs out

Taxation est. · year 1

• Rental income: $72,384
• − Mortgage interest: −$22,350
• − Property taxes: −$5,985
• − Insurance: −$1,995
• − Repairs & maintenance: −$5,791
• − Management: −$5,791
• − Depreciation: −$11,607
• Taxable income: $18,865
• Est. tax owed @ 24.0%: −$4,528
• After-tax cash flow: $19,567/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

The property requires moderate repairs and maintenance, with potential for significant value increase through cosmetic updates and landscaping improvements.

Repairs flagged

• Moderate Kitchen cabinets — Worn condition
• Minor Bathroom fixtures — May need updating
• Moderate Exterior walls — Weathered appearance
• Minor Paint — Chipped in some areas
• Minor Windows — Blinds present but may need cleaning or replacement
• Minor HVAC units — May need cleaning

Value-add opportunities

• Both Painting and minor repairs to exterior — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both Kitchen and bathroom updates — Improves functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn condition	Moderate	$3,000–15,000
Bathroom fixtures · May need updating	Minor	$500–3,000
Exterior walls · Weathered appearance	Moderate	$3,000–15,000
Paint · Chipped in some areas	Minor	$500–3,000
Windows · Blinds present but may need cleaning or replacement	Minor	$500–3,000
HVAC units · May need cleaning	Minor	$500–3,000
Total estimated repair cost · 6 items		$8,000–42,000

Value-add ROI direction

• Both Painting and minor repairs to exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Kitchen and bathroom updates — Improves functionality and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — East Bakersfield

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: East Bakersfield, CA
• County: Kern County · 710,371 people
• Metro: Bakersfield, CA
• Population (ZIP): 51,037
• Household income: $50,790
• Rent vs Own: 53.9% rent · 46.1% own
• Severe rent burden: 2587.0

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 (71%)
• Race & ethnicity: Hispanic / Latino 71% Two or more races 18% White 14% Black 9% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 65%
• Foreign-born: 22% · Canada, China
• Languages at home: 48% English-only · Spanish 49% Other Asian/Pacific 1% Tagalog/Filipino 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: ▼ -314.78%
• Current HPI: 397.9557
• Rent YoY: ▼ -1.68%
• 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

3 events — show timeline

• 2025-10-28 Relisted — GEMLS
• 2025-08-18 Pending — GEMLS
• 2025-08-07 Listed $399,000 GEMLS