152 Torrey Pine Ln · Oildale, CA 93308

$125,000

3 bd · 2.0 ba · 1,512 sqft · Manufactured · 35 Days on market

Built 1976 3,500 sqft lot $83/sqft · 19% above area Est $105k · 19% over

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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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Appreciation +2.7/10.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Located on a desirable corner lot in the serene Riverdale Village community, this beautifully refreshed 3 bedroom, 2 bathroom home with central AC and heat offers 1,512 square feet of inviting, modern living. Fresh interior and exterior paint, abundant natural light, and a refined aesthetic set the tone from the moment you enter. Enjoy new wood like flooring paired with plush carpet, creating a warm yet elevated feel throughout. The kitchen shines with refreshed appliances, updated cabinetry, and a stunning island perfect for those who love to cook, entertain, and gather. The spacious primary suite is a true retreat with a walk in shower and separate soaking tub designed for relaxation. Riverdale Village offers resort style amenities including a sparkling pool, fitness center, green spaces, pet friendly paths, and a recreation room. This one is a must see!

Key facts

• Central ac
• Refreshed appliances
• Updated cabinetry

Tags

• CORNER LOT
• CENTRAL AC
• REFRESHED APPLIANCES
• UPDATED CABINETRY
• STUNNING ISLAND
• WALK IN SHOWER

Property features AI

Finance

• Financial info: Monthly land lease of $795 (park provided)
• HOA & community: Part of an association; Located in the Riverdale park (land lease community)

Exterior

• Parking: 1 parking space; 1 carport space
• Utilities: Public sewer; District/public water
• Home design: Single-story home; Entry located on the side
• Construction: Year built per assessor
• Exterior features: Community pool; Lot with rocky terrain; Curbs and street lighting in the community

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: Side entry; Entry at ground level
• Laundry & utility: Laundry in an individual room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $542 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 3.9% in Oildale — 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 (#680 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: crime F, amenities F, commute F.
• Beardsley Elementary (suburban): math 7% / reading 18% proficiency, ranked #501 of 517 in CA (top 97%) — 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: Beardsley Elementary (math 2% / reading 8%, grade F, #1,564 of 1,571 statewide, top 100%, 421 students, 98% FRL); Beardsley Junior High (math 8% / reading 22%, grade F, #461 of 498 statewide, top 93%, 400 students, 94% FRL); North High (reading 75%, 2,214 students, 87% FRL) — zoned schools average 93% FRL vs 76% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.2%/yr); 312 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 3,244 units permitted in Kern County in 2024 (73 in 5+ unit buildings).
• This rent runs 34% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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 + 2.2% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 3 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

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

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.42% ✓
• Cap rate: 11.49%
• Cash-on-cash: 18.58%
• DSCR: 1.83
• GRM: 5.9

CMA / ARV

• ARV (median comp): $104,890
• List price: $125,000
• Delta: 19.17%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
137 Fernwood Ln	0.09mi	3/2.0	1,524 (+1%)	10mo	$120,000	$79	86
115 Cedarwood Ln	0.06mi	3/2.0	1,440 (-5%)	8mo	$115,000	$80	83
225 Vivian Ln	0.05mi	3/2.0	1,440 (-5%)	9mo	$81,000	$56	82
156 Hickorywood Ln	0.15mi	3/2.0	1,440 (-5%)	10mo	$115,000	$80	77
210 Dogwood Ln	0.08mi	4/2.0 (+1)	1,440 (-5%)	8mo	$112,500	$78	77
159 Hickorywood Ln	0.15mi	4/2.0 (+1)	1,344 (-11%)	3mo	$99,000	$74	67
316 Nita	0.09mi	4/2.0 (+1)	1,344 (-11%)	7mo	$82,500	$61	66
153 Hickorywood Ln	0.14mi	2/2.0 (-1)	1,375 (-9%)	15mo	$38,000	$28	60
101 Cinnamon Ln	0.09mi	3/2.0	1,344 (-11%)	21mo	$85,000	$63	60
278 Teakwood Ln	0.09mi	3/2.0	1,344 (-11%)	21mo	$104,900	$78	60
300 Florence Ln	0.10mi	3/2.0	1,296 (-14%)	20mo	$99,500	$77	55
170 Hickorywood Ln	0.17mi	2/2.0 (-1)	1,320 (-13%)	19mo	$95,000	$72	50

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 · 2.22% rent growth · sell at horizon

5-year hold

• IRR: 9.4%
• Equity multiple: 1.37×
• Total profit: $12,895
• Equity at exit: $18,638

10-year hold

• IRR: 17.9%
• Equity multiple: 2.43×
• Total profit: $50,176
• Equity at exit: $10,808

Cash invested: $35,000 (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 93308

• Home prices YoY: -0.5%
• Rents YoY: 2.2%
• Active inventory: 312
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,779 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $542

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 65%

Sensitivity live

Price	-10% $628	-5% $585	+0% $542	+5% $499	+10% $455
Rent	-10% $401	-5% $472	+0% $542	+5% $612	+10% $682
Rate	-1.0pp $605	-0.5pp $574	base $542	+0.5pp $509	+1.0pp $476

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
627 Hood Dr Bakersfield, CA	3.0	1.0	1140	$1,795	$1.57	4d	1	0.35mi
930 Olive Dr Bakersfield, CA	4.0	2.5	1544	$2,250	$1.46	22d	1	0.49mi
448 S Oildale Dr Bakersfield, CA	3.0	2.0	1080	$1,500	$1.39	4d	1	0.53mi
223 McCord Ave Bakersfield, CA	3.0	2.0	1536	$1,795	$1.17	4d	1	0.67mi
222 Harding Ave Unit B Bakersfield, CA	3.0	2.0	1100	$1,750	$1.59	4d	1	0.73mi
901 Castaic Ave Bakersfield, CA	2.0	1.0	1076	$1,700	$1.58	4d	1	0.82mi
1207 El Tejon Ave Unit 1 Bakersfield, CA	3.0	1.0	1212	$1,950	$1.61	4d	1	0.92mi
709 Francis St Bakersfield, CA	3.0	1.0	1300	$1,400	$1.08	45d	1	1.00mi
106 E Warren Ave Bakersfield, CA	3.0	2.0	1169	$1,400	$1.20	12d	1	1.02mi
3200 El Encanto Ct #1 Bakersfield, CA	3.0	2.0	2116	$2,100	$0.99	4d	1	1.12mi
411 Highland Dr Bakersfield, CA	2.0	1.0	1051	$1,650	$1.57	4d	1	1.33mi

Listing history 16 events

1. 2026-06-18
   days on market $125,000 Active 35 DOM
2. 2026-06-17
   days on market $125,000 Active 34 DOM
3. 2026-06-16
   days on market $125,000 Active 33 DOM

   Show marketing remark (868 chars)

   Located on a desirable corner lot in the serene Riverdale Village community, this beautifully refreshed 3 bedroom, 2 bathroom home with central AC and heat offers 1,512 square feet of inviting, modern living. Fresh interior and exterior paint, abundant natural light, and a refined aesthetic set the tone from the moment you enter. Enjoy new wood like flooring paired with plush carpet, creating a warm yet elevated feel throughout. The kitchen shines with refreshed appliances, updated cabinetry, and a stunning island perfect for those who love to cook, entertain, and gather. The spacious primary suite is a true retreat with a walk in shower and separate soaking tub designed for relaxation. Riverdale Village offers resort style amenities including a sparkling pool, fitness center, green spaces, pet friendly paths, and a recreation room. This one is a must see!

4. 2026-06-15
   days on market $125,000 Active 32 DOM
5. 2026-06-14
   days on market $125,000 Active 30 DOM
6. 2026-06-10
   days on market $125,000 Active 27 DOM
7. 2026-06-09
   days on market $125,000 Active 26 DOM
8. 2026-06-08
   days on market $125,000 Active 25 DOM
9. 2026-06-07
   days on market $125,000 Active 24 DOM
10. 2026-06-05
    days on market $125,000 Active 21 DOM
11. 2026-06-03
    days on market $125,000 Active 20 DOM
12. 2026-06-03
    days on market $125,000 Active 19 DOM
13. 2026-06-01
    days on market $125,000 Active 18 DOM
14. 2026-05-31
    days on market $125,000 Active 17 DOM
15. 2026-05-14
    listed $125,000 Active 868-char remark
16. 2026-03-31
    listed $125,000 Active 868-char remark

ⓘ 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 2/10 Low
• 🌡 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 39 unhealthy d/yr today · 45 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,352
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,708
• − Management: −$1,708
• − Depreciation: −$3,636
• Taxable income: $4,797
• Est. tax owed @ 24.0%: −$1,151
• After-tax cash flow: $5,351/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: Beardsley Elementary
• NCES district ID: 0604260
• Math proficiency: 7% ▼ -12.00%
• Reading proficiency: 18% ▼ -16.00%
• Median HH income: $28,808
• Composite: 9.63/100
• National rank: #9841
• State rank: #501 of 517 in CA

Livability — Oildale

• Score: 58/100
• State rank: #680
• US rank: #20848

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oildale, CA
• County: Kern County · 710,371 people
• Metro: Bakersfield, CA
• Population (ZIP): 55,078
• Household income: $62,445
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 2931.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 57% Hispanic / Latino 32% Two or more races 15% Black 3% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Slovak 3% Italian 1% Romanian 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 80% English-only · Spanish 17%

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: ▼ -4.52%
• Current HPI: 825.65
• Rent YoY: ▲ 2.22%
• 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

+0.0% since first listed

3 events — show timeline

• 2026-06-16 Listed $125,000 GEMLS
• 2026-05-14 Listed $125,000 CRMLS
• 2026-03-31 Listed $125,000 GEMLS