21762 Wisteria St · California City, CA 93505

$157,500

3 bd · 2.0 ba · 1,361 sqft · Manufactured · 112 Days on market

Built 1991 3,484 sqft lot $116/sqft · 14% above area Est $138k · 14% over $124/mo HOA · 7% of rent

---

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 +21.3/30.0
• Appreciation +10.0/10.0
• DSCR +6.8/10.0
• 1% rule +6.3/10.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0
• Schools +2.1/10.0
• ARV discount +1.1/15.0

Listing remarks MLS

Modern & Move-In Ready 3 bedroom, 2 bathroom Turn- Key Living!! Fall in love with this beautifully updated double wide manufactured home settled on a permanent foundation. Own your own land!! The open concept and layout located in Desert Hacienda Mobile Home Park in California City offers amenities including spa, pool, gym, etc. The new appliances are yours to boot! The seller is eager and ready to sell; call me for a showing at 760-373-0281. The cozy and convenient family home is well-maintained: fresh paint, new light fixtures, and modern appliances. The home sits on a permanent foundation with certs and all. Come take a look at this peaceful retreat ready for your personal touches.

Key facts

• Open concept
• Permanent foundation
• New appliances

Tags

• OPEN CONCEPT
• NEW APPLIANCES
• PERMANENT FOUNDATION
• PEACEFUL RETREAT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $158k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $158k).
• Recommended offer: $143k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: schools F, crime F, amenities 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.
• Market conditions: Rents rising fast (+5.5%/yr); 703 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 3,244 units permitted in Kern County in 2024 (73 in 5+ unit buildings).
• This rent runs 36% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k 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 $44k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($143k) 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.
• Current owner paid $30k; list at $158k implies a 425% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $143,325 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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. 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.
8. 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.
9. 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: 1.13% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.26%
• DSCR: 1.28
• GRM: 7.4

CMA / ARV

• ARV (median comp): $138,000
• List price: $157,500
• Delta: 14.13%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6897 Rea Ave	0.11mi	4/2.0 (+1)	1,440 (+6%)	13mo	$112,000	$78	69
21612 Yerba Blvd	0.24mi	3/2.5	1,188 (-13%)	14mo	$355,000	$299	54

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

Projected returns pro-forma

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

5-year hold

• IRR: 29.9%
• Equity multiple: 3.38×
• Total profit: $104,983
• Equity at exit: $141,888

10-year hold

• IRR: 26.7%
• Equity multiple: 7.98×
• Total profit: $307,831
• Equity at exit: $305,988

Cash invested: $44,100 (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: 703
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,774 high
• Mortgage (P&I): −$826
• Tax from tax record: −$156 /mo · $1,868/yr
• Insurance: −$66
• HOA: −$124
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $230

Break-even live

Break-even rent $1,483

Max offer price $157,500

Occupancy floor 82%

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: $39,375
• Closing costs: $4,725
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6833 Rea Ave California City, CA	3.0	2.0	1512	$1,395	$0.92	23d	1	0.10mi
21801 69th St California City, CA	3.0	2.0	1344	$1,700	$1.26	23d	1	0.10mi
21811 69th St California City, CA	3.0	2.0	1224	$1,700	$1.39	23d	1	0.11mi
7113 Victor Pl Unit B California City, CA	3.0	2.5	1240	$1,600	$1.29	23d	1	0.61mi
6761 California City Blvd California City, CA	4.0	2.5	1770	$2,500	$1.41	23d	1	0.75mi
7317 California City Blvd California City, CA	3.0	1.5	1228	$1,725	$1.40	19d	1	0.89mi
7733 Walpole Ave Unit A California City, CA	3.0	2.0	1600	$2,000	$1.25	23d	1	1.05mi
7617 California City Blvd Apt B California City, CA	2.0	1.0	894	$1,225	$1.37	3d	1	1.08mi
7343 Dogwood Ave California City, CA	3.0	2.0	1301	$2,250	$1.73	23d	1	1.09mi
21001 Berry St Unit 5 California City, CA	2.0	1.0	890	$1,150	$1.29	23d	1	1.10mi
7819 Walpole Ave California City, CA	2.0	1.0	900	$1,399	$1.55	23d	1	1.11mi
21032 79th St California City, CA	4.0	2.0	1228	$2,100	$1.71	23d	1	1.29mi
8307 Charles Pl California City, CA	3.0	2.0	1498	$1,750	$1.17	14d	1	1.44mi
8332 Rea Ave California City, CA	4.0	3.0	1861	$2,500	$1.34	3d	1	1.46mi

HOA detail

• Monthly dues: $124 · $1,488/yr
• Likely covers: poolgym

Listing history 5 events

1. 2026-04-21
   price $157,500 699-char remark

   Show marketing remark (699 chars)

   Modern & Move-In Ready 3 bedroom, 2 bathroom Turn- Key Living!! Fall in love with this beautifully updated double wide manufactured home settled on a permanent foundation. Own your own land!! The open concept and layout located in Desert Hacienda Mobile Home Park in California City offers amenities including spa, pool, gym, etc. The new appliances are yours to boot! The seller is eager and ready to sell; call me for a showing at 760-373-0281. The cozy and convenient family home is well-maintained: fresh paint, new light fixtures, and modern appliances. The home sits on a permanent foundation with certs and all. Come take a look at this peaceful retreat ready for your personal touches.

2. 2026-03-17
   status Active 699-char remark

   Show marketing remark (699 chars)

   Modern & Move-In Ready 3 bedroom, 2 bathroom Turn- Key Living!! Fall in love with this beautifully updated double wide manufactured home settled on a permanent foundation. Own your own land!! The open concept and layout located in Desert Hacienda Mobile Home Park in California City offers amenities including spa, pool, gym, etc. The new appliances are yours to boot! The seller is eager and ready to sell; call me for a showing at 760-373-0281. The cozy and convenient family home is well-maintained: fresh paint, new light fixtures, and modern appliances. The home sits on a permanent foundation with certs and all. Come take a look at this peaceful retreat ready for your personal touches.

3. 2026-03-09
   status Pending 699-char remark

   Show marketing remark (699 chars)

   Modern & Move-In Ready 3 bedroom, 2 bathroom Turn- Key Living!! Fall in love with this beautifully updated double wide manufactured home settled on a permanent foundation. Own your own land!! The open concept and layout located in Desert Hacienda Mobile Home Park in California City offers amenities including spa, pool, gym, etc. The new appliances are yours to boot! The seller is eager and ready to sell; call me for a showing at 760-373-0281. The cozy and convenient family home is well-maintained: fresh paint, new light fixtures, and modern appliances. The home sits on a permanent foundation with certs and all. Come take a look at this peaceful retreat ready for your personal touches.

4. 2026-01-18
   listed $165,000 Active 699-char remark

   Show marketing remark (699 chars)

   Modern & Move-In Ready 3 bedroom, 2 bathroom Turn- Key Living!! Fall in love with this beautifully updated double wide manufactured home settled on a permanent foundation. Own your own land!! The open concept and layout located in Desert Hacienda Mobile Home Park in California City offers amenities including spa, pool, gym, etc. The new appliances are yours to boot! The seller is eager and ready to sell; call me for a showing at 760-373-0281. The cozy and convenient family home is well-maintained: fresh paint, new light fixtures, and modern appliances. The home sits on a permanent foundation with certs and all. Come take a look at this peaceful retreat ready for your personal touches.

5. 1990-06-11
   soldstatus $30,000

ⓘ 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: $1,868 · $156/mo
• Projected year-2 tax: $1,868 · $156/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 13 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,284
• − Mortgage interest: −$8,822
• − Property taxes: −$1,868
• − Insurance: −$788
• − Repairs & maintenance: −$1,703
• − Management: −$1,703
• − HOA: −$1,488
• − Depreciation: −$4,582
• Taxable income: $331
• Est. tax owed @ 24.0%: −$79
• After-tax cash flow: $2,680/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

+425.0% since first listed

5 events — show timeline

• 2026-04-21 Price Changed $157,500 AVMLS
• 2026-03-17 Relisted — AVMLS
• 2026-03-09 Pending — AVMLS
• 2026-01-18 Listed $165,000 AVMLS
• 1990-06-11 Sold (Public Records) $30,000 Public Records

Property tax history

+24.6%/yr

Latest (2025): $1,868 · +372.6% YoY. Source: county tax records.