3300 W 15th St #368 · Rosamond, CA 93560

$145,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 109 Days on market

Manufactured home Built 1971 $108/sqft · 39% above area Est $112k · 29% 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 +26.7/30.0
• DSCR +9.1/10.0
• 1% rule +6.4/10.0
• Appreciation +6.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Charming 3-Bedroom, 2-Bath Mobile Home located in Desert Oasis mobile home park, in Rosamond, Ca. Conveniently situated just off the 14 Freeway, this home offers easy access for commuters while still providing a comfortable, family-friendly atmosphere. Ideally located near Edwards Air Force Base, as well as local shopping centers and schools, this property is perfect for military personnel, working professionals, and growing families alike. Contact me today for a private showing!

Key facts

• Schools
• Community pool
• Built 1971

Tags

• DESERT OASIS MOBILE HOME PARK
• EASY ACCESS FOR COMMUTERS
• NEAR EDWARDS AIR FORCE BASE
• LOCAL SHOPPING CENTERS
• SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $391 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $132k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 4.3% in Rosamond — 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 49/100 on livability (#1,178 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: crime F, amenities F, commute F.
• Southern Kern Unified (town): math 25% / reading 25% proficiency, ranked #387 of 517 in CA (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Westpark Elementary (940 students, 78% FRL); Tropico Middle (math 24% / reading 24%, grade F, #277 of 498 statewide, top 73%, 782 students, 80% FRL); Rosamond High Early College Campus (913 students, 83% FRL).
• Market conditions: 461 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,244 units permitted in Kern County in 2024 (73 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (2.4% local appreciation)).
• Kern County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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. 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: 1.14% ✓
• Cap rate: 9.53%
• Cash-on-cash: 11.55%
• DSCR: 1.51
• GRM: 7.3

CMA / ARV

• ARV (median comp): $111,977
• List price: $145,000
• Delta: 29.49%
• Verdict: OVERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3300 W 15th St Spc 340	0.00mi	3/2.0	1,344 (0%)	6mo	$120,000	$89	95
3300 W 15th W #153	0.00mi	3/2.0	1,248 (-7%)	0mo	$150,000	$120	88
3300 15th W #389	0.00mi	3/2.0	1,440 (+7%)	1mo	$102,000	$71	87
3300 W 15th St W #360	0.00mi	3/2.0	1,440 (+7%)	5mo	$130,000	$90	84
1335 Richfield Ave	0.21mi	3/2.0	1,296 (-4%)	3mo	$320,000	$247	82
3300 W 15th St Spc 151	0.00mi	3/2.0	1,440 (+7%)	9mo	$131,000	$91	80
3300 15th St W #367	0.00mi	4/2.0 (+1)	1,392 (+4%)	13mo	$129,900	$93	78
3300 15th St W #39	0.00mi	3/2.0	1,536 (+14%)	6mo	$65,000	$42	71
3300 W 15th St #194	0.00mi	3/2.0	1,152 (-14%)	7mo	$117,000	$102	70
3300 15th St W #263	0.00mi	3/2.0	1,152 (-14%)	8mo	$53,650	$47	69
3303 Sierra Hwy Hwy #60	0.58mi	3/2.0	1,440 (+7%)	8mo	$110,000	$76	55
—	0.60mi	4/2.0 (+1)	1,325 (-1%)	13mo	$125,000	$94	54

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

Projected returns pro-forma

2.4% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.9%
• Equity multiple: 1.93×
• Total profit: $37,801
• Equity at exit: $60,396

10-year hold

• IRR: 18.9%
• Equity multiple: 3.60×
• Total profit: $105,436
• Equity at exit: $89,504

Cash invested: $40,600 (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 93560

• Home prices YoY: 0.6%
• Active inventory: 461
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,648 high
• Mortgage (P&I): −$760
• Tax from tax record: −$90 /mo · $1,084/yr
• Insurance: −$60
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $391

Break-even live

Break-even rent $1,153

Max offer price $145,000

Occupancy floor 71%

Sensitivity live

Price	-10% $473	-5% $432	+0% $391	+5% $350	+10% $309
Rent	-10% $260	-5% $326	+0% $391	+5% $456	+10% $521
Rate	-1.0pp $464	-0.5pp $427	base $391	+0.5pp $353	+1.0pp $315

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3400 15th St W Unit 118 Rosamond, CA	2.0	1.5	1050	$1,600	$1.52	12d	1	0.11mi
3400 15th St W Unit 21 Rosamond, CA	2.0	1.0	950	$1,495	$1.57	12d	1	0.12mi
3400 15th St W Rosamond, CA	2.0	1.0	1000	$1,498	$1.50	0d	4	0.18mi
1225 Barrington Ave Rosamond, CA	3.0	2.0	1072	$2,200	$2.05	0d	1	0.57mi
2821 Desert St Unit C Rosamond, CA	2.0	1.0	975	$1,795	$1.84	0d	1	0.80mi
3172 Shelley St Rosamond, CA	4.0	2.0	1192	$2,300	$1.93	24d	1	0.82mi
2910 B St Rosamond, CA	2.0	1.5	1775	$1,542	$0.87	21d	1	0.86mi
1838 Center St Unit A Rosamond, CA	3.0	2.5	1475	$2,000	$1.36	12d	1	0.87mi
1838 Center St Unit A Rosamond, CA	3.0	2.5	1495	$2,000	$1.34	0d	1	0.87mi
2300 Panorama Ln Rosamond, CA	2.0	2.0	1121	$2,300	$2.05	46d	1	0.94mi
2416 W Valley Vis Rosamond, CA	3.0	2.0	1343	$2,250	$1.68	17d	1	1.07mi
2436 Horizon Dr Rosamond, CA	3.0	2.0	1416	$4,500	$3.18	46d	1	1.10mi
2516 Starbrite Ave Rosamond, CA	3.0	2.0	1542	$2,900	$1.88	0d	1	1.20mi
2051 Candice Ave Rosamond, CA	3.0	2.0	1345	$2,395	$1.78	17d	1	1.21mi
2608 Starbrite Ave Rosamond, CA	4.0	2.0	1542	$2,795	$1.81	0d	1	1.28mi
3317 Dale Ct Rosamond, CA	3.0	2.0	1330	$800	$0.60	0d	1	1.34mi
1953 Marie Ave Apt A Rosamond, CA	4.0	3.0	1753	$2,550	$1.45	5d	1	1.49mi
1953 Marie Ave Apt A Rosamond, CA	4.0	3.0	1753	$2,550	$1.45	46d	1	1.49mi

Listing history 17 events

1. 2026-06-22
   days on market $145,000 Active 109 DOM
2. 2026-06-21
   days on market $145,000 Active 108 DOM
3. 2026-06-18
   days on market $145,000 Active 105 DOM
4. 2026-06-17
   days on market $145,000 Active 104 DOM
5. 2026-06-16
   days on market $145,000 Active 103 DOM
6. 2026-06-15
   days on market $145,000 Active 102 DOM
7. 2026-06-13
   days on market $145,000 Active 100 DOM
8. 2026-06-13
   days on market $145,000 Active 99 DOM
9. 2026-06-09
   days on market $145,000 Active 96 DOM
10. 2026-06-08
    days on market $145,000 Active 95 DOM
11. 2026-06-07
    days on market $145,000 Active 94 DOM
12. 2026-06-04
    days on market $145,000 Active 91 DOM
13. 2026-06-03
    days on market $145,000 Active 90 DOM
14. 2026-06-02
    days on market $145,000 Active 89 DOM
15. 2026-06-01
    days on market $145,000 Active 88 DOM
16. 2026-05-31
    days on market $145,000 Active 87 DOM
17. 2026-03-02
    listed $145,000 Active 484-char remark

    Show marketing remark (484 chars)

    Charming 3-Bedroom, 2-Bath Mobile Home located in Desert Oasis mobile home park, in Rosamond, Ca. Conveniently situated just off the 14 Freeway, this home offers easy access for commuters while still providing a comfortable, family-friendly atmosphere. Ideally located near Edwards Air Force Base, as well as local shopping centers and schools, this property is perfect for military personnel, working professionals, and growing families alike. Contact me today for a private showing!

ⓘ 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: $1,084 · $90/mo
• Projected year-2 tax: $1,102 · $92/mo
• Expected delta: +$18/yr (+$2/mo · 1.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 5 d/yr ≥101°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 14 unhealthy d/yr today · 18 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,773
• − Mortgage interest: −$8,122
• − Property taxes: −$1,084
• − Insurance: −$725
• − Repairs & maintenance: −$1,582
• − Management: −$1,582
• − Depreciation: −$4,218
• Taxable income: $2,460
• Est. tax owed @ 24.0%: −$591
• After-tax cash flow: $4,097/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: Southern Kern Unified
• NCES district ID: 0637620
• Math proficiency: 25% ▲ 7.00%
• Reading proficiency: 25% ▼ -8.00%
• Median HH income: $54,523
• Composite: 22.5/100
• National rank: #8093
• State rank: #387 of 517 in CA

Livability — Rosamond

• Score: 49/100
• State rank: #1178
• US rank: #25952

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rosamond, CA
• County: Kern County · 710,371 people
• City population: 22,119
• Metro: Bakersfield, CA
• Population (ZIP): 22,119
• Household income: $77,431
• Rent vs Own: 22.6% rent · 77.4% own
• Severe rent burden: 425.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 45% White 32% Two or more races 17% Black 13% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Portuguese 2% Italian 2% Lithuanian 1%
• Foreign-born: 13% · Canada
• Languages at home: 68% English-only · Spanish 28% Other Indo-European 2% Other Asian/Pacific 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: ▲ 2.40%
• Current HPI: 403.7206
• Rent YoY: —
• 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

• 2026-03-02 Listed $145,000 AVMLS

Property tax history

+2.9%/yr

Latest (2025): $1,084 · +7.2% YoY. Source: county tax records.