801 W Ward Ave #128 · Ridgecrest, CA 93555

$60,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 11 Days on market

Built 1980 $45/sqft · 27% below area Est $88k · 31% under $722/mo HOA · 50% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +14.4/30.0
• 1% rule +10.0/10.0
• DSCR +4.4/10.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to comfortable, upgraded living in Santiago Ridgecrest Estates! This charming home offers a fresh, move-in-ready feel with fresh paint and new flooring throughout. The roof was replaced in October 2022, giving added peace of mind for years to come. Step inside to find vaulted ceilings and an open-concept layout that creates a bright, spacious atmosphere perfect for both relaxing and entertaining. In addition to the main living areas, the home features a versatile add-on room that can easily serve as a third bedroom, home office, or flexible space to fit your needs. Outside, enjoy the convenience of a covered carport and take advantage of the community amenities, including a clubhouse, in-ground swimming pool, and park-ideal for enjoying the Ridgecrest lifestyle. This home combines comfort, updates, and community. Don't miss your opportunity to make it yours!

Key facts

• Fresh paint
• Upgraded living
• New flooring

Tags

• UPGRADED LIVING
• FRESH PAINT
• NEW FLOORING
• REPLACED ROOF
• VAULTED CEILINGS
• OPEN-CONCEPT LAYOUT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $13 ($151/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 6.5% vs local median 4.0% in Ridgecrest — 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 70/100 on livability (#243 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+; Watch: schools C-, amenities D+, cost of living D+.
• 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: Rents rising (+3.6%/yr); 328 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k 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.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 50% of rent.
• Climate carrying-cost: extreme-heat days projected 3→8/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.42% ✓
• Cap rate: 6.55%
• Cash-on-cash: 0.90%
• DSCR: 1.04
• GRM: 3.4

CMA / ARV

• ARV (median comp): $87,500
• List price: $60,000
• Delta: -31.43%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
801 W Ward Ave #128	0.00mi	2/2.0	1,440 (+7%)	1mo	$65,500	$45	88
740 W Reeves Ave	0.21mi	3/2.0 (+1)	1,296 (-4%)	3mo	$85,000	$66	77
821 W Reeves Ave	0.19mi	2/2.0	1,248 (-7%)	10mo	$99,000	$79	71
801 W Ward #75	0.00mi	3/2.0 (+1)	1,212 (-10%)	10mo	$80,000	$66	70
1600 N Norma St #2	0.68mi	2/2.0	1,349 (+0%)	14mo	$115,000	$85	56
717 W Bennett St	0.25mi	2/2.0	1,152 (-14%)	15mo	$125,000	$109	52
1600 N Norma St #36	0.68mi	3/2.0 (+1)	1,493 (+11%)	10mo	$92,000	$62	36
1600 N Norma St #35	0.68mi	2/2.0	1,152 (-14%)	11mo	$60,000	$52	35

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 · 3.58% rent growth · sell at horizon

5-year hold

• IRR: -12.2%
• Equity multiple: 0.55×
• Total profit: $-7,599
• Equity at exit: $8,946

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-145
• Equity at exit: $5,188

Cash invested: $16,800 (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 93555

• Home prices YoY: -24.0%
• Rents YoY: 3.6%
• Active inventory: 328
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,455 high
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$722
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $13

Break-even live

Break-even rent $1,439

Max offer price $60,000

Occupancy floor 94%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1019 Scott St Ridgecrest, CA	3.0	2.0	1700	$3,400	$2.00	2d	1	0.24mi
533 W Ward Ave Unit C Ridgecrest, CA	3.0	2.5	1295	$1,300	$1.00	19d	1	0.27mi
932 Kinnett Ave Ridgecrest, CA	3.0	2.0	1236	$1,550	$1.25	2d	1	0.27mi
1127 N Mono Ct Ridgecrest, CA	3.0	2.0	1234	$1,900	$1.54	10d	1	0.28mi
539 Sydnor Ave Ridgecrest, CA	2.0	1.0	1053	$1,200	$1.14	14d	1	0.32mi
1332 N El Prado St Unit B Ridgecrest, CA	2.0	1.0	878	$950	$1.08	10d	1	0.33mi
1311 N El Prado St Unit Elpr-1311 C-PK Ridgecrest, CA	2.0	1.0	878	$1,250	$1.42	2d	1	0.34mi
637 W Perdew Ave Apt C Ridgecrest, CA	3.0	2.0	1100	$1,300	$1.18	2d	1	0.40mi
616 W Graaf Ave Unit A Ridgecrest, CA	2.0	2.0	1000	$1,100	$1.10	14d	1	0.41mi
616 W Graaf Ave Apt C Ridgecrest, CA	3.0	2.0	1200	$1,350	$1.12	44d	1	0.41mi
616 W Graaf Ave Unit B Ridgecrest, CA	2.0	2.0	1000	$1,200	$1.20	44d	1	0.41mi
616 W Graaf Ave Apt C Ridgecrest, CA	3.0	2.0	1200	$1,250	$1.04	21d	1	0.41mi
616 W Graaf Ave Unit B Ridgecrest, CA	2.0	2.0	950	$1,200	$1.26	21d	1	0.41mi
423 Tepatitlan Ct Ridgecrest, CA	2.0	2.0	1447	$1,750	$1.21	2d	1	0.41mi
428 W Ward Ave Ridgecrest, CA	3.0	2.0	1498	$1,850	$1.23	2d	1	0.41mi
625 W Perdew Ave Apt A Ridgecrest, CA	2.0	2.0	1000	$1,300	$1.30	2d	1	0.42mi
418 Mount Baldy Cir Ridgecrest, CA	3.0	2.0	1497	$1,950	$1.30	2d	1	0.42mi
940 W Graaf Ave Unit B Ridgecrest, CA	3.0	2.0	1100	$1,100	$1.00	44d	1	0.46mi
604 W Perdew Ave Apt C Ridgecrest, CA	3.0	2.0	1384	$1,150	$0.83	44d	1	0.48mi
604 W Perdew Ave Unit B Ridgecrest, CA	2.0	2.0	950	$1,050	$1.11	2d	1	0.48mi
824 Capehart Ct Apt C Ridgecrest, CA	3.0	2.0	1147	$1,250	$1.09	2d	1	0.53mi
816 Capehart Ct Unit A Ridgecrest, CA	3.0	2.0	1147	$1,250	$1.09	44d	1	0.54mi
1025 W Perdew Ave Apt C Ridgecrest, CA	3.0	2.0	1158	$1,200	$1.04	2d	1	0.54mi
825 Capehart Ct Unit D Ridgecrest, CA	3.0	2.0	1147	$1,200	$1.05	2d	1	0.54mi
1605 N Norma St Ridgecrest, CA	3.0	1.5	1067	$1,475	$1.38	10d	1	0.59mi
1013 W Atkins Ave Unit C Ridgecrest, CA	2.0	1.0	910	$975	$1.07	10d	1	0.61mi
228 Yellowstone Pl Ridgecrest, CA	3.0	2.0	1871	$2,100	$1.12	2d	1	0.66mi
201 Drummond Ave Unit 217 Ridgecrest, CA	2.0	2.0	1080	$1,000	$0.93	2d	1	0.82mi
201 W Drummond Ave Ridgecrest, CA	3.0	2.0	1190	$1,150	$0.97	2d	1	0.82mi
201 Drummond Ave Unit 239 Ridgecrest, CA	2.0	2.0	1080	$1,500	$1.39	2d	1	0.82mi
401 N Norma St Ridgecrest, CA	3.0	2.0	1360	$1,500	$1.10	2d	1	1.08mi
332 N Alvord St Unit A Ridgecrest, CA	2.0	2.0	1000	$950	$0.95	23d	1	1.19mi
332 N Alvord St Unit 332 Ridgecrest, CA	3.0	2.0	1100	$1,100	$1.00	44d	1	1.19mi
1128 Argus Ave Ridgecrest, CA	3.0	2.0	1346	$11,800	$8.77	44d	1	1.24mi
225 N Helena St Ridgecrest, CA	3.0	2.0	1527	$1,750	$1.15	2d	1	1.32mi
419 Jean Ave Ridgecrest, CA	3.0	2.0	1583	$1,585	$1.00	2d	1	1.44mi

HOA detail

• Monthly dues: $722 · $8,664/yr
• Likely covers: pool

Listing history 2 events

1. 2026-05-02
   status Pending 878-char remark

   Show marketing remark (878 chars)

   Welcome to comfortable, upgraded living in Santiago Ridgecrest Estates! This charming home offers a fresh, move-in-ready feel with fresh paint and new flooring throughout. The roof was replaced in October 2022, giving added peace of mind for years to come. Step inside to find vaulted ceilings and an open-concept layout that creates a bright, spacious atmosphere perfect for both relaxing and entertaining. In addition to the main living areas, the home features a versatile add-on room that can easily serve as a third bedroom, home office, or flexible space to fit your needs. Outside, enjoy the convenience of a covered carport and take advantage of the community amenities, including a clubhouse, in-ground swimming pool, and park-ideal for enjoying the Ridgecrest lifestyle. This home combines comfort, updates, and community. Don't miss your opportunity to make it yours!

2. 2026-04-21
   listed $60,000 Active 878-char remark

   Show marketing remark (878 chars)

   Welcome to comfortable, upgraded living in Santiago Ridgecrest Estates! This charming home offers a fresh, move-in-ready feel with fresh paint and new flooring throughout. The roof was replaced in October 2022, giving added peace of mind for years to come. Step inside to find vaulted ceilings and an open-concept layout that creates a bright, spacious atmosphere perfect for both relaxing and entertaining. In addition to the main living areas, the home features a versatile add-on room that can easily serve as a third bedroom, home office, or flexible space to fit your needs. Outside, enjoy the convenience of a covered carport and take advantage of the community amenities, including a clubhouse, in-ground swimming pool, and park-ideal for enjoying the Ridgecrest lifestyle. This home combines comfort, updates, and community. Don't miss your opportunity to make it yours!

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 3 d/yr ≥105°F today · 8 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 14 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,457
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,397
• − Management: −$1,397
• − HOA: −$8,664
• − Depreciation: −$1,745
• Taxable loss: −$306
• Est. tax savings @ 24.0%: +$74
• After-tax cash flow: $225/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 — Ridgecrest

• Score: 70/100
• State rank: #243
• US rank: #8014

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ridgecrest, CA
• County: Kern County · 710,371 people
• City population: 33,845
• Metro: Bakersfield, CA
• Population (ZIP): 33,845
• Household income: $86,700
• Rent vs Own: 37.5% rent · 62.5% own
• Severe rent burden: 975.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 20% Two or more races 12% Black 4% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 7% · Canada
• Languages at home: 84% English-only · Spanish 11% Other Indo-European 1% 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: ▼ -120.17%
• Current HPI: 380.5208
• Rent YoY: ▲ 3.58%
• 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

2 events — show timeline

• 2026-05-02 Pending — SSMLS
• 2026-04-21 Listed $60,000 SSMLS

Property tax history

+5.6%/yr

Latest (2025): $67 · +16.4% YoY. Source: county tax records.