19321 97th St · California City, CA 93505

$235,000

3 bd · 2.0 ba · 1,732 sqft · SingleFamily public records · 83 Days on market

Built 1991 10,019 sqft lot $136/sqft · 26% below area Est $318k · 26% under

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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 +16.4/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.1/10.0
• Rent growth +3.9/5.0
• 1% rule +3.7/10.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0
• Schools +2.1/10.0

Listing remarks MLS

Welcome to 19321 97th Street in California City! This charming single-story home offers 3 bedrooms, 2 bathrooms, and a functional layout designed for comfortable everyday living. The living room features vaulted ceilings and a fireplace, creating an inviting central gathering space. The kitchen overlooks both the eat-in dining area and living room, and offers generous counter space plus a breakfast bar for added convenience. French doors from the dining area lead to an enclosed patio, providing a versatile space to enjoy throughout the year. Additional highlights include an indoor laundry area, attached 2-car garage, RV access, and a primary bedroom with its own private en-suite bathroom. Don't miss the opportunity to see all this home has to offer--schedule your appointment today!

Key facts

• Indoor laundry area
• Rv access
• Vaulted ceilings

Tags

• VAULTED CEILINGS
• FIREPLACE
• BREAKFAST BAR
• ENCLOSED PATIO
• INDOOR LAUNDRY AREA
• RV ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $134 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (12.5% below list).
• Recommended offer: $206k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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; 16 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 41% 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 $25k of equity ($2k loan paydown + $24k 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 $66k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 25y ago; this cycle's ask has dropped $25k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $205,525 (12.5% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.87% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.44%
• DSCR: 1.11
• GRM: 9.5

CMA / ARV

• ARV (median comp): $317,914
• List price: $235,000
• Delta: -26.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9612 Glade Ave	0.10mi	3/2.0	1,731 (-0%)	16mo	$340,000	$196	82
9636 Glade Ave	0.08mi	4/2.0 (+1)	1,731 (-0%)	21mo	$359,900	$208	74
9624 Glade Ave	0.09mi	4/2.0 (+1)	1,731 (-0%)	21mo	$360,000	$208	73
9672 Glade Ave	0.05mi	3/2.0	1,543 (-11%)	21mo	$349,900	$227	62
9660 Glade Ave	0.06mi	3/2.0	1,543 (-11%)	21mo	$345,000	$224	62
9760 Sherwood Ave	0.20mi	3/2.0	1,537 (-11%)	22mo	$320,000	$208	53
19301 Lasky St	0.65mi	4/2.0 (+1)	1,637 (-6%)	3mo	$330,000	$202	53
9573 Redwood Blvd	0.64mi	4/2.0 (+1)	1,735 (+0%)	21mo	$305,000	$176	47
19924 99th St	0.59mi	3/2.0	1,643 (-5%)	21mo	$320,000	$195	46
9661 Redwood Blvd	0.63mi	3/2.0	1,506 (-13%)	7mo	$253,000	$168	42
9640 Peach Ave	0.66mi	3/2.0	1,515 (-12%)	23mo	$300,000	$198	29
9736 Oleander Ave	0.72mi	3/2.0	1,481 (-14%)	20mo	$335,000	$226	26

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: 26.9%
• Equity multiple: 3.15×
• Total profit: $141,651
• Equity at exit: $211,707

10-year hold

• IRR: 24.1%
• Equity multiple: 7.41×
• Total profit: $421,962
• Equity at exit: $456,553

Cash invested: $65,800 (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 93505

• Home prices YoY: 13.0%
• Rents YoY: 5.5%
• Active inventory: 703
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,055 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$160 /mo · $1,914/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $134

Break-even live

Break-even rent $1,886

Max offer price $235,000

Occupancy floor 88%

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9610 Oleander Ave Unit A California City, CA	2.0	1.0	1300	$1,575	$1.21	23d	1	0.70mi
9000 Underwood Ave California City, CA	3.0	2.0	1540	$1,900	$1.23	23d	1	0.76mi
9225 Peach Ave Unit A California City, CA	3.0	2.0	1275	$1,950	$1.53	23d	1	0.78mi
8849 Glade Ave California City, CA	3.0	2.0	1586	$2,380	$1.50	10d	1	0.81mi
8848 Oleander Ave California City, CA	3.0	2.0	1302	$1,900	$1.46	23d	1	1.07mi
20001 Airway Blvd California City, CA	3.0	2.0	1050	$2,400	$2.29	23d	1	1.14mi
9213 Holly Ave California City, CA	3.0	2.0	1339	$1,900	$1.42	3d	1	1.22mi
8512 Tamarack Ave California City, CA	3.0	2.0	1502	$1,875	$1.25	23d	1	1.22mi
20321 88th St California City, CA	3.0	2.0	1176	$2,100	$1.79	23d	1	1.28mi
8449 Viburnum Ave California City, CA	3.0	2.0	1218	$1,695	$1.39	2d	1	1.28mi
8648 Lime Ave California City, CA	3.0	2.0	1459	$2,400	$1.64	23d	1	1.32mi
8560 Nipa Ave California City, CA	3.0	2.0	1309	$1,850	$1.41	14d	1	1.34mi
20312 Dean Ct California City, CA	3.0	2.0	1742	$1,975	$1.13	14d	1	1.43mi
8312 Tamarack Ave California City, CA	3.0	2.0	1539	$1,900	$1.23	23d	1	1.43mi
8801 S Loop Blvd California City, CA	3.0	2.0	1537	$2,600	$1.69	23d	1	1.44mi
8260 Viburnum Ave California City, CA	3.0	2.0	1338	$2,000	$1.49	2d	1	1.44mi

Listing history 42 events

1. 2026-06-18
   days on market $235,000 Active 83 DOM
2. 2026-06-17
   days on market $235,000 Active 82 DOM
3. 2026-06-16
   days on market $235,000 Active 81 DOM
4. 2026-06-15
   days on market $235,000 Active 80 DOM
5. 2026-06-14
   days on market $235,000 Active 78 DOM
6. 2026-06-13
   days on market $235,000 Active 77 DOM
7. 2026-06-10
   days on market $235,000 Active 75 DOM
8. 2026-06-09
   days on market $235,000 Active 74 DOM
9. 2026-06-08
   days on market $235,000 Active 73 DOM
10. 2026-06-07
    days on market $235,000 Active 72 DOM
11. 2026-06-05
    days on market $235,000 Active 69 DOM
12. 2026-06-03
    days on market $235,000 Active 68 DOM
13. 2026-06-03
    days on market $235,000 Active 67 DOM
14. 2026-06-01
    days on market $235,000 Active 66 DOM
15. 2026-05-31
    days on market $235,000 Active 65 DOM
16. 2026-04-29
    price $247,000 792-char remark

    Show marketing remark (792 chars)

    Welcome to 19321 97th Street in California City! This charming single-story home offers 3 bedrooms, 2 bathrooms, and a functional layout designed for comfortable everyday living. The living room features vaulted ceilings and a fireplace, creating an inviting central gathering space. The kitchen overlooks both the eat-in dining area and living room, and offers generous counter space plus a breakfast bar for added convenience. French doors from the dining area lead to an enclosed patio, providing a versatile space to enjoy throughout the year. Additional highlights include an indoor laundry area, attached 2-car garage, RV access, and a primary bedroom with its own private en-suite bathroom. Don't miss the opportunity to see all this home has to offer--schedule your appointment today!

17. 2026-04-29
    price $247,000 792-char remark

    Show marketing remark (792 chars)

    Welcome to 19321 97th Street in California City! This charming single-story home offers 3 bedrooms, 2 bathrooms, and a functional layout designed for comfortable everyday living. The living room features vaulted ceilings and a fireplace, creating an inviting central gathering space. The kitchen overlooks both the eat-in dining area and living room, and offers generous counter space plus a breakfast bar for added convenience. French doors from the dining area lead to an enclosed patio, providing a versatile space to enjoy throughout the year. Additional highlights include an indoor laundry area, attached 2-car garage, RV access, and a primary bedroom with its own private en-suite bathroom. Don't miss the opportunity to see all this home has to offer--schedule your appointment today!

18. 2026-03-27
    listed $260,000 Active 792-char remark

    Show marketing remark (792 chars)

    Welcome to 19321 97th Street in California City! This charming single-story home offers 3 bedrooms, 2 bathrooms, and a functional layout designed for comfortable everyday living. The living room features vaulted ceilings and a fireplace, creating an inviting central gathering space. The kitchen overlooks both the eat-in dining area and living room, and offers generous counter space plus a breakfast bar for added convenience. French doors from the dining area lead to an enclosed patio, providing a versatile space to enjoy throughout the year. Additional highlights include an indoor laundry area, attached 2-car garage, RV access, and a primary bedroom with its own private en-suite bathroom. Don't miss the opportunity to see all this home has to offer--schedule your appointment today!

19. 2026-03-26
    listed $260,000 Active 792-char remark

    Show marketing remark (792 chars)

    Welcome to 19321 97th Street in California City! This charming single-story home offers 3 bedrooms, 2 bathrooms, and a functional layout designed for comfortable everyday living. The living room features vaulted ceilings and a fireplace, creating an inviting central gathering space. The kitchen overlooks both the eat-in dining area and living room, and offers generous counter space plus a breakfast bar for added convenience. French doors from the dining area lead to an enclosed patio, providing a versatile space to enjoy throughout the year. Additional highlights include an indoor laundry area, attached 2-car garage, RV access, and a primary bedroom with its own private en-suite bathroom. Don't miss the opportunity to see all this home has to offer--schedule your appointment today!

20. 2025-10-14
    price $299,980
21. 2025-07-21
    price $299,990
22. 2022-05-12
    soldstatus $300,000 Closed Sale
23. 2022-05-12
    soldstatus $300,000 Closed
24. 2022-05-12
    soldstatus $300,000 Sold
25. 2022-05-12
    soldstatus $300,000
26. 2022-04-10
    status Pending Sale
27. 2022-04-10
    status Pending
28. 2022-03-09
    listed $295,000 Active
29. 2022-03-09
    listed $295,000 Active
30. 2022-03-09
    listed $295,000 Active
31. 2020-10-14
    soldstatus $208,000 Closed
32. 2020-10-13
    soldstatus $208,000
33. 2020-08-28
    listed $199,900 Active
34. 2013-02-13
    soldstatus $44,500
35. 2012-10-31
    listed $46,000
36. 2012-04-25
    historical
37. 2011-11-20
    listed $67,000
38. 2004-12-23
    soldstatus $160,000
39. 2002-03-28
    soldstatus $89,900
40. 2002-03-28
    soldstatus $90,000
41. 2001-12-12
    listed $89,900
42. 1992-09-03
    soldstatus $98,500

ⓘ 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: $1,914 · $160/mo
• Projected year-2 tax: $1,914 · $160/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 7 d/yr ≥101°F today · 19 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: $24,663
• − Mortgage interest: −$13,164
• − Property taxes: −$1,914
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,973
• − Management: −$1,973
• − Depreciation: −$6,836
• Taxable loss: −$2,372
• Est. tax savings @ 24.0%: +$569
• After-tax cash flow: $2,175/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

+150.8% since first listed

27 events — show timeline

• 2026-04-29 Price Changed $247,000 AVMLS
• 2026-04-29 Price Changed $247,000 CRMLS
• 2026-03-27 Listed $260,000 CRMLS
• 2026-03-26 Listed $260,000 AVMLS
• 2025-10-14 Price Changed $299,980 AVMLS
• 2025-07-21 Price Changed $299,990 AVMLS
• 2022-05-12 Sold (Public Records) $300,000 Public Records
• 2022-05-12 Sold (MLS) $300,000 GEMLS
• 2022-05-12 Sold (MLS) $300,000 AVMLS
• 2022-05-12 Sold (MLS) $300,000 CRMLS
• 2022-04-10 Pending — CRMLS
• 2022-04-10 Pending — GEMLS
• 2022-03-09 Listed $295,000 GEMLS
• 2022-03-09 Listed $295,000 AVMLS
• 2022-03-09 Listed $295,000 CRMLS
• 2020-10-14 Sold (MLS) $208,000 AVMLS
• 2020-10-13 Sold (Public Records) $208,000 Public Records
• 2020-08-28 Listed $199,900 AVMLS
• 2013-02-13 Sold (MLS) $44,500 AVMLS
• 2012-10-31 Listed $46,000 AVMLS
• 2012-04-25 Listing Removed — AVMLS
• 2011-11-20 Listed $67,000 AVMLS
• 2004-12-23 Sold (Public Records) $160,000 Public Records
• 2002-03-28 Sold (Public Records) $90,000 Public Records
• 2002-03-28 Sold (MLS) $89,900 AVMLS
• 2001-12-12 Listed $89,900 AVMLS
• 1992-09-03 Sold (Public Records) $98,500 Public Records

Property tax history

+9.9%/yr

Latest (2025): $1,914 · +83.6% YoY. Source: county tax records.