9 Tee Ln · Oildale, CA 93308

$45,000

3 bd · 2.0 ba · 1,200 sqft · Manufactured public records · 153 Days on market

Built 1973 $38/sqft · 34% below area Est $68k · 34% under

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Why this score? — see what drove the B+ 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Appreciation +2.7/10.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Welcome to a beautiful opportunity in the Highland Knolls Mobile Estates 55+ community with an updated water heater! This inviting home features a spacious great room with soft carpet and abundant natural light, creating a warm and comfortable setting for everyday living. The kitchen offers generous storage and functionality, while the dining/bonus room is perfect for hosting gatherings or enjoying hobbies. Retreat to the extremely large primary suite, complete with a roomy closet and private restroom for added comfort. Outside, enjoy the convenience of a storage shed, covered patio, and grassy area ideal for relaxing or entertaining. With a some cosmetic touches, this home can truly shine - don't miss your chance to make it your own. Schedule your private showing today!

Key facts

• Spacious great room
• Generous storage
• Roomy closet

Tags

• SPACIOUS GREAT ROOM
• GENEROUS STORAGE
• DINING BONUS ROOM
• EXTREMELY LARGE PRIMARY SUITE
• ROOMY CLOSET
• PRIVATE RESTROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 34.7% 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+, schools B+; Watch: crime F, amenities F, commute F.
• Standard Elementary (suburban): math 16% / reading 27% proficiency, ranked #1,227 of 1,400 in CA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.2%/yr); 307 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 33% 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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 5→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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 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?
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: 3.78% ✓
• Cap rate: 34.66%
• Cash-on-cash: 101.33%
• DSCR: 5.51
• GRM: 2.2

CMA / ARV

• ARV (median comp): $68,195
• List price: $45,000
• Delta: -34.01%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
80 Eagle Ln	0.11mi	2/2.0 (-1)	1,200 (0%)	2mo	$109,500	$91	88
214 Par Ln	0.20mi	3/2.0	1,164 (-3%)	4mo	$62,500	$54	83
370 Petrol Rd	0.46mi	2/1.8 (-1)	1,200 (0%)	5mo	$55,000	$46	69
46 Golfers Ln	0.08mi	3/2.0	1,344 (+12%)	19mo	$83,000	$62	60
116 Serve Ln	0.11mi	3/2.0	1,056 (-12%)	18mo	$43,000	$41	60
144 Love Ln	0.19mi	2/2.0 (-1)	1,316 (+10%)	22mo	$110,000	$84	52
900 James Rd #83	0.52mi	2/2.0 (-1)	1,248 (+4%)	23mo	$49,950	$40	45

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: —
• Equity multiple: 5.69×
• Total profit: $59,154
• Equity at exit: $6,710

10-year hold

• IRR: —
• Equity multiple: 11.59×
• Total profit: $133,444
• Equity at exit: $3,891

Cash invested: $12,600 (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 93308

• Home prices YoY: -0.5%
• Rents YoY: 2.2%
• Active inventory: 307
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,699 high
• Mortgage (P&I): −$236
• Tax from tax record: −$24 /mo · $282/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $1,064

Break-even live

Break-even rent $352

Max offer price $45,000

Occupancy floor 32%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
730 James Rd Bakersfield, CA	2.0	1.0	835	$1,175	$1.41	2d	1	0.29mi
3600 N Chester Ave Unit 10-B Bakersfield, CA	2.0	1.0	953	$1,295	$1.36	2d	1	0.48mi
524 Sunset Meadow Ln Bakersfield, CA	4.0	2.0	1346	$2,150	$1.60	2d	1	0.63mi
530 Sunset Meadow Ln Bakersfield, CA	3.0	2.0	1116	$2,050	$1.84	2d	1	0.64mi
516 Yellow Meadow Ct Unit C Bakersfield, CA	2.0	2.0	977	$1,720	$1.76	2d	1	0.68mi
548 Yellow Meadow Ct Unit C Bakersfield, CA	2.0	2.0	925	$1,595	$1.72	2d	1	0.71mi
549 Yellow Meadow Ct Unit D Bakersfield, CA	3.0	2.0	1200	$1,825	$1.52	23d	1	0.76mi
725 Greenwood Meadow Ln Bakersfield, CA	2.0	1.0	935	$1,600	$1.71	21d	1	0.87mi
805 Sunset Meadow Ln Bakersfield, CA	3.0	2.0	1163	$2,050	$1.76	2d	1	0.88mi
3433 Rustic Meadow Ct Apt B Bakersfield, CA	2.0	2.0	1115	$1,750	$1.57	2d	1	0.91mi
3125 Park Meadows Dr Unit B Bakersfield, CA	2.0	2.0	898	$1,595	$1.78	2d	1	0.98mi
101 Star Ct Bakersfield, CA	3.0	2.0	1040	$2,145	$2.06	44d	1	1.03mi
930 Day Ave Unit A Bakersfield, CA	2.0	1.5	900	$1,395	$1.55	2d	1	1.04mi
930 Day Ave Unit C Bakersfield, CA	2.0	1.5	900	$1,395	$1.55	44d	1	1.04mi
932 Day Ave Unit D Bakersfield, CA	2.0	1.0	900	$1,295	$1.44	2d	1	1.05mi
706 Orchid Dr Apt A Bakersfield, CA	3.0	2.0	1233	$1,900	$1.54	2d	1	1.10mi
2609 Violet Ct Bakersfield, CA	3.0	2.0	1471	$2,100	$1.43	44d	1	1.10mi
2600 Park Meadows Dr Bakersfield, CA	1.0–2.0	1.0–2.0	864	$1,495	$1.73	2d	2	1.24mi
210 Douglas St Unit B Bakersfield, CA	2.0	1.5	1274	$1,400	$1.10	2d	1	1.28mi
2413 Ashby St Unit 1 Bakersfield, CA	3.0	1.0	1230	$1,750	$1.42	14d	1	1.30mi
615 W China Grade Loop Bakersfield, CA	1.0–2.0	1.0–2.0	875	$1,850	$2.11	2d	6	1.36mi
411 Highland Dr Bakersfield, CA	2.0	1.0	1051	$1,650	$1.57	2d	1	1.39mi
2309 Manor St Bakersfield, CA	3.0	1.0	1090	$1,725	$1.58	2d	1	1.40mi
2001 Bedford Way Bakersfield, CA	4.0	2.0	1500	$2,500	$1.67	3d	1	1.46mi

Listing history 15 events

1. 2026-06-18
   days on market $45,000 Active 153 DOM
2. 2026-06-17
   days on market $45,000 Active 152 DOM
3. 2026-06-16
   days on market $45,000 Active 151 DOM
4. 2026-06-15
   days on market $45,000 Active 150 DOM
5. 2026-06-14
   days on market $45,000 Active 148 DOM
6. 2026-06-10
   days on market $45,000 Active 145 DOM
7. 2026-06-09
   days on market $45,000 Active 144 DOM
8. 2026-06-08
   days on market $45,000 Active 143 DOM
9. 2026-06-07
   days on market $45,000 Active 142 DOM
10. 2026-06-05
    days on market $45,000 Active 139 DOM
11. 2026-06-03
    days on market $45,000 Active 138 DOM
12. 2026-06-03
    days on market $45,000 Active 137 DOM
13. 2026-06-01
    days on market $45,000 Active 136 DOM
14. 2026-05-31
    days on market $45,000 Active 135 DOM
15. 2026-01-16
    listed $45,000 Active 781-char remark

    Show marketing remark (781 chars)

    Welcome to a beautiful opportunity in the Highland Knolls Mobile Estates 55+ community with an updated water heater! This inviting home features a spacious great room with soft carpet and abundant natural light, creating a warm and comfortable setting for everyday living. The kitchen offers generous storage and functionality, while the dining/bonus room is perfect for hosting gatherings or enjoying hobbies. Retreat to the extremely large primary suite, complete with a roomy closet and private restroom for added comfort. Outside, enjoy the convenience of a storage shed, covered patio, and grassy area ideal for relaxing or entertaining. With a some cosmetic touches, this home can truly shine - don't miss your chance to make it your own. Schedule your private showing today!

ⓘ 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: $282 · $24/mo
• Projected year-2 tax: $342 · $28/mo
• Expected delta: +$60/yr (+$5/mo · 21.1%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 5 d/yr ≥104°F today · 12 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: $20,388
• − Mortgage interest: −$2,521
• − Property taxes: −$282
• − Insurance: −$225
• − Repairs & maintenance: −$1,631
• − Management: −$1,631
• − Depreciation: −$1,309
• Taxable income: $12,789
• Est. tax owed @ 24.0%: −$3,069
• After-tax cash flow: $9,698/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: Standard Elementary
• NCES district ID: 0637890
• Math proficiency: 16% ▬ 0.00%
• Reading proficiency: 27% ▼ -3.00%
• Median HH income: $40,574
• Composite: 21.42/100
• National rank: #13640
• State rank: #1227 of 1400 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

1 event — show timeline

• 2026-01-16 Listed $45,000 GEMLS

Property tax history

+3.1%/yr

Latest (2025): $282 · +93.2% YoY. Source: county tax records.