2113 Windflower Dr #107 · Rosamond, CA 93560

$164,999

4 bd · 2.0 ba · 1,568 sqft · Manufactured · 120 Days on market

Built 2005 Good condition $105/sqft · 30% above area Est $127k · 30% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.2/10.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Very well maintained Home situated in a great park !. Presenting a very nice and cozy home with four bedrooms and two bathrooms , upgraded patio with a wheelchair ramp and nice backyard including two sheds that will stay , space for two car porch , central heating and air and fresh interior paint.

Key facts

• Central heating
• Upgraded patio
• Nice backyard

Tags

• UPGRADED PATIO
• NICE BACKYARD
• TWO SHEDS
• CENTRAL HEATING
• AIR

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $165k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $920 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Recommended offer: $150k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.9% 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: schools F, crime F, amenities 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.
• Market conditions: 458 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 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 $5k of equity ($1k loan paydown + $4k 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 $46k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 5y ago 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 $132k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,149 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.68% ✓
• Cap rate: 13.90%
• Cash-on-cash: 27.15%
• DSCR: 2.21
• GRM: 5.0

CMA / ARV

• ARV (median comp): $126,562
• List price: $164,999
• Delta: 30.37%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2021 Windharp #30	0.12mi	4/2.0	1,536 (-2%)	1mo	$108,000	$70	90
1550 W 20th St #18	0.35mi	3/2.0 (-1)	1,600 (+2%)	5mo	$160,000	$100	71
1550 20th W	0.35mi	3/2.0 (-1)	1,600 (+2%)	5mo	$175,000	$109	71
2017 Windcurrent Dr #126	0.06mi	3/2.0 (-1)	1,782 (+14%)	0mo	$140,000	$79	69
2000 Windflow Dr #76	0.10mi	3/2.0 (-1)	1,762 (+12%)	1mo	$185,000	$105	69
1550 20th St W #97	0.35mi	3/2.0 (-1)	1,600 (+2%)	12mo	$162,000	$101	66
2000 Windcurrent Dr #147	0.06mi	3/2.0 (-1)	1,344 (-14%)	8mo	$125,000	$93	62
1550 20th St W #70	0.35mi	3/2.0 (-1)	1,492 (-5%)	10mo	$120,000	$80	62
2024 Colleen Dr #52	0.26mi	3/2.0 (-1)	1,680 (+7%)	11mo	$150,000	$89	62
2116 Windflow Drive #66 #66	0.06mi	3/2.0 (-1)	1,344 (-14%)	9mo	$98,950	$74	60
2104 Windbreak Drive #18 #18	0.14mi	3/2.0 (-1)	1,344 (-14%)	5mo	$110,000	$82	60
1550 W 20th St Spc 67	0.35mi	3/2.0 (-1)	1,440 (-8%)	10mo	$130,000	$90	57

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: 28.9%
• Equity multiple: 2.59×
• Total profit: $73,463
• Equity at exit: $68,727

10-year hold

• IRR: 30.0%
• Equity multiple: 5.03×
• Total profit: $186,126
• Equity at exit: $101,849

Cash invested: $46,200 (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: 458
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,767 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$581
• Net cashflow: $920

Break-even live

Break-even rent $1,602

Max offer price $164,999

Occupancy floor 62%

Sensitivity live

Price	-10% $1,034	-5% $977	+0% $920	+5% $863	+10% $806
Rent	-10% $702	-5% $811	+0% $920	+5% $1,029	+10% $1,139
Rate	-1.0pp $1,003	-0.5pp $962	base $920	+0.5pp $877	+1.0pp $834

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1943 Pengilley Ave Rosamond, CA	3.0	2.0	1379	$2,600	$1.89	2d	1	0.20mi
1953 Marie Ave Apt A Rosamond, CA	4.0	3.0	1753	$2,550	$1.45	44d	1	0.27mi
1953 Marie Ave Apt A Rosamond, CA	4.0	3.0	1753	$2,550	$1.45	4d	1	0.27mi
2051 Candice Ave Rosamond, CA	3.0	2.0	1345	$2,395	$1.78	16d	1	0.60mi
1838 Center St Unit A Rosamond, CA	3.0	2.5	1495	$2,000	$1.34	2d	1	0.91mi
1838 Center St Unit A Rosamond, CA	3.0	2.5	1475	$2,000	$1.36	11d	1	0.91mi
3017 Via Bella Rosa Ave Rosamond, CA	4.0	2.0	1820	$2,800	$1.54	44d	1	1.00mi
3124 Via Bella Rosa Ave Rosamond, CA	4.0	2.0	1809	$3,200	$1.77	44d	1	1.10mi
3356 Firebush Ave Rosamond, CA	4.0	2.0	1612	$2,550	$1.58	21d	1	1.31mi
3172 Shelley St Rosamond, CA	4.0	2.0	1192	$2,300	$1.93	22d	1	1.36mi
2516 Starbrite Ave Rosamond, CA	3.0	2.0	1542	$2,900	$1.88	2d	1	1.39mi
3424 Brabham Ave Rosamond, CA	3.0	2.0	1364	$2,150	$1.58	44d	1	1.40mi
2608 Starbrite Ave Rosamond, CA	4.0	2.0	1542	$2,795	$1.81	2d	1	1.41mi

Listing history 36 events

1. 2026-06-18
   days on market $164,999 Active 120 DOM
2. 2026-06-17
   days on market $164,999 Active 119 DOM
3. 2026-06-16
   days on market $164,999 Active 118 DOM
4. 2026-06-15
   days on market $164,999 Active 117 DOM
5. 2026-06-13
   days on market $164,999 Active 115 DOM
6. 2026-06-13
   days on market $164,999 Active 114 DOM
7. 2026-06-09
   days on market $164,999 Active 111 DOM
8. 2026-06-08
   days on market $164,999 Active 110 DOM
9. 2026-06-07
   days on market $164,999 Active 109 DOM
10. 2026-06-04
    days on market $164,999 Active 106 DOM
11. 2026-06-03
    days on market $164,999 Active 105 DOM
12. 2026-06-02
    days on market $164,999 Active 104 DOM
13. 2026-06-01
    days on market $164,999 Active 103 DOM
14. 2026-05-31
    days on market $164,999 Active 102 DOM
15. 2026-04-22
    price $164,999 301-char remark

    Show marketing remark (301 chars)

    Very well maintained Home situated in a great park !. Presenting a very nice and cozy home with four bedrooms and two bathrooms , upgraded patio with a wheelchair ramp and nice backyard including two sheds that will stay , space for two car porch , central heating and air and fresh interior paint.

16. 2026-04-22
    price $164,999 301-char remark

    Show marketing remark (301 chars)

    Very well maintained Home situated in a great park !. Presenting a very nice and cozy home with four bedrooms and two bathrooms , upgraded patio with a wheelchair ramp and nice backyard including two sheds that will stay , space for two car porch , central heating and air and fresh interior paint.

17. 2026-02-18
    listed $169,999 Active 301-char remark

    Show marketing remark (301 chars)

    Very well maintained Home situated in a great park !. Presenting a very nice and cozy home with four bedrooms and two bathrooms , upgraded patio with a wheelchair ramp and nice backyard including two sheds that will stay , space for two car porch , central heating and air and fresh interior paint.

18. 2026-02-18
    listed $169,999 Active 301-char remark

    Show marketing remark (301 chars)

    Very well maintained Home situated in a great park !. Presenting a very nice and cozy home with four bedrooms and two bathrooms , upgraded patio with a wheelchair ramp and nice backyard including two sheds that will stay , space for two car porch , central heating and air and fresh interior paint.

19. 2024-04-30
    status Pending Sale
20. 2024-04-26
    listed $136,000 Active
21. 2024-04-26
    historical
22. 2024-04-22
    price $136,000
23. 2024-04-15
    price $128,000
24. 2024-03-27
    price $132,000
25. 2024-03-14
    price $140,000
26. 2024-02-27
    listed $128,000 Active
27. 2022-11-10
    soldstatus $132,500 Closed
28. 2022-11-10
    soldstatus $132,500 Closed Sale
29. 2022-09-22
    status Pending Sale
30. 2022-09-22
    status Pending
31. 2022-09-13
    listed $140,000 Active
32. 2022-09-12
    listed $140,000 Active
33. 2021-08-15
    historical
34. 2021-08-12
    soldstatus $95,000 Closed
35. 2021-07-12
    status Active
36. 2021-06-12
    listed $109,900 Active

ⓘ 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 6/10 Major FEMA zone A · 76% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 5 d/yr ≥101°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 16 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,199
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$2,327
• − Repairs & maintenance: −$2,656
• − Management: −$2,656
• − Depreciation: −$4,800
• Taxable income: $9,042
• Est. tax owed @ 24.0%: −$2,170
• After-tax cash flow: $8,872/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

A well-maintained mobile home with good condition and potential for cosmetic upgrades to enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace gutters — Improves drainage and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace gutters — Improves drainage and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+50.1% since first listed

22 events — show timeline

• 2026-04-22 Price Changed $164,999 CRMLS
• 2026-04-22 Price Changed $164,999 AVMLS
• 2026-02-18 Listed $169,999 AVMLS
• 2026-02-18 Listed $169,999 CRMLS
• 2024-04-30 Pending — CRMLS
• 2024-04-26 Listing Removed — CRMLS
• 2024-04-26 Listed $136,000 CRMLS
• 2024-04-22 Price Changed $136,000 CRMLS
• 2024-04-15 Price Changed $128,000 CRMLS
• 2024-03-27 Price Changed $132,000 CRMLS
• 2024-03-14 Price Changed $140,000 CRMLS
• 2024-02-27 Listed $128,000 CRMLS
• 2022-11-10 Sold (MLS) $132,500 CRMLS
• 2022-11-10 Sold (MLS) $132,500 AVMLS
• 2022-09-22 Pending — CRMLS
• 2022-09-22 Pending — AVMLS
• 2022-09-13 Listed $140,000 CRMLS
• 2022-09-12 Listed $140,000 AVMLS
• 2021-08-15 Listing Removed — AVMLS
• 2021-08-12 Sold (MLS) $95,000 AVMLS
• 2021-07-12 Relisted — AVMLS
• 2021-06-12 Listed $109,900 AVMLS