405 McCord Ave Unit K · Oildale, CA 93308

$37,000

2 bd · 2.0 ba · 720 sqft · Manufactured public records · 31 Days on market

Built 1981 $51/sqft · 32% below area Est $55k · 32% under ↓ 5% since listing

---

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 +1.0/10.0

Listing remarks MLS

McCord Mobile Village gated community split wing 2 bed 2 bath Mobile Home at an affordable price and a low $575.00 space rent. This Mobile Home features New carpet, fresh exterior paint, white stove and fridge in the kitchen area, ice cold central a/c system, fenced yards and much more.

Key facts

• Gated community
• White fridge
• New carpet

Tags

• GATED COMMUNITY
• NEW CARPET
• FRESH EXTERIOR PAINT
• WHITE STOVE
• WHITE FRIDGE
• ICE COLD CENTRAL AC

Property features AI

Finance

• Other: Located in the McCord Village park; Property area source: Assessor's data
• HOA & community: Sidewalks in the community; Land lease of $575 (land lease required)

Exterior

• Utilities: Public sewer; District/public water
• Home design: Single-story mobile home; Mobile dimensions approximately 12' x 60'; Mobile home remains on site
• Construction: Year built per assessor; Built on a foundation suitable for a mobile home
• Exterior features: No pool; Lot roughly 0–1 unit per acre; Located in a mobile home park (McCord Village)

Interior

• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central cooling
• Interior features: One-level home; Side entry
• Laundry & utility: No laundry on site

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $37k.

Deal economics

• At list price, monthly cash flow is $594 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $37k).
• Recommended offer: $36k (3.0% below list) — sets the bar for market timing.
• Cap rate 25.6% 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.
• Beardsley Elementary (suburban): math 7% / reading 18% proficiency, ranked #501 of 517 in CA (top 97%) — 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 (+2.2%/yr); 307 active listings in the ZIP; 19 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $256 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($36k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $2k (5%) 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,890 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.91% ✓
• Cap rate: 25.57%
• Cash-on-cash: 68.85%
• DSCR: 4.06
• GRM: 2.9

CMA / ARV

• ARV (median comp): $54,773
• List price: $37,000
• Delta: -28.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
324 Nita Ln	0.34mi	2/1.0	732 (+2%)	5mo	$50,000	$68	74
279 Teakwood Ln	0.43mi	2/1.5	720 (0%)	16mo	$75,000	$104	65
287 Florence Ln	0.38mi	2/2.0	790 (+10%)	1mo	$17,500	$22	65
281 Teakwood Ln	0.41mi	2/2.0	764 (+6%)	9mo	$50,000	$65	64
77 Cinnamon Ln	0.44mi	2/1.0	672 (-7%)	2mo	$43,000	$64	63
166 Hickorywood Ln	0.29mi	2/1.0	720 (0%)	24mo	$62,000	$86	62
188 Kings Ln	0.48mi	2/1.0	720 (0%)	20mo	$61,000	$85	57

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: 67.4%
• Equity multiple: 4.00×
• Total profit: $31,040
• Equity at exit: $5,517

10-year hold

• IRR: 71.4%
• Equity multiple: 7.99×
• Total profit: $72,457
• Equity at exit: $3,199

Cash invested: $10,360 (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: 2.9×

Monthly cashflow live

• Estimated rent: $1,076 high
• Mortgage (P&I): −$194
• Tax est. 1.5%: −$46 /mo · $555/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $594

Break-even live

Break-even rent $324

Max offer price $37,000

Occupancy floor 40%

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: $9,250
• Closing costs: $1,110
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
502 Beardsley Ave Unit T Bakersfield, CA	1.0	1.0	624	$950	$1.52	43d	1	0.09mi
313 Beardsley Ave Unit 315 B Bakersfield, CA	1.0	1.0	550	$850	$1.55	2d	1	0.16mi
214 Beardsley Ave Bakersfield, CA	1.0	1.0	450	$850	$1.89	2d	1	0.25mi
214 Beardsley Ave Unit 12 Bakersfield, CA	2.0	2.0	655	$1,095	$1.67	2d	1	0.25mi
214 Beardsley Ave Unit 11 Bakersfield, CA	1.0	1.0	650	$950	$1.46	2d	1	0.25mi
210 Beardsley Ave Unit 8 Bakersfield, CA	1.0	1.0	650	$895	$1.38	2d	1	0.27mi
117 Harris Dr Bakersfield, CA	2.0	1.0	560	$1,300	$2.32	18d	1	0.41mi
701 Lilac St Unit 1/2 Bakersfield, CA	1.0	1.0	400	$895	$2.24	2d	1	0.77mi
611 Wilson Ave Unit B Bakersfield, CA	2.0	1.0	750	$1,195	$1.59	43d	1	0.80mi
126 Wilson Ave Unit B Bakersfield, CA	1.0	1.0	650	$850	$1.31	14d	1	0.86mi
1405 Yosemite Dr Unit 1405 Bakersfield, CA	2.0	1.0	712	$1,100	$1.54	43d	1	0.94mi
611 Ann Arbor Dr Unit A Bakersfield, CA	1.0	1.0	650	$1,100	$1.69	43d	1	1.00mi
901 W Columbus St Bakersfield, CA	1.0–2.0	1.0	807	$1,425	$1.77	2d	12	1.17mi
1905 McCray St Bakersfield, CA	2.0	1.0	736	$1,450	$1.97	2d	1	1.22mi
3850 Q St Bakersfield, CA	1.0	1.0	531	$1,100	$2.07	2d	1	1.29mi
3800 Q St Bakersfield, CA	1.0	1.0	495	$1,075	$2.17	2d	4	1.32mi
3701 Q St Bakersfield, CA	2.0	1.0	615	$1,200	$1.95	2d	5	1.36mi
615 W China Grade Loop Bakersfield, CA	1.0–2.0	1.0–2.0	875	$1,850	$2.11	2d	6	1.44mi
1319 Wilson Ave Apt E Bakersfield, CA	1.0	1.0	600	$850	$1.42	2d	1	1.47mi

Listing history 17 events

1. 2026-06-18
   days on market $37,000 Active 31 DOM
2. 2026-06-17
   days on market $37,000 Active 30 DOM
3. 2026-06-16
   days on market $37,000 Active 29 DOM
4. 2026-06-15
   days on market $37,000 Active 28 DOM
5. 2026-06-14
   days on market $37,000 Active 26 DOM
6. 2026-06-10
   days on market $37,000 Active 23 DOM
7. 2026-06-09
   days on market $37,000 Active 22 DOM
8. 2026-06-08
   days on market $37,000 Active 21 DOM
9. 2026-06-07
   days on market $37,000 Active 20 DOM
10. 2026-06-05
    days on market $37,000 Active 17 DOM
11. 2026-06-03
    days on market $37,000 Active 16 DOM
12. 2026-06-03
    days on market $37,000 Active 15 DOM
13. 2026-06-01
    days on market $37,000 Active 14 DOM
14. 2026-05-31
    days on market $37,000 Active 13 DOM
15. 2026-05-18
    listed $39,000 Active 301-char remark
16. 2026-03-30
    listed $39,000 Active 288-char remark

    Show marketing remark (288 chars)

    McCord Mobile Village gated community split wing 2 bed 2 bath Mobile Home at an affordable price and a low $575.00 space rent. This Mobile Home features New carpet, fresh exterior paint, white stove and fridge in the kitchen area, ice cold central a/c system, fenced yards and much more.

17. 2025-10-22
    listed $39,000 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 18 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: $12,913
• − Mortgage interest: −$2,073
• − Property taxes: −$555
• − Insurance: −$185
• − Repairs & maintenance: −$1,033
• − Management: −$1,033
• − Depreciation: −$1,076
• Taxable income: $6,958
• Est. tax owed @ 24.0%: −$1,670
• After-tax cash flow: $5,463/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: Beardsley Elementary
• NCES district ID: 0604260
• Math proficiency: 7% ▼ -12.00%
• Reading proficiency: 18% ▼ -16.00%
• Median HH income: $28,808
• Composite: 9.63/100
• National rank: #9841
• State rank: #501 of 517 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

-5.1% since first listed

5 events — show timeline

• 2026-05-21 Price Changed $37,000 CRMLS
• 2026-05-21 Price Changed $37,000 GEMLS
• 2026-05-18 Listed $39,000 CRMLS
• 2026-03-30 Listed $39,000 GEMLS
• 2025-10-22 Listed $39,000 GEMLS