1042 Evans Rd #4 · Wofford Heights, CA 93285

$36,900

2 bd · 2.0 ba · 880 sqft · Manufactured · 19 Days on market

Built 1976 Fair condition Est $53k · 30% under

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Why this score? — see what drove the A- 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
• Appreciation +10.0/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.2/5.0
• Condition / age +2.2/5.0

Listing remarks

Very affordable rent currently at $350 a month (trash included) for this space in the Royal Oaks Mobile Home Park! Excellent location! This is a well-managed park and families are welcome! The covered porch is great to enjoy the surrounding nature and wildlife! Community clubhouse located next door with plenty of spacing between via a horseshoe pitching area. Clubhouse includes an outdoor BBQ area, games and book room, leave a book take a book! Monthly summer BBQ's and great vibes. Some upgrades have been completed. The rest is ready for your finishing touches. Priced low for a quick sale. Property is within minutes of Isabella Lake and Alta Sierra Ski Resort!

Key facts

• Covered porch
• Isabella lake
• Community clubhouse

Tags

• COVERED PORCH
• COMMUNITY CLUBHOUSE
• OUTDOOR BBQ AREA
• ISABELLA LAKE
• ALTA SIERRA SKI RESORT

Property features AI

Exterior

• Utilities: Propane; Septic tank
• Home design: Residential mobile home (double-wide)
• Exterior features: Covered patio; Partial fencing; Shed(s); Landscaped grounds

Interior

• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Evaporative cooling
• Interior features: Gas water heater

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $539 ($6k/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 (1.5% below list) — sets the bar for market timing.
• Cap rate 23.8% vs local median 3.8% in Wofford Heights — 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 45/100 on livability (#1,317 in CA) — a working-class tenant base; expect higher turnover. Strengths: crime B, cost of living B; Watch: schools F, amenities F, commute F.
• Kernville Union Elementary (rural): math 20% / reading 37% proficiency, ranked #1,128 of 1,400 in CA (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 94 active listings in the ZIP; 3,244 units permitted in Kern County in 2024 (73 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($255 loan paydown + $4k 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 + 3.0% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($36k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $36,346 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 2.72% ✓
• Cap rate: 23.81%
• Cash-on-cash: 62.58%
• DSCR: 3.78
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $52,800
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1040 Evans Rd Unit B2	0.09mi	2/1.0	840 (-4%)	21mo	$28,500	$34	67
1042 Evans Rd #2	0.00mi	2/1.0	992 (+13%)	16mo	$46,900	$47	61
5 Patricia Ln	0.55mi	2/2.0	960 (+9%)	7mo	$57,500	$60	54
168 Merrill Rd	0.42mi	1/1.0 (-1)	776 (-12%)	9mo	$92,500	$119	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 74.4%
• Equity multiple: 6.27×
• Total profit: $54,427
• Equity at exit: $33,242

10-year hold

• IRR: 68.4%
• Equity multiple: 13.90×
• Total profit: $133,323
• Equity at exit: $71,689

Cash invested: $10,332 (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 93285

• Home prices YoY: 4.8%
• Active inventory: 94
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,005 medium
• Mortgage (P&I): −$194
• Tax est. 1.5%: −$46 /mo · $554/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $539

Break-even live

Break-even rent $323

Max offer price $36,900

Occupancy floor 41%

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: $9,225
• Closing costs: $1,107
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $36,900 Active 19 DOM
2. 2026-06-17
   days on market $36,900 Active 18 DOM
3. 2026-06-16
   days on market $36,900 Active 17 DOM
4. 2026-06-15
   days on market $36,900 Active 16 DOM
5. 2026-06-14
   days on market $36,900 Active 14 DOM
6. 2026-06-13
   days on market $36,900 Active 13 DOM
7. 2026-06-10
   days on market $36,900 Active 11 DOM
8. 2026-06-09
   days on market $36,900 Active 10 DOM
9. 2026-06-08
   days on market $36,900 Active 9 DOM
10. 2026-06-07
    days on market $36,900 Active 8 DOM
11. 2026-06-05
    days on market $36,900 Active 5 DOM
12. 2026-06-03
    days on market $36,900 Active 4 DOM
13. 2026-06-03
    days on market $36,900 Active 3 DOM
14. 2026-06-01
    days on market $36,900 Active 2 DOM
15. 2026-05-31
    remarks 668-char remark
16. 2026-05-31
    listed $36,900 Active 1 DOM

ⓘ 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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 26 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,057
• − Mortgage interest: −$2,067
• − Property taxes: −$554
• − Insurance: −$184
• − Repairs & maintenance: −$965
• − Management: −$965
• − Depreciation: −$1,073
• Taxable income: $6,250
• Est. tax owed @ 24.0%: −$1,500
• After-tax cash flow: $4,965/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 · 2 photos

Fair 45/100 Cosmetic rehab

This manufactured home requires extensive repairs and updates to its exterior and interior, significantly impacting its value. Immediate attention to the roof and siding is critical to prevent further damage and improve its condition score.

Repairs flagged

• Major siding — Significant wear and tear
• Major roof — Rusty metal roof
• Major flooring — Worn carpet with visible stains
• Major interior walls — Painted walls with peeling areas
• Major bathrooms — Visible wear and tear
• Major kitchen — Worn countertops, outdated appliances

Value-add opportunities

• Both Paint interior walls — Enhances curb appeal and interior aesthetics
• Both Replace carpet — Improves comfort and reduces maintenance
• Both Upgrade appliances — Modernizes the kitchen and improves functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant wear and tear	Major	$15,000–50,000
roof · Rusty metal roof	Major	$15,000–50,000
flooring · Worn carpet with visible stains	Major	$15,000–50,000
interior walls · Painted walls with peeling areas	Major	$15,000–50,000
bathrooms · Visible wear and tear	Major	$15,000–50,000
kitchen · Worn countertops, outdated appliances	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both Paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replace carpet — Improves comfort and reduces maintenance ↑
• Both Upgrade appliances — Modernizes the kitchen and improves functionality ↑

ⓘ 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: Kernville Union Elementary
• NCES district ID: 0619590
• Math proficiency: 20% ▲ 4.00%
• Reading proficiency: 37% ▲ 11.00%
• Median HH income: $29,896
• Composite: 25.91/100
• National rank: #12766
• State rank: #1128 of 1400 in CA

Livability — Wofford Heights

• Score: 45/100
• State rank: #1317
• US rank: #26674

Category grades

Amenities F Commute F Cost of living B Crime B Employment F Housing F Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wofford Heights, CA
• Population (ZIP): 2,415

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: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 19% Two or more races 6%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Romanian 4% Subsaharan African 4% Iranian 2%
• Foreign-born: 8% · Canada
• Languages at home: 78% English-only · Spanish 15% Russian/Polish/Slavic 8%

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: ▲ 12.11%
• Current HPI: 264.1726
• Rent YoY: —
• Metro: —
• 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

• 2026-05-30 Listed $36,900 SSMLS