11013 Rome Beauty · California City, CA 93505

$250,000

4 bd · 2.0 ba · 1,236 sqft · SingleFamily public records · 98 Days on market

Built 1971 7,267 sqft lot $202/sqft · 6% below area Est $267k · 6% 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 +14.3/30.0
• ARV discount +10.3/15.0
• Appreciation +10.0/10.0
• DSCR +4.4/10.0
• Rent growth +3.9/5.0
• 1% rule +3.8/10.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0
• Schools +2.1/10.0

Listing remarks MLS

Welcome to this beautifully reimagined 4-bedroom, 2-bathroom home offering 1,236 sq. ft. of elevated living space. Thoughtfully updated, this inviting retreat showcases a designer-inspired interior with a chef’s kitchen, custom cabinetry, and stunning finishes throughout. Enjoy breathtaking views from the spacious living areas and unwind in the private, beautifully landscaped grounds. Set on an oversized lot, this modernized home offers a true sanctuary, blending elegance, comfort, and functionality. Recent upgrades include new flooring, fresh interior and exterior paint, and fully remodeled kitchen and bathrooms. Don’t miss your chance to own this exclusive, upgraded gem.

Key facts

• Custom cabinetry
• Breathtaking views
• Oversized lot

Tags

• CHEF'S KITCHEN
• CUSTOM CABINETRY
• BREATHTAKING VIEWS
• PRIVATE LANDSCAPED GROUNDS
• OVERSIZED LOT
• FULLY REMODELED KITCHEN

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $47 ($567/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 $219k (12.4% below list).
• Recommended offer: $219k (12.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 5.2% in California City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 2 comparable units currently listed for rent nearby; 3,244 units permitted in Kern County in 2024 (73 in 5+ unit buildings).
• This rent runs 44% 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 $27k of equity ($2k loan paydown + $25k 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 $70k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 6y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,946 (12.4% below list)

Questions for the listing agent

1. It's been on market 98 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 1971 — 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 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: 0.88% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.81%
• DSCR: 1.04
• GRM: 9.5

CMA / ARV

• ARV (median comp): $266,720
• List price: $250,000
• Delta: -6.27%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10945 Rome Beauty Dr	0.05mi	4/2.0	1,236 (0%)	5mo	$210,000	$170	94
11125 Rome Beauty Dr	0.13mi	3/2.0 (-1)	1,237 (+0%)	1mo	$225,000	$182	88
21400 Jupiter Pl	0.39mi	3/2.0 (-1)	1,276 (+3%)	1mo	$155,000	$121	71
21400 Jupiter Pl Unit 1054-A	0.39mi	3/2.0 (-1)	1,276 (+3%)	1mo	$155,000	$121	71
10624 Aspen Ave	0.43mi	4/2.0	1,376 (+11%)	13mo	$275,000	$200	50
20633 California City Blvd	0.66mi	3/2.0 (-1)	1,281 (+4%)	18mo	$250,000	$195	43
10621 Applewood Dr	0.43mi	3/2.0 (-1)	1,390 (+12%)	16mo	$272,000	$196	40
20900 Georgetown St	0.51mi	3/2.0 (-1)	1,420 (+15%)	20mo	$160,000	$113	30

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: 25.7%
• Equity multiple: 3.07×
• Total profit: $144,702
• Equity at exit: $225,220

10-year hold

• IRR: 23.2%
• Equity multiple: 7.23×
• Total profit: $436,156
• Equity at exit: $485,695

Cash invested: $70,000 (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: $2,189 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$267 /mo · $3,206/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $47

Break-even live

Break-even rent $2,130

Max offer price $250,000

Occupancy floor 93%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21187 Conklin Blvd California City, CA	3.0	2.0	1473	$1,800	$1.22	14d	1	1.03mi
9931 Putter Ct California City, CA	3.0	2.0	1445	$1,675	$1.16	3d	1	1.05mi

Listing history 36 events

1. 2026-06-18
   days on market $250,000 Active 98 DOM
2. 2026-06-17
   days on market $250,000 Active 97 DOM
3. 2026-06-16
   days on market $250,000 Active 96 DOM
4. 2026-06-15
   days on market $250,000 Active 95 DOM
5. 2026-06-14
   days on market $250,000 Active 93 DOM
6. 2026-06-13
   days on market $250,000 Active 92 DOM
7. 2026-06-10
   days on market $250,000 Active 90 DOM
8. 2026-06-09
   days on market $250,000 Active 89 DOM
9. 2026-06-08
   days on market $250,000 Active 88 DOM
10. 2026-06-07
    days on market $250,000 Active 87 DOM
11. 2026-06-05
    days on market $250,000 Active 84 DOM
12. 2026-06-03
    days on market $250,000 Active 83 DOM
13. 2026-06-03
    days on market $250,000 Active 82 DOM
14. 2026-06-01
    days on market $250,000 Active 81 DOM
15. 2026-05-31
    days on market $250,000 Active 80 DOM
16. 2026-03-12
    listed $250,000 Active 693-char remark

    Show marketing remark (693 chars)

    Welcome to this beautifully reimagined 4-bedroom, 2-bathroom home offering 1,236 sq. ft. of elevated living space. Thoughtfully updated, this inviting retreat showcases a designer-inspired interior with a chef’s kitchen, custom cabinetry, and stunning finishes throughout. Enjoy breathtaking views from the spacious living areas and unwind in the private, beautifully landscaped grounds. Set on an oversized lot, this modernized home offers a true sanctuary, blending elegance, comfort, and functionality. Recent upgrades include new flooring, fresh interior and exterior paint, and fully remodeled kitchen and bathrooms. Don’t miss your chance to own this exclusive, upgraded gem.

17. 2026-03-11
    historical
18. 2025-11-16
    listed $285,000 Active
19. 2024-12-05
    soldstatus $250,000 Closed
20. 2024-11-21
    soldstatus $250,000
21. 2024-10-28
    status Pending
22. 2024-10-11
    price $249,900
23. 2024-09-25
    listed $259,900 Active
24. 2024-09-20
    historical
25. 2024-08-21
    listed $259,900 Active
26. 2024-07-25
    listed $279,900 Active
27. 2024-06-14
    listed $279,900 Active
28. 2020-09-23
    soldstatus $150,000 Closed Sale
29. 2020-09-23
    soldstatus $150,000
30. 2020-09-23
    soldstatus $150,000
31. 2020-09-16
    status Pending Sale
32. 2020-08-06
    status Active Under Contract
33. 2020-07-24
    status Active
34. 2020-06-08
    listed $150,000 Active
35. 2020-06-08
    listed $150,000
36. 1997-02-28
    soldstatus $22,000

ⓘ 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: $3,206 · $267/mo
• Projected year-2 tax: $3,206 · $267/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 5 d/yr ≥101°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 13 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,274
• − Mortgage interest: −$14,004
• − Property taxes: −$3,206
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,102
• − Management: −$2,102
• − Depreciation: −$7,273
• Taxable loss: −$3,663
• Est. tax savings @ 24.0%: +$879
• After-tax cash flow: $1,447/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

+1036.4% since first listed

21 events — show timeline

• 2026-03-12 Listed $250,000 CRMLS
• 2026-03-11 Listing Removed — CRMLS
• 2025-11-16 Listed $285,000 CRMLS
• 2024-12-05 Sold (MLS) $250,000 AVMLS
• 2024-11-21 Sold (Public Records) $250,000 Public Records
• 2024-10-28 Pending — AVMLS
• 2024-10-11 Price Changed $249,900 AVMLS
• 2024-09-25 Listed $259,900 AVMLS
• 2024-09-20 Listing Removed — CRMLS
• 2024-08-21 Listed $259,900 CRMLS
• 2024-07-25 Listed $279,900 GEMLS
• 2024-06-14 Listed $279,900 GEMLS
• 2020-09-23 Sold (Public Records) $150,000 Public Records
• 2020-09-23 Sold (MLS) $150,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2020-09-23 Sold (MLS) $150,000 CRMLS
• 2020-09-16 Pending — CRMLS
• 2020-08-06 Relisted — CRMLS
• 2020-07-24 Relisted — CRMLS
• 2020-06-08 Listed $150,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2020-06-08 Listed $150,000 CRMLS
• 1997-02-28 Sold (Public Records) $22,000 Public Records

Property tax history

+15.9%/yr

Latest (2025): $3,206 · +47.7% YoY. Source: county tax records.