6601 Eucalyptus Dr #221 · East Niles, CA 93306

$114,999

3 bd · 2.0 ba · 1,760 sqft · Manufactured public records · 17 Days on market

Built 2004 0.80 ac lot $65/sqft · 60% above area ↓ 9% since listing

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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
• ARV discount +7.5/15.0
• Schools +3.4/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You won't believe this incredible opportunity at 6601 Eucalyptus Dr! This stunning 4-bedroom, 2-bath manufactured home is located inside the highly desirable gated community of Pioneer Pines and offers the perfect blend of space, and style Step inside to an open-concept layout with generous living areas, and spacious bedrooms that provide comfort for the whole family. The community amenities! Residents enjoy access to a sparkling pool, basketball and volleyball courts, clubhouse, recreation areas, and secure gated entry, giving you a lifestyle that feels like a private retreat every single day. Homes like this, with this much space and these kinds of perks, do NOT last long, schedule your showing before it's gone!

Key facts

• 0.8 acre lot
• Community pool
• Built 2004

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $848 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.1% vs local median 4.4% in East Niles — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Kern High (urban): math 21% / reading 51% proficiency, ranked #860 of 1,400 in CA (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.2%/yr); 387 active listings in the ZIP; 4 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 ($70k/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 $795 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,274 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.69% ✓
• Cap rate: 15.15%
• Cash-on-cash: 31.62%
• DSCR: 2.41
• GRM: 4.9

CMA / ARV

• ARV (median comp): $72,078
• List price: $114,999
• Delta: 59.55%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6601 Eucalyptus Dr #159	0.00mi	4/2.5 (+1)	1,674 (-5%)	12mo	$134,999	$81	75
6601 Eucalyptus Dr #211	0.00mi	3/2.0	1,618 (-8%)	18mo	$129,999	$80	71
6601 Eucalyptus Dr #22	0.00mi	4/2.0 (+1)	1,536 (-13%)	11mo	$98,500	$64	65
6601 Eucalyptus Dr #204	0.00mi	3/2.0	1,512 (-14%)	24mo	$115,000	$76	56
6601 Eucalyptus Dr #252	0.00mi	4/2.8 (+1)	1,560 (-11%)	20mo	$140,000	$90	56

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 · 2.24% rent growth · sell at horizon

5-year hold

• IRR: 25.7%
• Equity multiple: 2.05×
• Total profit: $33,886
• Equity at exit: $17,147

10-year hold

• IRR: 32.9%
• Equity multiple: 3.89×
• Total profit: $92,971
• Equity at exit: $9,943

Cash invested: $32,200 (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 93306

• Rents YoY: 2.2%
• Active inventory: 387
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,947 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$39 /mo · $464/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $848

Break-even live

Break-even rent $873

Max offer price $114,999

Occupancy floor 51%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
805 Apple St Bakersfield, CA	2.0	2.0	1575	$1,595	$1.01	14d	1	1.00mi
8817 Butternut Ave Bakersfield, CA	3.0	2.0	1383	$2,200	$1.59	2d	1	1.09mi
925 Pesante Rd Bakersfield, CA	3.0	2.0	1500	$1,800	$1.20	2d	1	1.24mi
460 Oswell St Unit B Bakersfield, CA	3.0	2.0	1324	$1,700	$1.28	2d	1	1.42mi

Listing history 15 events

1. 2026-06-18
   days on market $114,999 Active 17 DOM
2. 2026-06-17
   days on market $114,999 Active 16 DOM
3. 2026-06-16
   days on market $114,999 Active 15 DOM
4. 2026-06-15
   days on market $114,999 Active 14 DOM
5. 2026-06-14
   days on market $114,999 Active 12 DOM
6. 2026-06-10
   days on market $114,999 Active 9 DOM
7. 2026-06-09
   days on market $114,999 Active 8 DOM
8. 2026-06-08
   days on market $114,999 Active 7 DOM
9. 2026-06-07
   days on market $114,999 Active 6 DOM
10. 2026-06-05
    days on market $114,999 Active 3 DOM
11. 2026-06-03
    days on market $114,999 Active 2 DOM
12. 2026-06-02
    days on marketlisting id $114,999 Active 1 DOM
13. 2026-05-19
    price $114,999 723-char remark

    Show marketing remark (723 chars)

    You won't believe this incredible opportunity at 6601 Eucalyptus Dr! This stunning 4-bedroom, 2-bath manufactured home is located inside the highly desirable gated community of Pioneer Pines and offers the perfect blend of space, and style Step inside to an open-concept layout with generous living areas, and spacious bedrooms that provide comfort for the whole family. The community amenities! Residents enjoy access to a sparkling pool, basketball and volleyball courts, clubhouse, recreation areas, and secure gated entry, giving you a lifestyle that feels like a private retreat every single day. Homes like this, with this much space and these kinds of perks, do NOT last long, schedule your showing before it's gone!

14. 2026-03-31
    price $119,999 723-char remark

    Show marketing remark (723 chars)

    You won't believe this incredible opportunity at 6601 Eucalyptus Dr! This stunning 4-bedroom, 2-bath manufactured home is located inside the highly desirable gated community of Pioneer Pines and offers the perfect blend of space, and style Step inside to an open-concept layout with generous living areas, and spacious bedrooms that provide comfort for the whole family. The community amenities! Residents enjoy access to a sparkling pool, basketball and volleyball courts, clubhouse, recreation areas, and secure gated entry, giving you a lifestyle that feels like a private retreat every single day. Homes like this, with this much space and these kinds of perks, do NOT last long, schedule your showing before it's gone!

15. 2026-02-26
    listed $125,999 Active 723-char remark

    Show marketing remark (723 chars)

    You won't believe this incredible opportunity at 6601 Eucalyptus Dr! This stunning 4-bedroom, 2-bath manufactured home is located inside the highly desirable gated community of Pioneer Pines and offers the perfect blend of space, and style Step inside to an open-concept layout with generous living areas, and spacious bedrooms that provide comfort for the whole family. The community amenities! Residents enjoy access to a sparkling pool, basketball and volleyball courts, clubhouse, recreation areas, and secure gated entry, giving you a lifestyle that feels like a private retreat every single day. Homes like this, with this much space and these kinds of perks, do NOT last long, schedule your showing before it's gone!

ⓘ 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: $464 · $39/mo
• Projected year-2 tax: $874 · $73/mo
• Expected delta: +$410/yr (+$34/mo · 88.2%)

ⓘ 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 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 34 unhealthy d/yr today · 40 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,363
• − Mortgage interest: −$6,442
• − Property taxes: −$464
• − Insurance: −$575
• − Repairs & maintenance: −$1,869
• − Management: −$1,869
• − Depreciation: −$3,345
• Taxable income: $8,798
• Est. tax owed @ 24.0%: −$2,112
• After-tax cash flow: $8,069/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: Kern High
• NCES district ID: 0619540
• Math proficiency: 21% ▬ 0.00%
• Reading proficiency: 51% ▲ 2.00%
• Median HH income: $49,686
• Composite: 33.68/100
• National rank: #10443
• State rank: #860 of 1400 in CA

Livability — East Niles

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: East Niles, CA
• County: Kern County · 710,371 people
• Metro: Bakersfield, CA
• Population (ZIP): 74,116
• Household income: $69,805
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 2871.0

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: Predominantly Hispanic (67%)
• Race & ethnicity: Hispanic / Latino 67% White 23% Two or more races 20% Black 3% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 63%
• Common ancestry: Italian 2% Slovak 1% Russian 1%
• Foreign-born: 19% · Canada
• Languages at home: 50% English-only · Spanish 46% Other Asian/Pacific 1% Arabic 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: ▼ -323.02%
• Current HPI: 358.5434
• Rent YoY: ▲ 2.24%
• 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

-8.7% since first listed

3 events — show timeline

• 2026-05-19 Price Changed $114,999 GEMLS
• 2026-03-31 Price Changed $119,999 GEMLS
• 2026-02-26 Listed $125,999 GEMLS

Property tax history

-3.7%/yr

Latest (2025): $464 · +4.4% YoY. Source: county tax records.