1749 S Valley Vw · Ridgecrest, CA 93555

$259,000

3 bd · 2.0 ba · 2,115 sqft · SingleFamily public records · 189 Days on market

Built 1979 1.00 ac lot $122/sqft · 16% below area Est $308k · 16% under

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Why this score? — see what drove the D- 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).

• ARV discount +14.7/15.0
• Cash flow +8.3/30.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor opportunity in Ridgecrest! Seller finance available! This single-family home sits on 1-acre lot (approx. ), The perfect fix-and-flip or value-add project for cash or hard-money buyers. Property needs repairs and updating, offering strong upside for the right investor. Great potential, spacious layout, and ample room for expansion, storage, or RV parking. Sold as-is with no repairs or credits. Buyer to verify all information, permits, and property features.

Key facts

• 1 acre lot
• Built 1979
• Listed 189 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $-237 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (16.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (26.8% below list).
• Recommended offer: $190k (26.8% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 4.0% in Ridgecrest — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 70/100 on livability (#243 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+; Watch: amenities D+, cost of living D+, crime F.
• Sierra Sands Unified (town): math 25% / reading 39% proficiency, ranked #294 of 517 in CA (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Faller Elementary (math 21% / reading 37%, grade F, #891 of 1,571 statewide, top 57%, 538 students, 48% FRL); Murray Middle (math 26% / reading 41%, grade F, #197 of 498 statewide, top 40%, 690 students, 46% FRL); Burroughs High (math 37% / reading 70%, grade C-, #281 of 1,170 statewide, top 24%, 1,479 students, 40% FRL) — zoned schools at 45% FRL track the district average.
• Market conditions: Rents rising (+3.6%/yr); 332 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 189 days — a 12% lower offer ($228k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 9→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,677 (26.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 189 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.73% ✗
• Cap rate: 5.20%
• Cash-on-cash: -3.91%
• DSCR: 0.83
• GRM: 11.4

CMA / ARV

• ARV (median comp): $308,147
• List price: $259,000
• Delta: -15.95%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1751 S Mahan St	0.43mi	4/2.0 (+1)	2,101 (-1%)	5mo	$549,900	$262	69
908 Oregon	0.32mi	4/2.0 (+1)	1,882 (-11%)	4mo	$345,000	$183	58
1524 Mayo St	0.39mi	3/2.5	1,934 (-9%)	13mo	$335,000	$173	55
1633 Mayo St	0.34mi	4/2.0 (+1)	1,878 (-11%)	7mo	$341,000	$182	55
919 W Burns Ave	0.46mi	4/2.0 (+1)	1,859 (-12%)	2mo	$324,000	$174	51
1528 S Mayo St	0.39mi	4/2.0 (+1)	1,858 (-12%)	8mo	$355,000	$191	50
915 W Coral Ave	0.72mi	3/2.0	1,932 (-9%)	4mo	$242,000	$125	48
1406 Porter St	0.55mi	4/2.0 (+1)	1,882 (-11%)	4mo	$340,000	$181	47
1301 S Mccall St	0.61mi	4/3.0 (+1)	1,881 (-11%)	2mo	$330,000	$175	42
1305 Sims St	0.63mi	4/2.0 (+1)	1,847 (-13%)	3mo	$320,000	$173	42
1446 W Franklin Ave Unit B	0.71mi	3/2.0	1,896 (-10%)	14mo	$299,000	$158	38
1237 S Farragut St	0.66mi	4/2.0 (+1)	1,934 (-9%)	16mo	$365,000	$189	37

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 · 3.58% rent growth · sell at horizon

5-year hold

• IRR: -22.3%
• Equity multiple: 0.23×
• Total profit: $-55,928
• Equity at exit: $38,618

10-year hold

• IRR: -15.0%
• Equity multiple: 0.12×
• Total profit: $-63,500
• Equity at exit: $22,394

Cash invested: $72,520 (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 93555

• Home prices YoY: -24.0%
• Rents YoY: 3.6%
• Active inventory: 332
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,897 medium
• Mortgage (P&I): −$1,358
• Tax from tax record: −$269 /mo · $3,226/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $-237

Break-even live

Break-even rent $2,196

Max offer price $217,210

Occupancy floor —

Sensitivity live

Price	-10% $-90	-5% $-163	+0% $-237	+5% $-310	+10% $-383
Rent	-10% $-386	-5% $-311	+0% $-237	+5% $-162	+10% $-87
Rate	-1.0pp $-106	-0.5pp $-171	base $-237	+0.5pp $-304	+1.0pp $-372

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
922 W Vulcan Ave Ridgecrest, CA	3.0	2.0	1458	$2,100	$1.44	45d	1	1.06mi
804 S Nevada St Ridgecrest, CA	4.0	2.0	1470	$1,900	$1.29	45d	1	1.20mi
1215 Beasley St Ridgecrest, CA	4.0	2.0	1634	$1,700	$1.04	4d	1	1.25mi
936 W Boston Ave Ridgecrest, CA	4.0	2.0	1835	$2,100	$1.14	46d	1	1.34mi

Listing history 19 events

1. 2026-06-21
   days on market $259,000 Active 189 DOM
2. 2026-06-18
   days on market $259,000 Active 186 DOM
3. 2026-06-17
   days on market $259,000 Active 185 DOM
4. 2026-06-16
   days on market $259,000 Active 184 DOM
5. 2026-06-15
   days on market $259,000 Active 183 DOM
6. 2026-06-14
   days on market $259,000 Active 181 DOM
7. 2026-06-13
   days on market $259,000 Active 180 DOM
8. 2026-06-10
   days on market $259,000 Active 178 DOM
9. 2026-06-09
   days on market $259,000 Active 177 DOM
10. 2026-06-08
    days on market $259,000 Active 176 DOM
11. 2026-06-07
    days on market $259,000 Active 175 DOM
12. 2026-06-05
    days on market $259,000 Active 172 DOM
13. 2026-06-03
    days on market $259,000 Active 171 DOM
14. 2026-06-03
    days on market $259,000 Active 170 DOM
15. 2026-06-01
    days on market $259,000 Active 169 DOM
16. 2026-05-31
    days on market $259,000 Active 168 DOM
17. 2025-12-14
    listed $259,000 Active 469-char remark

    Show marketing remark (469 chars)

    Investor opportunity in Ridgecrest! Seller finance available! This single-family home sits on 1-acre lot (approx. ), The perfect fix-and-flip or value-add project for cash or hard-money buyers. Property needs repairs and updating, offering strong upside for the right investor. Great potential, spacious layout, and ample room for expansion, storage, or RV parking. Sold as-is with no repairs or credits. Buyer to verify all information, permits, and property features.

18. 2015-10-27
    soldstatus $228,000
19. 2010-06-24
    soldstatus $160,000

ⓘ 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: $3,226 · $269/mo
• Projected year-2 tax: $3,226 · $269/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 9 d/yr ≥103°F today · 25 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 14 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,761
• − Mortgage interest: −$14,508
• − Property taxes: −$3,226
• − Insurance: −$1,295
• − Repairs & maintenance: −$1,821
• − Management: −$1,821
• − Depreciation: −$7,535
• Taxable loss: −$7,445
• Est. tax savings @ 24.0%: +$1,787
• After-tax cash flow: $-1,052/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: Sierra Sands Unified
• NCES district ID: 0636800
• Math proficiency: 25% ▼ -11.00%
• Reading proficiency: 39% ▼ -11.00%
• Median HH income: $58,937
• Composite: 28.66/100
• National rank: #6699
• State rank: #294 of 517 in CA

Livability — Ridgecrest

• Score: 70/100
• State rank: #243
• US rank: #8014

Category grades

Amenities D+ Commute A+ Cost of living D+ Crime F Employment B- Housing A+ Health & safety F User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Kern County · 710,371 people
• City population: 33,845
• Metro: Bakersfield, CA
• Population (ZIP): 33,845
• Household income: $86,700
• Rent vs Own: 37.5% rent · 62.5% own
• Severe rent burden: 975.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 20% Two or more races 12% Black 4% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 7% · Canada
• Languages at home: 84% English-only · Spanish 11% Other Indo-European 1% 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: ▼ -120.17%
• Current HPI: 380.5208
• Rent YoY: ▲ 3.58%
• 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

+61.9% since first listed

3 events — show timeline

• 2025-12-14 Listed $259,000 CRMLS
• 2015-10-27 Sold (Public Records) $228,000 Public Records
• 2010-06-24 Sold (Public Records) $160,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $3,226 · +7.0% YoY. Source: county tax records.