6000 E Brundage Ln #54 · East Niles, CA 93307

$59,999

2 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 5 Days on market

Built 1975 Est $86k · 31% under ↓ 25% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.9/5.0
• Schools +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well-kept 2-bedroom, 2-bathroom home located in a quiet, secluded corner of a desirable senior community. This move-in ready home features a newer AC, newer energy efficient windows, leased solar, and attractive LVT flooring throughout. Enjoy the convenience of an indoor laundry closet, covered parking, and a spacious covered patioperfect for relaxing or entertaining. The private side yard offers room for gardening or outdoor enjoyment. Comfortable, efficient, and tucked away in a peaceful settingdon't miss this opportunity!

Key facts

• Newer ac
• Covered parking
• Leased solar

Tags

• NEWER AC
• NEWER ENERGY EFFICIENT WINDOWS
• LEASED SOLAR
• LVT FLOORING
• INDOOR LAUNDRY CLOSET
• COVERED PARKING

Property features AI

Finance

• Other: Located in Edgewood Senior Community, neighborhood Fairfax
• HOA & community: Association clubhouse/recreation; Association maintenance/landscape; Association has pet rules (call for info); Association pool

Exterior

• Parking: Carport
• Utilities: Public water; Sewer
• Home design: Leased space; Pre-owned; Owner occupant; Solar panels are leased
• Construction: Composition roof
• Exterior features: Covered patio; Accessory unit; Community pool; Adult community

Interior

• Kitchen: Range/Oven; Dishwasher; Disposal; Microwave
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central A/C; Central heat
• Interior features: Formal living room; Separated family room; Breakfast area; Split wing floor plan

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Cap rate 26.3% 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.
• Fairfax Elementary (suburban): math 23% / reading 33% proficiency, ranked #1,118 of 1,400 in CA (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.7%/yr); 311 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 3,244 units permitted in Kern County in 2024 (73 in 5+ unit buildings).
• This rent runs 37% of the median local income ($56k/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 $415 of loan paydown is wiped out by about $2k 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 + 5.7% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,999

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 26.28%
• Cash-on-cash: 71.40%
• DSCR: 4.18
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $86,400
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6000 E Brundage Ln #23	0.00mi	2/1.8	1,344 (-7%)	9mo	$80,000	$60	80
6000 E Brundage Ln #35	0.00mi	2/2.0	1,248 (-13%)	3mo	$62,000	$50	75
6000 E Brundage Ln #15	0.00mi	3/2.0 (+1)	1,636 (+14%)	10mo	$145,000	$89	64
6000 E Brundage Ln #59	0.00mi	3/2.0 (+1)	1,575 (+9%)	21mo	$70,000	$44	62
500 Dunninger St	0.71mi	3/2.0 (+1)	1,350 (-6%)	19mo	$298,000	$221	36

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 · 5.71% rent growth · sell at horizon

5-year hold

• IRR: 74.0%
• Equity multiple: 4.50×
• Total profit: $58,839
• Equity at exit: $8,946

10-year hold

• IRR: 78.5%
• Equity multiple: 10.19×
• Total profit: $154,466
• Equity at exit: $5,188

Cash invested: $16,800 (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 93307

• Rents YoY: 5.7%
• Active inventory: 311
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,748 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$41 /mo · $497/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $1,000

Break-even live

Break-even rent $482

Max offer price $59,999

Occupancy floor 38%

Sensitivity live

Price	-10% $1,034	-5% $1,017	+0% $1,000	+5% $983	+10% $966
Rent	-10% $861	-5% $931	+0% $1,000	+5% $1,069	+10% $1,138
Rate	-1.0pp $1,030	-0.5pp $1,015	base $1,000	+0.5pp $984	+1.0pp $968

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: $15,000
• Closing costs: $1,800
• 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	15d	1	0.77mi
3311 Camellia Dr Bakersfield, CA	3.0	2.0	1128	$1,925	$1.71	44d	1	0.87mi
460 Oswell St Unit B Bakersfield, CA	3.0	2.0	1324	$1,700	$1.28	3d	1	0.94mi
925 Pesante Rd Bakersfield, CA	3.0	2.0	1500	$1,800	$1.20	3d	1	1.25mi

Listing history 5 events

1. 2026-06-05
   status $59,999 Pending 5 DOM
2. 2026-06-03
   days on market $59,999 Active 5 DOM
3. 2026-06-03
   days on market $59,999 Active 4 DOM
4. 2026-06-01
   days on market $59,999 Active 3 DOM
5. 2026-05-31
   days on market $59,999 Active 2 DOM

ⓘ 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: $497 · $41/mo
• Projected year-2 tax: $497 · $41/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 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: $20,971
• − Mortgage interest: −$3,361
• − Property taxes: −$497
• − Insurance: −$300
• − Repairs & maintenance: −$1,678
• − Management: −$1,678
• − Depreciation: −$1,745
• Taxable income: $11,713
• Est. tax owed @ 24.0%: −$2,811
• After-tax cash flow: $9,184/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: Fairfax Elementary
• NCES district ID: 0613290
• Math proficiency: 23% ▲ 4.00%
• Reading proficiency: 33% ▲ 4.00%
• Median HH income: $39,651
• Composite: 26.45/100
• National rank: #12639
• State rank: #1118 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): 85,945
• Household income: $56,446
• Rent vs Own: 53.0% rent · 47.0% own
• Severe rent burden: 3246.0

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 (80%)
• Race & ethnicity: Hispanic / Latino 80% Two or more races 12% White 10% Black 6% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 73%
• Common ancestry: Lithuanian 0%
• Foreign-born: 31% · Canada
• Languages at home: 28% English-only · Spanish 69% Other Indo-European 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: ▼ -263.59%
• Current HPI: 447.1746
• Rent YoY: ▲ 5.71%
• 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

-25.0% since first listed

4 events — show timeline

• 2026-05-29 Listed $59,999 GEMLS
• 2026-01-27 Price Changed $69,000 GEMLS
• 2026-01-12 Price Changed $75,000 GEMLS
• 2025-10-06 Listed $80,000 GEMLS

Property tax history

+2.0%/yr

Latest (2025): $497 · +23.2% YoY. Source: county tax records.