10349 Redwood Blvd · California City, CA 93505

$294,950

3 bd · 2.0 ba · 1,685 sqft · SingleFamily public records · 39 Days on market

Built 1989 10,454 sqft lot $175/sqft · at area comps Est $286k · at est.

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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).

• Appreciation +10.0/10.0
• Cash flow +7.2/30.0
• ARV discount +6.0/15.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0
• Schools +2.1/10.0
• 1% rule +1.7/10.0
• DSCR +1.4/10.0

Listing remarks MLS

Beautiful home that shows the pride of home ownership. The sellers had this home customed built, first time being sold. The sellers had a home inspection done already and made all the necessary repairs. This home is spotless, no wear and tear from pets. Perfect for first time homeowners. Near the middle school and elementary school.

Key facts

• Open floor plan
• Tile flooring
• Prime location

Tags

• PRIME LOCATION
• CORNER LOT
• OPEN FLOOR PLAN
• LUXURY LAMINATE FLOORING
• TILE FLOORING
• CENTRAL AIR

Property features AI

Finance

• Other: Personal property included: exterior lighting

Exterior

• Parking: Attached 2-car garage
• Security: Security system (personal property included)
• Utilities: Public water; Septic system; Propane
• Home design: Custom style; Single-story; Corner lot; Paved public streets
• Construction: Stucco exterior; Composition shingle roof; Concrete slab foundation; Built on tract 2225; Zoned R1
• Exterior features: Covered patio; Wood fencing; RV access

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator
• Flooring: Tile; Vinyl/linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air
• Interior features: Formal dining; Gas fireplace in family room; Wood-burning fireplace in family room; Rear zeroscape; View
• Laundry & utility: Washer; Dryer; Laundry area in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-408 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (24.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (32.6% below list).
• Recommended offer: $199k (32.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 44/100 on livability (#1,329 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: crime F, amenities F, commute 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.
• Zoned schools: Hacienda Elementary (528 students, 92% FRL); California City Middle (501 students, 87% FRL); California City High (655 students, 85% FRL).
• Market conditions: Rents rising fast (+5.5%/yr); 704 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 40% 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 $32k of equity ($2k loan paydown + $29k appreciation (10.0% local appreciation)).
• Kern County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,913 (32.6% 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 39 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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?
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: 0.67% ✗
• Cap rate: 4.63%
• Cash-on-cash: -5.92%
• DSCR: 0.74
• GRM: 12.4

CMA / ARV

• ARV (median comp): $285,638
• List price: $294,950
• Delta: 3.26%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10408 Peach Ave	0.08mi	4/3.0 (+1)	1,665 (-1%)	6mo	$340,000	$204	81
10648 Peach Ave	0.37mi	3/2.0	1,687 (+0%)	12mo	$235,000	$139	72
10533 Redwood Blvd	0.20mi	4/2.0 (+1)	1,731 (+3%)	21mo	$349,900	$202	63
10608 Oleander Ave	0.33mi	4/2.0 (+1)	1,731 (+3%)	19mo	$352,500	$204	59
9736 Nipa Ave	0.61mi	4/2.0 (+1)	1,731 (+3%)	5mo	$330,000	$191	58
19924 99th St	0.46mi	3/2.0	1,643 (-2%)	21mo	$320,000	$195	57
10348 Redwood Blvd	0.06mi	3/2.0	1,440 (-14%)	22mo	$249,900	$174	55
9661 Redwood Blvd	0.71mi	3/2.0	1,506 (-11%)	8mo	$253,000	$168	43
10711 Harvard Ave	0.73mi	3/2.0	1,522 (-10%)	15mo	$289,888	$190	38
9736 Oleander Ave	0.61mi	3/2.0	1,481 (-12%)	20mo	$335,000	$226	35

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: 20.7%
• Equity multiple: 2.69×
• Total profit: $139,697
• Equity at exit: $265,714

10-year hold

• IRR: 19.4%
• Equity multiple: 6.36×
• Total profit: $443,040
• Equity at exit: $573,023

Cash invested: $82,586 (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: 704
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $1,989 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$309 /mo · $3,712/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $-408

Break-even live

Break-even rent $2,505

Max offer price $222,953

Occupancy floor —

Sensitivity live

Price	-10% $-241	-5% $-324	+0% $-408	+5% $-491	+10% $-575
Rent	-10% $-565	-5% $-486	+0% $-408	+5% $-329	+10% $-250
Rate	-1.0pp $-259	-0.5pp $-333	base $-408	+0.5pp $-484	+1.0pp $-562

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: $73,738
• Closing costs: $8,848
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9610 Oleander Ave Unit A California City, CA	2.0	1.0	1300	$1,575	$1.21	25d	1	0.79mi
9225 Peach Ave Unit A California City, CA	3.0	2.0	1275	$1,950	$1.53	25d	1	1.09mi
9931 Putter Ct California City, CA	3.0	2.0	1445	$1,675	$1.16	5d	1	1.13mi
21187 Conklin Blvd California City, CA	3.0	2.0	1473	$1,800	$1.22	16d	1	1.14mi
21398 Baldwin Ln California City, CA	4.0	2.0	1527	$2,000	$1.31	4d	1	1.15mi
9213 Holly Ave California City, CA	3.0	2.0	1339	$1,900	$1.42	5d	1	1.21mi
21235 Windsong St California City, CA	3.0	3.0	1780	$2,100	$1.18	25d	1	1.22mi
21319 Conklin Ct California City, CA	2.0	2.0	1816	$2,200	$1.21	45d	1	1.30mi
9000 Underwood Ave California City, CA	3.0	2.0	1540	$1,900	$1.23	0d	1	1.38mi

Listing history 21 events

1. 2026-06-22
   days on market $294,950 Active 39 DOM
2. 2026-06-18
   days on market $294,950 Active 36 DOM
3. 2026-06-17
   days on market $294,950 Active 35 DOM
4. 2026-06-16
   days on market $294,950 Active 34 DOM
5. 2026-06-15
   days on market $294,950 Active 33 DOM
6. 2026-06-14
   days on market $294,950 Active 31 DOM
7. 2026-06-13
   days on market $294,950 Active 30 DOM
8. 2026-06-10
   pricedays on market $294,950 Active 28 DOM
9. 2026-06-09
   days on market $299,950 Active 27 DOM
10. 2026-06-08
    days on market $299,950 Active 26 DOM
11. 2026-06-07
    days on market $299,950 Active 25 DOM
12. 2026-06-05
    days on market $299,950 Active 22 DOM
13. 2026-06-03
    days on market $299,950 Active 21 DOM
14. 2026-06-03
    days on market $299,950 Active 20 DOM
15. 2026-06-01
    days on market $299,950 Active 19 DOM
16. 2026-05-31
    days on market $299,950 Active 18 DOM
17. 2026-05-13
    listed $299,950 Active 909-char remark
18. 2022-06-01
    soldstatus $275,000
19. 2022-05-24
    soldstatus $275,000 Closed 334-char remark

    Show marketing remark (334 chars)

    Beautiful home that shows the pride of home ownership. The sellers had this home customed built, first time being sold. The sellers had a home inspection done already and made all the necessary repairs. This home is spotless, no wear and tear from pets. Perfect for first time homeowners. Near the middle school and elementary school.

20. 2022-04-15
    listed $269,900 Active 334-char remark

    Show marketing remark (334 chars)

    Beautiful home that shows the pride of home ownership. The sellers had this home customed built, first time being sold. The sellers had a home inspection done already and made all the necessary repairs. This home is spotless, no wear and tear from pets. Perfect for first time homeowners. Near the middle school and elementary school.

21. 1989-04-20
    soldstatus $88,500

ⓘ 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: $3,712 · $309/mo
• Projected year-2 tax: $3,712 · $309/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 7 d/yr ≥101°F today · 17 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: $23,870
• − Mortgage interest: −$16,522
• − Property taxes: −$3,712
• − Insurance: −$1,475
• − Repairs & maintenance: −$1,910
• − Management: −$1,910
• − Depreciation: −$8,580
• Taxable loss: −$10,238
• Est. tax savings @ 24.0%: +$2,457
• After-tax cash flow: $-2,433/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

+233.3% since first listed

6 events — show timeline

• 2026-06-09 Price Changed $294,950 AVMLS
• 2026-05-13 Listed $299,950 AVMLS
• 2022-06-01 Sold (Public Records) $275,000 Public Records
• 2022-05-24 Sold (MLS) $275,000 AVMLS
• 2022-04-15 Listed $269,900 AVMLS
• 1989-04-20 Sold (Public Records) $88,500 Public Records

Property tax history

+13.9%/yr

Latest (2025): $3,712 · -5.4% YoY. Source: county tax records.