605 46th St · Bakersfield, CA 93301

$75,990

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 69 Days on market

Built 1975 Est $96k · 21% under ↓ 20% 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
• Schools +3.4/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Rent growth +1.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your new oasis in a vibrant 55-plus community where retirement dreams come to life! This charming 2-bedroom, 2-bathroom mobile home spans 1,152 square feet of thoughtfully designed living space, a beautiful remodeled kitchen, including a bonus room with its own entrance perfect for hobbies, guests, or that home office you've always wanted. Nestled at the end of a peaceful cul-de-sac, this property offers the perfect blend of privacy and community connection. Speaking of community, prepare to be spoiled by amenities that rival any resort! Take a refreshing dip in the swimming pool, unwind in the spa, or challenge neighbors to friendly matches at the pool and ping-pong tables. Your

Key facts

• Dog park
• 3-hole course
• Remodeled kitchen

Tags

• REMODELED KITCHEN
• BONUS ROOM
• CUL-DE-SAC
• SWIMMING POOL
• DOG PARK
• 3-HOLE COURSE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $76k.

Deal economics

• At list price, monthly cash flow is $697 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $76k).
• Recommended offer: $71k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.3% vs local median 3.6% in Bakersfield — 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 58/100 on livability (#716 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: health & safety D, schools D-, crime F.
• 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 falling (-5.1%/yr); 70 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 3,244 units permitted in Kern County in 2024 (73 in 5+ unit buildings).
• This rent runs 41% of the median local income ($44k/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 $526 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 + 0.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $71,430 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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 D-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: 1.95% ✓
• Cap rate: 17.30%
• Cash-on-cash: 39.29%
• DSCR: 2.75
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $95,616
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
701 42nd St	0.14mi	3/2.0	1,140 (-1%)	6mo	$80,000	$70	87
4324 Sabal Ct	0.22mi	2/2.0 (-1)	1,152 (0%)	1mo	$40,000	$35	84
4300 Prince St	0.16mi	2/2.0 (-1)	1,248 (+8%)	7mo	$45,000	$36	68
4209 Jewett Ave	0.29mi	2/2.0 (-1)	1,200 (+4%)	8mo	$99,999	$83	68
605 44th St	0.07mi	3/2.0	1,296 (+12%)	23mo	$105,000	$81	57
400 E Roberts Ln #46	0.70mi	2/2.0 (-1)	1,152 (0%)	10mo	$130,000	$113	54
400 E Roberts Ln #110	0.70mi	2/1.8 (-1)	1,200 (+4%)	20mo	$108,000	$90	38
400 E Roberts Ln #110	0.70mi	2/1.0 (-1)	1,200 (+4%)	20mo	$108,000	$90	35

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 32.2%
• Equity multiple: 2.30×
• Total profit: $27,704
• Equity at exit: $11,330

10-year hold

• IRR: 37.7%
• Equity multiple: 4.03×
• Total profit: $64,422
• Equity at exit: $6,570

Cash invested: $21,277 (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 93301

• Home prices YoY: -9.4%
• Rents YoY: -5.1%
• Active inventory: 70
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,484 high
• Mortgage (P&I): −$398
• Tax from tax record: −$46 /mo · $547/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $697

Break-even live

Break-even rent $602

Max offer price $75,990

Occupancy floor 48%

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: $18,998
• Closing costs: $2,280
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
901 W Columbus St Apt 232 Bakersfield, CA	2.0	1.0	864	$1,165	$1.35	21d	1	0.15mi
901 W Columbus St Bakersfield, CA	1.0–2.0	1.0	807	$1,425	$1.77	2d	12	0.16mi
901 W Columbus St Unit 236 Bakersfield, CA	2.0	1.0	864	$1,325	$1.53	43d	1	0.18mi
901 W Columbus St Unit 266 Bakersfield, CA	2.0	1.0	864	$1,325	$1.53	21d	1	0.22mi
4504 Tierra Verde St Unit C Bakersfield, CA	2.0	1.5	925	$1,595	$1.72	2d	1	0.27mi
1201 40th St Bakersfield, CA	2.0–3.0	1.0–2.0	870	$1,219	$1.40	2d	1	0.45mi
3700 Q St Bakersfield, CA	3.0	2.0	1088	$1,600	$1.47	3d	1	0.46mi
3701 Q St Bakersfield, CA	2.0	1.0	615	$1,200	$1.95	2d	5	0.49mi
3817 K St Unit A Bakersfield, CA	2.0	1.0	763	$1,285	$1.68	2d	1	0.56mi
2520 Loma Linda Dr Bakersfield, CA	3.0	2.0	1200	$2,075	$1.73	10d	1	0.71mi
3311 Union Ave Unit 20 Bakersfield, CA	2.0	1.0	750	$950	$1.27	2d	1	0.83mi
1000 30th St Unit B Bakersfield, CA	2.0	1.0	838	$1,395	$1.66	2d	1	0.93mi
715 30th St Bakersfield, CA	3.0	1.0	1000	$1,500	$1.50	21d	1	0.95mi
617 30th St Apt B Bakersfield, CA	2.0	1.0	918	$1,225	$1.33	10d	1	0.95mi
516 28th St Unit 4 Bakersfield, CA	2.0	1.0	900	$1,075	$1.19	2d	1	1.00mi
217 Jefferson St Bakersfield, CA	3.0	2.0	980	$1,550	$1.58	21d	1	1.01mi
106 E Warren Ave Bakersfield, CA	3.0	2.0	1169	$1,400	$1.20	10d	1	1.05mi
631 28th St Unit 3 Bakersfield, CA	2.0	1.0	1040	$1,075	$1.03	21d	1	1.05mi
631 28th St Unit 5 Bakersfield, CA	2.0	1.0	1040	$1,075	$1.03	2d	1	1.05mi
327 McCord Ave Unit 6 Bakersfield, CA	3.0	1.0	1000	$1,500	$1.50	2d	1	1.10mi
222 Moneta Ave Unit 222 Bakersfield, CA	3.0	2.0	1040	$1,700	$1.63	2d	1	1.10mi
415 Jeffrey St Bakersfield, CA	2.0	1.0	1000	$1,400	$1.40	2d	1	1.11mi
448 S Oildale Dr Bakersfield, CA	3.0	2.0	1080	$1,500	$1.39	2d	1	1.12mi
1951 Golden State Ave Bakersfield, CA	1.0–3.0	1.0–2.5	1017	$1,695	$1.67	2d	2	1.14mi
3333 El Encanto Ct Bakersfield, CA	2.0	2.0	990	$1,595	$1.61	14d	1	1.17mi
3333 El Encanto Ct Bakersfield, CA	2.0	1.5	990	$1,495	$1.51	2d	1	1.17mi
222 Harding Ave Unit B Bakersfield, CA	3.0	2.0	1100	$1,750	$1.59	2d	1	1.18mi
213 Oildale Dr Unit A Bakersfield, CA	2.0	2.0	928	$1,195	$1.29	2d	1	1.28mi
627 Hood Dr Bakersfield, CA	3.0	1.0	1140	$1,795	$1.57	2d	1	1.36mi
504 Quincy St Unit D Bakersfield, CA	2.0	1.0	725	$1,100	$1.52	10d	1	1.37mi
627 Beardsley Ave Bakersfield, CA	3.0	1.0	967	$1,575	$1.63	43d	1	1.38mi
700 Knotts St Unit C Bakersfield, CA	2.0	1.0	850	$950	$1.12	10d	1	1.40mi
700 Knotts St Apt A Bakersfield, CA	2.0	1.0	850	$950	$1.12	21d	1	1.40mi
706 Huskey Dr Bakersfield, CA	2.0	1.0	832	$1,450	$1.74	43d	1	1.42mi
927 University Ave Bakersfield, CA	3.0	1.0	1077	$2,300	$2.14	2d	1	1.48mi

Listing history 5 events

1. 2026-04-13
   status Pending
2. 2026-03-27
   price $75,990
3. 2026-02-03
   listed $89,990 Active
4. 2025-10-02
   price $89,990
5. 2025-07-21
   listed $95,000 Active

ⓘ 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: $547 · $46/mo
• Projected year-2 tax: $578 · $48/mo
• Expected delta: +$31/yr (+$3/mo · 5.6%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 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 39 unhealthy d/yr today · 45 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,810
• − Mortgage interest: −$4,257
• − Property taxes: −$547
• − Insurance: −$380
• − Repairs & maintenance: −$1,425
• − Management: −$1,425
• − Depreciation: −$2,211
• Taxable income: $7,566
• Est. tax owed @ 24.0%: −$1,816
• After-tax cash flow: $6,545/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 — Bakersfield

• Score: 58/100
• State rank: #716
• US rank: #21355

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bakersfield, CA
• County: Kern County · 710,371 people
• City population: 499,124
• Metro: Bakersfield, CA
• Population (ZIP): 13,620
• Household income: $43,561
• Rent vs Own: 63.5% rent · 36.5% own
• Severe rent burden: 1296.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Hispanic / Latino 45% White 41% Two or more races 16% Black 5% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 37% Puerto Rican 5%
• Common ancestry: Slovak 2% Scotch-Irish 2% Subsaharan African 2%
• Foreign-born: 10% · Canada, South Korea
• Languages at home: 68% English-only · Spanish 29% Russian/Polish/Slavic 2%

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: ▼ -38.38%
• Current HPI: 370.1318
• Rent YoY: ▼ -5.12%
• 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

-20.0% since first listed

5 events — show timeline

• 2026-04-13 Pending — GEMLS
• 2026-03-27 Price Changed $75,990 GEMLS
• 2026-02-03 Listed $89,990 GEMLS
• 2025-10-02 Price Changed $89,990 GEMLS
• 2025-07-21 Listed $95,000 GEMLS

Property tax history

+30.1%/yr

Latest (2025): $547 · +4.4% YoY. Source: county tax records.