6351 Akers Rd #48 · Bakersfield, CA 93313

$184,000

3 bd · 2.0 ba · 1,554 sqft · Manufactured · 201 Days on market

Built 2021 1,344 sqft lot $118/sqft · 20% above area Est $154k · 20% over

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Why this score? — see what drove the C 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 +28.9/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Schools +4.2/10.0
• Rent growth +3.0/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to El Adobe Estates, a well-kept community in Bakersfield's desirable Southwest area. This 3-bedroom, 2-bath home offers a bright, open layout with a spacious living area, large indoor laundry room, and a covered patio perfect for relaxing or entertaining. Built in 2021, it combines modern comfort with low-maintenance living. You'll love the convenient location, close to shopping, dining, and freeway access. No age restrictions, covered parking, and a move-in ready interior makes this a must-see! Schedule your showing today!

Key facts

• Covered parking
• Open layout
• Covered patio

Tags

• OPEN LAYOUT
• LARGE INDOOR LAUNDRY ROOM
• COVERED PATIO
• COVERED PARKING
• MOVE-IN READY INTERIOR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $184k.

Deal economics

• At list price, monthly cash flow is $624 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $184k).
• Recommended offer: $162k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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, crime F, amenities F.
• Panama-Buena Vista Union (urban): math 37% / reading 52% proficiency, ranked #542 of 1,400 in CA (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Roy W. Loudon Elementary (694 students, 89% FRL); Fred L. Thompson Junior High (728 students, 93% FRL); Ridgeview High (reading 95%, 2,688 students, 74% FRL) — zoned schools average 85% FRL vs 51% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.1%/yr); 272 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,244 units permitted in Kern County in 2024 (73 in 5+ unit buildings).
• This rent runs 30% of the median local income ($92k/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 $1k of loan paydown is wiped out by about $6k 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 + 2.1% rent growth), your $52k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 201 days — a 12% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $161,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 201 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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. 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.
7. 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.
8. 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: 1.27% ✓
• Cap rate: 10.36%
• Cash-on-cash: 14.53%
• DSCR: 1.65
• GRM: 6.6

CMA / ARV

• ARV (median comp): $153,853
• List price: $184,000
• Delta: 19.59%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6351 Akers Rd #48	0.00mi	3/2.0	1,554 (0%)	1mo	$160,000	$103	99
6351 Akers Rd #87	0.04mi	3/2.0	1,440 (-7%)	8mo	$105,000	$73	79
6351 Akers Rd #10	0.04mi	3/2.0	1,650 (+6%)	10mo	$170,000	$103	79
6351 Akers Rd #95	0.04mi	3/2.0	1,456 (-6%)	11mo	$130,000	$89	78
6351 Akers Rd #101	0.04mi	3/2.0	1,456 (-6%)	13mo	$137,000	$94	76
6351 Akers Rd #17	0.04mi	4/2.0 (+1)	1,456 (-6%)	11mo	$150,000	$103	74
6351 Akers Rd #70	0.04mi	3/2.0	1,456 (-6%)	24mo	$115,000	$79	68
6351 Akers Rd #113	0.04mi	4/2.0 (+1)	1,344 (-14%)	24mo	$112,800	$84	51

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 · 2.12% rent growth · sell at horizon

5-year hold

• IRR: 4.0%
• Equity multiple: 1.15×
• Total profit: $7,876
• Equity at exit: $27,435

10-year hold

• IRR: 12.7%
• Equity multiple: 1.97×
• Total profit: $49,784
• Equity at exit: $15,909

Cash invested: $51,520 (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 93313

• Home prices YoY: -20.4%
• Rents YoY: 2.1%
• Active inventory: 272
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,332 high
• Mortgage (P&I): −$965
• Tax from tax record: −$177 /mo · $2,121/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $624

Break-even live

Break-even rent $1,542

Max offer price $184,000

Occupancy floor 68%

Sensitivity live

Price	-10% $728	-5% $676	+0% $624	+5% $572	+10% $520
Rent	-10% $440	-5% $532	+0% $624	+5% $716	+10% $808
Rate	-1.0pp $717	-0.5pp $671	base $624	+0.5pp $576	+1.0pp $528

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: $46,000
• Closing costs: $5,520
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4212 Cyclone Dr Bakersfield, CA	4.0	2.0	1471	$2,275	$1.55	4d	1	0.14mi
4508 Blossom Valley Ln Bakersfield, CA	3.0	2.0	1107	$1,850	$1.67	22d	1	0.32mi
3921 White Sands Dr Bakersfield, CA	4.0	2.0	1798	$2,550	$1.42	4d	1	0.38mi
6401 Castleford St Unit C Bakersfield, CA	3.0	2.0	1125	$1,500	$1.33	20d	1	0.45mi
4012 Island Mist Ct Bakersfield, CA	3.0	2.0	1436	$2,300	$1.60	4d	1	0.48mi
6302 Castleford St Unit 4 Bakersfield, CA	3.0	2.0	1144	$1,500	$1.31	4d	1	0.48mi
6304 Castleford St Unit 4 Bakersfield, CA	3.0	2.0	1144	$1,500	$1.31	45d	1	0.49mi
5012 Greenville Ct Bakersfield, CA	3.0	2.0	1500	$2,200	$1.47	45d	1	0.55mi
5201 Gasol Ct Apt C103 Bakersfield, CA	2.0	2.0	1166	$1,995	$1.71	45d	1	0.59mi
5201 Gasol Ct Unit F204 Bakersfield, CA	2.0	2.0	1166	$1,995	$1.71	25d	1	0.59mi
5201 Gasol Ct Unit N107 Bakersfield, CA	2.0	2.0	1166	$1,995	$1.71	4d	1	0.59mi
5201 Gasol Ct Unit V102 Bakersfield, CA	3.0	2.0	1429	$2,050	$1.43	22d	1	0.59mi
3316 Fiesta Ave Bakersfield, CA	3.0	3.0	1700	$2,300	$1.35	45d	1	0.62mi
6600 Jerno Dr Bakersfield, CA	2.0–3.0	2.0	1104	$2,225	$2.02	4d	1	0.65mi
5115 Snowdrift Ct Bakersfield, CA	4.0	2.0	1930	$2,700	$1.40	12d	1	0.69mi
5106 Glacier Canyon Ct Bakersfield, CA	3.0	2.0	2140	$2,800	$1.31	4d	1	0.73mi
5106 Glacier Canyon Ct Bakersfield, CA	3.0	2.0	2140	$2,700	$1.26	45d	1	0.73mi
6104 Summer Springs Dr Bakersfield, CA	3.0	2.0	1396	$2,200	$1.58	45d	1	0.91mi
2922 Paradise Point Pl Bakersfield, CA	4.0	3.0	2079	$2,650	$1.27	4d	1	1.05mi
6409 Easter Lily Ct Bakersfield, CA	3.0	2.0	1903	$2,695	$1.42	45d	1	1.07mi
2625 Miria Dr Bakersfield, CA	3.0	1.0	1308	$1,850	$1.41	25d	1	1.23mi
5615 Sugar Pine Dr Bakersfield, CA	3.0	2.0	1546	$2,195	$1.42	4d	1	1.25mi
8203 Libby Ct Bakersfield, CA	4.0	2.0	1715	$2,400	$1.40	22d	1	1.25mi
8208 Miller Ridge Dr Bakersfield, CA	2.0	1.0	1412	$1,350	$0.96	4d	1	1.26mi
8501 Tamworth St Bakersfield, CA	3.0	2.0	1796	$2,795	$1.56	16d	1	1.33mi
4309 Rosewall St Bakersfield, CA	3.0	2.0	1356	$2,200	$1.62	4d	1	1.38mi
5421 Tejon Ridge Ct Bakersfield, CA	3.0	2.5	1759	$2,400	$1.36	4d	1	1.41mi
6615 Silver Moon Dr Bakersfield, CA	3.0	2.0	1450	$2,050	$1.41	45d	1	1.45mi
4413 White Ln Bakersfield, CA	3.0	2.0	1249	$2,250	$1.80	22d	1	1.48mi

Listing history 5 events

1. 2026-01-25
   price $184,000 538-char remark

   Show marketing remark (538 chars)

   Welcome to El Adobe Estates, a well-kept community in Bakersfield's desirable Southwest area. This 3-bedroom, 2-bath home offers a bright, open layout with a spacious living area, large indoor laundry room, and a covered patio perfect for relaxing or entertaining. Built in 2021, it combines modern comfort with low-maintenance living. You'll love the convenient location, close to shopping, dining, and freeway access. No age restrictions, covered parking, and a move-in ready interior makes this a must-see! Schedule your showing today!

2. 2025-11-01
   listed $189,900 Active 538-char remark

   Show marketing remark (538 chars)

   Welcome to El Adobe Estates, a well-kept community in Bakersfield's desirable Southwest area. This 3-bedroom, 2-bath home offers a bright, open layout with a spacious living area, large indoor laundry room, and a covered patio perfect for relaxing or entertaining. Built in 2021, it combines modern comfort with low-maintenance living. You'll love the convenient location, close to shopping, dining, and freeway access. No age restrictions, covered parking, and a move-in ready interior makes this a must-see! Schedule your showing today!

3. 2024-11-22
   soldstatus $184,000 Sold 332-char remark

   Show marketing remark (332 chars)

   Welcome to El Adobe Estates, located in the desirable Southwest area of Bakersfield. This home features 3 bedrooms, 2 bath, covered patio, a spacious indoor laundry room & covered parking. This park is not age restricted and conveniently located near shopping & the freeway. Make your appointment today, will sell fast!!

4. 2024-10-17
   status Pending 332-char remark

   Show marketing remark (332 chars)

   Welcome to El Adobe Estates, located in the desirable Southwest area of Bakersfield. This home features 3 bedrooms, 2 bath, covered patio, a spacious indoor laundry room & covered parking. This park is not age restricted and conveniently located near shopping & the freeway. Make your appointment today, will sell fast!!

5. 2024-09-16
   listed $184,000 Active 332-char remark

   Show marketing remark (332 chars)

   Welcome to El Adobe Estates, located in the desirable Southwest area of Bakersfield. This home features 3 bedrooms, 2 bath, covered patio, a spacious indoor laundry room & covered parking. This park is not age restricted and conveniently located near shopping & the freeway. Make your appointment today, will sell fast!!

ⓘ 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: $2,121 · $177/mo
• Projected year-2 tax: $2,121 · $177/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 · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 33 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,984
• − Mortgage interest: −$10,307
• − Property taxes: −$2,121
• − Insurance: −$920
• − Repairs & maintenance: −$2,239
• − Management: −$2,239
• − Depreciation: −$5,353
• Taxable income: $4,805
• Est. tax owed @ 24.0%: −$1,153
• After-tax cash flow: $6,333/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: Panama-Buena Vista Union
• NCES district ID: 0606390
• Math proficiency: 37% ▲ 3.00%
• Reading proficiency: 52% ▲ 1.00%
• Median HH income: $63,361
• Composite: 41.71/100
• National rank: #7191
• State rank: #542 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): 61,843
• Household income: $91,943
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 1177.0

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 0.61)
• Race & ethnicity: Hispanic / Latino 57% Two or more races 28% White 22% Asian 13% Black 6%
• Hispanic origin (detail): Mexican 52%
• Common ancestry: British 1% Romanian 1%
• Foreign-born: 25% · Canada, Vietnam, China
• Languages at home: 45% English-only · Spanish 40% Other Indo-European 8% Other Asian/Pacific 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: ▼ -85.95%
• Current HPI: 335.9445
• Rent YoY: ▲ 2.12%
• 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

+0.0% since first listed

5 events — show timeline

• 2026-01-25 Price Changed $184,000 GEMLS
• 2025-11-01 Listed $189,900 GEMLS
• 2024-11-22 Sold (MLS) $184,000 GEMLS
• 2024-10-17 Pending — GEMLS
• 2024-09-16 Listed $184,000 GEMLS

Property tax history

+10.2%/yr

Latest (2025): $2,121 · +21.5% YoY. Source: county tax records.