112 Heim · Wofford Heights, CA 93285

$153,000

2 bd · 1.0 ba · 850 sqft · Manufactured · 7 Days on market

Built 1970 0.65 ac lot

---

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 +9.2/30.0
• ARV discount +7.5/15.0
• DSCR +2.6/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0
• 1% rule +1.6/10.0

Listing remarks

OWN YOUR OWN LAND! Imagine owning your own home on 2/3 of an acre — your own little slice of heaven. This charming 2 bedroom, 1 bathroom mobile home sits on private property with unobstructed, breathtaking views of Lake Isabella and the surrounding mountains. This cozy retreat offers abundant natural light throughout, spacious rooms, and a generous 12x12 bedroom with a walk-in closet, spacious 2nd bedroom. The home features a large carport, abundant parking. New roof installed in 2022, vinyl dual-pane windows, newer flooring, and a carpeted bedroom. The updated kitchen comes complete with a Kohler sink, new refrigerator, and new gas stove. Enjoy year-round comfort with a new swamp co

Key facts

• Covered patio
• Abundant parking
• Unobstructed views

Tags

• UNOBSTRUCTED VIEWS
• PRIVATE PROPERTY
• COVERED PATIO
• UPDATED KITCHEN
• LARGE CARPORT
• ABUNDANT PARKING

Property features AI

Finance

• HOA & community: Community offers watersports, fishing, access to BLM/National Forest, foothills and lake recreation

Exterior

• Utilities: Septic (type unknown)
• Home design: Manufactured house; Single-story; Entry on main level
• Construction: Year built: estimated; No common walls
• Exterior features: No pool; 0–1 unit per acre lot density; Has a view

Interior

• Bedrooms: Bedroom(s) located on the main level
• Flooring: Vinyl flooring; Carpet; Wood flooring; Laminate flooring
• Bathrooms: 1 full bathroom with shower
• Heating & cooling: Central furnace heating; Evaporative cooling
• Interior features: All bedrooms on main level; One-story home; Main level entry
• Laundry & utility: Laundry room inside; Washer included; Dryer included; Gas dryer hookup; Individual laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $153k.

Deal economics

• At list price, monthly cash flow is $-115 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $133k (13.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $101k (34.0% below list).
• Recommended offer: $101k (34.0% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.8% in Wofford Heights — 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 45/100 on livability (#1,317 in CA) — a working-class tenant base; expect higher turnover. Strengths: crime B, cost of living B; Watch: schools F, amenities F, commute F.
• Kernville Union Elementary (rural): math 20% / reading 37% proficiency, ranked #1,128 of 1,400 in CA (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 94 active listings in the ZIP; 3,244 units permitted in Kern County in 2024 (73 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k 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 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,975 (34.0% 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. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.66% ✗
• Cap rate: 5.39%
• Cash-on-cash: -3.23%
• DSCR: 0.86
• GRM: 12.6

CMA / ARV

• ARV (on-the-fly): $87,550
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
168 Merrill Rd	0.16mi	1/1.0 (-1)	776 (-9%)	9mo	$92,500	$119	66
1040 Evans Rd Unit B2	0.50mi	2/1.0	840 (-1%)	21mo	$28,500	$34	57
5 Patricia Ln	0.42mi	2/2.0	960 (+13%)	7mo	$57,500	$60	49
1122 Bristlecone Dr	0.46mi	2/1.5	960 (+13%)	11mo	$181,000	$189	46
108 Pinewood Dr	0.67mi	2/1.0	800 (-6%)	19mo	$50,000	$63	43
173 Lakeview Ter	0.48mi	1/1.5 (-1)	728 (-14%)	19mo	$75,000	$103	31

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.0%
• Equity multiple: 2.77×
• Total profit: $75,921
• Equity at exit: $137,835

10-year hold

• IRR: 19.7%
• Equity multiple: 6.35×
• Total profit: $229,195
• Equity at exit: $297,245

Cash invested: $42,840 (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 93285

• Home prices YoY: 4.8%
• Active inventory: 94
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $1,010 medium
• Mortgage (P&I): −$802
• Tax from tax record: −$47 /mo · $561/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $-115

Break-even live

Break-even rent $1,156

Max offer price $132,659

Occupancy floor —

Sensitivity live

Price	-10% $-29	-5% $-72	+0% $-115	+5% $-158	+10% $-202
Rent	-10% $-195	-5% $-155	+0% $-115	+5% $-75	+10% $-35
Rate	-1.0pp $-38	-0.5pp $-76	base $-115	+0.5pp $-155	+1.0pp $-195

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: $38,250
• Closing costs: $4,590
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $153,000 Active 7 DOM
2. 2026-06-17
   days on market $153,000 Active 6 DOM
3. 2026-06-16
   days on market $153,000 Active 5 DOM
4. 2026-06-15
   days on market $153,000 Active 4 DOM
5. 2026-06-14
   days on market $153,000 Active 2 DOM
6. 2026-06-13
   remarks 693-char remark
7. 2026-06-13
   listed $153,000 Active 1 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: $561 · $47/mo
• Projected year-2 tax: $1,163 · $97/mo
• Expected delta: +$602/yr (+$50/mo · 107.3%)

ⓘ 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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 26 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,117
• − Mortgage interest: −$8,570
• − Property taxes: −$561
• − Insurance: −$765
• − Repairs & maintenance: −$969
• − Management: −$969
• − Depreciation: −$4,451
• Taxable loss: −$4,169
• Est. tax savings @ 24.0%: +$1,001
• After-tax cash flow: $-381/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: Kernville Union Elementary
• NCES district ID: 0619590
• Math proficiency: 20% ▲ 4.00%
• Reading proficiency: 37% ▲ 11.00%
• Median HH income: $29,896
• Composite: 25.91/100
• National rank: #12766
• State rank: #1128 of 1400 in CA

Livability — Wofford Heights

• Score: 45/100
• State rank: #1317
• US rank: #26674

Category grades

Amenities F Commute F Cost of living B Crime B Employment F Housing F Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wofford Heights, CA
• Population (ZIP): 2,415

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 White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 19% Two or more races 6%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Romanian 4% Subsaharan African 4% Iranian 2%
• Foreign-born: 8% · Canada
• Languages at home: 78% English-only · Spanish 15% Russian/Polish/Slavic 8%

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: ▲ 12.11%
• Current HPI: 264.1726
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-06-11 Listed $153,000 CRMLS

Property tax history

+3.8%/yr

Latest (2025): $561 · +2.9% YoY. Source: county tax records.