6601 Eucalyptus Dr #136 · East Niles, CA 93306

$79,900

2 bd · 2.0 ba · 1,140 sqft · Manufactured public records · 1 Days on market

Built 1969 4,350 sqft lot Est $101k · 21% under $835/mo HOA · 54% of rent

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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).

• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• Cash flow +5.6/30.0
• Schools +3.4/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This mobile home offers 3 bedrooms 2 full bath , with an open floor plan. with spacious bedrooms , enjoy the convenience of private community. while close to shopping center, dinings, schools , and easy freeway access. a great opportunity for affordable ownership. don't miss out.

Key facts

• Open floor plan
• Easy freeway access
• Private community

Tags

• OPEN FLOOR PLAN
• PRIVATE COMMUNITY
• EASY FREEWAY ACCESS

Property features AI

Finance

• HOA & community: Eucalyptus Park community; HOA fee $835 monthly

Exterior

• Parking: Carport
• Utilities: Sewer
• Home design: Leased space; Vacant
• Construction: Concrete/perimeter foundation; Composition roof; Limited service
• Exterior features: Covered patio; Gated community

Interior

• Bathrooms: 2 full bathrooms
• Interior features: No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $-167 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $56k (30.2% below list).
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $56k (30.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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 rising (+2.2%/yr); 387 active listings in the ZIP; 8 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 21y 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.
• Current owner paid $20k; list at $80k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 54% of rent.
• Climate carrying-cost: major 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 $55,746 (30.2% 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 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.93% ✓
• Cap rate: 3.79%
• Cash-on-cash: -8.95%
• DSCR: 0.60
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $101,460
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6601 Eucalyptus Dr #285	0.00mi	3/2.0 (+1)	1,040 (-9%)	4mo	$119,000	$114	77
6601 Eucalyptus Dr #12	0.00mi	3/2.0 (+1)	1,120 (-2%)	22mo	$100,000	$89	74
6601 Eucalyptus Dr #155	0.00mi	3/2.0 (+1)	1,278 (+12%)	2mo	$95,000	$74	73
0 6601 Eucalyptus Dr # 303	0.29mi	3/2.0 (+1)	1,056 (-7%)	4mo	$78,000	$74	66
6601 Eucalyptus Dr #164	0.00mi	3/2.0 (+1)	1,248 (+10%)	17mo	$110,000	$88	65
6601 Eucalyptus Dr #251	0.00mi	3/2.0 (+1)	1,248 (+10%)	19mo	$115,000	$92	63

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 · 2.24% rent growth · sell at horizon

5-year hold

• IRR: -33.6%
• Equity multiple: -0.08×
• Total profit: $-24,214
• Equity at exit: $11,913

10-year hold

• IRR: -50.6%
• Equity multiple: -0.67×
• Total profit: $-37,333
• Equity at exit: $6,908

Cash invested: $22,372 (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 93306

• Rents YoY: 2.2%
• Active inventory: 387
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,545 high
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$835
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $-167

Break-even live

Break-even rent $1,756

Max offer price $55,746

Occupancy floor —

Sensitivity live

Price	-10% $-112	-5% $-139	+0% $-167	+5% $-195	+10% $-222
Rent	-10% $-289	-5% $-228	+0% $-167	+5% $-106	+10% $-45
Rate	-1.0pp $-127	-0.5pp $-147	base $-167	+0.5pp $-188	+1.0pp $-209

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
600 Morning Dr Unit 661-363-6434 Bakersfield, CA	3.0	1.0	1054	$1,067	$1.01	45d	1	0.67mi
600 Morning Dr Unit 661-363-6434 Bakersfield, CA	2.0	1.0	884	$1,005	$1.14	3d	1	0.67mi
8817 Butternut Ave Bakersfield, CA	3.0	2.0	1383	$2,200	$1.59	3d	1	1.09mi
3311 Camellia Dr Bakersfield, CA	3.0	2.0	1128	$1,925	$1.71	45d	1	1.12mi
930 Sterling Rd Bakersfield, CA	3.0	1.0	848	$1,150	$1.36	15d	1	1.17mi
3306 Gardenia Ave Apt B Bakersfield, CA	2.0	1.0	825	$1,300	$1.58	45d	1	1.19mi
925 Pesante Rd Bakersfield, CA	3.0	2.0	1500	$1,800	$1.20	3d	1	1.24mi
460 Oswell St Unit B Bakersfield, CA	3.0	2.0	1324	$1,700	$1.28	3d	1	1.42mi

HOA detail

• Monthly dues: $835 · $10,020/yr

Listing history 2 events

1. 2026-06-18
   remarks 280-char remark
2. 2026-06-18
   listed $79,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 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 34 unhealthy d/yr today · 40 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,535
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,483
• − Management: −$1,483
• − HOA: −$10,020
• − Depreciation: −$2,324
• Taxable loss: −$2,848
• Est. tax savings @ 24.0%: +$684
• After-tax cash flow: $-1,319/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 — 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): 74,116
• Household income: $69,805
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 2871.0

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 (67%)
• Race & ethnicity: Hispanic / Latino 67% White 23% Two or more races 20% Black 3% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 63%
• Common ancestry: Italian 2% Slovak 1% Russian 1%
• Foreign-born: 19% · Canada
• Languages at home: 50% English-only · Spanish 46% Other Asian/Pacific 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: ▼ -323.02%
• Current HPI: 358.5434
• Rent YoY: ▲ 2.24%
• 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

+299.5% since first listed

7 events — show timeline

• 2026-06-17 Listed $79,900 GEMLS
• 2024-11-18 Listing Removed — CRMLS
• 2024-08-28 Listed $87,500 GEMLS
• 2024-08-28 Listed $87,500 CRMLS
• 2005-07-25 Price Changed $24,900 GEMLS
• 2005-07-25 Sold (MLS) $20,000 GEMLS
• 2005-05-02 Listed $20,000 GEMLS

Property tax history

-9.6%/yr

Latest (2025): $78 · +4.4% YoY. Source: county tax records.