233 Desert Breeze · California City, CA 93505

$125,000

2 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 8 Days on market

Built 1962 6,949 sqft lot $109/sqft · 51% below area

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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 +25.5/30.0
• Appreciation +10.0/10.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0
• Schools +2.1/10.0

Listing remarks

Remodeled Manufactured Home on its own land. 2 bedrooms and 1 bath. New plumbing and Upgraded electrical. Services running. Easy showing. New windows. Behind property have view to nature. Property to sell together or separate of next door property 231 Desert Breeze Dr (ask listing agent)

Key facts

• New plumbing
• Upgraded electrical
• New windows

Tags

• NEW PLUMBING
• UPGRADED ELECTRICAL
• NEW WINDOWS
• VIEW TO VACANT DESERT LAND

Property features AI

Finance

• HOA & community: Community offers biking

Exterior

• Utilities: Public sewer; District/public water
• Home design: Manufactured house; Single-story; Main-level entry
• Construction: Year built per assessor; No ADU on the property; No certified 433A
• Exterior features: No pool; Lot categorized as 0–1 unit per acre; Property has a view

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom
• Interior features: All bedrooms located on the main level; One-level layout; Main-level entry
• Laundry & utility: No laundry facilities in-unit

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 9.1% vs local median 5.2% in California City — 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 44/100 on livability (#1,329 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: schools F, crime F, amenities 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.
• Market conditions: Rents rising fast (+5.5%/yr); 703 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 3,244 units permitted in Kern County in 2024 (73 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• Kern County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 5.5% rent growth), your $35k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 13y 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 $7k; list at $125k implies a 1686% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.17% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.07%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (median comp): $256,957
• List price: $125,000
• Delta: -43.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11125 Rome Beauty Dr	0.44mi	3/2.0 (+1)	1,237 (+7%)	1mo	$225,000	$182	57
21400 Jupiter Pl	0.50mi	3/2.0 (+1)	1,276 (+11%)	1mo	$155,000	$121	49
21400 Jupiter Pl Unit 1054-A	0.50mi	3/2.0 (+1)	1,276 (+11%)	1mo	$155,000	$121	49

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: 32.7%
• Equity multiple: 3.59×
• Total profit: $90,498
• Equity at exit: $112,610

10-year hold

• IRR: 29.1%
• Equity multiple: 8.43×
• Total profit: $260,132
• Equity at exit: $242,848

Cash invested: $35,000 (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: 703
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,465 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $294

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 75%

Sensitivity live

Price	-10% $380	-5% $337	+0% $294	+5% $250	+10% $207
Rent	-10% $178	-5% $236	+0% $294	+5% $351	+10% $409
Rate	-1.0pp $357	-0.5pp $325	base $294	+0.5pp $261	+1.0pp $228

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21601 Randsburg Mojave Rd Unit C California City, CA	2.0	2.0	896	$1,150	$1.28	3d	1	0.25mi
21306 Bancroft Ct California City, CA	2.0	2.0	906	$1,800	$1.99	4d	1	1.14mi
21187 Conklin Blvd California City, CA	3.0	2.0	1473	$1,800	$1.22	15d	1	1.26mi
9933 N Loop Blvd Unit B California City, CA	2.0	2.0	895	$1,875	$2.09	24d	1	1.27mi
9931 Putter Ct California City, CA	3.0	2.0	1445	$1,675	$1.16	4d	1	1.28mi
9848 Sally Ave Unit 2 California City, CA	2.0	1.0	980	$1,495	$1.53	24d	1	1.33mi
9825 N Loop Blvd Unit B California City, CA	2.0	1.0	883	$1,350	$1.53	20d	1	1.38mi
9817 N Loop Blvd California City, CA	2.0	1.5	850	$1,075	$1.26	3d	1	1.39mi
9749 N Loop Blvd California City, CA	2.0	1.0	900	$1,350	$1.50	12d	1	1.45mi
9749 N Loop Blvd California City, CA	2.0	1.0	900	$1,350	$1.50	4d	1	1.45mi
9749 N Loop Blvd California City, CA	2.0	1.0	900	$1,350	$1.50	24d	1	1.45mi

Listing history 14 events

1. 2026-06-18
   days on market $125,000 Active 8 DOM
2. 2026-06-17
   days on market $125,000 Active 7 DOM
3. 2026-06-16
   days on market $125,000 Active 6 DOM
4. 2026-06-15
   days on market $125,000 Active 5 DOM
5. 2026-06-14
   days on market $125,000 Active 3 DOM
6. 2026-06-13
   pricedays on marketlisting id $125,000 Active 2 DOM
7. 2025-11-10
   listed $145,000 Active 288-char remark
8. 2015-07-08
   historical
9. 2015-04-08
   listed $13,000
10. 2015-03-17
    historical
11. 2015-03-16
    historical
12. 2013-06-29
    listed $12,000
13. 2013-06-24
    listed $12,000
14. 2005-10-14
    soldstatus $7,000

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 5 d/yr ≥101°F today · 14 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: $17,581
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,406
• − Management: −$1,406
• − Depreciation: −$3,636
• Taxable income: $1,630
• Est. tax owed @ 24.0%: −$391
• After-tax cash flow: $3,132/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

+1685.7% since first listed

10 events — show timeline

• 2026-06-10 Listed $125,000 CRMLS
• 2026-05-30 Listing Removed — CRMLS
• 2025-11-10 Listed $145,000 CRMLS
• 2015-07-08 Listing Removed — AVMLS
• 2015-04-08 Listed $13,000 AVMLS
• 2015-03-17 Listing Removed — AVMLS
• 2015-03-16 Listing Removed — AVMLS
• 2013-06-29 Listed $12,000 AVMLS
• 2013-06-24 Listed $12,000 AVMLS
• 2005-10-14 Sold (Public Records) $7,000 Public Records

Property tax history

-9.1%/yr

Latest (2025): $128 · -5.8% YoY. Source: county tax records.