48 Cedarwood Ln · Oildale, CA 93308

$64,500

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 15 Days on market

Built 2006 3,500 sqft lot $52/sqft · 35% below area Est $99k · 35% under ↓ 4% 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
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Appreciation +2.7/10.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0

Listing remarks MLS

Priced thousands below market. 2006 built 3 Bed 2 Bath Manufacture home includes new carpet, new wood look waterproof vinyl flooring, new base boards, nice kitchen with stainless steel appliancesand is located in the gated community of Riverdale Village Mobile Home Park. This REO property is priced below market for quick sale.

Key facts

• Gated community
• New carpet
• New base boards

Tags

• NEW CARPET
• NEW BASE BOARDS
• STAINLESS STEEL APPLIANCES
• GATED COMMUNITY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $64k.

Deal economics

• At list price, monthly cash flow is $704 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $64k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.4% vs local median 3.9% in Oildale — 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 (#680 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, schools B+; Watch: crime F, amenities F, commute F.
• Beardsley Elementary (suburban): math 7% / reading 18% proficiency, ranked #501 of 517 in CA (top 97%) — 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 (+2.2%/yr); 307 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $446 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 + 2.2% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y 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 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,532 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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?
4. 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.
5. 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.
6. 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: 2.23% ✓
• Cap rate: 19.39%
• Cash-on-cash: 46.79%
• DSCR: 3.08
• GRM: 3.7

CMA / ARV

• ARV (median comp): $99,000
• List price: $64,500
• Delta: -34.85%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
48 Cedarwood Ln	0.00mi	3/2.0 (+1)	1,248 (0%)	1mo	$70,000	$56	94
256 Mary Kay Ln	0.15mi	3/2.0 (+1)	1,248 (0%)	3mo	$130,000	$104	86
131 Fernwood Ln	0.15mi	3/2.0 (+1)	1,248 (0%)	15mo	$120,000	$96	76
4 Dogwood Ln	0.05mi	3/2.0 (+1)	1,152 (-8%)	8mo	$65,000	$56	73
300 Florence Ln	0.18mi	3/2.0 (+1)	1,296 (+4%)	20mo	$99,500	$77	64
170 Hickorywood Ln	0.24mi	2/2.0	1,320 (+6%)	19mo	$95,000	$72	64
153 Hickorywood Ln	0.19mi	2/2.0	1,375 (+10%)	15mo	$38,000	$28	61
101 Cinnamon Ln	0.09mi	3/2.0 (+1)	1,344 (+8%)	21mo	$85,000	$63	61
282 Florence Ln	0.20mi	3/2.0 (+1)	1,152 (-8%)	16mo	$111,000	$96	60
305 Kings Ln	0.21mi	3/2.0 (+1)	1,140 (-9%)	13mo	$99,900	$88	60
278 Teakwood Ln	0.17mi	3/2.0 (+1)	1,344 (+8%)	21mo	$104,900	$78	57
180 Kings Ln	0.22mi	3/1.8 (+1)	1,152 (-8%)	23mo	$90,000	$78	52

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 · 2.22% rent growth · sell at horizon

5-year hold

• IRR: 43.2%
• Equity multiple: 2.84×
• Total profit: $33,292
• Equity at exit: $9,617

10-year hold

• IRR: 48.9%
• Equity multiple: 5.56×
• Total profit: $82,270
• Equity at exit: $5,577

Cash invested: $18,060 (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 93308

• Home prices YoY: -0.5%
• Rents YoY: 2.2%
• Active inventory: 307
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,441 high
• Mortgage (P&I): −$338
• Tax from tax record: −$69 /mo · $827/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $704

Break-even live

Break-even rent $549

Max offer price $64,500

Occupancy floor 46%

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: $16,125
• Closing costs: $1,935
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
811 Beardsley Ave Bakersfield, CA	2.0	1.0	800	$1,295	$1.62	2d	1	0.14mi
706 Huskey Dr Bakersfield, CA	2.0	1.0	832	$1,450	$1.74	43d	1	0.25mi
627 Beardsley Ave Bakersfield, CA	3.0	1.0	967	$1,575	$1.63	43d	1	0.25mi
627 Hood Dr Bakersfield, CA	3.0	1.0	1140	$1,795	$1.57	2d	1	0.33mi
501 Belmont Ave Bakersfield, CA	1.0	1.0	1000	$625	$0.62	43d	1	0.34mi
213 Oildale Dr Unit A Bakersfield, CA	2.0	2.0	928	$1,195	$1.29	2d	1	0.45mi
448 S Oildale Dr Bakersfield, CA	3.0	2.0	1080	$1,500	$1.39	2d	1	0.54mi
327 McCord Ave Unit 6 Bakersfield, CA	3.0	1.0	1000	$1,500	$1.50	2d	1	0.58mi
819 Washington Ave Bakersfield, CA	2.0	1.0	767	$1,295	$1.69	2d	1	0.64mi
222 Moneta Ave Unit 222 Bakersfield, CA	3.0	2.0	1040	$1,700	$1.63	2d	1	0.76mi
611 Wilson Ave Unit B Bakersfield, CA	2.0	1.0	750	$1,195	$1.59	43d	1	0.81mi
222 Harding Ave Unit B Bakersfield, CA	3.0	2.0	1100	$1,750	$1.59	2d	1	0.81mi
419 Washington Ave Unit 417 Bakersfield, CA	3.0	2.0	975	$1,500	$1.54	2d	1	0.82mi
901 Castaic Ave Bakersfield, CA	2.0	1.0	1076	$1,700	$1.58	2d	1	0.88mi
120 Harding Ave Unit D Bakersfield, CA	1.0	1.0	1000	$900	$0.90	2d	1	0.94mi
1207 El Tejon Ave Unit 1 Bakersfield, CA	3.0	1.0	1212	$1,950	$1.61	2d	1	0.94mi
1405 Yosemite Dr Unit 1405 Bakersfield, CA	2.0	1.0	712	$1,100	$1.54	43d	1	0.96mi
3333 El Encanto Ct Bakersfield, CA	2.0	1.5	990	$1,495	$1.51	2d	1	1.01mi
3333 El Encanto Ct Bakersfield, CA	2.0	2.0	990	$1,595	$1.61	14d	1	1.01mi
709 Francis St Bakersfield, CA	3.0	1.0	1300	$1,400	$1.08	43d	1	1.07mi
106 E Warren Ave Bakersfield, CA	3.0	2.0	1169	$1,400	$1.20	10d	1	1.10mi
1951 Golden State Ave Bakersfield, CA	1.0–3.0	1.0–2.5	1017	$1,445	$1.42	2d	2	1.14mi
214 E Belle Ave Unit A Bakersfield, CA	1.0	1.0	875	$1,250	$1.43	2d	1	1.22mi
415 Arvin St Bakersfield, CA	1.0	1.0	800	$1,000	$1.25	2d	1	1.28mi
1905 McCray St Bakersfield, CA	2.0	1.0	736	$1,450	$1.97	2d	1	1.29mi
3817 K St Unit A Bakersfield, CA	2.0	1.0	763	$1,285	$1.68	2d	1	1.36mi
411 Highland Dr Bakersfield, CA	2.0	1.0	1051	$1,650	$1.57	2d	1	1.42mi
1201 40th St Bakersfield, CA	2.0–3.0	1.0–2.0	870	$1,075	$1.23	2d	1	1.43mi
615 W China Grade Loop Bakersfield, CA	1.0–2.0	1.0–2.0	875	$1,850	$2.11	2d	6	1.44mi

Listing history 22 events

1. 2026-05-07
   status Pending 328-char remark

   Show marketing remark (328 chars)

   Priced thousands below market. 2006 built 3 Bed 2 Bath Manufacture home includes new carpet, new wood look waterproof vinyl flooring, new base boards, nice kitchen with stainless steel appliancesand is located in the gated community of Riverdale Village Mobile Home Park. This REO property is priced below market for quick sale.

2. 2026-04-21
   listed $64,500 Active 328-char remark

   Show marketing remark (328 chars)

   Priced thousands below market. 2006 built 3 Bed 2 Bath Manufacture home includes new carpet, new wood look waterproof vinyl flooring, new base boards, nice kitchen with stainless steel appliancesand is located in the gated community of Riverdale Village Mobile Home Park. This REO property is priced below market for quick sale.

3. 2026-03-30
   price $64,500
4. 2025-12-14
   price $69,900
5. 2025-07-21
   listed $65,000 Active
6. 2025-03-27
   price $69,000
7. 2025-03-11
   price $70,000
8. 2025-02-25
   price $73,000
9. 2025-02-03
   listed $75,000 Active
10. 2025-01-30
    price $78,900
11. 2024-10-30
    price $79,900
12. 2024-10-10
    status Active
13. 2024-10-02
    status Pending
14. 2024-09-18
    price $80,000
15. 2024-09-05
    price $83,900
16. 2024-08-03
    listed $89,900 Active
17. 2024-01-29
    listed $95,000 Active
18. 2022-02-02
    soldstatus $69,000 Sold
19. 2021-12-02
    status Pending
20. 2021-11-09
    price $67,500
21. 2021-09-01
    listed $72,500 Active
22. 2016-09-07
    price $67,500

ⓘ 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: $827 · $69/mo
• Projected year-2 tax: $827 · $69/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 2/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥105°F today · 16 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: $17,290
• − Mortgage interest: −$3,613
• − Property taxes: −$827
• − Insurance: −$322
• − Repairs & maintenance: −$1,383
• − Management: −$1,383
• − Depreciation: −$1,876
• Taxable income: $7,885
• Est. tax owed @ 24.0%: −$1,892
• After-tax cash flow: $6,558/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: Beardsley Elementary
• NCES district ID: 0604260
• Math proficiency: 7% ▼ -12.00%
• Reading proficiency: 18% ▼ -16.00%
• Median HH income: $28,808
• Composite: 9.63/100
• National rank: #9841
• State rank: #501 of 517 in CA

Livability — Oildale

• Score: 58/100
• State rank: #680
• US rank: #20848

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oildale, CA
• County: Kern County · 710,371 people
• Metro: Bakersfield, CA
• Population (ZIP): 55,078
• Household income: $62,445
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 2931.0

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 0.57)
• Race & ethnicity: White 57% Hispanic / Latino 32% Two or more races 15% Black 3% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Slovak 3% Italian 1% Romanian 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 80% English-only · Spanish 17%

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: ▼ -4.52%
• Current HPI: 825.65
• Rent YoY: ▲ 2.22%
• 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

-4.4% since first listed

22 events — show timeline

• 2026-05-07 Pending — GEMLS
• 2026-04-21 Listed $64,500 GEMLS
• 2026-03-30 Price Changed $64,500 GEMLS
• 2025-12-14 Price Changed $69,900 GEMLS
• 2025-07-21 Listed $65,000 GEMLS
• 2025-03-27 Price Changed $69,000 GEMLS
• 2025-03-11 Price Changed $70,000 GEMLS
• 2025-02-25 Price Changed $73,000 GEMLS
• 2025-02-03 Listed $75,000 GEMLS
• 2025-01-30 Price Changed $78,900 GEMLS
• 2024-10-30 Price Changed $79,900 GEMLS
• 2024-10-10 Relisted — GEMLS
• 2024-10-02 Pending — GEMLS
• 2024-09-18 Price Changed $80,000 GEMLS
• 2024-09-05 Price Changed $83,900 GEMLS
• 2024-08-03 Listed $89,900 GEMLS
• 2024-01-29 Listed $95,000 GEMLS
• 2022-02-02 Sold (MLS) $69,000 GEMLS
• 2021-12-02 Pending — GEMLS
• 2021-11-09 Price Changed $67,500 GEMLS
• 2021-09-01 Listed $72,500 GEMLS
• 2016-09-07 Price Changed $67,500 GEMLS

Property tax history

+3.8%/yr

Latest (2025): $827 · +5.2% YoY. Source: county tax records.