9948 Irene · California City, CA 93505

$320,000

4 bd · 2.0 ba · 2,410 sqft · SingleFamily public records · 13 Days on market

Built 1991 10,454 sqft lot Est $395k · 19% under

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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
• Appreciation +10.0/10.0
• Cash flow +9.0/30.0
• Rent growth +3.9/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Livability +2.2/5.0
• Schools +2.1/10.0

Listing remarks MLS

Located on the north side of California City, this custom-built 4-bedroom plus office, 2-bathroom home offers over 2,400 square feet of living space, making it one of the larger floor plans available in the area. With spacious rooms, flexible living areas, and recent updates, this home is designed for comfortable everyday living. The heart of the home is the expansive kitchen, featuring a center island, abundant cabinet storage, and plenty of counter space for meal preparation, entertaining, and all your kitchen essentials. Enjoy multiple dining options with space for a table in the kitchen, a formal dining room, and additional seating at the breakfast bar. The large living room is perfect for gathering with family and friends and features a cozy fireplace to enjoy on chilly desert evenings. With ample square footage, there's plenty of room for oversized furniture, including a large sectional or L-shaped couch. A versatile bonus room provides flexibility to fit your lifestyle and can be used as a home office, playroom, hobby room, or even a potential fifth bedroom. The primary suite is generously sized with room for large furniture and includes a private en-suite bathroom, creating a comfortable retreat. Outside, you'll find a gazebo and plenty of space for entertaining, relaxing, or creating your ideal backyard setup. The roof has been recently redone, providing added value and peace of mind for the next owner. Conveniently located on the desirable north side of California City, this spacious custom home offers the room, flexibility, and features you've been searching for.

Key facts

• Expansive kitchen
• Cozy fireplace
• Center island

Tags

• CUSTOM BUILT HOME
• EXPANSIVE KITCHEN
• CENTER ISLAND
• ABUNDANT CABINET STORAGE
• MULTIPLE DINING OPTIONS
• COZY FIREPLACE

Property features AI

Finance

• HOA & community: Urban community setting

Exterior

• Parking: Attached garage; 2 garage parking spaces (2 total parking spaces)
• Utilities: Septic tank; Public/District water; Natural gas connected; Electricity connected
• Home design: Single-family house; One story; Entry at front; No ADU
• Construction: Tile roof; No shared/common walls; Year built reported from assessor
• Exterior features: Covered slab patio; Wood fencing; No pool

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Gas range and gas oven; Eating area in the kitchen
• Bedrooms: Primary bedroom with attached primary suite (main level); Total of 4 bedrooms on the main level
• Flooring: Tile; Carpet; Laminate
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central cooling
• Interior features: Front entry; Single-level home; Main level contains all bedrooms and bathrooms; Fireplace in the family room
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-254 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $275k (14.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (26.9% below list).
• Recommended offer: $234k (26.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 44/100 on livability (#1,329 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: crime F, amenities F, commute 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.
• Zoned schools: Hacienda Elementary (528 students, 92% FRL); California City Middle (501 students, 87% FRL); California City High (655 students, 85% FRL).
• Market conditions: Rents rising fast (+5.5%/yr); 704 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 3,244 units permitted in Kern County in 2024 (73 in 5+ unit buildings).
• At $2,339/mo this rent would consume 47% of the median local household income ($60k/yr) (locally 883% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $34k of equity ($2k loan paydown + $32k 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 2, paydown + projected appreciation supports a ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $156k; list at $320k implies a 105% gain — meaningful room to come down on a strong offer.

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 $233,869 (26.9% 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. 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. 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: 0.73% ✗
• Cap rate: 5.34%
• Cash-on-cash: -3.40%
• DSCR: 0.85
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $395,240
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9941 Susan Ave	0.10mi	4/2.0	2,134 (-12%)	7mo	$410,000	$192	70
9848 Karen Ave	0.16mi	3/2.5 (-1)	2,137 (-11%)	2mo	$222,000	$104	65
21840 Conklin Blvd	0.27mi	4/2.0	2,192 (-9%)	12mo	$360,500	$164	62
21641 Darrow Dr	0.35mi	4/2.0	2,220 (-8%)	13mo	$409,000	$184	60
9817 Susan Ave	0.19mi	4/3.0	2,103 (-13%)	8mo	$330,000	$157	59
10431 N Loop Blvd	0.49mi	4/2.5	2,575 (+7%)	12mo	$233,333	$91	54
9508 Rea Ave	0.60mi	4/3.0	2,760 (+14%)	9mo	$400,000	$145	36
10651 Keller Dr	0.72mi	4/2.5	2,137 (-11%)	21mo	$400,000	$187	28
21624 Ives Dr	0.71mi	5/2.5 (+1)	2,129 (-12%)	17mo	$400,000	$188	26

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: 22.6%
• Equity multiple: 2.83×
• Total profit: $163,991
• Equity at exit: $288,281

10-year hold

• IRR: 20.7%
• Equity multiple: 6.68×
• Total profit: $508,807
• Equity at exit: $621,690

Cash invested: $89,600 (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: 704
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,339 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$290 /mo · $3,479/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $-254

Break-even live

Break-even rent $2,660

Max offer price $275,170

Occupancy floor —

Sensitivity live

Price	-10% $-73	-5% $-163	+0% $-254	+5% $-344	+10% $-435
Rent	-10% $-439	-5% $-346	+0% $-254	+5% $-161	+10% $-69
Rate	-1.0pp $-93	-0.5pp $-172	base $-254	+0.5pp $-337	+1.0pp $-421

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21850 101st St California City, CA	4.0	3.0	2698	$2,150	$0.80	21d	1	0.31mi
21235 Windsong St California City, CA	3.0	3.0	1780	$2,100	$1.18	25d	1	0.37mi
10193 Evelyn Ave California City, CA	3.0	2.0	1616	$2,150	$1.33	16d	1	0.40mi
9019 Evelyn Ave California City, CA	4.0	2.0	1731	$2,600	$1.50	5d	1	0.93mi
21231 Corwin St California City, CA	3.0	2.0	1632	$2,500	$1.53	25d	1	1.08mi

Listing history 10 events

1. 2026-06-22
   days on market $320,000 Active 13 DOM
2. 2026-06-18
   days on market $320,000 Active 10 DOM
3. 2026-06-17
   days on market $320,000 Active 9 DOM
4. 2026-06-16
   days on market $320,000 Active 8 DOM
5. 2026-06-15
   days on market $320,000 Active 7 DOM
6. 2026-06-14
   days on market $320,000 Active 5 DOM
7. 2026-06-13
   days on market $320,000 Active 4 DOM
8. 2026-06-10
   days on market $320,000 Active 2 DOM
9. 2026-06-09
   remarks 699-char remark
10. 2026-06-09
    listed $320,000 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: $3,479 · $290/mo
• Projected year-2 tax: $3,479 · $290/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 1/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 13 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,064
• − Mortgage interest: −$17,925
• − Property taxes: −$3,479
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,245
• − Management: −$2,245
• − Depreciation: −$9,309
• Taxable loss: −$8,739
• Est. tax savings @ 24.0%: +$2,097
• After-tax cash flow: $-948/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

+1291.3% since first listed

4 events — show timeline

• 2026-06-08 Listed $320,000 CRMLS
• 2026-06-08 Listed $320,000 AVMLS
• 1991-04-22 Sold (Public Records) $156,000 Public Records
• 1989-07-06 Sold (Public Records) $23,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $3,479 · -5.3% YoY. Source: county tax records.