1305 W Benson Ave Unit - · Ridgecrest, CA 93555

$89,500

2 bd · 1.0 ba · 816 sqft · Manufactured public records · 61 Days on market

Built 1973 6,098 sqft lot $110/sqft · at area comps Est $90k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.7/15.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to beautiful 1305 W Benson Ave featuring 3 bedrooms and 2 bathrooms. This property comes with a paid off land with NO space rent/no property management/no HOA ever which is a spectacular deal for investors or first time homebuyers! Freshly remodeled from the beautiful white shaker cabinets to the stunning grey vinyl flooring. Fully fenced in backyard with a shed. With washer and dryer hookups. Natural gas, city sewer, nice and quiet neighborhood.

Key facts

• No space rent
• No hoa
• Paid off land

Tags

• PAID OFF LAND
• NO SPACE RENT
• NO PROPERTY MANAGEMENT
• NO HOA
• FULLY FENCED BACKYARD
• WASHER AND DRYER HOOKUPS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $406 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $84k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 4.0% in Ridgecrest — 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 70/100 on livability (#243 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+; Watch: schools C-, amenities D+, cost of living D+.
• Sierra Sands Unified (town): math 25% / reading 39% proficiency, ranked #294 of 517 in CA (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.6%/yr); 328 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,244 units permitted in Kern County in 2024 (73 in 5+ unit buildings).
• This rent is only 17% of the median local income ($87k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $619 of loan paydown is wiped out by about $3k 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 + 3.6% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask is 5867% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $28k; list at $90k implies a 220% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,130 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.40% ✓
• Cap rate: 11.73%
• Cash-on-cash: 19.43%
• DSCR: 1.86
• GRM: 6.0

CMA / ARV

• ARV (median comp): $90,000
• List price: $89,500
• Delta: -0.56%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1345 W Upjohn Ave	0.24mi	2/2.0	800 (-2%)	12mo	$139,000	$174	71
1329 Langley Ave	0.12mi	2/2.0	924 (+13%)	18mo	$35,788	$39	53
1441 W Iowa Ave	0.27mi	2/2.0	924 (+13%)	16mo	$139,000	$150	48

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 · 3.58% rent growth · sell at horizon

5-year hold

• IRR: 12.0%
• Equity multiple: 1.48×
• Total profit: $12,069
• Equity at exit: $13,345

10-year hold

• IRR: 21.4%
• Equity multiple: 2.87×
• Total profit: $46,819
• Equity at exit: $7,738

Cash invested: $25,060 (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 93555

• Home prices YoY: -24.0%
• Rents YoY: 3.6%
• Active inventory: 328
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,251 high
• Mortgage (P&I): −$469
• Tax from tax record: −$76 /mo · $913/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $406

Break-even live

Break-even rent $738

Max offer price $89,500

Occupancy floor 63%

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1340 W Mariposa Ave Unit 1 Ridgecrest, CA	2.0	1.0	780	$1,495	$1.92	2d	1	0.10mi
1217 W Upjohn Ave Ridgecrest, CA	3.0	1.0	936	$950	$1.01	2d	1	0.22mi
413 S Sunset St Unit C Ridgecrest, CA	2.0	1.0	900	$1,050	$1.17	2d	1	0.93mi
741 S Allen St Unit B Ridgecrest, CA	2.0	1.0	700	$950	$1.36	43d	1	0.93mi
741 S Allen St Unit D Ridgecrest, CA	1.0	1.0	850	$900	$1.06	2d	1	0.93mi
707 S Norma St Ridgecrest, CA	2.0	1.0	950	$1,000	$1.05	2d	1	1.00mi
736 S Norma St Unit C Ridgecrest, CA	2.0	1.0	800	$1,000	$1.25	2d	1	1.04mi
824 S Norma St Unit 832A Ridgecrest, CA	3.0	2.0	925	$1,650	$1.78	2d	1	1.07mi
824 S Norma St Unit 848B Ridgecrest, CA	2.0	1.0	800	$1,350	$1.69	23d	1	1.07mi
824 S Norma St Unit 804B Ridgecrest, CA	2.0	2.0	850	$1,550	$1.82	2d	1	1.07mi
824 S Norma St Unit 848A Ridgecrest, CA	2.0	1.0	800	$1,350	$1.69	2d	1	1.07mi
619 W Ridgecrest Blvd Unit A Ridgecrest, CA	1.0	1.0	625	$900	$1.44	43d	1	1.09mi
405 Rick Ct Unit A Ridgecrest, CA	1.0	1.0	625	$950	$1.52	2d	1	1.10mi
430 W Wilson Ave Ridgecrest, CA	3.0	1.0	1080	$1,350	$1.25	2d	1	1.11mi
424 W Wilson Ave Unit A Ridgecrest, CA	2.0	1.0	900	$995	$1.11	2d	1	1.14mi
139 S Norma St Unit B Ridgecrest, CA	2.0	1.0	810	$950	$1.17	2d	1	1.15mi
135 S Norma St Apt A Ridgecrest, CA	2.0	1.0	810	$975	$1.20	2d	1	1.16mi
327 W Haloid Ave Ridgecrest, CA	2.0	1.5	800	$1,100	$1.38	2d	1	1.21mi
308 W Wilson Ave Apt B Ridgecrest, CA	2.0	1.0	880	$1,275	$1.45	2d	1	1.29mi
311 W Church Ave Unit B Ridgecrest, CA	2.0	1.0	780	$1,475	$1.89	2d	1	1.32mi
235 W Robertson Rd Ridgecrest, CA	2.0	1.0	725	$1,250	$1.72	2d	1	1.35mi
219 W Robertson Rd Ridgecrest, CA	3.0	1.0	955	$1,200	$1.26	19d	1	1.39mi
419 S Sanders St Ridgecrest, CA	1.0	1.0	943	$900	$0.95	43d	1	1.41mi
141 W Upjohn Ave Unit 109 Ridgecrest, CA	2.0	2.0	1000	$1,100	$1.10	2d	1	1.42mi
201 N Alvord St Apt E Ridgecrest, CA	2.0	1.0	768	$925	$1.20	2d	1	1.47mi

Listing history 11 events

1. 2026-06-01
   statusdays on market $89,500 Pending 61 DOM
2. 2026-05-31
   days on market $89,500 Active 60 DOM
3. 2026-05-08
   listed $1,500
4. 2026-04-25
   price $89,500 458-char remark

   Show marketing remark (458 chars)

   Welcome to beautiful 1305 W Benson Ave featuring 3 bedrooms and 2 bathrooms. This property comes with a paid off land with NO space rent/no property management/no HOA ever which is a spectacular deal for investors or first time homebuyers! Freshly remodeled from the beautiful white shaker cabinets to the stunning grey vinyl flooring. Fully fenced in backyard with a shed. With washer and dryer hookups. Natural gas, city sewer, nice and quiet neighborhood.

5. 2026-04-11
   price $99,990 458-char remark

   Show marketing remark (458 chars)

   Welcome to beautiful 1305 W Benson Ave featuring 3 bedrooms and 2 bathrooms. This property comes with a paid off land with NO space rent/no property management/no HOA ever which is a spectacular deal for investors or first time homebuyers! Freshly remodeled from the beautiful white shaker cabinets to the stunning grey vinyl flooring. Fully fenced in backyard with a shed. With washer and dryer hookups. Natural gas, city sewer, nice and quiet neighborhood.

6. 2026-04-01
   listed $109,500 Active 458-char remark

   Show marketing remark (458 chars)

   Welcome to beautiful 1305 W Benson Ave featuring 3 bedrooms and 2 bathrooms. This property comes with a paid off land with NO space rent/no property management/no HOA ever which is a spectacular deal for investors or first time homebuyers! Freshly remodeled from the beautiful white shaker cabinets to the stunning grey vinyl flooring. Fully fenced in backyard with a shed. With washer and dryer hookups. Natural gas, city sewer, nice and quiet neighborhood.

7. 2023-08-29
   historical $1,400
8. 2023-08-23
   price $1,400
9. 2023-08-20
   listed $1,200
10. 2006-10-13
    soldstatus $28,000
11. 2004-07-21
    soldstatus $14,000

ⓘ 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: $913 · $76/mo
• Projected year-2 tax: $913 · $76/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 14 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,014
• − Mortgage interest: −$5,013
• − Property taxes: −$913
• − Insurance: −$448
• − Repairs & maintenance: −$1,201
• − Management: −$1,201
• − Depreciation: −$2,604
• Taxable income: $3,634
• Est. tax owed @ 24.0%: −$872
• After-tax cash flow: $3,996/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: Sierra Sands Unified
• NCES district ID: 0636800
• Math proficiency: 25% ▼ -11.00%
• Reading proficiency: 39% ▼ -11.00%
• Median HH income: $58,937
• Composite: 28.66/100
• National rank: #6699
• State rank: #294 of 517 in CA

Livability — Ridgecrest

• Score: 70/100
• State rank: #243
• US rank: #8014

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ridgecrest, CA
• County: Kern County · 710,371 people
• City population: 33,845
• Metro: Bakersfield, CA
• Population (ZIP): 33,845
• Household income: $86,700
• Rent vs Own: 37.5% rent · 62.5% own
• Severe rent burden: 975.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 20% Two or more races 12% Black 4% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 7% · Canada
• Languages at home: 84% English-only · Spanish 11% Other Indo-European 1% Other Asian/Pacific 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: ▼ -120.17%
• Current HPI: 380.5208
• Rent YoY: ▲ 3.58%
• 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

-89.3% since first listed

9 events — show timeline

• 2026-05-08 Listed for Rent $1,500 Avail
• 2026-04-25 Price Changed $89,500 AVMLS
• 2026-04-11 Price Changed $99,990 AVMLS
• 2026-04-01 Listed $109,500 AVMLS
• 2023-08-29 Rental Removed $1,400 Avail
• 2023-08-23 Price Changed $1,400 Avail
• 2023-08-20 Listed for Rent $1,200 Avail
• 2006-10-13 Sold (Public Records) $28,000 Public Records
• 2004-07-21 Sold (Public Records) $14,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $913 · -12.8% YoY. Source: county tax records.