27154 Anderson St · Boron, CA 93516

$140,600

4 bd · 1.0 ba · 1,611 sqft · SingleFamily public records · 67 Days on market

Built 1953 0.35 ac lot $87/sqft · 35% below area Est $217k · 35% under

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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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Appreciation +3.3/10.0
• Livability +2.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Single level, raised foundation home with an attractive front covered porch sits on a 15,000 sqft lot, presenting an opportunity for those seeking potential and value. This investment opportunity has 3 bedrooms plus a den, 2 bathrooms and renovation potential. The spacious front yard provides ample outdoor space, while the covered front raised porch adds character and functionality to the home's entrance. The backyard offers new wood fencing. The home is complimented by an additional enclosed patio room that expands the usable area beyond the main structure. A detached two car garage provides practical storage and vehicle protection. The location offers easy access to Highway 58. This is a HomePath property.

Key facts

• Covered porch
• Enclosed patio room
• New wood fencing

Tags

• COVERED PORCH
• NEW WOOD FENCING
• ENCLOSED PATIO ROOM
• DETACHED GARAGE
• EASY ACCESS TO HIGHWAY 58

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $141k.

Deal economics

• At list price, monthly cash flow is $728 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $141k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#857 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, cost of living A; Watch: schools F, amenities F, commute F.
• Muroc Joint Unified (rural): math 22% / reading 39% proficiency, ranked #340 of 517 in CA (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 104 active listings in the ZIP; 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 $972 of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $39k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $141k implies a 302% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,164 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 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 1953 — 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. 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?
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: 1.44% ✓
• Cap rate: 12.51%
• Cash-on-cash: 22.19%
• DSCR: 1.99
• GRM: 5.8

CMA / ARV

• ARV (median comp): $216,831
• List price: $140,600
• Delta: -35.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.9%
• Equity multiple: 1.60×
• Total profit: $23,548
• Equity at exit: $20,964

10-year hold

• IRR: 23.6%
• Equity multiple: 3.03×
• Total profit: $80,073
• Equity at exit: $12,157

Cash invested: $39,368 (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 93516

• Home prices YoY: -1.2%
• Active inventory: 104
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,022 medium
• Mortgage (P&I): −$737
• Tax from tax record: −$73 /mo · $879/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $728

Break-even live

Break-even rent $1,100

Max offer price $140,600

Occupancy floor 59%

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: $35,150
• Closing costs: $4,218
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-09
   days on market $140,600 Active 67 DOM
2. 2026-06-08
   days on market $140,600 Active 66 DOM
3. 2026-06-07
   days on market $140,600 Active 65 DOM
4. 2026-06-04
   days on market $140,600 Active 62 DOM
5. 2026-06-03
   days on market $140,600 Active 61 DOM
6. 2026-06-02
   pricedays on market $140,600 Active 60 DOM
7. 2026-06-01
   days on market $148,000 Active 59 DOM
8. 2026-05-31
   days on market $148,000 Active 58 DOM
9. 2026-04-03
   listed $148,000 Active 717-char remark

   Show marketing remark (717 chars)

   Single level, raised foundation home with an attractive front covered porch sits on a 15,000 sqft lot, presenting an opportunity for those seeking potential and value. This investment opportunity has 3 bedrooms plus a den, 2 bathrooms and renovation potential. The spacious front yard provides ample outdoor space, while the covered front raised porch adds character and functionality to the home's entrance. The backyard offers new wood fencing. The home is complimented by an additional enclosed patio room that expands the usable area beyond the main structure. A detached two car garage provides practical storage and vehicle protection. The location offers easy access to Highway 58. This is a HomePath property.

10. 1994-12-15
    soldstatus $35,000

ⓘ 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: $879 · $73/mo
• Projected year-2 tax: $1,069 · $89/mo
• Expected delta: +$190/yr (+$16/mo · 21.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,259
• − Mortgage interest: −$7,876
• − Property taxes: −$879
• − Insurance: −$703
• − Repairs & maintenance: −$1,941
• − Management: −$1,941
• − Depreciation: −$4,090
• Taxable income: $6,830
• Est. tax owed @ 24.0%: −$1,639
• After-tax cash flow: $7,096/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: Muroc Joint Unified
• NCES district ID: 0626490
• Math proficiency: 22% ▼ -13.00%
• Reading proficiency: 39% ▼ -9.00%
• Median HH income: $47,457
• Composite: 26.31/100
• National rank: #7241
• State rank: #340 of 517 in CA

Livability — Boron

• Score: 55/100
• State rank: #857
• US rank: #23452

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Boron, CA
• City population: 2,742
• Population (ZIP): 2,742

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 0.69)
• Race & ethnicity: White 43% Hispanic / Latino 35% Two or more races 20% Black 5% Native American 4% Asian 4%
• Hispanic origin (detail): Mexican 23% Dominican 5%
• Common ancestry: Italian 6% Iranian 2% Slovak 1%
• Foreign-born: 8% · Canada
• Languages at home: 71% English-only · Spanish 26% Tagalog/Filipino 2%

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: ▼ -3.49%
• Current HPI: 296.934
• Rent YoY: —
• Metro: —
• 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

+322.9% since first listed

2 events — show timeline

• 2026-04-03 Listed $148,000 CRMLS
• 1994-12-15 Sold (Public Records) $35,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $879 · +9.8% YoY. Source: county tax records.