620 W Upjohn Ave #43 · Ridgecrest, CA 93555

$159,000

3 bd · 2.0 ba · 1,080 sqft · Manufactured public records · 26 Days on market

Built 2001 3,920 sqft lot $46/mo HOA · 3% of rent

---

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).

• Cash flow +12.8/30.0
• ARV discount +7.5/15.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• 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

Great home in Boulder Pointe, where you own your own land, no space rent. This 1080 sq ft home has 3 comfortable bedrooms and 2 bathrooms, each with a tub. High vaulted ceilings make the living space roomy and bright. The home has a split floor plan, with a master bedroom/bath on one end and two guest bedrooms and a second bathroom on the other. Indoor laundry room. Large front deck. Wheelchair access front entry. Covered carport and fenced backyard with a metal shed. Newer roof and evaporative cooler. Maintained and Quiet neighborhood. Move-in ready. Short drive to the Naval Air Weapons Station, China Lake ( NAWS ) . Check out the video walkthrough: https://youtu. be/EYMqvaZRTAg?si=0hsUnoU

Key facts

• Own your own land
• Covered carport
• Split floor plan

Tags

• OWN YOUR OWN LAND
• SPLIT FLOOR PLAN
• INDOOR LAUNDRY ROOM
• LARGE FRONT DECK
• COVERED CARPORT
• FENCED BACKYARD

Property features AI

Finance

• Other: Directions: W Upjohn Ave to Boulder Point Mobilehome Park; take the middle road (S Sierra Vista St) to #43 on the right
• HOA & community: Homeowners association with a $46 monthly fee

Exterior

• Utilities: Public water; Sewer connected; Natural gas connected
• Home design: Manufactured double-wide home; Residential property; Located in Boulder Pointe subdivision; Zoned R3
• Construction: Wood siding; Composition/shingle roof; Permanent foundation; Built as affixed manufactured home
• Exterior features: Deck; Covered patio/porch; Patio; Partial fencing; Shed(s)

Interior

• Kitchen: Dishwasher; Range; Oven; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Evaporative cooling
• Interior features: Vaulted ceilings; Walk-in closets; Crawl space foundation
• Laundry & utility: Washer and dryer included; Natural gas connected

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $159k.

Deal economics

• At list price, monthly cash flow is $-14 ($-168/yr) — negative.
• To cash-flow at today's rent, offer at most $157k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (14.1% below list).
• Recommended offer: $137k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: amenities D+, cost of living D+, crime F.
• 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.
• Zoned schools: Faller Elementary (math 21% / reading 37%, grade F, #891 of 1,571 statewide, top 57%, 538 students, 48% FRL); James Monroe Middle (math 16% / reading 29%, grade F, #382 of 498 statewide, top 78%, 548 students, 49% FRL); Burroughs High (math 37% / reading 70%, grade C-, #281 of 1,170 statewide, top 24%, 1,479 students, 40% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: Rents rising (+3.6%/yr); 332 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $80k; list at $159k implies a 99% 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 $136,512 (14.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.86% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.38%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.58% rent growth · sell at horizon

5-year hold

• IRR: -16.3%
• Equity multiple: 0.42×
• Total profit: $-25,839
• Equity at exit: $23,707

10-year hold

• IRR: -7.0%
• Equity multiple: 0.55×
• Total profit: $-20,255
• Equity at exit: $13,747

Cash invested: $44,520 (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: 332
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,365 high
• Mortgage (P&I): −$834
• Tax from tax record: −$146 /mo · $1,757/yr
• Insurance: −$66
• HOA: −$46
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $-14

Break-even live

Break-even rent $1,383

Max offer price $156,525

Occupancy floor 96%

Sensitivity live

Price	-10% $76	-5% $31	+0% $-14	+5% $-59	+10% $-104
Rent	-10% $-122	-5% $-68	+0% $-14	+5% $40	+10% $94
Rate	-1.0pp $66	-0.5pp $26	base $-14	+0.5pp $-55	+1.0pp $-97

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
413 S Sunset St Unit C Ridgecrest, CA	2.0	1.0	900	$1,050	$1.17	4d	1	0.09mi
740 W Church Ave Ridgecrest, CA	4.0	2.0	1500	$1,800	$1.20	21d	1	0.19mi
430 W Wilson Ave Ridgecrest, CA	3.0	1.0	1080	$1,350	$1.25	4d	1	0.27mi
424 W Wilson Ave Unit A Ridgecrest, CA	2.0	1.0	900	$995	$1.11	4d	1	0.29mi
139 S Norma St Unit B Ridgecrest, CA	2.0	1.0	810	$950	$1.17	4d	1	0.33mi
135 S Norma St Apt A Ridgecrest, CA	2.0	1.0	810	$975	$1.20	4d	1	0.34mi
327 W Haloid Ave Ridgecrest, CA	2.0	1.5	800	$1,100	$1.38	4d	1	0.40mi
308 W Wilson Ave Apt B Ridgecrest, CA	2.0	1.0	880	$1,275	$1.45	4d	1	0.44mi
707 S Norma St Ridgecrest, CA	2.0	1.0	950	$1,000	$1.05	4d	1	0.45mi
311 W Church Ave Unit B Ridgecrest, CA	2.0	1.0	780	$1,475	$1.89	4d	1	0.46mi
235 W Robertson Rd Ridgecrest, CA	2.0	1.0	725	$1,250	$1.72	4d	1	0.50mi
741 S Allen St Unit B Ridgecrest, CA	2.0	1.0	700	$950	$1.36	45d	1	0.51mi
736 S Norma St Unit C Ridgecrest, CA	2.0	1.0	800	$1,000	$1.25	4d	1	0.54mi
219 W Robertson Rd Ridgecrest, CA	3.0	1.0	955	$1,200	$1.26	21d	1	0.55mi
824 S Norma St Unit 832A Ridgecrest, CA	3.0	2.0	925	$1,650	$1.78	4d	1	0.58mi
824 S Norma St Unit 804B Ridgecrest, CA	2.0	2.0	850	$1,550	$1.82	4d	1	0.58mi
824 S Norma St Unit 848A Ridgecrest, CA	2.0	1.0	800	$1,350	$1.69	4d	1	0.58mi
824 S Norma St Unit 848B Ridgecrest, CA	2.0	1.0	800	$1,350	$1.69	25d	1	0.58mi
204 W Robertson Rd Apt C Ridgecrest, CA	2.0	1.0	1215	$1,150	$0.95	45d	1	0.59mi
804 S Nevada St Ridgecrest, CA	4.0	2.0	1470	$1,900	$1.29	45d	1	0.62mi
141 W Upjohn Ave Unit 109 Ridgecrest, CA	2.0	2.0	1000	$1,100	$1.10	4d	1	0.64mi
201 N Alvord St Apt E Ridgecrest, CA	2.0	1.0	768	$925	$1.20	4d	1	0.64mi
1000 W Coronado Ave Ridgecrest, CA	3.0	2.0	1161	$1,600	$1.38	45d	1	0.68mi
1217 W Upjohn Ave Ridgecrest, CA	3.0	1.0	936	$950	$1.01	4d	1	0.71mi
922 W Vulcan Ave Ridgecrest, CA	3.0	2.0	1458	$2,100	$1.44	45d	1	0.76mi
401 N Norma St Ridgecrest, CA	3.0	2.0	1360	$1,500	$1.10	4d	1	0.80mi
1205 W Mariposa Ave Unit B Ridgecrest, CA	3.0	2.0	1300	$1,550	$1.19	4d	1	0.83mi
332 N Alvord St Unit A Ridgecrest, CA	2.0	2.0	1000	$950	$0.95	25d	1	0.86mi
332 N Alvord St Unit 332 Ridgecrest, CA	3.0	2.0	1100	$1,100	$1.00	45d	1	0.86mi
920 W Perch Ave Ridgecrest, CA	3.0	2.0	1326	$1,450	$1.09	13d	1	0.87mi
1128 Argus Ave Ridgecrest, CA	3.0	2.0	1346	$11,800	$8.77	45d	1	0.88mi
228 S Gemstone St Unit B Ridgecrest, CA	2.0	1.0	891	$1,000	$1.12	4d	1	0.88mi
205 E Upjohn Ave Ridgecrest, CA	2.0	2.5	1288	$1,225	$0.95	45d	1	0.92mi
1340 W Mariposa Ave Unit 1 Ridgecrest, CA	2.0	1.0	780	$1,495	$1.92	4d	1	0.94mi
247 E Upjohn Ave Ridgecrest, CA	3.0	2.5	1305	$1,425	$1.09	4d	1	0.94mi
255 E Upjohn Ave Ridgecrest, CA	2.0	2.5	1258	$1,350	$1.07	4d	1	0.96mi
520 Silveridge St Ridgecrest, CA	3.0	2.0	1471	$2,000	$1.36	45d	1	1.01mi
117 S Silver Ridge St Ridgecrest, CA	3.0	2.0	1144	$1,500	$1.31	45d	1	1.02mi
1140 College Heights Blvd Ridgecrest, CA	2.0	1.0	950	$1,050	$1.11	4d	1	1.19mi
238 N Gold Canyon St Unit C537A Ridgecrest, CA	3.0	1.0	1030	$1,445	$1.40	4d	1	1.22mi

HOA detail

• Monthly dues: $46 · $552/yr

Listing history 19 events

1. 2026-06-21
   days on market $159,000 Active 26 DOM
2. 2026-06-18
   days on market $159,000 Active 23 DOM
3. 2026-06-17
   days on market $159,000 Active 22 DOM
4. 2026-06-16
   days on market $159,000 Active 21 DOM
5. 2026-06-15
   days on market $159,000 Active 20 DOM
6. 2026-06-14
   days on market $159,000 Active 18 DOM
7. 2026-06-13
   days on market $159,000 Active 17 DOM
8. 2026-06-10
   days on market $159,000 Active 15 DOM
9. 2026-06-09
   days on market $159,000 Active 14 DOM
10. 2026-06-08
    days on market $159,000 Active 13 DOM
11. 2026-06-07
    days on market $159,000 Active 12 DOM
12. 2026-06-05
    days on market $159,000 Active 9 DOM
13. 2026-06-03
    days on market $159,000 Active 8 DOM
14. 2026-06-03
    days on market $159,000 Active 7 DOM
15. 2026-06-01
    days on market $159,000 Active 6 DOM
16. 2026-05-31
    days on market $159,000 Active 5 DOM
17. 2026-05-26
    listed $159,000 Active
18. 2010-01-21
    soldstatus $80,000
19. 2004-01-21
    soldstatus $97,000

ⓘ 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: $1,757 · $146/mo
• Projected year-2 tax: $1,757 · $146/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 3/10 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: $16,381
• − Mortgage interest: −$8,906
• − Property taxes: −$1,757
• − Insurance: −$795
• − Repairs & maintenance: −$1,311
• − Management: −$1,311
• − HOA: −$552
• − Depreciation: −$4,625
• Taxable loss: −$2,875
• Est. tax savings @ 24.0%: +$690
• After-tax cash flow: $522/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

+63.9% since first listed

3 events — show timeline

• 2026-05-26 Listed $159,000 SSMLS
• 2010-01-21 Sold (Public Records) $80,000 Public Records
• 2004-01-21 Sold (Public Records) $97,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,757 · +5.1% YoY. Source: county tax records.