18123 Avenue A · North Edwards, CA 93523

$215,000

3 bd · 2.0 ba · 2,184 sqft · SingleFamily public records · 7 Days on market

Built 1965 0.65 ac lot

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Why this score? — see what drove the C+ 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 +24.5/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• Appreciation +4.7/10.0
• Livability +2.7/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Looking for space, affordability, and small-town living? This charming 3-bedroom, 2-bath home offers over 2,184 square feet of living space in the quiet community of Aerial Acres. Built in 1965, the home showcases vintage character with a cozy wood stove fireplace, large floor-to-ceiling windows, and a functional split floor plan that places the primary bedroom away from the secondary bedrooms for added privacy. The dedicated laundry room/mud room adds everyday functionality, while the covered carport and RV access provide plenty of space for vehicles, trailers, and recreational equipment. The courtyard-style backyard creates a setting for relaxing, entertaining, or enjoying the quiet desert evenings. This is ideal for buyers seeking room to grow, rural living, or a convenient commute to Edwards Air Force Base and local mining operations. If you're looking for space, character, and affordability, this North Edwards home is a must-see.

Key facts

• Wood stove fireplace
• Covered carport
• Rv access

Tags

• WOOD STOVE FIREPLACE
• FLOOR TO CEILING WINDOWS
• SPLIT FLOOR PLAN
• DEDICATED LAUNDRY ROOM
• COVERED CARPORT
• RV ACCESS

Property features AI

Finance

• HOA & community: Rural and suburban community features

Exterior

• Parking: 2 garage spaces; 2 total parking spaces; Carport; RV potential
• Utilities: District/public water; Septic (type unknown); Propane available; Electricity connected with 220V throughout; Cable connected; Sewer available
• Home design: House; Single-story; Entry at front door; Has a view; No ADU; Property listed as fixer with cosmetic repairs needed
• Construction: Brick and stucco construction; Asphalt roof; Concrete slab foundation; Built year per assessor
• Exterior features: Deck; Awning; Shed; No pool; Fenced yard with block wall and chain link; Desert front and back landscaping; Rectangular lot shape; Rural/suburban setting; Access via unpaved country road

Interior

• Kitchen: Formica counters; Free-standing range; Garbage disposal; Refrigerator; Gas water heater
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Wood
• Bathrooms: 3 main level bathrooms; Full bathrooms include shower-in-tub
• Heating & cooling: Wall heater; Wall/window cooling units
• Interior features: Block walls; Ceiling fan; Formica counters; One-level home; Front door entry; Main floor has 3 bedrooms and 3 bathrooms; Fireplaces with wood-burning in the living room and den
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $442 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).

Location & tenants

• Location reads 53/100 on livability (#930 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, cost of living A; Watch: employment D, schools F, crime 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: 92 active listings in the ZIP; 3,244 units permitted in Kern County in 2024 (73 in 5+ unit buildings).

Forward outlook

• In year one you build about $23 of equity ($1k loan paydown + $-1k appreciation (-0.7% local appreciation)).
• Kern County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.7% appreciation + 3.0% rent growth), your $60k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 16y 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.
• Current owner paid $50k; list at $215k implies a 330% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $215,000

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.02% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.81%
• DSCR: 1.39
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.68% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.5%
• Equity multiple: 1.25×
• Total profit: $14,974
• Equity at exit: $55,214

10-year hold

• IRR: 11.4%
• Equity multiple: 2.16×
• Total profit: $69,682
• Equity at exit: $60,854

Cash invested: $60,200 (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 93523

• Home prices YoY: -0.2%
• Active inventory: 92
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,189 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$71 /mo · $849/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $442

Break-even live

Break-even rent $1,630

Max offer price $215,000

Occupancy floor 75%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $215,000 Active 7 DOM
2. 2026-06-17
   days on market $215,000 Active 6 DOM
3. 2026-06-16
   days on market $215,000 Active 5 DOM
4. 2026-06-15
   days on market $215,000 Active 4 DOM
5. 2026-06-13
   days on market $215,000 Active 2 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $215,000 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: $849 · $71/mo
• Projected year-2 tax: $1,634 · $136/mo
• Expected delta: +$785/yr (+$65/mo · 92.5%)

ⓘ 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 ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,271
• − Mortgage interest: −$12,043
• − Property taxes: −$849
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,102
• − Management: −$2,102
• − Depreciation: −$6,255
• Taxable income: $1,846
• Est. tax owed @ 24.0%: −$443
• After-tax cash flow: $4,858/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 — North Edwards

• Score: 53/100
• State rank: #930
• US rank: #24267

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Edwards, CA
• Population (ZIP): 3,681

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 0.67)
• Race & ethnicity: White 54% Two or more races 22% Hispanic / Latino 13% Black 12% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Italian 6% Lithuanian 3% Iranian 2%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 4% Other Asian/Pacific 1% Tagalog/Filipino 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: ▼ -0.68%
• Current HPI: 354.8553
• 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

+330.9% since first listed

5 events — show timeline

• 2026-06-11 Listed $215,000 CRMLS
• 2026-06-11 Listed $215,000 AVMLS
• 2011-03-11 Sold (Public Records) $50,000 Public Records
• 2011-03-11 Sold (MLS) $50,000 AVMLS
• 2010-10-05 Listed $49,900 AVMLS

Property tax history

+2.5%/yr

Latest (2025): $849 · -0.5% YoY. Source: county tax records.