26949 Anderson St · Boron, CA 93516

$199,999

2 bd · 1.0 ba · 732 sqft · MultiFamily public records · 132 Days on market

Built 1955 9,147 sqft 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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Well-located duplex in the heart of Boron offering a simple, efficient layout and strong rental appeal. The property features two separate 1 bed / 1 bath units (2 beds / 2 baths total) with indoor laundry in each unit and separately metered water, power, and gas—ideal for clean tenant billing and easier expense tracking. Public records/previous listings indicate approximately 732 sq ft total on an approx. 0.21-acre lot, originally built in 1955. Centrally positioned with convenient access to local amenities and commuter routes toward Hwy 58 / US-395 and the greater High Desert corridor. A great option for investors seeking a manageable multi-family asset with two individual units and separate utilities. Property has plenty of room for additional structures adding more income in the future.

Key facts

• Indoor laundry
• 9,147 sq ft lot
• Built 1955

Tags

• INDOOR LAUNDRY
• SEPARATELY METERED UTILITIES
• ROOM FOR ADDITIONAL STRUCTURES

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1-bath units multifamily listed at $200k.

Deal economics

• At list price, monthly cash flow is $475 ($6k/yr) — positive. Per door: $237/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $176k (12.0% 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 $1k of loan paydown is wiped out by about $6k 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 132 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $170k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.14% ✓
• Cap rate: 9.14%
• Cash-on-cash: 10.17%
• DSCR: 1.45
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -1.0%
• Equity multiple: 0.96×
• Total profit: $-2,163
• Equity at exit: $29,821

10-year hold

• IRR: 8.7%
• Equity multiple: 1.66×
• Total profit: $37,073
• Equity at exit: $17,292

Cash invested: $56,000 (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: 14.6×

Monthly cashflow live

• Estimated rent: $2,287 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$200 /mo · $2,397/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $475

Break-even live

Break-even rent $1,686

Max offer price $199,999

Occupancy floor 74%

Sensitivity live

Price	-10% $588	-5% $531	+0% $475	+5% $418	+10% $362
Rent	-10% $294	-5% $384	+0% $475	+5% $565	+10% $656
Rate	-1.0pp $576	-0.5pp $526	base $475	+0.5pp $423	+1.0pp $370

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$2,286
Total (2 units)			$2,287

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-18
   days on market $199,999 Active 132 DOM
2. 2026-06-17
   days on market $199,999 Active 131 DOM
3. 2026-06-16
   days on market $199,999 Active 130 DOM
4. 2026-06-15
   days on market $199,999 Active 129 DOM
5. 2026-06-13
   days on market $199,999 Active 127 DOM
6. 2026-06-13
   days on market $199,999 Active 126 DOM
7. 2026-06-09
   days on market $199,999 Active 123 DOM
8. 2026-06-08
   days on market $199,999 Active 122 DOM
9. 2026-06-07
   days on market $199,999 Active 121 DOM
10. 2026-06-04
    days on market $199,999 Active 118 DOM
11. 2026-06-03
    days on market $199,999 Active 117 DOM
12. 2026-06-02
    days on market $199,999 Active 116 DOM
13. 2026-06-01
    days on market $199,999 Active 115 DOM
14. 2026-05-31
    days on market $199,999 Active 114 DOM
15. 2026-04-08
    price $199,999 806-char remark

    Show marketing remark (806 chars)

    Well-located duplex in the heart of Boron offering a simple, efficient layout and strong rental appeal. The property features two separate 1 bed / 1 bath units (2 beds / 2 baths total) with indoor laundry in each unit and separately metered water, power, and gas—ideal for clean tenant billing and easier expense tracking. Public records/previous listings indicate approximately 732 sq ft total on an approx. 0.21-acre lot, originally built in 1955. Centrally positioned with convenient access to local amenities and commuter routes toward Hwy 58 / US-395 and the greater High Desert corridor. A great option for investors seeking a manageable multi-family asset with two individual units and separate utilities. Property has plenty of room for additional structures adding more income in the future.

16. 2026-02-06
    listed $215,000 Active 806-char remark

    Show marketing remark (806 chars)

    Well-located duplex in the heart of Boron offering a simple, efficient layout and strong rental appeal. The property features two separate 1 bed / 1 bath units (2 beds / 2 baths total) with indoor laundry in each unit and separately metered water, power, and gas—ideal for clean tenant billing and easier expense tracking. Public records/previous listings indicate approximately 732 sq ft total on an approx. 0.21-acre lot, originally built in 1955. Centrally positioned with convenient access to local amenities and commuter routes toward Hwy 58 / US-395 and the greater High Desert corridor. A great option for investors seeking a manageable multi-family asset with two individual units and separate utilities. Property has plenty of room for additional structures adding more income in the future.

17. 2024-01-09
    soldstatus $170,000 219-char remark

    Show marketing remark (219 chars)

    2 bd /2bth, Duplex each unit is 1bd and 1bth. Amazing location, Updated insulation, drywall, electrical, plumbing, windows, roof, fixtures, appliances, cooling, heating, flooring, showers, fencing and concrete sidewalk.

18. 2024-01-09
    soldstatus $170,000 Sold 219-char remark

    Show marketing remark (219 chars)

    2 bd /2bth, Duplex each unit is 1bd and 1bth. Amazing location, Updated insulation, drywall, electrical, plumbing, windows, roof, fixtures, appliances, cooling, heating, flooring, showers, fencing and concrete sidewalk.

19. 2024-01-09
    soldstatus $170,000

    Show marketing remark (219 chars)

    2 bd /2bth, Duplex each unit is 1bd and 1bth. Amazing location, Updated insulation, drywall, electrical, plumbing, windows, roof, fixtures, appliances, cooling, heating, flooring, showers, fencing and concrete sidewalk.

20. 2023-12-12
    historical Backup Offers Accepted 219-char remark

    Show marketing remark (219 chars)

    2 bd /2bth, Duplex each unit is 1bd and 1bth. Amazing location, Updated insulation, drywall, electrical, plumbing, windows, roof, fixtures, appliances, cooling, heating, flooring, showers, fencing and concrete sidewalk.

21. 2023-12-01
    listed $179,000 219-char remark

    Show marketing remark (219 chars)

    2 bd /2bth, Duplex each unit is 1bd and 1bth. Amazing location, Updated insulation, drywall, electrical, plumbing, windows, roof, fixtures, appliances, cooling, heating, flooring, showers, fencing and concrete sidewalk.

22. 2023-12-01
    listed $179,000 Active 219-char remark

    Show marketing remark (219 chars)

    2 bd /2bth, Duplex each unit is 1bd and 1bth. Amazing location, Updated insulation, drywall, electrical, plumbing, windows, roof, fixtures, appliances, cooling, heating, flooring, showers, fencing and concrete sidewalk.

23. 2019-10-29
    soldstatus $80,000
24. 2019-02-25
    historical
25. 2019-02-25
    soldstatus $70,000 Closed
26. 2019-02-22
    soldstatus $70,000
27. 2019-01-22
    status Pending
28. 2019-01-15
    status Active
29. 2018-12-25
    status Pending
30. 2018-12-18
    listed $74,900 Active
31. 2017-05-11
    historical
32. 2017-04-04
    status Active
33. 2017-02-14
    status Pending
34. 2017-02-08
    listed $74,900 Active
35. 2014-02-19
    soldstatus $40,000

ⓘ 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: $2,397 · $200/mo
• Projected year-2 tax: $2,397 · $200/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,444
• − Mortgage interest: −$11,203
• − Property taxes: −$2,397
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,196
• − Management: −$2,196
• − Depreciation: −$5,818
• Taxable income: $2,635
• Est. tax owed @ 24.0%: −$632
• After-tax cash flow: $5,066/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

+400.0% since first listed

21 events — show timeline

• 2026-04-08 Price Changed $199,999 AVMLS
• 2026-02-06 Listed $215,000 AVMLS
• 2024-01-09 Sold (Public Records) $170,000 Public Records
• 2024-01-09 Sold (MLS) $170,000 TheMLS
• 2024-01-09 Sold (MLS) $170,000 SDMLS
• 2023-12-12 Contingent — TheMLS
• 2023-12-01 Listed $179,000 TheMLS
• 2023-12-01 Listed $179,000 SDMLS
• 2019-10-29 Sold (Public Records) $80,000 Public Records
• 2019-02-25 Listing Removed — AVMLS
• 2019-02-25 Sold (MLS) $70,000 AVMLS
• 2019-02-22 Sold (Public Records) $70,000 Public Records
• 2019-01-22 Pending — AVMLS
• 2019-01-15 Relisted — AVMLS
• 2018-12-25 Pending — AVMLS
• 2018-12-18 Listed $74,900 AVMLS
• 2017-05-11 Listing Removed — AVMLS
• 2017-04-04 Relisted — AVMLS
• 2017-02-14 Pending — AVMLS
• 2017-02-08 Listed $74,900 AVMLS
• 2014-02-19 Sold (Public Records) $40,000 Public Records

Property tax history

+19.1%/yr

Latest (2025): $2,397 · +72.0% YoY. Source: county tax records.