1258 W Rosamond Blvd #47 · Rosamond, CA 93560

$85,000

3 bd · 1.0 ba · 800 sqft · Manufactured · 44 Days on market

Built 1969 $106/sqft · 13% above area Est $75k · 13% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +1.5/15.0

Listing remarks MLS

Charming and Affordable 3-Bedroom Manufactured Home! Welcome to this inviting and well-maintained 3-bedroom, 1-bath manufactured home offering approximately 800 sq. ft. of comfortable living space. Conveniently located near the 14 Freeway, this home provides easy access to shopping, dining, and excellent schools. Once inside to discover a spacious and welcoming living room and dining area combination, ideal for relaxing or entertaining guests. Enjoy an abundance of natural light that fills the home, complemented by wood color linoleum flooring throughout. The kitchen comes equipped with warm wood cabinetry, a stove, refrigerator, and a convenient indoor laundry area for added convenience. The primary bedroom is generously sized and includes a walk-in closet, while the secondary bedroom also offers ample space. The full bathroom features tiled flooring, wood cabinets. Additional features two uncovered parking spaces for easy access. The community offers great amenities, including a refreshing pool and a convenient on-site coin laundry area. Experience super affordable living in a friendly community, make this lovely home yours today!

Key facts

• 2 parking spots
• Built 1969
• Listed 44 days

Property features AI

Finance

• Other: Lot density listed as 36-40 units/acre; Elevation measured in feet; Directions: Rosamond Blvd and 15th SW
• HOA & community: Land lease community (Rosamond MHP); Monthly land lease: $732

Exterior

• Parking: 2 uncovered parking spaces
• Utilities: Public sewer; District/public water; Electricity available
• Home design: Single-story mobile home (10' x 40'); Mobile home remains on property; Has a view
• Construction: Year built per assessor; Double body type
• Exterior features: Patio; Desert front; Curbs

Interior

• Kitchen: Gas cooktop; Gas range; Gas oven; Refrigerator
• Bedrooms: Bedroom(s) with walk-in closet
• Bathrooms: 1 full bathroom with shower-in-tub
• Heating & cooling: Wall/window cooling
• Interior features: One-level home; Entry on level 1; Walk-in closet
• Laundry & utility: Laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.9% vs local median 4.3% in Rosamond — 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 49/100 on livability (#1,178 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: crime F, amenities F, commute F.
• Southern Kern Unified (town): math 25% / reading 25% proficiency, ranked #387 of 517 in CA (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Rosamond Elementary (878 students, 94% FRL); Tropico Middle (math 24% / reading 24%, grade F, #277 of 498 statewide, top 73%, 782 students, 80% FRL); Rosamond High Early College Campus (913 students, 83% FRL) — zoned schools average 86% FRL vs 67% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 463 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 runs 32% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $3k of equity ($588 loan paydown + $2k appreciation (2.4% local appreciation)).
• Kern County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 8y 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 $23k; list at $85k implies a 270% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.41% ✓
• Cap rate: 20.86%
• Cash-on-cash: 52.01%
• DSCR: 3.31
• GRM: 3.5

CMA / ARV

• ARV (median comp): $75,000
• List price: $85,000
• Delta: 13.33%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1258 Rosamond Blvd #40	0.05mi	2/1.0 (-1)	800 (0%)	8mo	$30,000	$38	86
1258 W Rosamond Blvd	0.05mi	2/1.0 (-1)	800 (0%)	16mo	$23,000	$29	79
3300 15th St W #182	0.57mi	2/1.0 (-1)	800 (0%)	5mo	$40,000	$50	64
2421 sierra Hwy #21	0.61mi	2/2.0 (-1)	800 (0%)	9mo	$78,000	$98	55
3300 W 15th St #358	0.56mi	2/1.5 (-1)	880 (+10%)	1mo	$75,000	$85	49
3300 15th St W #305	0.57mi	2/2.0 (-1)	840 (+5%)	14mo	$100,000	$119	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.4% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 56.4%
• Equity multiple: 4.08×
• Total profit: $73,329
• Equity at exit: $35,405

10-year hold

• IRR: 56.5%
• Equity multiple: 8.24×
• Total profit: $172,390
• Equity at exit: $52,468

Cash invested: $23,800 (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 93560

• Home prices YoY: 0.6%
• Active inventory: 463
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,049 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $1,032

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 45%

Sensitivity live

Price	-10% $1,090	-5% $1,061	+0% $1,032	+5% $1,002	+10% $973
Rent	-10% $870	-5% $951	+0% $1,032	+5% $1,113	+10% $1,194
Rate	-1.0pp $1,074	-0.5pp $1,053	base $1,032	+0.5pp $1,010	+1.0pp $987

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3400 15th St W Unit 21 Rosamond, CA	2.0	1.0	950	$1,495	$1.57	12d	1	0.54mi
2541 Diamond St Unit 3 Rosamond, CA	2.0	1.0	700	$1,200	$1.71	0d	1	0.58mi
2821 Desert St Unit C Rosamond, CA	2.0	1.0	975	$1,795	$1.84	0d	1	0.61mi
3400 15th St W Unit 118 Rosamond, CA	2.0	1.5	1050	$1,600	$1.52	12d	1	0.61mi
3400 15th St W Rosamond, CA	2.0	1.0	1000	$1,498	$1.50	0d	4	0.71mi
1933 Harvell St Rosamond, CA	2.0	1.0	600	$1,250	$2.08	0d	1	0.85mi
1225 Barrington Ave Rosamond, CA	3.0	2.0	1072	$2,200	$2.05	0d	1	1.10mi
2300 Panorama Ln Rosamond, CA	2.0	2.0	1121	$2,300	$2.05	46d	1	1.22mi

Listing history 44 events

1. 2026-06-21
   days on market $85,000 Active 44 DOM
2. 2026-06-18
   days on market $85,000 Active 41 DOM
3. 2026-06-17
   days on market $85,000 Active 40 DOM
4. 2026-06-16
   days on market $85,000 Active 39 DOM
5. 2026-06-15
   days on market $85,000 Active 38 DOM
6. 2026-06-13
   days on market $85,000 Active 36 DOM
7. 2026-06-13
   days on market $85,000 Active 35 DOM
8. 2026-06-09
   days on market $85,000 Active 32 DOM
9. 2026-06-08
   days on market $85,000 Active 31 DOM
10. 2026-06-07
    days on market $85,000 Active 30 DOM
11. 2026-06-04
    days on market $85,000 Active 27 DOM
12. 2026-06-03
    days on market $85,000 Active 26 DOM
13. 2026-06-02
    days on market $85,000 Active 25 DOM
14. 2026-06-01
    days on market $85,000 Active 24 DOM
15. 2026-05-31
    days on market $85,000 Active 23 DOM
16. 2026-05-08
    listed $85,000 Active 1150-char remark

    Show marketing remark (1150 chars)

    Charming and Affordable 3-Bedroom Manufactured Home! Welcome to this inviting and well-maintained 3-bedroom, 1-bath manufactured home offering approximately 800 sq. ft. of comfortable living space. Conveniently located near the 14 Freeway, this home provides easy access to shopping, dining, and excellent schools. Once inside to discover a spacious and welcoming living room and dining area combination, ideal for relaxing or entertaining guests. Enjoy an abundance of natural light that fills the home, complemented by wood color linoleum flooring throughout. The kitchen comes equipped with warm wood cabinetry, a stove, refrigerator, and a convenient indoor laundry area for added convenience. The primary bedroom is generously sized and includes a walk-in closet, while the secondary bedroom also offers ample space. The full bathroom features tiled flooring, wood cabinets. Additional features two uncovered parking spaces for easy access. The community offers great amenities, including a refreshing pool and a convenient on-site coin laundry area. Experience super affordable living in a friendly community, make this lovely home yours today!

17. 2026-05-08
    listed $85,000 Active 1153-char remark

    Show marketing remark (1150 chars)

    Charming and Affordable 3-Bedroom Manufactured Home! Welcome to this inviting and well-maintained 3-bedroom, 1-bath manufactured home offering approximately 800 sq. ft. of comfortable living space. Conveniently located near the 14 Freeway, this home provides easy access to shopping, dining, and excellent schools. Once inside to discover a spacious and welcoming living room and dining area combination, ideal for relaxing or entertaining guests. Enjoy an abundance of natural light that fills the home, complemented by wood color linoleum flooring throughout. The kitchen comes equipped with warm wood cabinetry, a stove, refrigerator, and a convenient indoor laundry area for added convenience. The primary bedroom is generously sized and includes a walk-in closet, while the secondary bedroom also offers ample space. The full bathroom features tiled flooring, wood cabinets. Additional features two uncovered parking spaces for easy access. The community offers great amenities, including a refreshing pool and a convenient on-site coin laundry area. Experience super affordable living in a friendly community, make this lovely home yours today!

18. 2026-02-23
    historical
19. 2025-10-31
    listed $85,000 Active
20. 2025-02-21
    soldstatus $23,000 Closed
21. 2024-12-05
    historical Active Under Contract
22. 2024-10-22
    price $30,000
23. 2024-10-08
    listed $40,000 Active
24. 2020-02-05
    historical
25. 2020-02-05
    status Pending Sale
26. 2020-02-05
    soldstatus $18,500 Closed Sale
27. 2020-02-03
    soldstatus $18,500 Closed
28. 2020-01-24
    status Pending
29. 2019-08-31
    status Active
30. 2019-08-31
    status Active
31. 2019-08-14
    status Pending Sale
32. 2019-08-14
    status Pending
33. 2019-06-24
    status Active
34. 2019-06-24
    status Active
35. 2019-05-14
    status Pending Sale
36. 2019-05-14
    status Pending
37. 2019-04-27
    listed $22,500 Active
38. 2019-04-27
    listed $22,500 Active
39. 2019-01-01
    historical
40. 2018-12-31
    historical
41. 2018-06-13
    price $21,999
42. 2018-06-13
    price $21,999
43. 2018-05-03
    listed $24,999 Active
44. 2018-05-03
    listed $24,999 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 6 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 14 unhealthy d/yr today · 18 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,593
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,967
• − Management: −$1,967
• − Depreciation: −$2,473
• Taxable income: $11,724
• Est. tax owed @ 24.0%: −$2,814
• After-tax cash flow: $9,566/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: Southern Kern Unified
• NCES district ID: 0637620
• Math proficiency: 25% ▲ 7.00%
• Reading proficiency: 25% ▼ -8.00%
• Median HH income: $54,523
• Composite: 22.5/100
• National rank: #8093
• State rank: #387 of 517 in CA

Livability — Rosamond

• Score: 49/100
• State rank: #1178
• US rank: #25952

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rosamond, CA
• County: Kern County · 710,371 people
• City population: 22,119
• Metro: Bakersfield, CA
• Population (ZIP): 22,119
• Household income: $77,431
• Rent vs Own: 22.6% rent · 77.4% own
• Severe rent burden: 425.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: Hispanic / Latino 45% White 32% Two or more races 17% Black 13% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Portuguese 2% Italian 2% Lithuanian 1%
• Foreign-born: 13% · Canada
• Languages at home: 68% English-only · Spanish 28% Other Indo-European 2% 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: ▲ 2.40%
• Current HPI: 403.7206
• Rent YoY: —
• 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

+240.0% since first listed

29 events — show timeline

• 2026-05-08 Listed $85,000 CRMLS
• 2026-05-08 Listed $85,000 AVMLS
• 2026-02-23 Listing Removed — CRMLS
• 2025-10-31 Listed $85,000 CRMLS
• 2025-02-21 Sold (MLS) $23,000 AVMLS
• 2024-12-05 Contingent — AVMLS
• 2024-10-22 Price Changed $30,000 AVMLS
• 2024-10-08 Listed $40,000 AVMLS
• 2020-02-05 Listing Removed — AVMLS
• 2020-02-05 Pending — CRMLS
• 2020-02-05 Sold (MLS) $18,500 CRMLS
• 2020-02-03 Sold (MLS) $18,500 AVMLS
• 2020-01-24 Pending — AVMLS
• 2019-08-31 Relisted — CRMLS
• 2019-08-31 Relisted — AVMLS
• 2019-08-14 Pending — CRMLS
• 2019-08-14 Pending — AVMLS
• 2019-06-24 Relisted — CRMLS
• 2019-06-24 Relisted — AVMLS
• 2019-05-14 Pending — CRMLS
• 2019-05-14 Pending — AVMLS
• 2019-04-27 Listed $22,500 CRMLS
• 2019-04-27 Listed $22,500 AVMLS
• 2019-01-01 Listing Removed — AVMLS
• 2018-12-31 Listing Removed — CRMLS
• 2018-06-13 Price Changed $21,999 AVMLS
• 2018-06-13 Price Changed $21,999 CRMLS
• 2018-05-03 Listed $24,999 CRMLS
• 2018-05-03 Listed $24,999 AVMLS