4209 Rosamond #75 · Rosamond, CA 93560

$94,000

2 bd · 1.0 ba · 854 sqft · Manufactured public records · 122 Days on market

Built 1985 $110/sqft · 17% above area Est $80k · 17% over ↓ 1% since listing

---

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 +0.0/15.0

Listing remarks MLS

Don't miss this beautifully upgraded 2 bed, 1 bath mobile home! Featuring a brand-new kitchen with new cabinets and countertops, new flooring throughout, fresh paint, and a fully remodeled shower. This home is move-in ready and perfect for comfortable living. A must-see!

Key facts

• Built 1985
• Listed 121 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $94k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $94k).
• Recommended offer: $83k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.2% 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: schools F, crime F, amenities 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.
• Market conditions: 458 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 3,244 units permitted in Kern County in 2024 (73 in 5+ unit buildings).
• This rent runs 36% 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 ($650 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 $26k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.45% ✓
• Cap rate: 21.23%
• Cash-on-cash: 53.36%
• DSCR: 3.37
• GRM: 3.4

CMA / ARV

• ARV (median comp): $80,500
• List price: $94,000
• Delta: 16.77%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4209 W Rosamond Blvd #73	0.09mi	2/1.0	860 (+1%)	5mo	$80,000	$93	90
4209 W Rosamond Blvd #2	0.09mi	2/1.0	800 (-6%)	10mo	$80,000	$100	76
4209 W Rosamond Blvd #3	0.09mi	2/1.0	812 (-5%)	19mo	$89,000	$110	72

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: 57.7%
• Equity multiple: 4.15×
• Total profit: $82,977
• Equity at exit: $39,154

10-year hold

• IRR: 57.9%
• Equity multiple: 8.40×
• Total profit: $194,709
• Equity at exit: $58,023

Cash invested: $26,320 (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: 458
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $2,304 medium
• Mortgage (P&I): −$493
• Tax est. 1.5%: −$118 /mo · $1,410/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $1,170

Break-even live

Break-even rent $822

Max offer price $94,000

Occupancy floor 44%

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3080 Sedona St Rosamond, CA	2.0–3.0	2.0	1123	$2,295	$2.04	7d	1	0.16mi
2776 Sycamore Ave Rosamond, CA	2.0	1.0	800	$1,175	$1.47	2d	1	1.47mi

Listing history 22 events

1. 2026-06-18
   days on market $94,000 Active 122 DOM
2. 2026-06-17
   days on market $94,000 Active 121 DOM
3. 2026-06-16
   days on market $94,000 Active 120 DOM
4. 2026-06-15
   days on market $94,000 Active 119 DOM
5. 2026-06-13
   days on market $94,000 Active 117 DOM
6. 2026-06-13
   days on market $94,000 Active 116 DOM
7. 2026-06-09
   days on market $94,000 Active 113 DOM
8. 2026-06-08
   days on market $94,000 Active 112 DOM
9. 2026-06-07
   days on market $94,000 Active 111 DOM
10. 2026-06-04
    days on market $94,000 Active 108 DOM
11. 2026-06-03
    days on market $94,000 Active 107 DOM
12. 2026-06-02
    days on market $94,000 Active 106 DOM
13. 2026-06-01
    days on market $94,000 Active 105 DOM
14. 2026-05-31
    days on market $94,000 Active 104 DOM
15. 2026-04-29
    status Active

    Show marketing remark (271 chars)

    Don't miss this beautifully upgraded 2 bed, 1 bath mobile home! Featuring a brand-new kitchen with new cabinets and countertops, new flooring throughout, fresh paint, and a fully remodeled shower. This home is move-in ready and perfect for comfortable living. A must-see!

16. 2026-04-29
    status Active 271-char remark

    Show marketing remark (271 chars)

    Don't miss this beautifully upgraded 2 bed, 1 bath mobile home! Featuring a brand-new kitchen with new cabinets and countertops, new flooring throughout, fresh paint, and a fully remodeled shower. This home is move-in ready and perfect for comfortable living. A must-see!

17. 2026-04-24
    status Pending Sale

    Show marketing remark (271 chars)

    Don't miss this beautifully upgraded 2 bed, 1 bath mobile home! Featuring a brand-new kitchen with new cabinets and countertops, new flooring throughout, fresh paint, and a fully remodeled shower. This home is move-in ready and perfect for comfortable living. A must-see!

18. 2026-04-24
    status Pending 271-char remark

    Show marketing remark (271 chars)

    Don't miss this beautifully upgraded 2 bed, 1 bath mobile home! Featuring a brand-new kitchen with new cabinets and countertops, new flooring throughout, fresh paint, and a fully remodeled shower. This home is move-in ready and perfect for comfortable living. A must-see!

19. 2026-03-12
    price $94,000
20. 2026-02-11
    listed $94,500 Active
21. 2026-02-01
    price $94,500 271-char remark

    Show marketing remark (271 chars)

    Don't miss this beautifully upgraded 2 bed, 1 bath mobile home! Featuring a brand-new kitchen with new cabinets and countertops, new flooring throughout, fresh paint, and a fully remodeled shower. This home is move-in ready and perfect for comfortable living. A must-see!

22. 2026-01-17
    listed $95,000 Active 271-char remark

    Show marketing remark (271 chars)

    Don't miss this beautifully upgraded 2 bed, 1 bath mobile home! Featuring a brand-new kitchen with new cabinets and countertops, new flooring throughout, fresh paint, and a fully remodeled shower. This home is move-in ready and perfect for comfortable living. A must-see!

ⓘ 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 4/10 Moderate FEMA zone X (shaded) · 18% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥101°F today · 15 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: $27,646
• − Mortgage interest: −$5,265
• − Property taxes: −$1,410
• − Insurance: −$470
• − Repairs & maintenance: −$2,212
• − Management: −$2,212
• − Depreciation: −$2,735
• Taxable income: $13,343
• Est. tax owed @ 24.0%: −$3,202
• After-tax cash flow: $10,843/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

-1.1% since first listed

8 events — show timeline

• 2026-04-29 Relisted — CRMLS
• 2026-04-29 Relisted — AVMLS
• 2026-04-24 Pending — CRMLS
• 2026-04-24 Pending — AVMLS
• 2026-03-12 Price Changed $94,000 CRMLS
• 2026-02-11 Listed $94,500 CRMLS
• 2026-02-01 Price Changed $94,500 AVMLS
• 2026-01-17 Listed $95,000 AVMLS

Property tax history

+1.7%/yr

Latest (2025): $83 · +7.2% YoY. Source: county tax records.