14035 Rosedale Hwy #66 · Rosedale, CA 93314

$80,000

2 bd · 1.0 ba · 728 sqft · Manufactured public records · 19 Days on market

Built 1987 2,500 sqft lot Est $71k · 13% over $840/mo HOA · 45% of rent

---

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 +25.1/30.0
• 1% rule +10.0/10.0
• DSCR +8.2/10.0
• Schools +5.7/10.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• ARV discount +1.5/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

All appliances will remain including washer, dryer, and refrigerator. Home has had majority of windows replaced throughout the house. Front decorative windows are originals. New hot water heater replaced in summer of 2019.

Key facts

• Community pool
• Community park
• Updated flooring

Tags

• UPDATED FLOORING
• UPGRADED CABINETS
• COMMUNITY PARK
• COMMUNITY POOL

Property features AI

Finance

• HOA & community: HOA: Rosedale Village MHP; HOA dues $840 per month

Exterior

• Parking: Carport
• Utilities: Sewer service
• Home design: Leased space; Pre-owned; Vacant
• Construction: Composition roof; Concrete perimeter foundation
• Exterior features: Community pool; Lot approximately 0.0574 acres

Interior

• Kitchen: Range/oven; Garbage disposal; Microwave
• Bathrooms: 1 full bathroom
• Heating & cooling: Floor/wall heating
• Interior features: Range/oven; Garbage disposal; Microwave; Floor/wall heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 2.7% in Rosedale — 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 56/100 on livability (#823 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Rosedale Union Elementary (urban): math 56% / reading 64% proficiency, ranked #186 of 1,400 in CA (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Centennial Elementary (541 students, 30% FRL).
• Market conditions: Rents soft (-1.9%/yr); 265 active listings in the ZIP; high-income renter base; 3,244 units permitted in Kern County in 2024 (73 in 5+ unit buildings).
• This rent is only 18% of the median local income ($126k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k 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 19 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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 $21k; list at $80k implies a 281% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 45% of rent.
• 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 $78,800 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.36% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.51%
• DSCR: 1.42
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $70,616
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14035 Rosedale Hwy #22	0.00mi	2/2.0	720 (-1%)	24mo	$70,000	$97	74

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

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.70×
• Total profit: $-6,690
• Equity at exit: $11,928

10-year hold

• IRR: -11.2%
• Equity multiple: 0.53×
• Total profit: $-10,625
• Equity at exit: $6,917

Cash invested: $22,400 (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 93314

• Home prices YoY: -9.5%
• Rents YoY: -1.9%
• Active inventory: 265
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,887 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$21 /mo · $247/yr
• Insurance: −$33
• HOA: −$840
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $178

Break-even live

Break-even rent $1,663

Max offer price $80,000

Occupancy floor 86%

Sensitivity live

Price	-10% $223	-5% $200	+0% $178	+5% $155	+10% $132
Rent	-10% $28	-5% $103	+0% $178	+5% $252	+10% $327
Rate	-1.0pp $218	-0.5pp $198	base $178	+0.5pp $157	+1.0pp $136

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $840 · $10,080/yr
• Likely covers: water

Listing history 19 events

1. 2026-06-18
   days on market $80,000 Active 19 DOM
2. 2026-06-17
   days on market $80,000 Active 18 DOM
3. 2026-06-16
   days on market $80,000 Active 17 DOM
4. 2026-06-15
   status $80,000 Active 16 DOM
5. 2026-04-28
   status Pending
6. 2026-04-13
   listed $80,000 Active
7. 2026-02-05
   price $55,000
8. 2026-01-06
   price $59,990
9. 2025-12-04
   listed $65,000 Active
10. 2020-02-26
    price $21,000 222-char remark

    Show marketing remark (222 chars)

    All appliances will remain including washer, dryer, and refrigerator. Home has had majority of windows replaced throughout the house. Front decorative windows are originals. New hot water heater replaced in summer of 2019.

11. 2020-02-26
    soldstatus $21,000 Sold 222-char remark

    Show marketing remark (222 chars)

    All appliances will remain including washer, dryer, and refrigerator. Home has had majority of windows replaced throughout the house. Front decorative windows are originals. New hot water heater replaced in summer of 2019.

12. 2020-02-11
    status Pending 222-char remark

    Show marketing remark (222 chars)

    All appliances will remain including washer, dryer, and refrigerator. Home has had majority of windows replaced throughout the house. Front decorative windows are originals. New hot water heater replaced in summer of 2019.

13. 2020-02-11
    price $26,900 222-char remark

    Show marketing remark (222 chars)

    All appliances will remain including washer, dryer, and refrigerator. Home has had majority of windows replaced throughout the house. Front decorative windows are originals. New hot water heater replaced in summer of 2019.

14. 2020-01-08
    price $26,900 222-char remark

    Show marketing remark (222 chars)

    All appliances will remain including washer, dryer, and refrigerator. Home has had majority of windows replaced throughout the house. Front decorative windows are originals. New hot water heater replaced in summer of 2019.

15. 2019-12-04
    listed $29,900 Active 222-char remark

    Show marketing remark (222 chars)

    All appliances will remain including washer, dryer, and refrigerator. Home has had majority of windows replaced throughout the house. Front decorative windows are originals. New hot water heater replaced in summer of 2019.

16. 2007-08-28
    soldstatus $23,000
17. 2007-07-18
    historical
18. 2007-07-18
    price $24,900
19. 2007-05-22
    listed $23,000

ⓘ 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: $247 · $21/mo
• Projected year-2 tax: $608 · $51/mo
• Expected delta: +$361/yr (+$30/mo · 146.4%)

ⓘ 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 ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 28 unhealthy d/yr today · 32 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,648
• − Mortgage interest: −$4,481
• − Property taxes: −$247
• − Insurance: −$400
• − Repairs & maintenance: −$1,812
• − Management: −$1,812
• − HOA: −$10,080
• − Depreciation: −$2,327
• Taxable income: $1,489
• Est. tax owed @ 24.0%: −$357
• After-tax cash flow: $1,773/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: Rosedale Union Elementary
• NCES district ID: 0633480
• Math proficiency: 56% ▲ 2.00%
• Reading proficiency: 64% ▲ 3.00%
• Median HH income: $92,725
• Composite: 56.75/100
• National rank: #2410
• State rank: #186 of 1400 in CA

Livability — Rosedale

• Score: 56/100
• State rank: #823
• US rank: #23065

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rosedale, CA
• County: Kern County · 710,371 people
• City population: 34,997
• Metro: Bakersfield, CA
• Population (ZIP): 35,407
• Household income: $126,250
• Rent vs Own: 15.7% rent · 84.3% own
• Severe rent burden: 420.0

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 0.56)
• Race & ethnicity: White 61% Hispanic / Latino 25% Two or more races 11% Asian 8% Black 2%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 10% · Canada, South Korea, Vietnam
• Languages at home: 83% English-only · Spanish 11% Tagalog/Filipino 2% Other Indo-European 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: ▼ -35.45%
• Current HPI: 337.4819
• Rent YoY: ▼ -1.87%
• 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

+247.8% since first listed

15 events — show timeline

• 2026-04-28 Pending — GEMLS
• 2026-04-13 Listed $80,000 GEMLS
• 2026-02-05 Price Changed $55,000 GEMLS
• 2026-01-06 Price Changed $59,990 GEMLS
• 2025-12-04 Listed $65,000 GEMLS
• 2020-02-26 Price Changed $21,000 GEMLS
• 2020-02-26 Sold (MLS) $21,000 GEMLS
• 2020-02-11 Pending — GEMLS
• 2020-02-11 Price Changed $26,900 GEMLS
• 2020-01-08 Price Changed $26,900 GEMLS
• 2019-12-04 Listed $29,900 GEMLS
• 2007-08-28 Sold (MLS) $23,000 GEMLS
• 2007-07-18 Price Changed $24,900 GEMLS
• 2007-07-18 Delisted — GEMLS
• 2007-05-22 Listed $23,000 GEMLS

Property tax history

-0.4%/yr

Latest (2025): $247 · +4.5% YoY. Source: county tax records.