25918 Cherryhill Dr · Boron, CA 93516

$210,000

3 bd · 2.0 ba · 1,604 sqft · SingleFamily public records · 34 Days on market

Built 1958 0.30 ac lot $131/sqft · 15% below area Est $247k · 15% under $60/mo HOA · 3% of rent ↓ 5% since listing

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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 +16.3/30.0
• ARV discount +14.2/15.0
• DSCR +5.1/10.0
• 1% rule +3.6/10.0
• 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

Listing remarks

Charming 3 bedroom, 2 bath home located in a great neighborhood in Boron! Featuring an open floor plan with plenty of space to make it your own, this home offers a spacious layout, updated layout, a bonus room perfect for an office, playroom, or additional living area, and a large backyard with endless possibilities for entertaining, gardening, or relaxing. While it could use some updating, it's full of potential and ready for your personal touch. Great opportunity to create your dream home!

Key facts

• Open floor plan
• Large backyard
• Bonus room

Tags

• OPEN FLOOR PLAN
• BONUS ROOM
• LARGE BACKYARD

Property features AI

Finance

• Other: Property occupied by owner; Cross street: Park Knolls Blvd; Lot size about 0.3 acres
• HOA & community: HOA fee $60 monthly; HOA name: TBD

Exterior

• Utilities: Sewer service
• Home design: Single-family zoning (R1)
• Construction: Composition roof; Slab foundation; Leased solar
• Exterior features: Covered patio; Accessory unit; Community pool

Interior

• Kitchen: Dishwasher
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Formal living room; Great room; Breakfast area; Bonus room; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (13.7% below list).
• Recommended offer: $181k (13.7% below list) — sets the bar for 1% rule.

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 34 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $181,271 (13.7% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.86% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.39%
• DSCR: 1.11
• GRM: 9.7

CMA / ARV

• ARV (median comp): $247,000
• List price: $210,000
• Delta: -14.98%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25807 Cherryhill Dr	0.27mi	3/2.0	1,377 (-14%)	4mo	$247,000	$179	61

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.55×
• Total profit: $-26,621
• Equity at exit: $31,312

10-year hold

• IRR: -3.5%
• Equity multiple: 0.77×
• Total profit: $-13,799
• Equity at exit: $18,157

Cash invested: $58,800 (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 93516

• Home prices YoY: -1.2%
• Active inventory: 104
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,813 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$66 /mo · $793/yr
• Insurance: −$88
• HOA: −$60
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $117

Break-even live

Break-even rent $1,664

Max offer price $210,000

Occupancy floor 89%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $60 · $720/yr

Listing history 10 events

1. 2026-06-13
   statusdays on market $210,000 Pending 34 DOM
2. 2026-06-09
   days on market $210,000 Active 32 DOM
3. 2026-06-08
   days on market $210,000 Active 31 DOM
4. 2026-06-07
   pricedays on market $210,000 Active 30 DOM
5. 2026-06-04
   days on market $220,000 Active 27 DOM
6. 2026-06-03
   days on market $220,000 Active 26 DOM
7. 2026-06-02
   days on market $220,000 Active 25 DOM
8. 2026-06-01
   days on market $220,000 Active 24 DOM
9. 2026-05-31
   days on market $220,000 Active 23 DOM
10. 2026-05-08
    listed $220,000 Active 496-char remark

ⓘ 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: $793 · $66/mo
• Projected year-2 tax: $1,596 · $133/mo
• Expected delta: +$803/yr (+$67/mo · 101.3%)

ⓘ 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 · 19 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: $21,753
• − Mortgage interest: −$11,763
• − Property taxes: −$793
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,740
• − Management: −$1,740
• − HOA: −$720
• − Depreciation: −$6,109
• Taxable loss: −$2,163
• Est. tax savings @ 24.0%: +$519
• After-tax cash flow: $1,926/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

-4.5% since first listed

3 events — show timeline

• 2026-06-11 Pending — GEMLS
• 2026-06-04 Price Changed $210,000 GEMLS
• 2026-05-08 Listed $220,000 GEMLS

Property tax history

+3.7%/yr

Latest (2025): $793 · -0.4% YoY. Source: county tax records.