213 Sahara Dr · Ridgecrest, CA 93555

$169,900

4 bd · 2.0 ba · 1,246 sqft · Condo public records · 14 Days on market

Built 1954 $120/mo HOA · 8% of rent

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Why this score? — see what drove the D 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 +12.8/30.0
• ARV discount +7.5/15.0
• 1% rule +4.1/10.0
• DSCR +3.8/10.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming and updated 4 bedroom, 2 bathroom townhome located in the heart of town with beautiful mountain views from the back patio! This move-in ready home offers numerous recent upgrades throughout. Enjoy new flooring and fresh interior paint that create a bright, welcoming feel. The kitchen features new window, a new stove, new hood, and new dishwasher. Additional new windows in the living room and bathroom bring in great natural light. The hall bathroom has been retextured, and new closet doors add a clean, modern touch. A new swamp cooler helps keep the home comfortable during warm summer months. Washer and dryer hookups are conveniently located inside. Step outside to a covered patio a

Key facts

• New stove
• New flooring
• New hood

Tags

• MOUNTAIN VIEWS
• NEW FLOORING
• FRESH INTERIOR PAINT
• NEW WINDOW
• NEW STOVE
• NEW HOOD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $-15 ($-183/yr) — negative.
• To cash-flow at today's rent, offer at most $167k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (9.4% below list).
• Recommended offer: $154k (9.4% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.0% in Ridgecrest — 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 70/100 on livability (#243 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+; Watch: schools C-, amenities D+, cost of living D+.
• Sierra Sands Unified (town): math 25% / reading 39% proficiency, ranked #294 of 517 in CA (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.6%/yr); 328 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $153,856 (9.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1954 — 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.91% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.39%
• DSCR: 0.98
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.58% rent growth · sell at horizon

5-year hold

• IRR: -16.2%
• Equity multiple: 0.42×
• Total profit: $-27,544
• Equity at exit: $25,333

10-year hold

• IRR: -6.8%
• Equity multiple: 0.55×
• Total profit: $-21,253
• Equity at exit: $14,690

Cash invested: $47,572 (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 93555

• Home prices YoY: -24.0%
• Rents YoY: 3.6%
• Active inventory: 328
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,539 high
• Mortgage (P&I): −$891
• Tax from tax record: −$149 /mo · $1,788/yr
• Insurance: −$71
• HOA: −$120
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $-15

Break-even live

Break-even rent $1,558

Max offer price $167,199

Occupancy floor 96%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
238 N Gold Canyon St Unit C537A Ridgecrest, CA	3.0	1.0	1030	$1,445	$1.40	2d	1	0.20mi
401 Oasis Dr Ridgecrest, CA	2.0–4.0	1.0–2.0	982	$1,495	$1.52	2d	7	0.22mi
412 Palm Dr Ridgecrest, CA	3.0	1.0	1014	$1,250	$1.23	21d	1	0.29mi
117 S Silver Ridge St Ridgecrest, CA	3.0	2.0	1144	$1,500	$1.31	43d	1	0.30mi
401 Cisco St Unit R416A Ridgecrest, CA	3.0	1.0	1017	$818	$0.80	2d	1	0.37mi
401 Cisco St Unit C405A Ridgecrest, CA	3.0	1.0	1017	$940	$0.92	2d	1	0.37mi
332 N Alvord St Unit 332 Ridgecrest, CA	3.0	2.0	1100	$1,100	$1.00	43d	1	0.47mi
112 Rawhide Ln Ridgecrest, CA	3.0	2.0	1467	$1,650	$1.12	2d	1	0.51mi
219 W Robertson Rd Ridgecrest, CA	3.0	1.0	955	$1,200	$1.26	19d	1	0.67mi
236 S American St Ridgecrest, CA	3.0	2.0	1407	$1,650	$1.17	43d	1	0.70mi
401 N Norma St Ridgecrest, CA	3.0	2.0	1360	$1,500	$1.10	2d	1	0.70mi
121 N Gateway Blvd Ridgecrest, CA	2.0–3.0	1.5–2.5	1147	$1,399	$1.22	2d	4	0.75mi
247 E Upjohn Ave Ridgecrest, CA	3.0	2.5	1305	$1,425	$1.09	2d	1	0.76mi
528 Heatherglen Dr Ridgecrest, CA	3.0	2.0	1370	$1,725	$1.26	2d	1	0.77mi
201 W Drummond Ave Ridgecrest, CA	3.0	2.0	1190	$1,150	$0.97	2d	1	0.80mi
520 Silveridge St Ridgecrest, CA	3.0	2.0	1471	$2,000	$1.36	43d	1	0.82mi
430 W Wilson Ave Ridgecrest, CA	3.0	1.0	1080	$1,350	$1.25	2d	1	0.87mi
740 W Church Ave Ridgecrest, CA	4.0	2.0	1500	$1,800	$1.20	19d	1	1.13mi
305 S Richmond Rd Unit A Ridgecrest, CA	3.0	1.5	1168	$1,275	$1.09	43d	1	1.16mi
1019 Peg St Ridgecrest, CA	4.0	2.0	1458	$1,800	$1.23	3d	1	1.21mi
224 Larkspur St Ridgecrest, CA	3.0	2.0	1362	$1,995	$1.46	2d	1	1.24mi
824 S Norma St Unit 832A Ridgecrest, CA	3.0	2.0	925	$1,650	$1.78	2d	1	1.31mi
128 S Locust St Apt B Ridgecrest, CA	3.0	2.5	1100	$1,200	$1.09	2d	1	1.33mi
134 S Locust St Apt B Ridgecrest, CA	3.0	3.0	1150	$1,425	$1.24	2d	1	1.33mi
418 Mount Baldy Cir Ridgecrest, CA	3.0	2.0	1497	$1,950	$1.30	2d	1	1.39mi
816 Capehart Ct Unit A Ridgecrest, CA	3.0	2.0	1147	$1,250	$1.09	43d	1	1.41mi
428 W Ward Ave Ridgecrest, CA	3.0	2.0	1498	$1,850	$1.23	2d	1	1.42mi
824 Capehart Ct Apt C Ridgecrest, CA	3.0	2.0	1147	$1,250	$1.09	2d	1	1.43mi
825 Capehart Ct Unit D Ridgecrest, CA	3.0	2.0	1147	$1,200	$1.05	2d	1	1.45mi
533 W Ward Ave Unit C Ridgecrest, CA	3.0	2.5	1295	$1,300	$1.00	19d	1	1.46mi
1128 Argus Ave Ridgecrest, CA	3.0	2.0	1346	$11,800	$8.77	43d	1	1.50mi

HOA detail condo

• Monthly dues: $120 · $1,440/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-03-20
   status Pending
2. 2026-03-06
   listed $169,900 Active
3. 2002-02-08
   soldstatus $4,750,000

ⓘ 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: $1,788 · $149/mo
• Projected year-2 tax: $1,788 · $149/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 14 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,463
• − Mortgage interest: −$9,517
• − Property taxes: −$1,788
• − Insurance: −$850
• − Repairs & maintenance: −$1,477
• − Management: −$1,477
• − HOA: −$1,440
• − Depreciation: −$4,943
• Taxable loss: −$3,028
• Est. tax savings @ 24.0%: +$727
• After-tax cash flow: $543/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: Sierra Sands Unified
• NCES district ID: 0636800
• Math proficiency: 25% ▼ -11.00%
• Reading proficiency: 39% ▼ -11.00%
• Median HH income: $58,937
• Composite: 28.66/100
• National rank: #6699
• State rank: #294 of 517 in CA

Livability — Ridgecrest

• Score: 70/100
• State rank: #243
• US rank: #8014

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ridgecrest, CA
• County: Kern County · 710,371 people
• City population: 33,845
• Metro: Bakersfield, CA
• Population (ZIP): 33,845
• Household income: $86,700
• Rent vs Own: 37.5% rent · 62.5% own
• Severe rent burden: 975.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 20% Two or more races 12% Black 4% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 7% · Canada
• Languages at home: 84% English-only · Spanish 11% Other Indo-European 1% 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: ▼ -120.17%
• Current HPI: 380.5208
• Rent YoY: ▲ 3.58%
• 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

-96.4% since first listed

3 events — show timeline

• 2026-03-20 Pending — SSMLS
• 2026-03-06 Listed $169,900 SSMLS
• 2002-02-08 Sold (Public Records) $4,750,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,788 · +39.7% YoY. Source: county tax records.