5558 Avenida Del Sol St · Inyokern, CA 93527

$103,000

2 bd · 2.0 ba · 1,536 sqft · Manufactured public records · 20 Days on market

Built 1980 2.51 ac lot Est $183k · 44% under ↓ 6% since listing

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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 +29.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Appreciation +6.8/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.0/5.0

Listing remarks MLS

Enjoy a luxurious view of the Sierra Nevada Mountains from the spacious deck on this home. This property has been well maintained and loved for a long time and it shows. Beautiful eucalyptus trees provide some great shade. The interior is cute as a button with 2 bedrooms and 1.75 baths. Walk in closets in both rooms. Large living room and dining area. 2 Evaporative coolers set up with draining systems accessible on the ground. Wood burning stove as a secondary heating source.

Key facts

• Multi room ducting
• Walk in closets
• Evaporative cooler

Tags

• WOOD BURNING STOVE
• GARDEN TUB
• WALK IN CLOSETS
• EVAPORATIVE COOLER
• MULTI ROOM DUCTING
• INDOOR LAUNDRY ROOM

Property features AI

Finance

• Other: Zoning: A-1

Exterior

• Utilities: Propane service; Septic tank
• Home design: Manufactured home (double-wide); Residential property
• Construction: Wood siding; Composition roof; Permanent foundation; Built as a manufactured (affixed) home
• Exterior features: Deck; Fenced yard; Shed(s); RV/Boat storage; Property has a view

Interior

• Kitchen: Range; Oven
• Flooring: Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wood stove heating; Propane heating; Wood burning heat source; Evaporative cooling
• Interior features: Walk-in closets; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $103k.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $103k).
• Recommended offer: $101k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 39/100 on livability (#1,398 in CA) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: crime A, commute A-; Watch: schools C-, amenities F, employment F.
• 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: 94 active listings in the ZIP; 3,244 units permitted in Kern County in 2024 (73 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($712 loan paydown + $4k appreciation (3.6% local appreciation)).
• Kern County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.6% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 3 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.

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 $101,455 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.32% ✓
• Cap rate: 10.46%
• Cash-on-cash: 14.89%
• DSCR: 1.66
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $182,784
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5823 Solsburg St	0.42mi	3/2.0 (+1)	1,440 (-6%)	15mo	$171,000	$119	53

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

Projected returns pro-forma

3.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.9%
• Equity multiple: 2.34×
• Total profit: $38,713
• Equity at exit: $50,021

10-year hold

• IRR: 23.3%
• Equity multiple: 4.53×
• Total profit: $101,712
• Equity at exit: $80,105

Cash invested: $28,840 (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 93527

• Home prices YoY: 0.7%
• Active inventory: 94
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,359 medium
• Mortgage (P&I): −$540
• Tax from tax record: −$133 /mo · $1,592/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $358

Break-even live

Break-even rent $906

Max offer price $103,000

Occupancy floor 69%

Sensitivity live

Price	-10% $416	-5% $387	+0% $358	+5% $329	+10% $300
Rent	-10% $251	-5% $304	+0% $358	+5% $412	+10% $465
Rate	-1.0pp $410	-0.5pp $384	base $358	+0.5pp $331	+1.0pp $304

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: $25,750
• Closing costs: $3,090
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $103,000 Active 20 DOM
2. 2026-06-18
   days on market $103,000 Active 17 DOM
3. 2026-06-17
   days on market $103,000 Active 16 DOM
4. 2026-06-16
   days on market $103,000 Active 15 DOM
5. 2026-06-15
   days on market $103,000 Active 14 DOM
6. 2026-06-14
   days on market $103,000 Active 12 DOM
7. 2026-06-13
   days on market $103,000 Active 11 DOM
8. 2026-06-10
   days on market $103,000 Active 9 DOM
9. 2026-06-09
   days on market $103,000 Active 8 DOM
10. 2026-06-08
    days on market $103,000 Active 7 DOM
11. 2026-06-07
    days on market $103,000 Active 6 DOM
12. 2026-06-05
    days on market $103,000 Active 3 DOM
13. 2026-06-03
    days on market $103,000 Active 2 DOM
14. 2026-06-02
    remarks 621-char remark
15. 2026-06-02
    listed $103,000 Active 1 DOM

ⓘ 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: $1,592 · $133/mo
• Projected year-2 tax: $1,592 · $133/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 6 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,309
• − Mortgage interest: −$5,770
• − Property taxes: −$1,592
• − Insurance: −$515
• − Repairs & maintenance: −$1,305
• − Management: −$1,305
• − Depreciation: −$2,996
• Taxable income: $2,826
• Est. tax owed @ 24.0%: −$678
• After-tax cash flow: $3,617/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 — Inyokern

• Score: 39/100
• State rank: #1398
• US rank: #27420

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,801

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: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 11% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 4% Scotch-Irish 3% Portuguese 3%
• Foreign-born: 3% · Canada, China
• Languages at home: 95% English-only · Spanish 2% German/W. Germanic 2% Chinese 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: ▲ 3.63%
• Current HPI: 501.6357
• 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

-5.5% since first listed

6 events — show timeline

• 2026-06-01 Listed $103,000 SSMLS
• 2025-11-03 Pending — SSMLS
• 2025-10-21 Listed $85,000 SSMLS
• 2019-03-27 Sold (Public Records) $109,000 Public Records
• 2019-03-27 Sold (MLS) $109,000 SSMLS
• 2018-11-07 Listed $109,000 SSMLS

Property tax history

+17.6%/yr

Latest (2025): $1,592 · +6.7% YoY. Source: county tax records.