8246 Easy St · Onyx, CA 93255

$225,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 25 Days on market

Built 2007 0.28 ac lot

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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 +12.0/30.0
• Appreciation +8.4/10.0
• ARV discount +7.5/15.0
• DSCR +3.6/10.0
• Schools +2.9/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Pride of ownership shines throughout this beautifully maintained, one-owner home, situated on a permanent foundation. Thoughtfully designed with custom upgrades, this 3-bedroom, 2-bath home boasts 2x6 construction, upgraded insulation, textured walls, a split floor plan with vaulted ceilings for a bright, open feel. The spacious 13x13 master suite features a large mirrored vanity, while the 400 sq. ft. deck provides the perfect spot to relax and take in breathtaking mountain views. The property includes two high-quality sheds with roll-up doors, a large gazebo with a spa, RV parking, and a fully fenced, easy-care yard with alley access & four sets of double gates for maximum access c

Key facts

• Split floor plan
• Permanent foundation
• 2x6 construction

Tags

• PERMANENT FOUNDATION
• CUSTOM UPGRADES
• 2X6 CONSTRUCTION
• UPGRADED INSULATION
• SPLIT FLOOR PLAN
• VAULTED CEILINGS

Property features AI

Exterior

• Utilities: Propane; Septic tank
• Home design: Manufactured home (double-wide, affixed); Residential property
• Construction: Block construction; Permanent foundation; Composition/shingle roof; Built as a manufactured home (MFG 433a-Yes)
• Exterior features: Landscaped yard; Garden; Has view; Shed(s); Workshop; RV/Boat storage

Interior

• Kitchen: Dishwasher; Range; Oven; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Wood stove; Wood heating source; Ceiling fans; Evaporative cooling
• Interior features: Vaulted ceilings; Walk-in closet(s); Window coverings
• Laundry & utility: Washer and dryer included; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $-178 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (13.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (22.2% below list).
• Recommended offer: $175k (22.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 50/100 on livability (#1,132 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A, cost of living B; Watch: employment C-, crime F, amenities F.
• South Fork Union (rural): math 25% / reading 40% proficiency, ranked #1,016 of 1,400 in CA (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: South Fork Elementary (344 students, 71% FRL); Kern Valley High (reading 75%, 466 students, 72% FRL) — zoned schools at 71% FRL track the district average.
• Market conditions: 32 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,244 units permitted in Kern County in 2024 (73 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($2k loan paydown + $15k appreciation (6.7% local appreciation)).
• Kern County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $225k implies a 650% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); major wildfire risk; extreme-heat days projected 10→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,000 (22.2% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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. 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?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.00%
• DSCR: 0.96
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $97,200
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8028 Chism Trl	0.22mi	2/2.0 (-1)	1,248 (-4%)	2mo	$67,000	$54	77
8048 Melody Ln	0.29mi	3/2.0	1,344 (+4%)	4mo	$106,000	$79	77
7886 Rocky Hill Rd	0.47mi	3/2.0	1,322 (+2%)	4mo	$99,000	$75	71
8179 Mulberry Ln	0.16mi	2/2.0 (-1)	1,344 (+4%)	15mo	$65,000	$48	69
8160 Mulberry Ln	0.14mi	2/2.0 (-1)	1,344 (+4%)	24mo	$97,000	$72	63
20596 Linda Ln Ln	0.42mi	2/2.0 (-1)	1,200 (-7%)	2mo	$148,000	$123	62
7837 Easy St	0.41mi	2/2.0 (-1)	1,344 (+4%)	15mo	$88,000	$65	57
8017 Worthington St	0.27mi	3/2.0	1,440 (+11%)	24mo	$200,000	$139	49
7517 Pyrramid Way	0.73mi	2/2.0 (-1)	1,440 (+11%)	23mo	$180,000	$125	23

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

Projected returns pro-forma

6.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.4%
• Equity multiple: 2.01×
• Total profit: $63,567
• Equity at exit: $151,960

10-year hold

• IRR: 14.5%
• Equity multiple: 4.08×
• Total profit: $193,731
• Equity at exit: $285,140

Cash invested: $63,000 (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 93255

• Home prices YoY: 1.2%
• Active inventory: 32
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,750 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$161 /mo · $1,934/yr
• Insurance: −$94
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $-178

Break-even live

Break-even rent $1,975

Max offer price $193,630

Occupancy floor —

Sensitivity live

Price	-10% $-50	-5% $-114	+0% $-178	+5% $-241	+10% $-305
Rent	-10% $-316	-5% $-247	+0% $-178	+5% $-108	+10% $-39
Rate	-1.0pp $-64	-0.5pp $-120	base $-178	+0.5pp $-236	+1.0pp $-295

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8212 Rocky Hill Rd Onyx, CA	2.0	1.0	1536	$1,750	$1.14	4d	1	0.30mi

Listing history 20 events

1. 2026-06-21
   days on market $225,000 Active 25 DOM
2. 2026-06-19
   days on market $225,000 Active 23 DOM
3. 2026-06-18
   days on market $225,000 Active 22 DOM
4. 2026-06-17
   days on market $225,000 Active 21 DOM
5. 2026-06-16
   days on market $225,000 Active 20 DOM
6. 2026-06-15
   days on market $225,000 Active 19 DOM
7. 2026-06-14
   days on market $225,000 Active 17 DOM
8. 2026-06-12
   days on market $225,000 Active 16 DOM
9. 2026-06-10
   days on market $225,000 Active 14 DOM
10. 2026-06-09
    days on market $225,000 Active 13 DOM
11. 2026-06-08
    days on market $225,000 Active 12 DOM
12. 2026-06-07
    days on market $225,000 Active 11 DOM
13. 2026-06-05
    days on market $225,000 Active 9 DOM
14. 2026-06-05
    days on market $225,000 Active 8 DOM
15. 2026-06-03
    days on market $225,000 Active 7 DOM
16. 2026-06-02
    days on market $225,000 Active 6 DOM
17. 2026-06-01
    days on market $225,000 Active 5 DOM
18. 2026-05-31
    days on market $225,000 Active 4 DOM
19. 2026-05-19
    listed $225,000 Active
20. 2007-05-07
    soldstatus $30,000

ⓘ 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: $1,934 · $161/mo
• Projected year-2 tax: $1,934 · $161/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 A · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 10 d/yr ≥100°F today · 27 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 15 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,000
• − Mortgage interest: −$12,603
• − Property taxes: −$1,934
• − Insurance: −$2,628
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − Depreciation: −$6,545
• Taxable loss: −$6,071
• Est. tax savings @ 24.0%: +$1,457
• After-tax cash flow: $-674/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: South Fork Union
• NCES district ID: 0637470
• Math proficiency: 25% ▲ 5.00%
• Reading proficiency: 40% ▲ 5.00%
• Median HH income: $32,532
• Composite: 29.31/100
• National rank: #11836
• State rank: #1016 of 1400 in CA

Livability — Onyx

• Score: 50/100
• State rank: #1132
• US rank: #25709

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Onyx, CA
• Population (ZIP): 739

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 64% Hispanic / Latino 15% Two or more races 14% Asian 8%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Iranian 6%
• Foreign-born: 8% · Canada
• Languages at home: 85% English-only · Spanish 15%

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: ▲ 6.73%
• Current HPI: 565.4615
• 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

+650.0% since first listed

2 events — show timeline

• 2026-05-19 Listed $225,000 SSMLS
• 2007-05-07 Sold (Public Records) $30,000 Public Records

Property tax history

+9.8%/yr

Latest (2025): $1,934 · +0.6% YoY. Source: county tax records.