8485 Tamarack Ave · California City, CA 93505

$199,000

3 bd · 2.0 ba · 1,377 sqft · SingleFamily public records · 9 Days on market

Built 1989 9,583 sqft lot Est $270k · 26% under

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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 +20.6/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.6/10.0
• 1% rule +5.0/10.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0
• Schools +2.1/10.0

Listing remarks MLS

Welcome to this charming and affordable opportunity in California City! Priced under $200,000, this home offers incredible value with a newer roof and solar for added energy efficiency and long term savings. Step inside to a cozy living room featuring a beautiful wood-burning fireplace, perfect for relaxing evenings at home. The layout offers comfort and functionality, making it a great option for all buyers!Conveniently located for commuters, this home is ideal for anyone traveling to the nearby base while still enjoying the quiet, open surroundings that California City has to offer. Don't miss your chance to own this well priced home in a great location!

Key facts

• Cozy living room
• Solar
• Newer roof

Tags

• NEWER ROOF
• SOLAR
• WOOD-BURNING FIREPLACE
• COZY LIVING ROOM
• GREAT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/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 $199k (0.1% below list).
• Recommended offer: $199k (0.1% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 5.2% in California City — 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 44/100 on livability (#1,329 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: schools F, crime F, amenities F.
• Mojave Unified (town): math 25% / reading 25% proficiency, ranked #411 of 517 in CA (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.5%/yr); 703 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 3,244 units permitted in Kern County in 2024 (73 in 5+ unit buildings).
• This rent runs 40% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Kern County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 5.5% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 24y 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 $144k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,836

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. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.00% ✗
• Cap rate: 7.91%
• Cash-on-cash: 5.76%
• DSCR: 1.26
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $269,892
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8485 Tamarack Ave	0.00mi	3/2.0	1,377 (0%)	0mo	$205,000	$149	100
8413 Viburnum Ave	0.14mi	3/2.0	1,437 (+4%)	5mo	$328,570	$229	82
20201 Airway Blvd	0.39mi	3/2.0	1,311 (-5%)	4mo	$190,000	$145	70
20100 87th	0.29mi	3/2.0	1,222 (-11%)	3mo	$240,000	$196	65
8348 Lime	0.39mi	3/2.0	1,537 (+12%)	1mo	$265,150	$173	62
20024 87th	0.27mi	3/2.0	1,173 (-15%)	2mo	$335,000	$286	60
20312 Graham St	0.53mi	3/2.0	1,514 (+10%)	0mo	$315,000	$208	58
8260 Greenwood	0.73mi	3/2.0	1,432 (+4%)	4mo	$290,000	$203	56
7950 Ironwood Ave	0.75mi	3/2.0	1,312 (-5%)	5mo	$315,000	$240	53
8412 Ironwood	0.53mi	3/1.0	1,224 (-11%)	3mo	$158,000	$129	50
8325 Jacarada	0.51mi	4/2.0 (+1)	1,548 (+12%)	3mo	$299,990	$194	48
8424 Greenwood	0.69mi	3/2.0	1,567 (+14%)	3mo	$235,000	$150	42

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

Projected returns pro-forma

10.0% appreciation · 5.45% rent growth · sell at horizon

5-year hold

• IRR: 29.4%
• Equity multiple: 3.34×
• Total profit: $130,435
• Equity at exit: $179,275

10-year hold

• IRR: 26.2%
• Equity multiple: 7.85×
• Total profit: $381,927
• Equity at exit: $386,613

Cash invested: $55,720 (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 93505

• Home prices YoY: 13.0%
• Rents YoY: 5.5%
• Active inventory: 703
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,988 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$177 /mo · $2,120/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $268

Break-even live

Break-even rent $1,650

Max offer price $199,000

Occupancy floor 82%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8512 Tamarack Ave California City, CA	3.0	2.0	1502	$1,875	$1.25	23d	1	0.07mi
8449 Viburnum Ave California City, CA	3.0	2.0	1218	$1,695	$1.39	2d	1	0.14mi
8312 Tamarack Ave California City, CA	3.0	2.0	1539	$1,900	$1.23	23d	1	0.19mi
20001 Airway Blvd California City, CA	3.0	2.0	1050	$2,400	$2.29	23d	1	0.25mi
8560 Nipa Ave California City, CA	3.0	2.0	1309	$1,850	$1.41	14d	1	0.26mi
8260 Viburnum Ave California City, CA	3.0	2.0	1338	$2,000	$1.49	2d	1	0.27mi
8173 Viburnum Ave California City, CA	3.0	2.0	1482	$2,150	$1.45	2d	1	0.32mi
8124 Underwood Ave California City, CA	3.0	2.0	1507	$1,850	$1.23	23d	1	0.40mi
8648 Lime Ave California City, CA	3.0	2.0	1459	$2,400	$1.64	23d	1	0.41mi
8848 Oleander Ave California City, CA	3.0	2.0	1302	$1,900	$1.46	23d	1	0.41mi
20312 Dean Ct California City, CA	3.0	2.0	1742	$1,975	$1.13	14d	1	0.43mi
8160 Kalmia Ave California City, CA	3.0	2.0	1277	$1,795	$1.41	23d	1	0.51mi
20321 88th St California City, CA	3.0	2.0	1176	$2,100	$1.79	23d	1	0.52mi
9000 Underwood Ave California City, CA	3.0	2.0	1540	$1,900	$1.23	23d	1	0.54mi
8849 Glade Ave California City, CA	3.0	2.0	1586	$2,380	$1.50	10d	1	0.57mi
8801 S Loop Blvd California City, CA	3.0	2.0	1537	$2,600	$1.69	23d	1	0.76mi
20673 Medio St California City, CA	3.0	2.0	1690	$2,075	$1.23	23d	1	0.80mi
9225 Peach Ave Unit A California City, CA	3.0	2.0	1275	$1,950	$1.53	23d	1	0.80mi
8100 Fernwood Ave California City, CA	3.0	2.0	1336	$1,850	$1.38	23d	1	0.82mi
8651 S Loop Blvd California City, CA	2.0	1.0	1050	$1,650	$1.57	3d	1	0.88mi
9213 Holly Ave California City, CA	3.0	2.0	1339	$1,900	$1.42	3d	1	1.00mi
20961 83rd St Unit 6 California City, CA	2.0	2.0	1100	$1,300	$1.18	23d	1	1.06mi
9610 Oleander Ave Unit A California City, CA	2.0	1.0	1300	$1,575	$1.21	23d	1	1.10mi
8709 Xavier Ave Unit 3 California City, CA	2.0	1.0	900	$1,500	$1.67	14d	1	1.20mi
8531 Columbine Ave Unit B California City, CA	2.0	2.0	1000	$1,300	$1.30	14d	1	1.25mi
8318 Dogbane Ave Unit F California City, CA	2.0	1.0	880	$1,350	$1.53	23d	1	1.28mi
21032 79th St California City, CA	4.0	2.0	1228	$2,100	$1.71	23d	1	1.30mi
8816 Fuchsia Ave Unit PASSTHROUGH B California City, CA	2.0	2.0	1077	$1,550	$1.44	14d	1	1.37mi
21001 Berry St Unit 5 California City, CA	2.0	1.0	890	$1,150	$1.29	23d	1	1.39mi
7617 California City Blvd Apt B California City, CA	2.0	1.0	894	$1,225	$1.37	3d	1	1.41mi
21231 Corwin St California City, CA	3.0	2.0	1632	$2,500	$1.53	23d	1	1.43mi
7343 Dogwood Ave California City, CA	3.0	2.0	1301	$2,250	$1.73	23d	1	1.44mi
7819 Walpole Ave California City, CA	2.0	1.0	900	$1,399	$1.55	23d	1	1.50mi

Listing history 19 events

1. 2026-04-22
   status Pending 664-char remark

   Show marketing remark (664 chars)

   Welcome to this charming and affordable opportunity in California City! Priced under $200,000, this home offers incredible value with a newer roof and solar for added energy efficiency and long term savings. Step inside to a cozy living room featuring a beautiful wood-burning fireplace, perfect for relaxing evenings at home. The layout offers comfort and functionality, making it a great option for all buyers!Conveniently located for commuters, this home is ideal for anyone traveling to the nearby base while still enjoying the quiet, open surroundings that California City has to offer. Don't miss your chance to own this well priced home in a great location!

2. 2026-04-22
   status Pending

   Show marketing remark (664 chars)

   Welcome to this charming and affordable opportunity in California City! Priced under $200,000, this home offers incredible value with a newer roof and solar for added energy efficiency and long term savings. Step inside to a cozy living room featuring a beautiful wood-burning fireplace, perfect for relaxing evenings at home. The layout offers comfort and functionality, making it a great option for all buyers!Conveniently located for commuters, this home is ideal for anyone traveling to the nearby base while still enjoying the quiet, open surroundings that California City has to offer. Don't miss your chance to own this well priced home in a great location!

3. 2026-04-13
   listed $199,000 Active 664-char remark

   Show marketing remark (664 chars)

   Welcome to this charming and affordable opportunity in California City! Priced under $200,000, this home offers incredible value with a newer roof and solar for added energy efficiency and long term savings. Step inside to a cozy living room featuring a beautiful wood-burning fireplace, perfect for relaxing evenings at home. The layout offers comfort and functionality, making it a great option for all buyers!Conveniently located for commuters, this home is ideal for anyone traveling to the nearby base while still enjoying the quiet, open surroundings that California City has to offer. Don't miss your chance to own this well priced home in a great location!

4. 2026-04-13
   listed $199,000 Active

   Show marketing remark (664 chars)

   Welcome to this charming and affordable opportunity in California City! Priced under $200,000, this home offers incredible value with a newer roof and solar for added energy efficiency and long term savings. Step inside to a cozy living room featuring a beautiful wood-burning fireplace, perfect for relaxing evenings at home. The layout offers comfort and functionality, making it a great option for all buyers!Conveniently located for commuters, this home is ideal for anyone traveling to the nearby base while still enjoying the quiet, open surroundings that California City has to offer. Don't miss your chance to own this well priced home in a great location!

5. 2018-07-31
   soldstatus $143,500 Closed 261-char remark

   Show marketing remark (261 chars)

   This is a nice quaint home on natural gas not far from schools and downtown. Has a nice size pantry area. Large yard for your animals or maybe your toys. Designed painted floors and some newer pressed wood flooring. Come and see this one, it will not last long.

6. 2018-07-31
   soldstatus $143,500

   Show marketing remark (261 chars)

   This is a nice quaint home on natural gas not far from schools and downtown. Has a nice size pantry area. Large yard for your animals or maybe your toys. Designed painted floors and some newer pressed wood flooring. Come and see this one, it will not last long.

7. 2018-06-19
   status Pending 261-char remark

   Show marketing remark (261 chars)

   This is a nice quaint home on natural gas not far from schools and downtown. Has a nice size pantry area. Large yard for your animals or maybe your toys. Designed painted floors and some newer pressed wood flooring. Come and see this one, it will not last long.

8. 2018-04-30
   listed $139,900 Active 261-char remark

   Show marketing remark (261 chars)

   This is a nice quaint home on natural gas not far from schools and downtown. Has a nice size pantry area. Large yard for your animals or maybe your toys. Designed painted floors and some newer pressed wood flooring. Come and see this one, it will not last long.

9. 2009-11-04
   soldstatus $73,000
10. 2009-11-03
    soldstatus $72,000
11. 2009-06-10
    listed $79,900
12. 2009-05-22
    soldstatus $40,000
13. 2008-10-22
    listed $41,500
14. 2002-08-29
    soldstatus $102,500
15. 2002-08-29
    soldstatus $102,500
16. 2002-04-19
    listed $102,500
17. 1989-06-20
    soldstatus $86,000
18. 1989-05-01
    soldstatus $92,000
19. 1989-03-01
    soldstatus $9,000

ⓘ 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: $2,120 · $177/mo
• Projected year-2 tax: $2,120 · $177/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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥101°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 13 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,860
• − Mortgage interest: −$11,147
• − Property taxes: −$2,120
• − Insurance: −$995
• − Repairs & maintenance: −$1,909
• − Management: −$1,909
• − Depreciation: −$5,789
• Taxable loss: −$8
• Est. tax savings @ 24.0%: +$2
• After-tax cash flow: $3,214/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: Mojave Unified
• NCES district ID: 0625230
• Math proficiency: 25% ▲ 11.00%
• Reading proficiency: 25% ▼ -1.00%
• Median HH income: $43,017
• Composite: 21.4/100
• National rank: #8350
• State rank: #411 of 517 in CA

Livability — California City

• Score: 44/100
• State rank: #1329
• US rank: #26753

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: California City, CA
• County: Kern County · 710,371 people
• City population: 14,353
• Metro: Bakersfield, CA
• Population (ZIP): 14,353
• Household income: $59,827
• Rent vs Own: 44.6% rent · 55.4% own
• Severe rent burden: 883.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Hispanic / Latino 40% White 30% Black 22% Two or more races 16% Native American 3% Asian 1%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Italian 3% Lithuanian 1% Romanian 1%
• Foreign-born: 13% · Canada, Dominican Republic
• Languages at home: 68% English-only · Spanish 29%

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: ▲ 46.32%
• Current HPI: 402.4192
• Rent YoY: ▲ 5.45%
• 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

+2111.1% since first listed

19 events — show timeline

• 2026-04-22 Pending — TAAR
• 2026-04-22 Pending — GEMLS
• 2026-04-13 Listed $199,000 GEMLS
• 2026-04-13 Listed $199,000 TAAR
• 2018-07-31 Sold (Public Records) $143,500 Public Records
• 2018-07-31 Sold (MLS) $143,500 AVMLS
• 2018-06-19 Pending — AVMLS
• 2018-04-30 Listed $139,900 AVMLS
• 2009-11-04 Sold (MLS) $73,000 AVMLS
• 2009-11-03 Sold (Public Records) $72,000 Public Records
• 2009-06-10 Listed $79,900 AVMLS
• 2009-05-22 Sold (MLS) $40,000 AVMLS
• 2008-10-22 Listed $41,500 AVMLS
• 2002-08-29 Sold (Public Records) $102,500 Public Records
• 2002-08-29 Sold (MLS) $102,500 AVMLS
• 2002-04-19 Listed $102,500 AVMLS
• 1989-06-20 Sold (Public Records) $86,000 Public Records
• 1989-05-01 Sold (Public Records) $92,000 Public Records
• 1989-03-01 Sold (Public Records) $9,000 Public Records

Property tax history

+7.9%/yr

Latest (2025): $2,120 · -5.1% YoY. Source: county tax records.