27104 Prospect · Boron, CA 93516

$150,000

2 bd · 1.0 ba · 748 sqft · SingleFamily public records · 124 Days on market

Built 1945 10,640 sqft lot $201/sqft · 11% below area Est $183k · 18% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.9/30.0
• DSCR +3.9/10.0
• 1% rule +3.8/10.0
• 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 MLS

Welcome to this well-maintained single-family home in Boron, set on a spacious 10,400+ sqft lot. Renovated about two years ago and gently lived in since, the home blends modern updates with everyday comfort. Inside, you’ll find warm wood-style flooring, recessed lighting, and plenty of windows that brighten each room with natural sunlight. The kitchen provides generous counter space and storage, making it both practical and inviting. Located close to local shops, dining, and schools, this home offers a great balance of privacy, convenience, and small-town charm.

Key facts

• Renovated
• Spacious lot
• Recessed lighting

Tags

• SPACIOUS LOT
• RENOVATED
• WOOD-STYLE FLOORING
• RECESSED LIGHTING
• GENEROUS COUNTER SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-10 ($-116/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (12.3% below list).
• Recommended offer: $132k (12.3% 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: 105 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 $4k 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 124 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 8 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

• Watch-outs: built in 1945 — 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 $131,528 (12.3% 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. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 0.88% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.28%
• DSCR: 0.99
• GRM: 9.5

CMA / ARV

• ARV (median comp): $182,625
• List price: $150,000
• Delta: -17.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27078 Anderson St	0.21mi	2/0.5	768 (+3%)	12mo	$80,000	$104	74
27072 Cote St	0.14mi	2/1.0	720 (-4%)	20mo	$180,000	$250	71
26933 John	0.56mi	2/1.0	825 (+10%)	2mo	$134,000	$162	55

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: -16.7%
• Equity multiple: 0.41×
• Total profit: $-24,894
• Equity at exit: $22,365

10-year hold

• IRR: -8.5%
• Equity multiple: 0.47×
• Total profit: $-22,358
• Equity at exit: $12,969

Cash invested: $42,000 (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 93516

• Home prices YoY: -1.2%
• Active inventory: 105
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,315 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$200 /mo · $2,395/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $-10

Break-even live

Break-even rent $1,327

Max offer price $148,295

Occupancy floor 96%

Sensitivity live

Price	-10% $75	-5% $33	+0% $-10	+5% $-52	+10% $-95
Rent	-10% $-114	-5% $-62	+0% $-10	+5% $42	+10% $94
Rate	-1.0pp $66	-0.5pp $28	base $-10	+0.5pp $-49	+1.0pp $-88

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-21
   days on market $150,000 Active 124 DOM
2. 2026-06-18
   days on market $150,000 Active 121 DOM
3. 2026-06-17
   days on market $150,000 Active 120 DOM
4. 2026-06-16
   days on market $150,000 Active 119 DOM
5. 2026-06-15
   days on market $150,000 Active 118 DOM
6. 2026-06-13
   days on market $150,000 Active 116 DOM
7. 2026-06-13
   days on market $150,000 Active 115 DOM
8. 2026-06-09
   days on market $150,000 Active 112 DOM
9. 2026-06-08
   days on market $150,000 Active 111 DOM
10. 2026-06-07
    days on market $150,000 Active 110 DOM
11. 2026-06-04
    days on market $150,000 Active 107 DOM
12. 2026-06-03
    days on market $150,000 Active 106 DOM
13. 2026-06-02
    days on market $150,000 Active 105 DOM
14. 2026-06-01
    days on market $150,000 Active 104 DOM
15. 2026-05-31
    days on market $150,000 Active 103 DOM
16. 2026-02-17
    listed $150,000 Active 574-char remark

    Show marketing remark (574 chars)

    Welcome to this well-maintained single-family home in Boron, set on a spacious 10,400+ sqft lot. Renovated about two years ago and gently lived in since, the home blends modern updates with everyday comfort. Inside, you’ll find warm wood-style flooring, recessed lighting, and plenty of windows that brighten each room with natural sunlight. The kitchen provides generous counter space and storage, making it both practical and inviting. Located close to local shops, dining, and schools, this home offers a great balance of privacy, convenience, and small-town charm.

17. 2026-01-16
    historical
18. 2025-10-23
    listed $210,000 Active
19. 2023-08-17
    soldstatus $185,500 Closed
20. 2023-08-17
    soldstatus $185,500
21. 2023-08-17
    soldstatus $185,500 Sold
22. 2023-08-17
    soldstatus $185,500
23. 2023-07-05
    status Pending
24. 2023-07-05
    status Pending
25. 2023-07-05
    listed Backup Offers Accepted
26. 2023-07-05
    historical Active Under Contract
27. 2023-07-05
    listed $180,000
28. 2023-07-05
    listed $180,000
29. 2023-06-21
    listed $180,000 Active
30. 2023-03-28
    soldstatus $40,000 Closed Sale
31. 2023-03-08
    status Pending Sale
32. 2023-02-09
    price $58,000
33. 2023-01-11
    listed $80,000 Active
34. 2023-01-10
    historical $80,000
35. 2018-04-23
    historical
36. 2018-04-10
    listed $35,000 Active

ⓘ 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: $2,395 · $200/mo
• Projected year-2 tax: $2,395 · $200/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 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 · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,783
• − Mortgage interest: −$8,402
• − Property taxes: −$2,395
• − Insurance: −$750
• − Repairs & maintenance: −$1,263
• − Management: −$1,263
• − Depreciation: −$4,364
• Taxable loss: −$2,653
• Est. tax savings @ 24.0%: +$637
• After-tax cash flow: $521/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

+328.6% since first listed

21 events — show timeline

• 2026-02-17 Listed $150,000 CRMLS
• 2026-01-16 Listing Removed — CRMLS
• 2025-10-23 Listed $210,000 CRMLS
• 2023-08-17 Sold (Public Records) $185,500 Public Records
• 2023-08-17 Sold (MLS) $185,500 TheMLS
• 2023-08-17 Sold (MLS) $185,500 SDMLS
• 2023-08-17 Sold (MLS) $185,500 AVMLS
• 2023-07-05 Pending — TheMLS
• 2023-07-05 Pending — AVMLS
• 2023-07-05 Listed — TheMLS
• 2023-07-05 Contingent — AVMLS
• 2023-07-05 Listed $180,000 TheMLS
• 2023-07-05 Listed $180,000 SDMLS
• 2023-06-21 Listed $180,000 AVMLS
• 2023-03-28 Sold (MLS) $40,000 CRMLS
• 2023-03-08 Pending — CRMLS
• 2023-02-09 Price Changed $58,000 CRMLS
• 2023-01-11 Listed $80,000 CRMLS
• 2023-01-10 Coming Soon $80,000 CRMLS
• 2018-04-23 Listing Removed — AVMLS
• 2018-04-10 Listed $35,000 AVMLS

Property tax history

+25.7%/yr

Latest (2025): $2,395 · -1.3% YoY. Source: county tax records.