2 Park Way Way · Bodfish, CA 93205

$140,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 64 Days on market

Built 1994 6,534 sqft lot $122/sqft · 28% above area Est $110k · 28% over

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Why this score? — see what drove the C 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 +24.5/30.0
• Appreciation +9.7/10.0
• DSCR +7.9/10.0
• 1% rule +6.0/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Don't miss this fantastic opportunity to own a charming 1994 Fleetwood Manufactured home that combines value, space, & outdoor appeal-all in one inviting package. Situated on a premium corner lot, this property stands out w/ its fully fenced yard, thoughtfully maintained landscaping, & an additional fenced side yard-perfect for pets, gardening, entertaining, or simply enjoying your own private outdoor retreat. Step inside & discover 1,152 square ft of well-designed living space featuring 2 generously sized bedrooms & 2 spacious bathrooms, offering both comfort & functionality. The layout provides a natural flow w/ abundant light, creating a warm & welcoming atmosphere throughout the home. Enjoy year-round comfort w/ efficient mini-split heating & cooling systems, allowing you to customize temperatures while keeping energy costs in check. The convenience of an indoor laundry area adds to the home's everyday livability, while the covered carport provides protection for your vehicle & easy access to the home. This property truly shines in its outdoor features-whether you're hosting gatherings, relaxing in your private yard, or taking advantage of the extra space, this is a perfect fit

Key facts

• Premium corner lot
• Indoor laundry area
• Covered carport

Tags

• PREMIUM CORNER LOT
• FULLY FENCED YARD
• ADDITIONAL FENCED SIDE YARD
• INDOOR LAUNDRY AREA
• COVERED CARPORT
• PRIVATE OUTDOOR RETREAT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 5.9% in Bodfish — 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 48/100 on livability (#1,207 in CA) — a working-class tenant base; expect higher turnover. Strengths: cost of living B+; Watch: housing D+, schools F, amenities F.
• Kernville Union Elementary (rural): math 20% / reading 37% proficiency, ranked #1,128 of 1,400 in CA (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 36 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 $14k of equity ($968 loan paydown + $13k appreciation (9.3% local appreciation)).
• Kern County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (9.3% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $122k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 11→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.10% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.78%
• DSCR: 1.39
• GRM: 7.6

CMA / ARV

• ARV (median comp): $109,500
• List price: $140,000
• Delta: 27.85%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
138 Lake Dr	0.34mi	2/2.0	1,152 (0%)	10mo	$99,900	$87	76
124 Pioneer Pl	0.13mi	2/2.0	1,248 (+8%)	19mo	$118,000	$95	64
109 Verna St	0.34mi	2/2.0	1,294 (+12%)	1mo	$109,500	$85	63
319 Jones St	0.44mi	3/2.5 (+1)	1,120 (-3%)	15mo	$139,000	$124	56
301 Columbus Ave	0.13mi	3/2.0 (+1)	1,272 (+10%)	21mo	$180,000	$142	54
238 Lake Dr	0.43mi	2/2.0	980 (-15%)	1mo	$85,000	$87	54
751 Rim Rd	0.50mi	2/2.0	1,032 (-10%)	16mo	$193,000	$187	46

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

Projected returns pro-forma

9.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.4%
• Equity multiple: 3.25×
• Total profit: $88,094
• Equity at exit: $119,298

10-year hold

• IRR: 25.7%
• Equity multiple: 7.21×
• Total profit: $243,599
• Equity at exit: $250,337

Cash invested: $39,200 (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 93205

• Home prices YoY: 2.1%
• Active inventory: 36
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,538 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$136 /mo · $1,632/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $287

Break-even live

Break-even rent $1,175

Max offer price $140,000

Occupancy floor 76%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $140,000 Active 64 DOM
2. 2026-06-17
   days on market $140,000 Active 63 DOM
3. 2026-06-16
   days on market $140,000 Active 62 DOM
4. 2026-06-15
   days on market $140,000 Active 61 DOM
5. 2026-06-14
   days on market $140,000 Active 59 DOM
6. 2026-06-13
   days on market $140,000 Active 58 DOM
7. 2026-06-10
   days on market $140,000 Active 56 DOM
8. 2026-06-09
   days on market $140,000 Active 55 DOM
9. 2026-06-08
   days on market $140,000 Active 54 DOM
10. 2026-06-07
    days on market $140,000 Active 53 DOM
11. 2026-06-05
    days on market $140,000 Active 50 DOM
12. 2026-06-03
    days on market $140,000 Active 49 DOM
13. 2026-06-03
    days on market $140,000 Active 48 DOM
14. 2026-06-01
    days on market $140,000 Active 47 DOM
15. 2026-05-31
    days on market $140,000 Active 46 DOM
16. 2026-05-16
    price $140,000 1246-char remark

    Show marketing remark (1246 chars)

    Don't miss this fantastic opportunity to own a charming 1994 Fleetwood Manufactured home that combines value, space, & outdoor appeal-all in one inviting package. Situated on a premium corner lot, this property stands out w/ its fully fenced yard, thoughtfully maintained landscaping, & an additional fenced side yard-perfect for pets, gardening, entertaining, or simply enjoying your own private outdoor retreat. Step inside & discover 1,152 square ft of well-designed living space featuring 2 generously sized bedrooms & 2 spacious bathrooms, offering both comfort & functionality. The layout provides a natural flow w/ abundant light, creating a warm & welcoming atmosphere throughout the home. Enjoy year-round comfort w/ efficient mini-split heating & cooling systems, allowing you to customize temperatures while keeping energy costs in check. The convenience of an indoor laundry area adds to the home's everyday livability, while the covered carport provides protection for your vehicle & easy access to the home. This property truly shines in its outdoor features-whether you're hosting gatherings, relaxing in your private yard, or taking advantage of the extra space, this is a perfect fit

17. 2026-04-14
    listed $145,000 Active 1246-char remark

    Show marketing remark (1246 chars)

    Don't miss this fantastic opportunity to own a charming 1994 Fleetwood Manufactured home that combines value, space, & outdoor appeal-all in one inviting package. Situated on a premium corner lot, this property stands out w/ its fully fenced yard, thoughtfully maintained landscaping, & an additional fenced side yard-perfect for pets, gardening, entertaining, or simply enjoying your own private outdoor retreat. Step inside & discover 1,152 square ft of well-designed living space featuring 2 generously sized bedrooms & 2 spacious bathrooms, offering both comfort & functionality. The layout provides a natural flow w/ abundant light, creating a warm & welcoming atmosphere throughout the home. Enjoy year-round comfort w/ efficient mini-split heating & cooling systems, allowing you to customize temperatures while keeping energy costs in check. The convenience of an indoor laundry area adds to the home's everyday livability, while the covered carport provides protection for your vehicle & easy access to the home. This property truly shines in its outdoor features-whether you're hosting gatherings, relaxing in your private yard, or taking advantage of the extra space, this is a perfect fit

18. 2022-10-31
    soldstatus $121,500 439-char remark

    Show marketing remark (439 chars)

    Large corner lot with trees and small garden area. Fully fenced plus covered carport and additional gated space to park your toys. Large front covered patio. Security doors front and back. Huge china cabinet in dining room . Washer dryer and refrigerator included. Large master bath with two linen closets and walk-in shower. Carpet in good condition. Vaulted ceilings throughout. On a permanent foundation. Cash or conventional loan only.

19. 2022-10-31
    soldstatus $121,500

    Show marketing remark (439 chars)

    Large corner lot with trees and small garden area. Fully fenced plus covered carport and additional gated space to park your toys. Large front covered patio. Security doors front and back. Huge china cabinet in dining room . Washer dryer and refrigerator included. Large master bath with two linen closets and walk-in shower. Carpet in good condition. Vaulted ceilings throughout. On a permanent foundation. Cash or conventional loan only.

20. 2022-07-06
    listed $129,900 439-char remark

    Show marketing remark (439 chars)

    Large corner lot with trees and small garden area. Fully fenced plus covered carport and additional gated space to park your toys. Large front covered patio. Security doors front and back. Huge china cabinet in dining room . Washer dryer and refrigerator included. Large master bath with two linen closets and walk-in shower. Carpet in good condition. Vaulted ceilings throughout. On a permanent foundation. Cash or conventional loan only.

21. 2015-09-22
    soldstatus $59,500
22. 2013-10-28
    soldstatus $52,500
23. 2000-03-17
    soldstatus $25,000
24. 1994-04-14
    soldstatus $20,000

ⓘ 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: $1,632 · $136/mo
• Projected year-2 tax: $1,632 · $136/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 9/10 Extreme
• 🌡 Heat 6/10 Major 11 d/yr ≥93°F today · 29 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 24 unhealthy d/yr today · 30 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,460
• − Mortgage interest: −$7,842
• − Property taxes: −$1,632
• − Insurance: −$700
• − Repairs & maintenance: −$1,477
• − Management: −$1,477
• − Depreciation: −$4,073
• Taxable income: $1,259
• Est. tax owed @ 24.0%: −$302
• After-tax cash flow: $3,139/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: Kernville Union Elementary
• NCES district ID: 0619590
• Math proficiency: 20% ▲ 4.00%
• Reading proficiency: 37% ▲ 11.00%
• Median HH income: $29,896
• Composite: 25.91/100
• National rank: #12766
• State rank: #1128 of 1400 in CA

Livability — Bodfish

• Score: 48/100
• State rank: #1207
• US rank: #26114

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bodfish, CA
• Population (ZIP): 2,191

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 6% Native American 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Lithuanian 4% Portuguese 2% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3% French/Haitian/Cajun 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: ▲ 9.33%
• Current HPI: 447.8088
• 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

+600.0% since first listed

9 events — show timeline

• 2026-05-16 Price Changed $140,000 SSMLS
• 2026-04-14 Listed $145,000 SSMLS
• 2022-10-31 Sold (Public Records) $121,500 Public Records
• 2022-10-31 Sold (MLS) $121,500 SSMLS
• 2022-07-06 Listed $129,900 SSMLS
• 2015-09-22 Sold (Public Records) $59,500 Public Records
• 2013-10-28 Sold (Public Records) $52,500 Public Records
• 2000-03-17 Sold (Public Records) $25,000 Public Records
• 1994-04-14 Sold (Public Records) $20,000 Public Records

Property tax history

+10.6%/yr

Latest (2025): $1,632 · +2.7% YoY. Source: county tax records.