317 Nita · Oildale, CA 93308

$89,000

2 bd · 2.0 ba · 720 sqft · Manufactured public records · 223 Days on market

Built 1974 $124/sqft · 256% above area

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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 +29.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Appreciation +2.7/10.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0

Listing remarks MLS

Step into comfort in this nicely appointed 3-bedroom, 2-bath manufactured home. The spacious living area welcomes you with an open floor plan, ideal for daily living and entertaining. A well-equipped kitchen features modern appliances and ample counter space, flowing gracefully into the dining room. Relax in the primary suite, complete with an en-suite bath and generous closet space. Two additional bedrooms share a bright, well-appointed second bathroom, perfect for family or guests. Outside, you’ll love the large covered front patio—perfect for morning coffees, afternoon shade, and outdoor gatherings. In the back, a beautiful sitting area offers a cozy retreat for chilly evenings, creating an inviting space to unwind year-round. Click on the Link below for Pictures https://loom.ly/Dejr7HU #diamondrealtygroup #JustListed #NewListing #YourCityRealEstate #SingleFamilyHome #OpenHouse #HomeForSale #RealEstate #ForSale #diamondrealtygroup

Key facts

• Open floor plan
• Community pool
• Built 1974

Tags

• OPEN FLOOR PLAN
• WELL-EQUIPPED KITCHEN
• LARGE COVERED FRONT PATIO
• BEAUTIFUL SITTING AREA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $89k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 3.9% in Oildale — 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 58/100 on livability (#680 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, schools B+; Watch: crime F, amenities F, commute F.
• Beardsley Elementary (suburban): math 7% / reading 18% proficiency, ranked #501 of 517 in CA (top 97%) — 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 (+2.2%/yr); 307 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $615 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 2.2% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 223 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $11k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $72k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 223 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
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: 1.27% ✓
• Cap rate: 10.52%
• Cash-on-cash: 15.09%
• DSCR: 1.67
• GRM: 6.6

CMA / ARV

• ARV (median comp): $25,000
• List price: $89,000
• Delta: 256.00%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
324 Nita Ln	0.06mi	2/1.0	732 (+2%)	5mo	$50,000	$68	86
287 Florence Ln	0.07mi	2/2.0	790 (+10%)	1mo	$17,500	$22	80
279 Teakwood Ln	0.12mi	2/1.5	720 (0%)	16mo	$75,000	$104	79
281 Teakwood Ln	0.11mi	2/2.0	764 (+6%)	9mo	$50,000	$65	77
77 Cinnamon Ln	0.16mi	2/1.0	672 (-7%)	2mo	$43,000	$64	76
166 Hickorywood Ln	0.05mi	2/1.0	720 (0%)	24mo	$62,000	$86	74
188 Kings Ln	0.17mi	2/1.0	720 (0%)	20mo	$61,000	$85	71

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 · 2.22% rent growth · sell at horizon

5-year hold

• IRR: 4.9%
• Equity multiple: 1.19×
• Total profit: $4,657
• Equity at exit: $13,270

10-year hold

• IRR: 13.6%
• Equity multiple: 2.05×
• Total profit: $26,189
• Equity at exit: $7,695

Cash invested: $24,920 (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 93308

• Home prices YoY: -0.5%
• Rents YoY: 2.2%
• Active inventory: 307
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,127 high
• Mortgage (P&I): −$467
• Tax from tax record: −$73 /mo · $875/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $313

Break-even live

Break-even rent $730

Max offer price $89,000

Occupancy floor 67%

Sensitivity live

Price	-10% $364	-5% $339	+0% $313	+5% $288	+10% $263
Rent	-10% $224	-5% $269	+0% $313	+5% $358	+10% $402
Rate	-1.0pp $358	-0.5pp $336	base $313	+0.5pp $290	+1.0pp $267

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
117 Harris Dr Bakersfield, CA	2.0	1.0	560	$1,300	$2.32	19d	1	0.22mi
502 Beardsley Ave Unit T Bakersfield, CA	1.0	1.0	624	$950	$1.52	44d	1	0.29mi
313 Beardsley Ave Unit 315 B Bakersfield, CA	1.0	1.0	550	$850	$1.55	3d	1	0.50mi
214 Beardsley Ave Bakersfield, CA	1.0	1.0	450	$850	$1.89	3d	1	0.60mi
214 Beardsley Ave Unit 11 Bakersfield, CA	1.0	1.0	650	$950	$1.46	3d	1	0.60mi
214 Beardsley Ave Unit 12 Bakersfield, CA	2.0	2.0	655	$1,095	$1.67	3d	1	0.60mi
210 Beardsley Ave Unit 8 Bakersfield, CA	1.0	1.0	650	$895	$1.38	3d	1	0.62mi
611 Wilson Ave Unit B Bakersfield, CA	2.0	1.0	750	$1,195	$1.59	44d	1	0.70mi
1405 Yosemite Dr Unit 1405 Bakersfield, CA	2.0	1.0	712	$1,100	$1.54	44d	1	0.86mi
611 Ann Arbor Dr Unit A Bakersfield, CA	1.0	1.0	650	$1,100	$1.69	44d	1	0.91mi
126 Wilson Ave Unit B Bakersfield, CA	1.0	1.0	650	$850	$1.31	15d	1	0.99mi
701 Lilac St Unit 1/2 Bakersfield, CA	1.0	1.0	400	$895	$2.24	3d	1	1.03mi
1319 Wilson Ave Apt E Bakersfield, CA	1.0	1.0	600	$850	$1.42	3d	1	1.15mi
1905 McCray St Bakersfield, CA	2.0	1.0	736	$1,450	$1.97	3d	1	1.18mi
615 W China Grade Loop Bakersfield, CA	1.0–2.0	1.0–2.0	875	$1,850	$2.11	3d	6	1.35mi

Listing history 23 events

1. 2026-06-18
   days on market $89,000 Active 223 DOM
2. 2026-06-17
   days on market $89,000 Active 222 DOM
3. 2026-06-16
   days on market $89,000 Active 221 DOM
4. 2026-06-15
   days on market $89,000 Active 220 DOM
5. 2026-06-14
   days on market $89,000 Active 218 DOM
6. 2026-06-10
   days on market $89,000 Active 215 DOM
7. 2026-06-09
   days on market $89,000 Active 214 DOM
8. 2026-06-08
   days on market $89,000 Active 213 DOM
9. 2026-06-07
   days on market $89,000 Active 212 DOM
10. 2026-06-05
    days on market $89,000 Active 209 DOM
11. 2026-06-03
    days on market $89,000 Active 208 DOM
12. 2026-06-03
    days on market $89,000 Active 207 DOM
13. 2026-06-01
    days on market $89,000 Active 206 DOM
14. 2026-05-31
    days on market $89,000 Active 205 DOM
15. 2026-03-10
    price $89,000 963-char remark

    Show marketing remark (773 chars)

    Step into comfort in this nicely appointed 3-bedroom, 2-bath manufactured home with 1440 sq feet of living space. The spacious living area welcomes you with an open floor plan, ideal for daily living and entertaining. A well-equipped kitchen features modern appliances and ample counter space, flowing gracefully into the dining room. Relax in the primary suite, complete with an en-suite bath and generous closet space. Two additional bedrooms share a bright, well-appointed second bathroom, perfect for family or guests. Outside, you'll love the large covered front patio perfect for morning coffees, afternoon shade, and outdoor gatherings. In the back, a beautiful sitting area offers a cozy retreat for chilly evenings, creating an inviting space to unwind year-round.

16. 2026-03-10
    price $89,000 773-char remark

    Show marketing remark (773 chars)

    Step into comfort in this nicely appointed 3-bedroom, 2-bath manufactured home with 1440 sq feet of living space. The spacious living area welcomes you with an open floor plan, ideal for daily living and entertaining. A well-equipped kitchen features modern appliances and ample counter space, flowing gracefully into the dining room. Relax in the primary suite, complete with an en-suite bath and generous closet space. Two additional bedrooms share a bright, well-appointed second bathroom, perfect for family or guests. Outside, you'll love the large covered front patio perfect for morning coffees, afternoon shade, and outdoor gatherings. In the back, a beautiful sitting area offers a cozy retreat for chilly evenings, creating an inviting space to unwind year-round.

17. 2026-02-14
    price $95,000 963-char remark

    Show marketing remark (773 chars)

    Step into comfort in this nicely appointed 3-bedroom, 2-bath manufactured home with 1440 sq feet of living space. The spacious living area welcomes you with an open floor plan, ideal for daily living and entertaining. A well-equipped kitchen features modern appliances and ample counter space, flowing gracefully into the dining room. Relax in the primary suite, complete with an en-suite bath and generous closet space. Two additional bedrooms share a bright, well-appointed second bathroom, perfect for family or guests. Outside, you'll love the large covered front patio perfect for morning coffees, afternoon shade, and outdoor gatherings. In the back, a beautiful sitting area offers a cozy retreat for chilly evenings, creating an inviting space to unwind year-round.

18. 2026-02-14
    price $95,000 773-char remark

    Show marketing remark (773 chars)

    Step into comfort in this nicely appointed 3-bedroom, 2-bath manufactured home with 1440 sq feet of living space. The spacious living area welcomes you with an open floor plan, ideal for daily living and entertaining. A well-equipped kitchen features modern appliances and ample counter space, flowing gracefully into the dining room. Relax in the primary suite, complete with an en-suite bath and generous closet space. Two additional bedrooms share a bright, well-appointed second bathroom, perfect for family or guests. Outside, you'll love the large covered front patio perfect for morning coffees, afternoon shade, and outdoor gatherings. In the back, a beautiful sitting area offers a cozy retreat for chilly evenings, creating an inviting space to unwind year-round.

19. 2025-11-07
    listed $100,000 Active 963-char remark

    Show marketing remark (773 chars)

    Step into comfort in this nicely appointed 3-bedroom, 2-bath manufactured home with 1440 sq feet of living space. The spacious living area welcomes you with an open floor plan, ideal for daily living and entertaining. A well-equipped kitchen features modern appliances and ample counter space, flowing gracefully into the dining room. Relax in the primary suite, complete with an en-suite bath and generous closet space. Two additional bedrooms share a bright, well-appointed second bathroom, perfect for family or guests. Outside, you'll love the large covered front patio perfect for morning coffees, afternoon shade, and outdoor gatherings. In the back, a beautiful sitting area offers a cozy retreat for chilly evenings, creating an inviting space to unwind year-round.

20. 2025-11-07
    listed $100,000 Active 773-char remark

    Show marketing remark (773 chars)

    Step into comfort in this nicely appointed 3-bedroom, 2-bath manufactured home with 1440 sq feet of living space. The spacious living area welcomes you with an open floor plan, ideal for daily living and entertaining. A well-equipped kitchen features modern appliances and ample counter space, flowing gracefully into the dining room. Relax in the primary suite, complete with an en-suite bath and generous closet space. Two additional bedrooms share a bright, well-appointed second bathroom, perfect for family or guests. Outside, you'll love the large covered front patio perfect for morning coffees, afternoon shade, and outdoor gatherings. In the back, a beautiful sitting area offers a cozy retreat for chilly evenings, creating an inviting space to unwind year-round.

21. 2021-12-30
    soldstatus $72,500 Sold
22. 2021-10-27
    status Pending
23. 2021-10-01
    listed $72,500 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: $875 · $73/mo
• Projected year-2 tax: $875 · $73/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 2/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 39 unhealthy d/yr today · 45 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,521
• − Mortgage interest: −$4,985
• − Property taxes: −$875
• − Insurance: −$445
• − Repairs & maintenance: −$1,082
• − Management: −$1,082
• − Depreciation: −$2,589
• Taxable income: $2,463
• Est. tax owed @ 24.0%: −$591
• After-tax cash flow: $3,170/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: Beardsley Elementary
• NCES district ID: 0604260
• Math proficiency: 7% ▼ -12.00%
• Reading proficiency: 18% ▼ -16.00%
• Median HH income: $28,808
• Composite: 9.63/100
• National rank: #9841
• State rank: #501 of 517 in CA

Livability — Oildale

• Score: 58/100
• State rank: #680
• US rank: #20848

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oildale, CA
• County: Kern County · 710,371 people
• Metro: Bakersfield, CA
• Population (ZIP): 55,078
• Household income: $62,445
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 2931.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 57% Hispanic / Latino 32% Two or more races 15% Black 3% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Slovak 3% Italian 1% Romanian 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 80% English-only · Spanish 17%

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: ▼ -4.52%
• Current HPI: 825.65
• Rent YoY: ▲ 2.22%
• 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

+22.8% since first listed

9 events — show timeline

• 2026-03-10 Price Changed $89,000 CRMLS
• 2026-03-10 Price Changed $89,000 GEMLS
• 2026-02-14 Price Changed $95,000 CRMLS
• 2026-02-14 Price Changed $95,000 GEMLS
• 2025-11-07 Listed $100,000 GEMLS
• 2025-11-07 Listed $100,000 CRMLS
• 2021-12-30 Sold (MLS) $72,500 GEMLS
• 2021-10-27 Pending — GEMLS
• 2021-10-01 Listed $72,500 GEMLS

Property tax history

+39.9%/yr

Latest (2025): $875 · +5.2% YoY. Source: county tax records.