2805 Ophir Ave · Mojave, CA 93501

$39,900

2 bd · 1.0 ba · 1,320 sqft · SingleFamily public records · 34 Days on market

Built 1993 0.51 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

OPPORTUNITY KNOCKS ! BRING YOUR VISION & RESTORE THIS UNIQUE LOG CABIN RETREAT !! Set on approximately 1/2 Acre in historic Goldtown, established in 1923, this one-of-a-kind property is nestled in the foothills of Soledad Mountain, just about 3 miles South of Mojave and North of the Tropico Gold Mine area of Rosamond. PROPERTY HIGHLIGHTS: Approx. 1,320 Sq Ft 2 Bedrooms / 1 Bath Originally Build started in 1993 Sweeping desert and mountain views Rare Vintage Railroad Caboose on site Endless renovation and creative potential A rare opportunity to own a piece of local history with character, views, and possibilities .

Key facts

• Historic goldtown
• 0.51 acre lot
• Built 1993

Tags

• UNIQUE LOG CABIN RETREAT
• HISTORIC GOLDTOWN
• FOOTHILLS OF SOLEDAD MOUNTAIN
• RARE VINTAGE RAILROAD CABOOSE
• PIECE OF LOCAL HISTORY

Property features AI

Finance

• Other: Zoned A-1
• HOA & community: No HOA services included (buyer to verify HOA name)

Exterior

• Utilities: Sewer: unknown
• Home design: Split-level, 2-story home; Entry constructed in log cabin style; Facing direction not specified
• Construction: Concrete and wood construction; Composition shingle roof; Raised foundation; Possible horse property
• Exterior features: Chain link fencing; Common RV access; Dirt and public streets

Interior

• Bathrooms: 1 full bathroom
• Interior features: Unfinished areas noted; Log cabin style

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $893 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.
• Cap rate 33.1% vs local median 3.7% in Mojave — 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 55/100 on livability (#873 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, commute A-; Watch: crime C-, schools 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: 278 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 $805 of equity ($276 loan paydown + $529 appreciation (1.3% local appreciation)).
• Kern County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.3% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $38,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 3.66% ✓
• Cap rate: 33.15%
• Cash-on-cash: 95.91%
• DSCR: 5.27
• GRM: 2.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 99.1%
• Equity multiple: 6.22×
• Total profit: $58,266
• Equity at exit: $14,302

10-year hold

• IRR: 99.6%
• Equity multiple: 12.84×
• Total profit: $132,304
• Equity at exit: $19,544

Cash invested: $11,172 (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 93501

• Home prices YoY: 0.2%
• Active inventory: 278
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,459 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$34 /mo · $403/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $893

Break-even live

Break-even rent $328

Max offer price $39,900

Occupancy floor 34%

Sensitivity live

Price	-10% $915	-5% $904	+0% $893	+5% $882	+10% $870
Rent	-10% $778	-5% $835	+0% $893	+5% $950	+10% $1,008
Rate	-1.0pp $913	-0.5pp $903	base $893	+0.5pp $883	+1.0pp $872

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $39,900 Active 34 DOM
2. 2026-06-17
   days on market $39,900 Active 33 DOM
3. 2026-06-16
   days on market $39,900 Active 32 DOM
4. 2026-06-15
   days on market $39,900 Active 31 DOM
5. 2026-06-14
   days on market $39,900 Active 29 DOM
6. 2026-06-13
   days on market $39,900 Active 28 DOM
7. 2026-06-10
   days on market $39,900 Active 26 DOM
8. 2026-06-09
   days on market $39,900 Active 25 DOM
9. 2026-06-08
   days on market $39,900 Active 24 DOM
10. 2026-06-07
    days on market $39,900 Active 23 DOM
11. 2026-06-05
    days on market $39,900 Active 20 DOM
12. 2026-06-03
    days on market $39,900 Active 19 DOM
13. 2026-06-03
    days on market $39,900 Active 18 DOM
14. 2026-06-01
    days on market $39,900 Active 17 DOM
15. 2026-05-31
    days on market $39,900 Active 16 DOM
16. 2026-05-13
    listed $39,900 Active 635-char remark

ⓘ 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: $403 · $34/mo
• Projected year-2 tax: $403 · $34/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥101°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 14 unhealthy d/yr today · 18 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,503
• − Mortgage interest: −$2,235
• − Property taxes: −$403
• − Insurance: −$200
• − Repairs & maintenance: −$1,400
• − Management: −$1,400
• − Depreciation: −$1,161
• Taxable income: $10,705
• Est. tax owed @ 24.0%: −$2,569
• After-tax cash flow: $8,145/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 — Mojave

• Score: 55/100
• State rank: #873
• US rank: #23667

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mojave, CA
• City population: 5,944
• Population (ZIP): 5,944

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 0.66)
• Race & ethnicity: Hispanic / Latino 47% White 26% Black 21% Two or more races 18% Asian 1%
• Hispanic origin (detail): Mexican 41%
• Common ancestry: Slovak 4% Lithuanian 2% Serbian 1%
• Foreign-born: 13% · Canada, Vietnam
• Languages at home: 70% English-only · Spanish 28%

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: ▲ 1.33%
• Current HPI: 595.661
• 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

1 event — show timeline

• 2026-05-13 Listed $39,900 AVMLS

Property tax history

+2.8%/yr

Latest (2025): $403 · +1.9% YoY. Source: county tax records.