313 S Robinson St · Tehachapi, CA 93561

$159,900

2 bd · 2.0 ba · 1,579 sqft · SingleFamily public records · 6 Days on market

Built 1920 6,098 sqft 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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Schools +3.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Downtown Tehachapi fixer opportunity with tremendous potential! Spacious property ready for renovation and customization. Ideal for investors, contractors, or buyers looking to create their vision. Convenient location near shops, restaurants, schools, and commuter routes. Bring your tools and imagination this property is ready for transformation. Sold as-is.

Key facts

• 6,098 sq ft lot
• Garage
• Built 1920

Property features AI

Finance

• Other: Directions: From the 58, exit on Tucker Road, Left on Tehachapi Blvds, right on Robinson, end of the street on the right.; Cross street: East D Street; Listing broker: eXp Realty of Southern California, Inc; Listing agent: Shawna Corsi

Exterior

• Parking: 1-car garage
• Utilities: Public water; Sewer service
• Home design: Located in the Tehachapi subdivision; Facing/entry direction not specified
• Construction: Concrete/perimeter foundation; Composition roof; Built on a 0.14-acre lot; Zoned R3
• Exterior features: Vacant property; Solar system (owned or other)

Interior

• Bathrooms: 2 full bathrooms
• Interior features: One fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $616 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 10.9% vs local median 3.4% in Tehachapi — 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 51/100 on livability (#1,093 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A; Watch: employment D+, crime F, amenities F.
• Tehachapi Unified (town): math 26% / reading 40% proficiency, ranked #285 of 517 in CA (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cummings Valley Elementary (math 36% / reading 45%, grade F, #599 of 1,571 statewide, top 39%, 586 students, 24% FRL).
• Market conditions: Rents flat; 658 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $5k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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 $62k; list at $160k implies a 158% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,900

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 1.35% ✓
• Cap rate: 10.91%
• Cash-on-cash: 16.50%
• DSCR: 1.73
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $399,487
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
324 E F St	0.19mi	3/2.0 (+1)	1,637 (+4%)	5mo	$390,000	$238	76
321 Apple Way	0.19mi	3/2.0 (+1)	1,663 (+5%)	5mo	$410,000	$247	73
321 Pepper Dr	0.16mi	3/2.0 (+1)	1,677 (+6%)	9mo	$425,000	$253	70
325 W D St	0.32mi	3/2.0 (+1)	1,620 (+3%)	8mo	$350,000	$216	69
718 Elm	0.57mi	3/2.0 (+1)	1,617 (+2%)	1mo	$419,000	$259	64
705 Elm	0.57mi	3/2.0 (+1)	1,617 (+2%)	0mo	$424,000	$262	64
402 W A St	0.48mi	3/2.0 (+1)	1,537 (-3%)	5mo	$400,000	$260	64
508 Oakwood St	0.59mi	3/2.0 (+1)	1,582 (+0%)	4mo	$415,000	$262	63
1000 Cypress Way	0.60mi	3/2.0 (+1)	1,591 (+1%)	11mo	$385,000	$242	56
515 Melrose Ct	0.49mi	3/2.0 (+1)	1,441 (-9%)	6mo	$402,600	$279	53
1134 Elm St	0.75mi	3/2.5 (+1)	1,527 (-3%)	8mo	$355,000	$232	46
424 Brentwood Dr	0.69mi	3/2.0 (+1)	1,450 (-8%)	12mo	$359,000	$248	39

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 · 0.05% rent growth · sell at horizon

5-year hold

• IRR: 4.2%
• Equity multiple: 1.16×
• Total profit: $7,073
• Equity at exit: $23,842

10-year hold

• IRR: 10.8%
• Equity multiple: 1.73×
• Total profit: $32,584
• Equity at exit: $13,825

Cash invested: $44,772 (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 93561

• Home prices YoY: -23.9%
• Rents YoY: 0.1%
• Active inventory: 658
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,167 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$191 /mo · $2,291/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $616

Break-even live

Break-even rent $1,387

Max offer price $159,900

Occupancy floor 67%

Sensitivity live

Price	-10% $706	-5% $661	+0% $616	+5% $570	+10% $525
Rent	-10% $444	-5% $530	+0% $616	+5% $701	+10% $787
Rate	-1.0pp $696	-0.5pp $656	base $616	+0.5pp $574	+1.0pp $532

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
933 Clearview St Tehachapi, CA	3.0	2.0	1130	$2,350	$2.08	12d	1	0.53mi
933 Clearview St Tehachapi, CA	3.0	2.0	1130	$2,350	$2.08	24d	1	0.53mi
458 Sherwood Pl Tehachapi, CA	3.0	2.0	1378	$2,300	$1.67	11d	1	0.82mi
1431 Cimarron Ct Unit 2 Tehachapi, CA	2.0	1.5	1200	$1,650	$1.38	4d	1	1.15mi

Listing history 8 events

1. 2026-05-23
   status Active
2. 2026-05-21
   status Pending
3. 2026-05-20
   historical Active - Contingent
4. 2026-05-19
   listed $159,900 Active
5. 2024-10-10
   status Pending
6. 2024-10-04
   price $240,000
7. 2024-07-18
   listed $260,000 Active
8. 1989-10-20
   soldstatus $62,000

ⓘ 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: $2,291 · $191/mo
• Projected year-2 tax: $2,291 · $191/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥90°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 17 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,998
• − Mortgage interest: −$8,957
• − Property taxes: −$2,291
• − Insurance: −$800
• − Repairs & maintenance: −$2,080
• − Management: −$2,080
• − Depreciation: −$4,652
• Taxable income: $5,140
• Est. tax owed @ 24.0%: −$1,234
• After-tax cash flow: $6,153/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: Tehachapi Unified
• NCES district ID: 0638880
• Math proficiency: 26% ▼ -5.00%
• Reading proficiency: 40% ▼ -6.00%
• Median HH income: $59,230
• Composite: 29.52/100
• National rank: #6497
• State rank: #285 of 517 in CA

Livability — Tehachapi

• Score: 51/100
• State rank: #1093
• US rank: #25419

Category grades

Amenities F Commute F Cost of living F 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: Tehachapi, CA
• County: Kern County · 710,371 people
• City population: 31,175
• Metro: Bakersfield, CA
• Population (ZIP): 31,175
• Household income: $87,357
• Rent vs Own: 20.2% rent · 79.8% own
• Severe rent burden: 568.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 24% Two or more races 9% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Italian 6% Lithuanian 3% Slovak 3%
• Foreign-born: 10% · Canada, China
• Languages at home: 83% English-only · Spanish 13% Chinese 1% Other Indo-European 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: ▼ -116.70%
• Current HPI: 371.6546
• Rent YoY: ▬ 0.05%
• 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

+157.9% since first listed

8 events — show timeline

• 2026-05-23 Relisted — GEMLS
• 2026-05-21 Pending — GEMLS
• 2026-05-20 Contingent — GEMLS
• 2026-05-19 Listed $159,900 GEMLS
• 2024-10-10 Pending — GEMLS
• 2024-10-04 Price Changed $240,000 GEMLS
• 2024-07-18 Listed $260,000 GEMLS
• 1989-10-20 Sold (Public Records) $62,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $2,291 · +0.8% YoY. Source: county tax records.