6601 Eucalyptus #269 · East Niles, CA 93306

$129,999

3 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 125 Days on market

Built 1985 $77/sqft · 35% above area Est $96k · 35% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Schools +3.4/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 4-bedroom, 2-bath manufactured home featuring a remodeled kitchen with a pot filler above the stove and an open-concept layout that keeps you connected while entertaining. Both bathrooms have been updated with new sinks and vanity cabinets.Enjoy a spacious yard with a storage shed, plus access to community amenities including a swimming pool, family room, gym in progress, basketball court, volleyball area, kids' study and activity space, and a small hall for family gatherings or events.Space rent is $875 per month. Buyer to verify space rent, park rules, and all information.

Key facts

• Vanity cabinets
• Remodeled kitchen
• New sinks

Tags

• REMODELED KITCHEN
• POT FILLER
• OPEN-CONCEPT LAYOUT
• UPDATED BATHROOMS
• NEW SINKS
• VANITY CABINETS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $683 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 4.4% in East Niles — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Kern High (urban): math 21% / reading 51% proficiency, ranked #860 of 1,400 in CA (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.2%/yr); 387 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 3,244 units permitted in Kern County in 2024 (73 in 5+ unit buildings).
• This rent runs 32% of the median local income ($70k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 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.
• At projected returns (-3.0% appreciation + 2.2% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y 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 $53k; list at $130k implies a 146% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,399 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.42% ✓
• Cap rate: 12.60%
• Cash-on-cash: 22.52%
• DSCR: 2.00
• GRM: 5.9

CMA / ARV

• ARV (median comp): $95,997
• List price: $129,999
• Delta: 35.42%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6601 Eucalyptus Dr #159	0.00mi	4/2.5 (+1)	1,674 (-0%)	12mo	$134,999	$81	83
6601 Eucalyptus Dr #211	0.00mi	3/2.0	1,618 (-4%)	18mo	$129,999	$80	78
6601 Eucalyptus Dr #22	0.00mi	4/2.0 (+1)	1,536 (-9%)	11mo	$98,500	$64	72
6601 Eucalyptus Dr #252	0.00mi	4/2.8 (+1)	1,560 (-7%)	20mo	$140,000	$90	63
6601 Eucalyptus Dr #55	0.00mi	4/2.0 (+1)	1,440 (-14%)	12mo	$85,000	$59	61

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 · 2.24% rent growth · sell at horizon

5-year hold

• IRR: 14.5%
• Equity multiple: 1.58×
• Total profit: $20,983
• Equity at exit: $19,383

10-year hold

• IRR: 22.7%
• Equity multiple: 2.88×
• Total profit: $68,424
• Equity at exit: $11,240

Cash invested: $36,400 (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 93306

• Rents YoY: 2.2%
• Active inventory: 387
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,848 high
• Mortgage (P&I): −$682
• Tax from tax record: −$41 /mo · $489/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $683

Break-even live

Break-even rent $983

Max offer price $129,999

Occupancy floor 58%

Sensitivity live

Price	-10% $757	-5% $720	+0% $683	+5% $646	+10% $609
Rent	-10% $537	-5% $610	+0% $683	+5% $756	+10% $829
Rate	-1.0pp $748	-0.5pp $716	base $683	+0.5pp $649	+1.0pp $615

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
600 Morning Dr Unit 661-363-6434 Bakersfield, CA	3.0	1.0	1054	$1,067	$1.01	45d	1	0.67mi
805 Apple St Bakersfield, CA	2.0	2.0	1575	$1,595	$1.01	15d	1	1.00mi
8817 Butternut Ave Bakersfield, CA	3.0	2.0	1383	$2,200	$1.59	3d	1	1.09mi
3311 Camellia Dr Bakersfield, CA	3.0	2.0	1128	$1,925	$1.71	45d	1	1.12mi
925 Pesante Rd Bakersfield, CA	3.0	2.0	1500	$1,800	$1.20	3d	1	1.24mi
460 Oswell St Unit B Bakersfield, CA	3.0	2.0	1324	$1,700	$1.28	3d	1	1.42mi

Listing history 27 events

1. 2026-06-18
   days on market $129,999 Active 125 DOM
2. 2026-06-17
   days on market $129,999 Active 124 DOM
3. 2026-06-16
   days on market $129,999 Active 123 DOM
4. 2026-06-15
   days on market $129,999 Active 122 DOM
5. 2026-06-14
   days on market $129,999 Active 120 DOM
6. 2026-06-10
   days on market $129,999 Active 117 DOM
7. 2026-06-09
   days on market $129,999 Active 116 DOM
8. 2026-06-08
   days on market $129,999 Active 115 DOM
9. 2026-06-07
   days on market $129,999 Active 114 DOM
10. 2026-06-05
    days on market $129,999 Active 111 DOM
11. 2026-06-03
    days on market $129,999 Active 110 DOM
12. 2026-06-03
    days on market $129,999 Active 109 DOM
13. 2026-06-01
    days on market $129,999 Active 108 DOM
14. 2026-05-31
    days on market $129,999 Active 107 DOM
15. 2026-04-21
    status Active 591-char remark

    Show marketing remark (591 chars)

    Beautiful 4-bedroom, 2-bath manufactured home featuring a remodeled kitchen with a pot filler above the stove and an open-concept layout that keeps you connected while entertaining. Both bathrooms have been updated with new sinks and vanity cabinets.Enjoy a spacious yard with a storage shed, plus access to community amenities including a swimming pool, family room, gym in progress, basketball court, volleyball area, kids' study and activity space, and a small hall for family gatherings or events.Space rent is $875 per month. Buyer to verify space rent, park rules, and all information.

16. 2026-03-30
    status Active 593-char remark

    Show marketing remark (593 chars)

    Beautiful 4-bedroom, 2-bath manufactured home featuring a remodeled kitchen with a pot filler above the stove and an open-concept layout that keeps you connected while entertaining. Both bathrooms have been updated with new sinks and vanity cabinets. Enjoy a spacious yard with a storage shed, plus access to community amenities including a swimming pool, family room, gym in progress, basketball court, volleyball area, kids' study and activity space, and a small hall for family gatherings or events. Space rent is $875 per month. Buyer to verify space rent, park rules, and all information.

17. 2026-03-26
    status Pending 593-char remark

    Show marketing remark (593 chars)

    Beautiful 4-bedroom, 2-bath manufactured home featuring a remodeled kitchen with a pot filler above the stove and an open-concept layout that keeps you connected while entertaining. Both bathrooms have been updated with new sinks and vanity cabinets. Enjoy a spacious yard with a storage shed, plus access to community amenities including a swimming pool, family room, gym in progress, basketball court, volleyball area, kids' study and activity space, and a small hall for family gatherings or events. Space rent is $875 per month. Buyer to verify space rent, park rules, and all information.

18. 2026-03-06
    historical Pending Accepting Backups 591-char remark

    Show marketing remark (591 chars)

    Beautiful 4-bedroom, 2-bath manufactured home featuring a remodeled kitchen with a pot filler above the stove and an open-concept layout that keeps you connected while entertaining. Both bathrooms have been updated with new sinks and vanity cabinets.Enjoy a spacious yard with a storage shed, plus access to community amenities including a swimming pool, family room, gym in progress, basketball court, volleyball area, kids' study and activity space, and a small hall for family gatherings or events.Space rent is $875 per month. Buyer to verify space rent, park rules, and all information.

19. 2026-02-16
    listed $129,999 Active 591-char remark

    Show marketing remark (591 chars)

    Beautiful 4-bedroom, 2-bath manufactured home featuring a remodeled kitchen with a pot filler above the stove and an open-concept layout that keeps you connected while entertaining. Both bathrooms have been updated with new sinks and vanity cabinets.Enjoy a spacious yard with a storage shed, plus access to community amenities including a swimming pool, family room, gym in progress, basketball court, volleyball area, kids' study and activity space, and a small hall for family gatherings or events.Space rent is $875 per month. Buyer to verify space rent, park rules, and all information.

20. 2026-02-13
    listed $129,999 Active
21. 2026-01-18
    listed $129,999 Active 593-char remark

    Show marketing remark (593 chars)

    Beautiful 4-bedroom, 2-bath manufactured home featuring a remodeled kitchen with a pot filler above the stove and an open-concept layout that keeps you connected while entertaining. Both bathrooms have been updated with new sinks and vanity cabinets. Enjoy a spacious yard with a storage shed, plus access to community amenities including a swimming pool, family room, gym in progress, basketball court, volleyball area, kids' study and activity space, and a small hall for family gatherings or events. Space rent is $875 per month. Buyer to verify space rent, park rules, and all information.

22. 2016-08-29
    price $52,900
23. 2016-08-29
    soldstatus $52,900 Sold
24. 2016-08-19
    status Pending
25. 2016-08-19
    price $55,000
26. 2016-08-13
    listed $55,000 Active
27. 2016-08-04
    price $52,900

ⓘ 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: $489 · $41/mo
• Projected year-2 tax: $988 · $82/mo
• Expected delta: +$499/yr (+$42/mo · 102.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 34 unhealthy d/yr today · 40 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,171
• − Mortgage interest: −$7,282
• − Property taxes: −$489
• − Insurance: −$650
• − Repairs & maintenance: −$1,774
• − Management: −$1,774
• − Depreciation: −$3,782
• Taxable income: $6,421
• Est. tax owed @ 24.0%: −$1,541
• After-tax cash flow: $6,654/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: Kern High
• NCES district ID: 0619540
• Math proficiency: 21% ▬ 0.00%
• Reading proficiency: 51% ▲ 2.00%
• Median HH income: $49,686
• Composite: 33.68/100
• National rank: #10443
• State rank: #860 of 1400 in CA

Livability — East Niles

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: East Niles, CA
• County: Kern County · 710,371 people
• Metro: Bakersfield, CA
• Population (ZIP): 74,116
• Household income: $69,805
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 2871.0

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 Hispanic (67%)
• Race & ethnicity: Hispanic / Latino 67% White 23% Two or more races 20% Black 3% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 63%
• Common ancestry: Italian 2% Slovak 1% Russian 1%
• Foreign-born: 19% · Canada
• Languages at home: 50% English-only · Spanish 46% Other Asian/Pacific 1% Arabic 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: ▼ -323.02%
• Current HPI: 358.5434
• Rent YoY: ▲ 2.24%
• 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

+145.7% since first listed

13 events — show timeline

• 2026-04-21 Relisted — FRESNOMLS
• 2026-03-30 Relisted — GEMLS
• 2026-03-26 Pending — GEMLS
• 2026-03-06 Contingent — FRESNOMLS
• 2026-02-16 Listed $129,999 FRESNOMLS
• 2026-02-13 Listed $129,999 CRMLS
• 2026-01-18 Listed $129,999 GEMLS
• 2016-08-29 Price Changed $52,900 GEMLS
• 2016-08-29 Sold (MLS) $52,900 GEMLS
• 2016-08-19 Pending — GEMLS
• 2016-08-19 Price Changed $55,000 GEMLS
• 2016-08-13 Listed $55,000 GEMLS
• 2016-08-04 Price Changed $52,900 GEMLS

Property tax history

+4.0%/yr

Latest (2025): $489 · -25.3% YoY. Source: county tax records.