21101 Hacienda Blvd · California City, CA 93505

$309,000

3 bd · 2.0 ba · 1,831 sqft · SingleFamily public records · 213 Days on market

Built 1986 0.28 ac lot $169/sqft · at area comps Est $316k · at est.

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Why this score? — see what drove the D- 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).

• Appreciation +10.0/10.0
• ARV discount +8.5/15.0
• Cash flow +7.4/30.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0
• Schools +2.1/10.0
• 1% rule +1.8/10.0
• DSCR +1.5/10.0

Listing remarks MLS

Welcome to this beautifully maintained 3-bedroom, 3-bathroom single-family home nestled in the heart of California City. Boasting 1,831 square feet of comfortable living space, this home offers the perfect blend of modern design and everyday functionality. Inside you'll discover an open-concept layout filled with natural light, spacious living and dining areas, and a thoughtfully designed kitchen perfect for family gatherings or entertaining guests. The primary suite features a private en-suite bath, offering a relaxing retreat at the end of the day. Sitting on a generous lot, there's plenty of room to enjoy the desert sun, start a garden, or design your dream backyard oasis. Whether you're looking for a family home or an investment opportunity, this property delivers space, comfort, and potential in equal measure.

Key facts

• 0.28 acre lot
• 6 garage spots
• Built 1986

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $309k.

Deal economics

• At list price, monthly cash flow is $-400 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (22.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (31.6% below list).
• Recommended offer: $211k (31.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 44/100 on livability (#1,329 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: schools F, crime 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: Rents rising fast (+5.5%/yr); 703 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 42% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $33k of equity ($2k loan paydown + $31k appreciation (10.0% local appreciation)).
• Kern County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 213 days — a 12% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,348 (31.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 213 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
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 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?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.68% ✗
• Cap rate: 4.74%
• Cash-on-cash: -5.54%
• DSCR: 0.75
• GRM: 12.2

CMA / ARV

• ARV (median comp): $315,698
• List price: $309,000
• Delta: -2.12%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9049 Aspen Ave	0.37mi	3/2.0	1,828 (-0%)	6mo	$245,000	$134	77
9509 Village Pkwy	0.34mi	4/2.0 (+1)	1,916 (+5%)	2mo	$325,000	$170	70
8825 Xavier Ave	0.57mi	4/2.0 (+1)	1,778 (-3%)	1mo	$270,000	$152	63
9701 Susan Ave	0.66mi	3/2.0	1,753 (-4%)	3mo	$345,000	$197	60
9224 Holly Ave	0.57mi	4/3.0 (+1)	1,858 (+2%)	3mo	$370,000	$199	59
9564 Village Pkwy	0.39mi	4/3.0 (+1)	1,991 (+9%)	4mo	$385,000	$193	55
9925 Irene Ave	0.75mi	3/2.5	1,750 (-4%)	0mo	$280,000	$160	55
9348 S loop Blvd	0.64mi	4/2.0 (+1)	1,728 (-6%)	1mo	$353,000	$204	55
21231 Corwin St	0.50mi	3/2.0	1,632 (-11%)	4mo	$279,000	$171	55
9418 Karen Ave	0.64mi	3/2.0	1,626 (-11%)	3mo	$258,000	$159	49
8873 Holly	0.72mi	3/2.0	1,639 (-10%)	0mo	$260,000	$159	49
9709 Susan Ave	0.66mi	4/3.5 (+1)	1,994 (+9%)	3mo	$390,000	$196	41

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

Projected returns pro-forma

10.0% appreciation · 5.45% rent growth · sell at horizon

5-year hold

• IRR: 21.0%
• Equity multiple: 2.71×
• Total profit: $148,171
• Equity at exit: $278,372

10-year hold

• IRR: 19.6%
• Equity multiple: 6.41×
• Total profit: $468,294
• Equity at exit: $600,319

Cash invested: $86,520 (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 93505

• Home prices YoY: 13.0%
• Rents YoY: 5.5%
• Active inventory: 703
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $2,113 high
• Mortgage (P&I): −$1,620
• Tax from tax record: −$320 /mo · $3,840/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-400

Break-even live

Break-even rent $2,619

Max offer price $238,421

Occupancy floor —

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: $77,250
• Closing costs: $9,270
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21235 Windsong St California City, CA	3.0	3.0	1780	$2,100	$1.18	23d	1	0.52mi
21231 Corwin St California City, CA	3.0	2.0	1632	$2,500	$1.53	23d	1	0.53mi
9931 Putter Ct California City, CA	3.0	2.0	1445	$1,675	$1.16	3d	1	0.54mi
9213 Holly Ave California City, CA	3.0	2.0	1339	$1,900	$1.42	3d	1	0.56mi
21187 Conklin Blvd California City, CA	3.0	2.0	1473	$1,800	$1.22	14d	1	0.56mi
21319 Conklin Ct California City, CA	2.0	2.0	1816	$2,200	$1.21	43d	1	0.62mi
8801 S Loop Blvd California City, CA	3.0	2.0	1537	$2,600	$1.69	23d	1	0.79mi
9019 Evelyn Ave California City, CA	4.0	2.0	1731	$2,600	$1.50	3d	1	0.90mi
9610 Oleander Ave Unit A California City, CA	2.0	1.0	1300	$1,575	$1.21	23d	1	0.97mi
9225 Peach Ave Unit A California City, CA	3.0	2.0	1275	$1,950	$1.53	23d	1	1.00mi
8648 Lime Ave California City, CA	3.0	2.0	1459	$2,400	$1.64	23d	1	1.12mi
8848 Oleander Ave California City, CA	3.0	2.0	1302	$1,900	$1.46	23d	1	1.14mi
10193 Evelyn Ave California City, CA	3.0	2.0	1616	$2,150	$1.33	14d	1	1.15mi
20312 Dean Ct California City, CA	3.0	2.0	1742	$1,975	$1.13	14d	1	1.15mi
20673 Medio St California City, CA	3.0	2.0	1690	$2,075	$1.23	23d	1	1.18mi
8560 Nipa Ave California City, CA	3.0	2.0	1309	$1,850	$1.41	14d	1	1.28mi
9000 Underwood Ave California City, CA	3.0	2.0	1540	$1,900	$1.23	23d	1	1.35mi
21398 Baldwin Ln California City, CA	4.0	2.0	1527	$2,000	$1.31	2d	1	1.39mi
8100 Fernwood Ave California City, CA	3.0	2.0	1336	$1,850	$1.38	23d	1	1.40mi
8332 Rea Ave California City, CA	4.0	3.0	1861	$2,500	$1.34	3d	1	1.42mi
8307 Charles Pl California City, CA	3.0	2.0	1498	$1,750	$1.17	14d	1	1.43mi

Listing history 27 events

1. 2026-06-18
   days on market $309,000 Active 213 DOM
2. 2026-06-17
   days on market $309,000 Active 212 DOM
3. 2026-06-16
   days on market $309,000 Active 211 DOM
4. 2026-06-15
   days on market $309,000 Active 210 DOM
5. 2026-06-14
   days on market $309,000 Active 208 DOM
6. 2026-06-13
   days on market $309,000 Active 207 DOM
7. 2026-06-10
   days on market $309,000 Active 205 DOM
8. 2026-06-09
   days on market $309,000 Active 204 DOM
9. 2026-06-08
   days on market $309,000 Active 203 DOM
10. 2026-06-07
    days on market $309,000 Active 202 DOM
11. 2026-06-05
    days on market $309,000 Active 199 DOM
12. 2026-06-03
    days on market $309,000 Active 198 DOM
13. 2026-06-03
    days on market $309,000 Active 197 DOM
14. 2026-06-01
    days on market $309,000 Active 196 DOM
15. 2026-05-31
    days on market $309,000 Active 195 DOM
16. 2026-05-07
    price $309,000 826-char remark

    Show marketing remark (826 chars)

    Welcome to this beautifully maintained 3-bedroom, 3-bathroom single-family home nestled in the heart of California City. Boasting 1,831 square feet of comfortable living space, this home offers the perfect blend of modern design and everyday functionality. Inside you'll discover an open-concept layout filled with natural light, spacious living and dining areas, and a thoughtfully designed kitchen perfect for family gatherings or entertaining guests. The primary suite features a private en-suite bath, offering a relaxing retreat at the end of the day. Sitting on a generous lot, there's plenty of room to enjoy the desert sun, start a garden, or design your dream backyard oasis. Whether you're looking for a family home or an investment opportunity, this property delivers space, comfort, and potential in equal measure.

17. 2026-02-14
    price $310,000 826-char remark

    Show marketing remark (826 chars)

    Welcome to this beautifully maintained 3-bedroom, 3-bathroom single-family home nestled in the heart of California City. Boasting 1,831 square feet of comfortable living space, this home offers the perfect blend of modern design and everyday functionality. Inside you'll discover an open-concept layout filled with natural light, spacious living and dining areas, and a thoughtfully designed kitchen perfect for family gatherings or entertaining guests. The primary suite features a private en-suite bath, offering a relaxing retreat at the end of the day. Sitting on a generous lot, there's plenty of room to enjoy the desert sun, start a garden, or design your dream backyard oasis. Whether you're looking for a family home or an investment opportunity, this property delivers space, comfort, and potential in equal measure.

18. 2025-11-17
    listed $315,000 Active 826-char remark

    Show marketing remark (826 chars)

    Welcome to this beautifully maintained 3-bedroom, 3-bathroom single-family home nestled in the heart of California City. Boasting 1,831 square feet of comfortable living space, this home offers the perfect blend of modern design and everyday functionality. Inside you'll discover an open-concept layout filled with natural light, spacious living and dining areas, and a thoughtfully designed kitchen perfect for family gatherings or entertaining guests. The primary suite features a private en-suite bath, offering a relaxing retreat at the end of the day. Sitting on a generous lot, there's plenty of room to enjoy the desert sun, start a garden, or design your dream backyard oasis. Whether you're looking for a family home or an investment opportunity, this property delivers space, comfort, and potential in equal measure.

19. 2025-11-12
    historical $1,950
20. 2025-10-09
    price $1,950
21. 2025-09-11
    listed $2,500
22. 2021-08-05
    soldstatus $285,000 Closed 955-char remark

    Show marketing remark (955 chars)

    This MOVE-IN-READY home is located on a fantastic oversized lot. In fact, the surrounding lots are vacant, giving you tons of privacy while still within walking distance of city hall, the police station, schools, shopping and more. Step inside to find high ceilings, fresh paint and custom-tiled floors, along with new plank flooring, new carpeting and updated fixtures throughout. This unique layout offers two living spaces and two private master suites -- each in a separate wing of the house. At the center of everything, your kitchen features granite countertops, a center island and a peninsula with bar seating. Just steps from the kitchen, check out the lovely enclosed patio -- perfect for entertaining. The huge, fenced-in backyard includes a deck, a pergola, a storage shed and a carport. Don't forget about the 2-car garage and the dedicated storage spot for your boat or RV! You must come see this downtown California City property in person.

23. 2021-08-05
    soldstatus $285,000

    Show marketing remark (955 chars)

    This MOVE-IN-READY home is located on a fantastic oversized lot. In fact, the surrounding lots are vacant, giving you tons of privacy while still within walking distance of city hall, the police station, schools, shopping and more. Step inside to find high ceilings, fresh paint and custom-tiled floors, along with new plank flooring, new carpeting and updated fixtures throughout. This unique layout offers two living spaces and two private master suites -- each in a separate wing of the house. At the center of everything, your kitchen features granite countertops, a center island and a peninsula with bar seating. Just steps from the kitchen, check out the lovely enclosed patio -- perfect for entertaining. The huge, fenced-in backyard includes a deck, a pergola, a storage shed and a carport. Don't forget about the 2-car garage and the dedicated storage spot for your boat or RV! You must come see this downtown California City property in person.

24. 2021-07-16
    price $284,990 955-char remark

    Show marketing remark (955 chars)

    This MOVE-IN-READY home is located on a fantastic oversized lot. In fact, the surrounding lots are vacant, giving you tons of privacy while still within walking distance of city hall, the police station, schools, shopping and more. Step inside to find high ceilings, fresh paint and custom-tiled floors, along with new plank flooring, new carpeting and updated fixtures throughout. This unique layout offers two living spaces and two private master suites -- each in a separate wing of the house. At the center of everything, your kitchen features granite countertops, a center island and a peninsula with bar seating. Just steps from the kitchen, check out the lovely enclosed patio -- perfect for entertaining. The huge, fenced-in backyard includes a deck, a pergola, a storage shed and a carport. Don't forget about the 2-car garage and the dedicated storage spot for your boat or RV! You must come see this downtown California City property in person.

25. 2021-07-16
    listed $294,990 Active 955-char remark

    Show marketing remark (955 chars)

    This MOVE-IN-READY home is located on a fantastic oversized lot. In fact, the surrounding lots are vacant, giving you tons of privacy while still within walking distance of city hall, the police station, schools, shopping and more. Step inside to find high ceilings, fresh paint and custom-tiled floors, along with new plank flooring, new carpeting and updated fixtures throughout. This unique layout offers two living spaces and two private master suites -- each in a separate wing of the house. At the center of everything, your kitchen features granite countertops, a center island and a peninsula with bar seating. Just steps from the kitchen, check out the lovely enclosed patio -- perfect for entertaining. The huge, fenced-in backyard includes a deck, a pergola, a storage shed and a carport. Don't forget about the 2-car garage and the dedicated storage spot for your boat or RV! You must come see this downtown California City property in person.

26. 2021-07-15
    historical
27. 2021-06-18
    listed $294,990 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: $3,840 · $320/mo
• Projected year-2 tax: $3,840 · $320/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 1/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 13 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,362
• − Mortgage interest: −$17,309
• − Property taxes: −$3,840
• − Insurance: −$1,545
• − Repairs & maintenance: −$2,029
• − Management: −$2,029
• − Depreciation: −$8,989
• Taxable loss: −$10,379
• Est. tax savings @ 24.0%: +$2,491
• After-tax cash flow: $-2,303/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 — California City

• Score: 44/100
• State rank: #1329
• US rank: #26753

Category grades

Amenities F Commute F Cost of living C 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: California City, CA
• County: Kern County · 710,371 people
• City population: 14,353
• Metro: Bakersfield, CA
• Population (ZIP): 14,353
• Household income: $59,827
• Rent vs Own: 44.6% rent · 55.4% own
• Severe rent burden: 883.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Hispanic / Latino 40% White 30% Black 22% Two or more races 16% Native American 3% Asian 1%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Italian 3% Lithuanian 1% Romanian 1%
• Foreign-born: 13% · Canada, Dominican Republic
• Languages at home: 68% English-only · Spanish 29%

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: ▲ 46.32%
• Current HPI: 402.4192
• Rent YoY: ▲ 5.45%
• 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

+4.7% since first listed

12 events — show timeline

• 2026-05-07 Price Changed $309,000 CRMLS
• 2026-02-14 Price Changed $310,000 CRMLS
• 2025-11-17 Listed $315,000 CRMLS
• 2025-11-12 Rental Removed $1,950 CRMLS
• 2025-10-09 Price Changed $1,950 CRMLS
• 2025-09-11 Listed for Rent $2,500 CRMLS
• 2021-08-05 Sold (Public Records) $285,000 Public Records
• 2021-08-05 Sold (MLS) $285,000 AVMLS
• 2021-07-16 Price Changed $284,990 AVMLS
• 2021-07-16 Listed $294,990 AVMLS
• 2021-07-15 Listing Removed — AVMLS
• 2021-06-18 Listed $294,990 AVMLS

Property tax history

+11.0%/yr

Latest (2025): $3,840 · -5.4% YoY. Source: county tax records.