33 Tee Ln · Oildale, CA 93308

$73,000

2 bd · 1.0 ba · 960 sqft · Manufactured public records · 125 Days on market

Built 1977 $76/sqft · 33% above area Est $55k · 33% over ↓ 18% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Appreciation +2.7/10.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Located in the desirable Highland Knolls +55 Park, this home is turnkey and ready for you! Home has 2 bedrooms and 1.75 baths. The entire home has been updated with new vinyl flooring throughout, new kitchen and bath cabinets, new light fixtures, Fresh paint throughout and stainless stove and microwave. Home has a cool, desirable and welcoming color palette throughout. Ideally located at end of street with a pie shaped lot, fully fenced with low maintenance decorative rock, a Utility shed, a beautiful producing Orange Tree and a cute as a button covered front patio that overlooks the community! Don't delay, make your appt today.

Key facts

• New bath cabinets
• Stainless stove
• New kitchen cabinets

Tags

• TURNKEY
• NEW VINYL FLOORING
• NEW KITCHEN CABINETS
• NEW BATH CABINETS
• NEW LIGHT FIXTURES
• STAINLESS STOVE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $73k.

Deal economics

• At list price, monthly cash flow is $652 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $73k).
• Recommended offer: $64k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.0% 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.
• Standard Elementary (suburban): math 16% / reading 27% proficiency, ranked #1,227 of 1,400 in CA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.2%/yr); 307 active listings in the ZIP; 19 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 $505 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y ago; this cycle's ask has dropped $16k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 5→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,240 (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. Built in 1977 — 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: 2.00% ✓
• Cap rate: 17.01%
• Cash-on-cash: 38.26%
• DSCR: 2.70
• GRM: 4.2

CMA / ARV

• ARV (median comp): $55,000
• List price: $73,000
• Delta: 32.73%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Serve Ln	0.13mi	2/2.0	924 (-4%)	19mo	$60,000	$65	68
83 Eagle Ln	0.15mi	2/2.0	840 (-12%)	10mo	$55,000	$65	60
116 Serve Ln	0.13mi	3/2.0 (+1)	1,056 (+10%)	18mo	$43,000	$41	53

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: 33.5%
• Equity multiple: 2.40×
• Total profit: $28,565
• Equity at exit: $10,885

10-year hold

• IRR: 40.0%
• Equity multiple: 4.61×
• Total profit: $73,812
• Equity at exit: $6,312

Cash invested: $20,440 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,464 high
• Mortgage (P&I): −$383
• Tax est. 1.5%: −$91 /mo · $1,095/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $652

Break-even live

Break-even rent $639

Max offer price $73,000

Occupancy floor 50%

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: $18,250
• Closing costs: $2,190
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
730 James Rd Bakersfield, CA	2.0	1.0	835	$1,175	$1.41	2d	1	0.25mi
3600 N Chester Ave Unit 10-B Bakersfield, CA	2.0	1.0	953	$1,295	$1.36	2d	1	0.54mi
3518 N Chester Ave Unit 6 Bakersfield, CA	1.0	1.0	542	$995	$1.84	43d	1	0.55mi
530 Sunset Meadow Ln Bakersfield, CA	3.0	2.0	1116	$2,050	$1.84	2d	1	0.70mi
516 Yellow Meadow Ct Unit C Bakersfield, CA	2.0	2.0	977	$1,720	$1.76	2d	1	0.74mi
548 Yellow Meadow Ct Unit C Bakersfield, CA	2.0	2.0	925	$1,595	$1.72	2d	1	0.77mi
725 Greenwood Meadow Ln Bakersfield, CA	2.0	1.0	935	$1,600	$1.71	21d	1	0.92mi
3433 Rustic Meadow Ct Apt B Bakersfield, CA	2.0	2.0	1115	$1,750	$1.57	2d	1	0.95mi
3125 Park Meadows Dr Unit B Bakersfield, CA	1.0	1.0	718	$1,495	$2.08	43d	1	1.03mi
3125 Park Meadows Dr Unit B Bakersfield, CA	2.0	2.0	898	$1,595	$1.78	2d	1	1.03mi
930 Day Ave Unit C Bakersfield, CA	2.0	1.5	900	$1,395	$1.55	43d	1	1.09mi
930 Day Ave Unit A Bakersfield, CA	2.0	1.5	900	$1,395	$1.55	2d	1	1.09mi
932 Day Ave Unit D Bakersfield, CA	2.0	1.0	900	$1,295	$1.44	2d	1	1.09mi
101 Star Ct Bakersfield, CA	3.0	2.0	1040	$2,145	$2.06	43d	1	1.10mi
2600 Park Meadows Dr Bakersfield, CA	1.0–2.0	1.0–2.0	864	$1,495	$1.73	2d	2	1.30mi
2301 Olympic Dr Unit C Bakersfield, CA	1.0	1.0	756	$1,095	$1.45	2d	1	1.37mi
615 W China Grade Loop Bakersfield, CA	1.0–2.0	1.0–2.0	875	$1,850	$2.11	2d	6	1.42mi
411 Highland Dr Bakersfield, CA	2.0	1.0	1051	$1,650	$1.57	2d	1	1.46mi
2309 Manor St Bakersfield, CA	3.0	1.0	1090	$1,725	$1.58	2d	1	1.46mi

Listing history 18 events

1. 2026-06-18
   days on market $73,000 Active 125 DOM
2. 2026-06-17
   days on market $73,000 Active 124 DOM
3. 2026-06-16
   days on market $73,000 Active 123 DOM
4. 2026-06-15
   days on market $73,000 Active 122 DOM
5. 2026-06-14
   days on market $73,000 Active 120 DOM
6. 2026-06-10
   days on market $73,000 Active 117 DOM
7. 2026-06-09
   days on market $73,000 Active 116 DOM
8. 2026-06-08
   days on market $73,000 Active 115 DOM
9. 2026-06-07
   days on market $73,000 Active 114 DOM
10. 2026-06-05
    days on market $73,000 Active 111 DOM
11. 2026-06-03
    days on market $73,000 Active 110 DOM
12. 2026-06-03
    days on market $73,000 Active 109 DOM
13. 2026-06-01
    days on market $73,000 Active 108 DOM
14. 2026-05-31
    days on market $73,000 Active 107 DOM
15. 2026-03-23
    price $73,000 636-char remark

    Show marketing remark (636 chars)

    Located in the desirable Highland Knolls +55 Park, this home is turnkey and ready for you! Home has 2 bedrooms and 1.75 baths. The entire home has been updated with new vinyl flooring throughout, new kitchen and bath cabinets, new light fixtures, Fresh paint throughout and stainless stove and microwave. Home has a cool, desirable and welcoming color palette throughout. Ideally located at end of street with a pie shaped lot, fully fenced with low maintenance decorative rock, a Utility shed, a beautiful producing Orange Tree and a cute as a button covered front patio that overlooks the community! Don't delay, make your appt today.

16. 2026-02-13
    listed $89,000 Active 636-char remark

    Show marketing remark (636 chars)

    Located in the desirable Highland Knolls +55 Park, this home is turnkey and ready for you! Home has 2 bedrooms and 1.75 baths. The entire home has been updated with new vinyl flooring throughout, new kitchen and bath cabinets, new light fixtures, Fresh paint throughout and stainless stove and microwave. Home has a cool, desirable and welcoming color palette throughout. Ideally located at end of street with a pie shaped lot, fully fenced with low maintenance decorative rock, a Utility shed, a beautiful producing Orange Tree and a cute as a button covered front patio that overlooks the community! Don't delay, make your appt today.

17. 2008-02-28
    historical
18. 2007-11-07
    listed

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 5 d/yr ≥104°F today · 12 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: $17,563
• − Mortgage interest: −$4,089
• − Property taxes: −$1,095
• − Insurance: −$365
• − Repairs & maintenance: −$1,405
• − Management: −$1,405
• − Depreciation: −$2,124
• Taxable income: $7,081
• Est. tax owed @ 24.0%: −$1,699
• After-tax cash flow: $6,122/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: Standard Elementary
• NCES district ID: 0637890
• Math proficiency: 16% ▬ 0.00%
• Reading proficiency: 27% ▼ -3.00%
• Median HH income: $40,574
• Composite: 21.42/100
• National rank: #13640
• State rank: #1227 of 1400 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

-18.0% since first listed

4 events — show timeline

• 2026-03-23 Price Changed $73,000 GEMLS
• 2026-02-13 Listed $89,000 GEMLS
• 2008-02-28 Delisted — TheMLS
• 2007-11-07 Listed — TheMLS

Property tax history

+2.5%/yr

Latest (2025): $130 · +6.5% YoY. Source: county tax records.