717 45th St · Bakersfield, CA 93301

$139,500

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 65 Days on market

Built 1975 1,800 sqft lot $104/sqft · 70% above area $73/mo HOA · 4% of rent

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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 +27.5/30.0
• DSCR +9.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Schools +3.4/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Rent growth +1.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This thoroughly remodeled 2-bed, 2-bath manufactured home in the desirable Royal Palms 55+ Community is the opportunity you've been waiting for. All ceilings, walls and floors were removed to inspect, clean and repair the structure. This move-in ready home shows like a model and has many luxurious amenities. It features new High-end COREtec Luxury Vinyl Plank Flooring and a new subfloor. This home also features new energy-efficient windows, updated kitchen and bathroom countertops, custom tile showers, new toilets, recessed lighting and water heater. Your inner chef will love the remodeled kitchen with new cabinets and appliances, including a gas range and dishwasher. Additional highlights include indoor laundry, covered parking and a covered patio that is perfect for entertaining friends and family. Royal Palms offers resort-style amenities: two clubhouses, a pool and spa, game rooms, dog park, 3-hole golf course, BBQ areas, and RV storage. Schedule a private showing today.

Key facts

• Covered parking
• Remodeled kitchen
• New cabinets

Tags

• REMODELED KITCHEN
• NEW CABINETS
• NEW APPLIANCES
• GAS RANGE
• COVERED PARKING
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $131k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 3.6% in Bakersfield — 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 (#716 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: health & safety D, schools D-, crime F.
• 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 falling (-5.1%/yr); 70 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 3,244 units permitted in Kern County in 2024 (73 in 5+ unit buildings).
• At $1,651/mo this rent would consume 45% of the median local household income ($44k/yr) (locally 1296% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $964 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.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $140k implies a 458% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $131,130 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
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: 1.18% ✓
• Cap rate: 9.86%
• Cash-on-cash: 12.73%
• DSCR: 1.57
• GRM: 7.0

CMA / ARV

• ARV (median comp): $81,871
• List price: $139,500
• Delta: 70.39%
• Verdict: OVERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
612 44th St	0.03mi	3/2.0	1,336 (-1%)	6mo	$95,000	$71	92
4204 Prince St	0.13mi	2/2.0 (-1)	1,368 (+2%)	1mo	$80,000	$58	85
701 Underwood Ct	0.12mi	3/2.0	1,440 (+7%)	4mo	$85,000	$59	80
4300 Prince St	0.10mi	2/2.0 (-1)	1,248 (-7%)	7mo	$45,000	$36	73
609 42nd St	0.11mi	2/2.0 (-1)	1,440 (+7%)	8mo	$37,500	$26	71
4401 Prince St	0.11mi	2/1.8 (-1)	1,440 (+7%)	8mo	$54,000	$38	71
4324 Sabal Ct	0.16mi	2/2.0 (-1)	1,152 (-14%)	1mo	$40,000	$35	63
4605 Q St	0.09mi	2/2.0 (-1)	1,536 (+14%)	6mo	$85,000	$55	62
4209 Jewett Ave	0.23mi	2/2.0 (-1)	1,200 (-11%)	8mo	$99,999	$83	60
400 E Roberts Ln #30	0.71mi	2/2.0 (-1)	1,344 (0%)	10mo	$105,000	$78	53
400 E Roberts Ln #131	0.71mi	2/2.0 (-1)	1,460 (+9%)	6mo	$84,000	$58	43
400 E Roberts Ln #46	0.71mi	2/2.0 (-1)	1,152 (-14%)	10mo	$130,000	$113	29

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -0.7%
• Equity multiple: 0.97×
• Total profit: $-1,067
• Equity at exit: $20,800

10-year hold

• IRR: 5.7%
• Equity multiple: 1.37×
• Total profit: $14,279
• Equity at exit: $12,061

Cash invested: $39,060 (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 93301

• Home prices YoY: -9.4%
• Rents YoY: -5.1%
• Active inventory: 70
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,651 high
• Mortgage (P&I): −$732
• Tax from tax record: −$27 /mo · $327/yr
• Insurance: −$58
• HOA: −$73
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $414

Break-even live

Break-even rent $1,126

Max offer price $139,500

Occupancy floor 70%

Sensitivity live

Price	-10% $493	-5% $454	+0% $414	+5% $375	+10% $336
Rent	-10% $284	-5% $349	+0% $414	+5% $480	+10% $545
Rate	-1.0pp $485	-0.5pp $450	base $414	+0.5pp $378	+1.0pp $342

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: $34,875
• Closing costs: $4,185
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4504 Tierra Verde St Unit C Bakersfield, CA	2.0	1.5	925	$1,595	$1.72	3d	1	0.33mi
1201 40th St Bakersfield, CA	2.0–3.0	1.0–2.0	870	$1,219	$1.40	3d	1	0.41mi
3700 Q St Bakersfield, CA	3.0	2.0	1088	$1,600	$1.47	4d	1	0.46mi
130 El Cerrito Dr Bakersfield, CA	3.0	2.0	1767	$2,750	$1.56	44d	1	0.66mi
2520 Loma Linda Dr Bakersfield, CA	3.0	2.0	1200	$2,075	$1.73	11d	1	0.76mi
115 Irene St Bakersfield, CA	3.0	1.0	1620	$1,900	$1.17	3d	1	0.88mi
223 McCord Ave Bakersfield, CA	3.0	2.0	1536	$1,795	$1.17	3d	1	0.92mi
715 30th St Bakersfield, CA	3.0	1.0	1000	$1,500	$1.50	22d	1	0.95mi
617 30th St Apt B Bakersfield, CA	2.0	1.0	918	$1,225	$1.33	11d	1	0.95mi
516 28th St Unit 4 Bakersfield, CA	2.0	1.0	900	$1,075	$1.19	3d	1	1.01mi
106 E Warren Ave Bakersfield, CA	3.0	2.0	1169	$1,400	$1.20	11d	1	1.02mi
217 Jefferson St Bakersfield, CA	3.0	2.0	980	$1,550	$1.58	22d	1	1.05mi
114 Flower St Bakersfield, CA	3.0	1.5	1771	$2,000	$1.13	3d	1	1.05mi
327 McCord Ave Unit 6 Bakersfield, CA	3.0	1.0	1000	$1,500	$1.50	3d	1	1.05mi
631 28th St Unit 5 Bakersfield, CA	2.0	1.0	1040	$1,075	$1.03	3d	1	1.06mi
631 28th St Unit 3 Bakersfield, CA	2.0	1.0	1040	$1,075	$1.03	22d	1	1.06mi
222 Moneta Ave Unit 222 Bakersfield, CA	3.0	2.0	1040	$1,700	$1.63	3d	1	1.06mi
448 S Oildale Dr Bakersfield, CA	3.0	2.0	1080	$1,500	$1.39	3d	1	1.06mi
1951 Golden State Ave Bakersfield, CA	1.0–3.0	1.0–2.5	1017	$1,695	$1.67	3d	2	1.09mi
3333 El Encanto Ct Bakersfield, CA	2.0	1.5	990	$1,495	$1.51	3d	1	1.12mi
3333 El Encanto Ct Bakersfield, CA	2.0	2.0	990	$1,595	$1.61	15d	1	1.12mi
222 Harding Ave Unit B Bakersfield, CA	3.0	2.0	1100	$1,750	$1.59	3d	1	1.14mi
415 Jeffrey St Bakersfield, CA	2.0	1.0	1000	$1,400	$1.40	3d	1	1.16mi
213 Oildale Dr Unit A Bakersfield, CA	2.0	2.0	928	$1,195	$1.29	3d	1	1.23mi
525 Jeffrey St Bakersfield, CA	2.0	1.0	1700	$1,700	$1.00	3d	1	1.28mi
627 Hood Dr Bakersfield, CA	3.0	1.0	1140	$1,795	$1.57	3d	1	1.30mi
627 Beardsley Ave Bakersfield, CA	3.0	1.0	967	$1,575	$1.63	44d	1	1.33mi
419 Washington Ave Unit 417 Bakersfield, CA	3.0	2.0	975	$1,500	$1.54	3d	1	1.47mi

HOA detail

• Monthly dues: $73 · $876/yr
• Likely covers: watergaspool

Listing history 24 events

1. 2026-06-18
   days on market $139,500 Active 65 DOM
2. 2026-06-17
   days on market $139,500 Active 64 DOM
3. 2026-06-16
   days on market $139,500 Active 63 DOM
4. 2026-06-15
   days on market $139,500 Active 62 DOM
5. 2026-06-14
   days on market $139,500 Active 60 DOM
6. 2026-06-10
   days on market $139,500 Active 57 DOM
7. 2026-06-09
   days on market $139,500 Active 56 DOM
8. 2026-06-08
   days on market $139,500 Active 55 DOM
9. 2026-06-07
   days on market $139,500 Active 54 DOM
10. 2026-06-05
    days on market $139,500 Active 51 DOM
11. 2026-06-03
    days on market $139,500 Active 50 DOM
12. 2026-06-03
    days on market $139,500 Active 49 DOM
13. 2026-06-01
    days on market $139,500 Active 48 DOM
14. 2026-05-31
    days on market $139,500 Active 47 DOM
15. 2026-05-08
    price $139,500 989-char remark

    Show marketing remark (989 chars)

    This thoroughly remodeled 2-bed, 2-bath manufactured home in the desirable Royal Palms 55+ Community is the opportunity you've been waiting for. All ceilings, walls and floors were removed to inspect, clean and repair the structure. This move-in ready home shows like a model and has many luxurious amenities. It features new High-end COREtec Luxury Vinyl Plank Flooring and a new subfloor. This home also features new energy-efficient windows, updated kitchen and bathroom countertops, custom tile showers, new toilets, recessed lighting and water heater. Your inner chef will love the remodeled kitchen with new cabinets and appliances, including a gas range and dishwasher. Additional highlights include indoor laundry, covered parking and a covered patio that is perfect for entertaining friends and family. Royal Palms offers resort-style amenities: two clubhouses, a pool and spa, game rooms, dog park, 3-hole golf course, BBQ areas, and RV storage. Schedule a private showing today.

16. 2026-04-14
    listed $150,000 Active 989-char remark

    Show marketing remark (989 chars)

    This thoroughly remodeled 2-bed, 2-bath manufactured home in the desirable Royal Palms 55+ Community is the opportunity you've been waiting for. All ceilings, walls and floors were removed to inspect, clean and repair the structure. This move-in ready home shows like a model and has many luxurious amenities. It features new High-end COREtec Luxury Vinyl Plank Flooring and a new subfloor. This home also features new energy-efficient windows, updated kitchen and bathroom countertops, custom tile showers, new toilets, recessed lighting and water heater. Your inner chef will love the remodeled kitchen with new cabinets and appliances, including a gas range and dishwasher. Additional highlights include indoor laundry, covered parking and a covered patio that is perfect for entertaining friends and family. Royal Palms offers resort-style amenities: two clubhouses, a pool and spa, game rooms, dog park, 3-hole golf course, BBQ areas, and RV storage. Schedule a private showing today.

17. 2003-10-10
    soldstatus $25,000 193-char remark

    Show marketing remark (193 chars)

    Sharp mobilehome in adult park. New interior paint & carpet. New cooktop and kitchen sink. Very open and light & bright. Assoc. fee includes trash & water, 3 hole golf course.

18. 2003-09-29
    historical 193-char remark

    Show marketing remark (193 chars)

    Sharp mobilehome in adult park. New interior paint & carpet. New cooktop and kitchen sink. Very open and light & bright. Assoc. fee includes trash & water, 3 hole golf course.

19. 2003-09-29
    price $29,950 193-char remark

    Show marketing remark (193 chars)

    Sharp mobilehome in adult park. New interior paint & carpet. New cooktop and kitchen sink. Very open and light & bright. Assoc. fee includes trash & water, 3 hole golf course.

20. 2003-06-20
    listed $25,000 193-char remark

    Show marketing remark (193 chars)

    Sharp mobilehome in adult park. New interior paint & carpet. New cooktop and kitchen sink. Very open and light & bright. Assoc. fee includes trash & water, 3 hole golf course.

21. 2003-01-09
    soldstatus $17,495
22. 2002-11-07
    price $19,995
23. 2002-11-07
    historical
24. 2002-10-22
    listed $17,495

ⓘ 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: $327 · $27/mo
• Projected year-2 tax: $1,060 · $88/mo
• Expected delta: +$733/yr (+$61/mo · 224.4%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 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 39 unhealthy d/yr today · 45 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,813
• − Mortgage interest: −$7,814
• − Property taxes: −$327
• − Insurance: −$698
• − Repairs & maintenance: −$1,585
• − Management: −$1,585
• − HOA: −$876
• − Depreciation: −$4,058
• Taxable income: $2,871
• Est. tax owed @ 24.0%: −$689
• After-tax cash flow: $4,285/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 — Bakersfield

• Score: 58/100
• State rank: #716
• US rank: #21355

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bakersfield, CA
• County: Kern County · 710,371 people
• City population: 499,124
• Metro: Bakersfield, CA
• Population (ZIP): 13,620
• Household income: $43,561
• Rent vs Own: 63.5% rent · 36.5% own
• Severe rent burden: 1296.0

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 0.63)
• Race & ethnicity: Hispanic / Latino 45% White 41% Two or more races 16% Black 5% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 37% Puerto Rican 5%
• Common ancestry: Slovak 2% Scotch-Irish 2% Subsaharan African 2%
• Foreign-born: 10% · Canada, South Korea
• Languages at home: 68% English-only · Spanish 29% Russian/Polish/Slavic 2%

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: ▼ -38.38%
• Current HPI: 370.1318
• Rent YoY: ▼ -5.12%
• 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

+697.4% since first listed

10 events — show timeline

• 2026-05-08 Price Changed $139,500 GEMLS
• 2026-04-14 Listed $150,000 GEMLS
• 2003-10-10 Sold (MLS) $25,000 GEMLS
• 2003-09-29 Price Changed $29,950 GEMLS
• 2003-09-29 Delisted — GEMLS
• 2003-06-20 Listed $25,000 GEMLS
• 2003-01-09 Sold (MLS) $17,495 GEMLS
• 2002-11-07 Delisted — GEMLS
• 2002-11-07 Price Changed $19,995 GEMLS
• 2002-10-22 Listed $17,495 GEMLS

Property tax history

+10.7%/yr

Latest (2025): $327 · +5.4% YoY. Source: county tax records.