15 Cypress Way · Wofford Heights, CA 93285

$139,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 1 Days on market

Built 2005 7,405 sqft lot Est $131k · 6% 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 +18.7/30.0
• Appreciation +10.0/10.0
• DSCR +5.9/10.0
• 1% rule +4.9/10.0
• ARV discount +4.8/15.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0

Listing remarks

Escape to the serenity of the Kern River Valley with this charming 3-bedroom, 2-bath manufactured home in beautiful Wofford Heights. Nestled among trees and scenic mountain surroundings, 15 Cypress Way offers the perfect blend of peaceful living and outdoor adventure. The inviting layout provides comfortable living spaces, a cozy atmosphere, and easy access to Lake Isabella, hiking trails, fishing, and boating. Whether you're looking for a full-time residence, weekend getaway, or investment opportunity, this property captures the beauty and tranquility of mountain living.

Key facts

• Boating
• Kern river valley
• Wofford heights

Tags

• KERN RIVER VALLEY
• WOFFORD HEIGHTS
• LAKE ISABELLA
• HIKING TRAILS
• FISHING
• BOATING

Property features AI

Finance

• Other: Directions: Stay on CA-178 East through the Kern River Canyon toward Lake Isabella. Continue past Lake Isabella into Wofford Heights. Turn left onto Cypress Way and continue to 15 Cypress Way.; Listing broker: Dombroski Realty

Exterior

• Utilities: Public water
• Home design: Manufactured residential home; Zoned R-1
• Exterior features: Shingle roof

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Ceiling fans
• Interior features: Central air conditioning; Ceiling fans

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $139k.

Deal economics

• At list price, monthly cash flow is $137 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (0.8% below list).
• Recommended offer: $138k (0.8% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 3.8% in Wofford Heights — 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 45/100 on livability (#1,317 in CA) — a working-class tenant base; expect higher turnover. Strengths: crime B, cost of living B; Watch: schools F, amenities F, commute F.
• Kernville Union Elementary (rural): math 20% / reading 37% proficiency, ranked #1,128 of 1,400 in CA (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 94 active listings in the ZIP; 3,244 units permitted in Kern County in 2024 (73 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($961 loan paydown + $14k appreciation (10.0% local appreciation)).
• Kern County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $106k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,877 (0.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.99% ✗
• Cap rate: 7.47%
• Cash-on-cash: 4.22%
• DSCR: 1.19
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $131,040
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Macs Landing Rd	0.59mi	3/2.0	1,440 (-1%)	6mo	$360,000	$250	66
30 Bristlecone Dr	0.16mi	2/1.0 (-1)	1,440 (-1%)	23mo	$79,000	$55	63
42 Bristlecone Dr	0.15mi	2/2.0 (-1)	1,368 (-6%)	23mo	$123,000	$90	59
36 Bristlecone Dr	0.15mi	2/1.5 (-1)	1,344 (-8%)	17mo	$90,000	$67	59
411 Bristlecone Dr	0.18mi	2/2.0 (-1)	1,344 (-8%)	21mo	$165,000	$123	56
764 Bristlecone Dr	0.39mi	2/1.5 (-1)	1,344 (-8%)	11mo	$117,000	$87	53
128 Hummingbird Rd	0.75mi	2/2.0 (-1)	1,248 (-14%)	13mo	$171,400	$137	25

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.3%
• Equity multiple: 3.17×
• Total profit: $84,433
• Equity at exit: $125,222

10-year hold

• IRR: 23.9%
• Equity multiple: 7.21×
• Total profit: $241,821
• Equity at exit: $270,046

Cash invested: $38,920 (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 93285

• Home prices YoY: 4.8%
• Active inventory: 94
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,379 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$166 /mo · $1,987/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $137

Break-even live

Break-even rent $1,206

Max offer price $139,000

Occupancy floor 85%

Sensitivity live

Price	-10% $216	-5% $176	+0% $137	+5% $97	+10% $58
Rent	-10% $28	-5% $82	+0% $137	+5% $191	+10% $246
Rate	-1.0pp $207	-0.5pp $172	base $137	+0.5pp $101	+1.0pp $64

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-26
   listed $139,000 Active
2. 2025-01-20
   listed $249,000 Active
3. 2005-03-31
   soldstatus $106,500
4. 2004-10-07
   soldstatus $15,000
5. 1993-07-28
   soldstatus $13,500

ⓘ 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: $1,987 · $166/mo
• Projected year-2 tax: $1,987 · $166/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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 26 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,545
• − Mortgage interest: −$7,786
• − Property taxes: −$1,987
• − Insurance: −$695
• − Repairs & maintenance: −$1,324
• − Management: −$1,324
• − Depreciation: −$4,044
• Taxable loss: −$613
• Est. tax savings @ 24.0%: +$147
• After-tax cash flow: $1,789/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: Kernville Union Elementary
• NCES district ID: 0619590
• Math proficiency: 20% ▲ 4.00%
• Reading proficiency: 37% ▲ 11.00%
• Median HH income: $29,896
• Composite: 25.91/100
• National rank: #12766
• State rank: #1128 of 1400 in CA

Livability — Wofford Heights

• Score: 45/100
• State rank: #1317
• US rank: #26674

Category grades

Amenities F Commute F Cost of living B Crime B Employment F Housing F Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wofford Heights, CA
• Population (ZIP): 2,415

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 19% Two or more races 6%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Romanian 4% Subsaharan African 4% Iranian 2%
• Foreign-born: 8% · Canada
• Languages at home: 78% English-only · Spanish 15% Russian/Polish/Slavic 8%

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: ▲ 12.11%
• Current HPI: 264.1726
• Rent YoY: —
• Metro: —
• 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

+929.6% since first listed

5 events — show timeline

• 2026-05-26 Listed $139,000 SSMLS
• 2025-01-20 Listed $249,000 SSMLS
• 2005-03-31 Sold (Public Records) $106,500 Public Records
• 2004-10-07 Sold (Public Records) $15,000 Public Records
• 1993-07-28 Sold (Public Records) $13,500 Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,987 · +2.8% YoY. Source: county tax records.