6601 Eucalyptus · East Niles, CA 93306

$95,000

2 bd · 1.0 ba · 744 sqft · Land · 49 Days on market

Built 1971 $128/sqft · 56% above area

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Why this score? — see what drove the B- 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
• ARV discount +7.5/15.0
• Schools +3.4/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Exceptional Corner-Lot Retreat with Unmatched Storage! Discover the perfect blend of privacy and open-concept living in this meticulously maintained split-wing home. The chef-inspired kitchen features a massive island that flows into an oversized dining area—ideal for entertaining. Standout Features: Storage Galore: Walk-in closets in every bedroom, plus a primary suite featuring a rare triple-closet layout. Primary Oasis: Large en-suite with a garden tub, dual vanities, and a separate shower. Secure & Functional: Fully fenced lot with security doors on all entries, a durable storage shed, and bonus parking in the rear. Convenience: Dedicated indoor laundry and bright, airy finishes throughout. This move-in-ready gem offers the space and upgrades you’ve been searching for. Schedule your showing today—this one won’t last!

Key facts

• Quartz countertops
• Remodeled kitchen
• New cabinets

Tags

• COMPLETELY UPDATED
• REMODELED KITCHEN
• NEW CABINETS
• QUARTZ COUNTERTOPS
• POOL
• PARK

Property features AI

Finance

• Other: Lot characteristics include 0-1 unit/acre and 36-40 units/acre density; Directions: 58 Hwy east exit Fairfax Rd, right on Eucalyptus; Coordinates: 35.363611, -118.929672
• Financial info: Land lease of $900 per month (park)
• HOA & community: Part of an association; Community offers watersports; Park name: PIONEER PINES MHP; Manager approval required

Exterior

• Parking: Carport
• Utilities: Public sewer; District/public water
• Home design: Single-story mobile home; Mobile home remains on site; Mobile dimensions approximately 12 ft by 62 ft; Living area is estimated
• Construction: Year built per assessor
• Exterior features: Community pool (association)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (furnace); Central cooling
• Interior features: Entry at ground level
• Laundry & utility: Laundry on site; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $95k.

Deal economics

• At list price, monthly cash flow is $509 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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 B — 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; 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 $657 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 33y 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 $50k; list at $95k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.55% ✓
• Cap rate: 12.72%
• Cash-on-cash: 22.96%
• DSCR: 2.02
• GRM: 5.4

CMA / ARV

• ARV (median comp): $61,058
• List price: $95,000
• Delta: 55.59%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.24% rent growth · sell at horizon

5-year hold

• IRR: 15.1%
• Equity multiple: 1.60×
• Total profit: $15,924
• Equity at exit: $14,165

10-year hold

• IRR: 23.2%
• Equity multiple: 2.92×
• Total profit: $51,171
• Equity at exit: $8,214

Cash invested: $26,600 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,475 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $509

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 60%

Sensitivity live

Price	-10% $575	-5% $542	+0% $509	+5% $476	+10% $443
Rent	-10% $392	-5% $451	+0% $509	+5% $567	+10% $625
Rate	-1.0pp $557	-0.5pp $533	base $509	+0.5pp $484	+1.0pp $459

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $95,000 Active 49 DOM
2. 2026-06-17
   days on market $95,000 Active 48 DOM
3. 2026-06-16
   days on market $95,000 Active 47 DOM
4. 2026-06-15
   days on market $95,000 Active 46 DOM
5. 2026-06-14
   days on market $95,000 Active 44 DOM
6. 2026-06-10
   days on market $95,000 Active 41 DOM
7. 2026-06-09
   days on market $95,000 Active 40 DOM
8. 2026-06-08
   days on market $95,000 Active 39 DOM
9. 2026-06-07
   days on market $95,000 Active 38 DOM
10. 2026-06-05
    days on market $95,000 Active 35 DOM
11. 2026-06-03
    days on market $95,000 Active 34 DOM
12. 2026-06-03
    days on market $95,000 Active 33 DOM
13. 2026-06-01
    days on market $95,000 Active 32 DOM
14. 2026-05-31
    days on market $95,000 Active 31 DOM
15. 2026-04-30
    listed $95,000 Active 475-char remark
16. 2026-02-12
    listed $124,000 Active 864-char remark

    Show marketing remark (864 chars)

    Exceptional Corner-Lot Retreat with Unmatched Storage! Discover the perfect blend of privacy and open-concept living in this meticulously maintained split-wing home. The chef-inspired kitchen features a massive island that flows into an oversized dining area—ideal for entertaining. Standout Features: Storage Galore: Walk-in closets in every bedroom, plus a primary suite featuring a rare triple-closet layout. Primary Oasis: Large en-suite with a garden tub, dual vanities, and a separate shower. Secure & Functional: Fully fenced lot with security doors on all entries, a durable storage shed, and bonus parking in the rear. Convenience: Dedicated indoor laundry and bright, airy finishes throughout. This move-in-ready gem offers the space and upgrades you’ve been searching for. Schedule your showing today—this one won’t last!

17. 2024-06-28
    historical $1,550
18. 2024-06-25
    listed $1,550
19. 2024-06-20
    historical $1,550
20. 2024-06-13
    listed $1,550
21. 2019-01-02
    soldstatus $50,000
22. 1993-07-02
    soldstatus $24,500

    Show marketing remark (80 chars)

    Dbl Wd Mh On Manicured Lot. Hm Is 24x64 And In Excel Shape. Onr Wl Crry.

23. 1993-07-01
    historical

    Show marketing remark (80 chars)

    Dbl Wd Mh On Manicured Lot. Hm Is 24x64 And In Excel Shape. Onr Wl Crry.

24. 1993-02-10
    listed $24,500

    Show marketing remark (80 chars)

    Dbl Wd Mh On Manicured Lot. Hm Is 24x64 And In Excel Shape. Onr Wl Crry.

25. 1982-05-12
    soldstatus $26,000
26. 1981-02-05
    soldstatus $23,000

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 19 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: $17,703
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,416
• − Management: −$1,416
• − Depreciation: −$2,764
• Taxable income: $4,886
• Est. tax owed @ 24.0%: −$1,173
• After-tax cash flow: $4,935/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

+313.0% since first listed

12 events — show timeline

• 2026-04-30 Listed $95,000 CRMLS
• 2026-02-12 Listed $124,000 CRMLS
• 2024-06-28 Rental Removed $1,550 Avail
• 2024-06-25 Listed for Rent $1,550 Avail
• 2024-06-20 Rental Removed $1,550 Avail
• 2024-06-13 Listed for Rent $1,550 Avail
• 2019-01-02 Sold (Public Records) $50,000 Public Records
• 1993-07-02 Sold (MLS) $24,500 GEMLS
• 1993-07-01 Delisted — GEMLS
• 1993-02-10 Listed $24,500 GEMLS
• 1982-05-12 Sold (Public Records) $26,000 Public Records
• 1981-02-05 Sold (Public Records) $23,000 Public Records

Property tax history

+3.8%/yr

Latest (2018): $138,112 · +3.8% YoY. Source: county tax records.