26501 Ferguson · Boron, CA 93516

$155,500

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 65 Days on market

Built 1951 0.44 ac lot $135/sqft · 22% below area Est $199k · 22% under

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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 +16.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +3.7/10.0
• Appreciation +3.3/10.0
• Livability +2.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Opportunity knocks with this spacious property full of potential! Situated on nearly half an acre, this fully fenced lot offers room to grow, play, and create your own vision. Enjoy a paid-for solar system, newer roof, and central air for added comfort and efficiency. Step inside to a large, open and inviting kitchen--perfect for gathering, cooking, and making the space your own. Need extra storage? The basement provides added space for all your storage or hobby needs. Car enthusiasts, hobbyists, or business owners will love the huge pull-through workshop, offering endless possibilities. Take in the open desert views and appreciate the proximity to City Park for outdoor enjoyment. Conveniently located for commuters to Edwards Air Force Base, this property is ideal for those looking for space, functionality, and the chance to make a home truly their own. Bring your ideas and unlock the potential!

Key facts

• Newer roof
• Basement
• Fully fenced lot

Tags

• FULLY FENCED LOT
• PAID-FOR SOLAR SYSTEM
• NEWER ROOF
• CENTRAL AIR
• LARGE OPEN KITCHEN
• BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $156k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/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 $135k (13.2% below list).
• Recommended offer: $135k (13.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#857 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, cost of living A; Watch: amenities F, commute F, employment D-.
• Muroc Joint Unified (rural): math 22% / reading 39% proficiency, ranked #340 of 517 in CA (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Irving L. Branch Elementary (math 25% / reading 42%, grade F, #764 of 1,571 statewide, top 49%, 383 students, 14% FRL); Desert Junior-Senior High (math 25% / reading 55%, grade F, #514 of 1,170 statewide, top 44%, 442 students, 11% FRL).
• Market conditions: 105 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k 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 ($146k) is reasonable based on typical stale-listing flexibility.
• 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 $85k; list at $156k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,969 (13.2% 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 13% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — 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 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. 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.
7. 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.
8. 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: 0.87% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.33%
• DSCR: 1.10
• GRM: 9.6

CMA / ARV

• ARV (median comp): $198,824
• List price: $155,500
• Delta: -21.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26501 Anderson St	0.42mi	3/1.5	1,199 (+4%)	11mo	$200,000	$167	63
26982 Jessie St	0.46mi	4/2.0 (+1)	1,075 (-7%)	6mo	$225,000	$209	53
26849 Nichols St	0.31mi	2/1.0 (-1)	1,291 (+12%)	13mo	$160,000	$124	50
12339 Boron Ave	0.69mi	4/2.0 (+1)	1,294 (+12%)	3mo	$205,000	$158	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.6%
• Equity multiple: 0.54×
• Total profit: $-19,845
• Equity at exit: $23,186

10-year hold

• IRR: -3.6%
• Equity multiple: 0.76×
• Total profit: $-10,490
• Equity at exit: $13,445

Cash invested: $43,540 (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 93516

• Home prices YoY: -1.2%
• Active inventory: 105
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$815
• Tax from tax record: −$101 /mo · $1,217/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $85

Break-even live

Break-even rent $1,243

Max offer price $155,500

Occupancy floor 89%

Sensitivity live

Price	-10% $173	-5% $129	+0% $85	+5% $41	+10% $-3
Rent	-10% $-22	-5% $31	+0% $85	+5% $138	+10% $191
Rate	-1.0pp $163	-0.5pp $124	base $85	+0.5pp $44	+1.0pp $3

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: $38,875
• Closing costs: $4,665
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26848 Jessie St Boron, CA	2.0	1.0	900	$1,200	$1.33	0d	1	0.31mi
12639 Esther St Boron, CA	3.0	1.5	1024	$1,800	$1.76	0d	1	1.06mi

Listing history 23 events

1. 2026-06-21
   days on market $155,500 Active 65 DOM
2. 2026-06-18
   days on market $155,500 Active 62 DOM
3. 2026-06-17
   days on market $155,500 Active 61 DOM
4. 2026-06-16
   days on market $155,500 Active 60 DOM
5. 2026-06-16
   price $155,500 Active 59 DOM
6. 2026-06-15
   days on market $157,500 Active 59 DOM
7. 2026-06-13
   days on market $157,500 Active 57 DOM
8. 2026-06-13
   days on market $157,500 Active 56 DOM
9. 2026-06-09
   days on market $157,500 Active 53 DOM
10. 2026-06-08
    days on market $157,500 Active 52 DOM
11. 2026-06-07
    days on market $157,500 Active 51 DOM
12. 2026-06-04
    days on market $157,500 Active 48 DOM
13. 2026-06-03
    days on market $157,500 Active 47 DOM
14. 2026-06-02
    days on market $157,500 Active 46 DOM
15. 2026-06-01
    days on market $157,500 Active 45 DOM
16. 2026-05-31
    days on market $157,500 Active 44 DOM
17. 2026-05-03
    price $159,900 908-char remark

    Show marketing remark (908 chars)

    Opportunity knocks with this spacious property full of potential! Situated on nearly half an acre, this fully fenced lot offers room to grow, play, and create your own vision. Enjoy a paid-for solar system, newer roof, and central air for added comfort and efficiency. Step inside to a large, open and inviting kitchen--perfect for gathering, cooking, and making the space your own. Need extra storage? The basement provides added space for all your storage or hobby needs. Car enthusiasts, hobbyists, or business owners will love the huge pull-through workshop, offering endless possibilities. Take in the open desert views and appreciate the proximity to City Park for outdoor enjoyment. Conveniently located for commuters to Edwards Air Force Base, this property is ideal for those looking for space, functionality, and the chance to make a home truly their own. Bring your ideas and unlock the potential!

18. 2026-05-03
    price $159,900 908-char remark

    Show marketing remark (908 chars)

    Opportunity knocks with this spacious property full of potential! Situated on nearly half an acre, this fully fenced lot offers room to grow, play, and create your own vision. Enjoy a paid-for solar system, newer roof, and central air for added comfort and efficiency. Step inside to a large, open and inviting kitchen--perfect for gathering, cooking, and making the space your own. Need extra storage? The basement provides added space for all your storage or hobby needs. Car enthusiasts, hobbyists, or business owners will love the huge pull-through workshop, offering endless possibilities. Take in the open desert views and appreciate the proximity to City Park for outdoor enjoyment. Conveniently located for commuters to Edwards Air Force Base, this property is ideal for those looking for space, functionality, and the chance to make a home truly their own. Bring your ideas and unlock the potential!

19. 2026-04-17
    listed $162,500 Active 908-char remark

    Show marketing remark (908 chars)

    Opportunity knocks with this spacious property full of potential! Situated on nearly half an acre, this fully fenced lot offers room to grow, play, and create your own vision. Enjoy a paid-for solar system, newer roof, and central air for added comfort and efficiency. Step inside to a large, open and inviting kitchen--perfect for gathering, cooking, and making the space your own. Need extra storage? The basement provides added space for all your storage or hobby needs. Car enthusiasts, hobbyists, or business owners will love the huge pull-through workshop, offering endless possibilities. Take in the open desert views and appreciate the proximity to City Park for outdoor enjoyment. Conveniently located for commuters to Edwards Air Force Base, this property is ideal for those looking for space, functionality, and the chance to make a home truly their own. Bring your ideas and unlock the potential!

20. 2026-04-16
    listed $162,500 Active 908-char remark

    Show marketing remark (908 chars)

    Opportunity knocks with this spacious property full of potential! Situated on nearly half an acre, this fully fenced lot offers room to grow, play, and create your own vision. Enjoy a paid-for solar system, newer roof, and central air for added comfort and efficiency. Step inside to a large, open and inviting kitchen--perfect for gathering, cooking, and making the space your own. Need extra storage? The basement provides added space for all your storage or hobby needs. Car enthusiasts, hobbyists, or business owners will love the huge pull-through workshop, offering endless possibilities. Take in the open desert views and appreciate the proximity to City Park for outdoor enjoyment. Conveniently located for commuters to Edwards Air Force Base, this property is ideal for those looking for space, functionality, and the chance to make a home truly their own. Bring your ideas and unlock the potential!

21. 2018-12-14
    soldstatus $85,000
22. 1987-11-18
    soldstatus $46,000
23. 1987-11-17
    soldstatus $48,500

ⓘ 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: $1,217 · $101/mo
• Projected year-2 tax: $1,217 · $101/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,196
• − Mortgage interest: −$8,710
• − Property taxes: −$1,217
• − Insurance: −$778
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$4,524
• Taxable loss: −$1,623
• Est. tax savings @ 24.0%: +$390
• After-tax cash flow: $1,405/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: Muroc Joint Unified
• NCES district ID: 0626490
• Math proficiency: 22% ▼ -13.00%
• Reading proficiency: 39% ▼ -9.00%
• Median HH income: $47,457
• Composite: 26.31/100
• National rank: #7241
• State rank: #340 of 517 in CA

Livability — Boron

• Score: 55/100
• State rank: #857
• US rank: #23452

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Boron, CA
• City population: 2,742
• Population (ZIP): 2,742

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 0.69)
• Race & ethnicity: White 43% Hispanic / Latino 35% Two or more races 20% Black 5% Native American 4% Asian 4%
• Hispanic origin (detail): Mexican 23% Dominican 5%
• Common ancestry: Italian 6% Iranian 2% Slovak 1%
• Foreign-born: 8% · Canada
• Languages at home: 71% English-only · Spanish 26% Tagalog/Filipino 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: ▼ -3.49%
• Current HPI: 296.934
• 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

+229.7% since first listed

7 events — show timeline

• 2026-05-03 Price Changed $159,900 AVMLS
• 2026-05-03 Price Changed $159,900 CRMLS
• 2026-04-17 Listed $162,500 CRMLS
• 2026-04-16 Listed $162,500 AVMLS
• 2018-12-14 Sold (Public Records) $85,000 Public Records
• 1987-11-18 Sold (Public Records) $46,000 Public Records
• 1987-11-17 Sold (Public Records) $48,500 Public Records

Property tax history

+12.9%/yr

Latest (2025): $1,217 · -0.8% YoY. Source: county tax records.