2418 Mason Ct · Lake Isabella, CA 93240

$150,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 29 Days on market

Built 1982 7,840 sqft lot

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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 +25.3/30.0
• DSCR +8.4/10.0
• Appreciation +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Schools +2.6/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming 2-bedroom, 2-bath home featuring a functional layout, comfortable living spaces, and plenty of potential for first-time buyers, investors, or those looking to downsize. Conveniently located near schools, shopping, and everyday amenities. Don't miss this opportunity to make this property your own!

Key facts

• 7,840 sq ft lot
• 2 garage spots
• Built 1982

Property features AI

Exterior

• Parking: Two garage spaces; Two total parking spaces
• Utilities: Public sewer; District/Public water
• Home design: Manufactured house; Single-story; No ADU; No common walls
• Construction: Certified 433a foundation; Year built per public records
• Exterior features: Manufactured home; No pool; Lot between 6,500 and 9,999 sq ft (per public records); Mountainous community setting

Interior

• Bedrooms: Two main-level bedrooms
• Bathrooms: Two full bathrooms
• Heating & cooling: Evaporative cooling
• Interior features: Single-level living (one story); All bedrooms on the main level; Main-level entry; Two bathrooms on the main level; Has a view
• Laundry & utility: Laundry inside the home

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 7.4% in Lake Isabella — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 52/100 on livability (#999 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A, cost of living B+; Watch: crime C-, schools F, amenities 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: 135 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 $9k of equity ($1k loan paydown + $8k appreciation (5.5% local appreciation)).
• Kern County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.5% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 2y 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 $95k; list at $150k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 11→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,750 (1.5% 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: 1.15% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.78%
• DSCR: 1.44
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $74,880
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2418 Mason Ct	0.00mi	3/2.0	1,248 (0%)	17mo	$95,000	$76	86
2325 Harnage St	0.17mi	2/1.5 (-1)	1,130 (-10%)	4mo	$68,000	$60	66
2617 Crestview Ave	0.72mi	2/2.0 (-1)	1,248 (0%)	9mo	$67,500	$54	54
2401 Commercial Ave	0.48mi	2/2.0 (-1)	1,200 (-4%)	22mo	$62,000	$52	48
2404 Clark St	0.60mi	2/2.0 (-1)	1,344 (+8%)	8mo	$80,000	$60	48
2410 Ronita Ln #21	0.73mi	2/2.0 (-1)	1,344 (+8%)	1mo	$33,000	$25	48
2508 Webb Ave	0.62mi	4/2.0 (+1)	1,344 (+8%)	21mo	$172,700	$128	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.55% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.5%
• Equity multiple: 2.46×
• Total profit: $61,146
• Equity at exit: $90,065

10-year hold

• IRR: 21.6%
• Equity multiple: 4.90×
• Total profit: $163,975
• Equity at exit: $159,797

Cash invested: $42,000 (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 93240

• Home prices YoY: 1.6%
• Active inventory: 135
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,720 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$167 /mo · $2,005/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $342

Break-even live

Break-even rent $1,286

Max offer price $150,000

Occupancy floor 75%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-18
   days on market $150,000 Active 29 DOM
2. 2026-06-17
   days on market $150,000 Active 28 DOM
3. 2026-06-16
   days on market $150,000 Active 27 DOM
4. 2026-06-15
   days on market $150,000 Active 26 DOM
5. 2026-06-14
   days on market $150,000 Active 24 DOM
6. 2026-06-13
   days on market $150,000 Active 23 DOM
7. 2026-06-10
   days on market $150,000 Active 21 DOM
8. 2026-06-09
   days on market $150,000 Active 20 DOM
9. 2026-06-08
   days on market $150,000 Active 19 DOM
10. 2026-06-07
    days on market $150,000 Active 18 DOM
11. 2026-06-05
    days on market $150,000 Active 15 DOM
12. 2026-06-03
    days on market $150,000 Active 14 DOM
13. 2026-06-03
    days on market $150,000 Active 13 DOM
14. 2026-06-01
    days on market $150,000 Active 12 DOM
15. 2026-05-31
    days on market $150,000 Active 11 DOM
16. 2026-05-20
    listed $150,000 Active
17. 2026-05-19
    listed $150,000 Active 306-char remark

    Show marketing remark (306 chars)

    Charming 2-bedroom, 2-bath home featuring a functional layout, comfortable living spaces, and plenty of potential for first-time buyers, investors, or those looking to downsize. Conveniently located near schools, shopping, and everyday amenities. Don't miss this opportunity to make this property your own!

18. 2025-01-30
    soldstatus $95,000 Closed 612-char remark

    Show marketing remark (612 chars)

    Fantastic opportunity! This manufactured home, nestled on its own land in a corner lot, awaits your vision and TLC. A fixer-upper with immense potential, it offers the chance to craft your dream abode. With spacious grounds and a prime location, this property promises both convenience and potential. Explore the possibilities of renovation and customization. Additionally, included in the sale are cars in the yard, adding further value and utility. Take advantage of this rare chance to create your ideal home in a desirable setting. Don't miss outschedule a viewing today and unlock the potential of this gem!

19. 2025-01-19
    soldstatus $95,000 Sold
20. 2024-12-26
    soldstatus $95,000
21. 2024-12-25
    status Pending 612-char remark

    Show marketing remark (612 chars)

    Fantastic opportunity! This manufactured home, nestled on its own land in a corner lot, awaits your vision and TLC. A fixer-upper with immense potential, it offers the chance to craft your dream abode. With spacious grounds and a prime location, this property promises both convenience and potential. Explore the possibilities of renovation and customization. Additionally, included in the sale are cars in the yard, adding further value and utility. Take advantage of this rare chance to create your ideal home in a desirable setting. Don't miss outschedule a viewing today and unlock the potential of this gem!

22. 2024-11-20
    status Pending
23. 2024-10-14
    price $95,000 612-char remark

    Show marketing remark (612 chars)

    Fantastic opportunity! This manufactured home, nestled on its own land in a corner lot, awaits your vision and TLC. A fixer-upper with immense potential, it offers the chance to craft your dream abode. With spacious grounds and a prime location, this property promises both convenience and potential. Explore the possibilities of renovation and customization. Additionally, included in the sale are cars in the yard, adding further value and utility. Take advantage of this rare chance to create your ideal home in a desirable setting. Don't miss outschedule a viewing today and unlock the potential of this gem!

24. 2024-10-14
    price $95,000

    Show marketing remark (612 chars)

    Fantastic opportunity! This manufactured home, nestled on its own land in a corner lot, awaits your vision and TLC. A fixer-upper with immense potential, it offers the chance to craft your dream abode. With spacious grounds and a prime location, this property promises both convenience and potential. Explore the possibilities of renovation and customization. Additionally, included in the sale are cars in the yard, adding further value and utility. Take advantage of this rare chance to create your ideal home in a desirable setting. Don't miss outschedule a viewing today and unlock the potential of this gem!

25. 2024-08-12
    historical
26. 2024-08-04
    listed $100,000 Active
27. 2024-08-02
    status Active 612-char remark

    Show marketing remark (612 chars)

    Fantastic opportunity! This manufactured home, nestled on its own land in a corner lot, awaits your vision and TLC. A fixer-upper with immense potential, it offers the chance to craft your dream abode. With spacious grounds and a prime location, this property promises both convenience and potential. Explore the possibilities of renovation and customization. Additionally, included in the sale are cars in the yard, adding further value and utility. Take advantage of this rare chance to create your ideal home in a desirable setting. Don't miss outschedule a viewing today and unlock the potential of this gem!

28. 2024-05-16
    status Active
29. 2024-05-03
    status Pending
30. 2024-04-25
    listed $100,000 Active 612-char remark

    Show marketing remark (612 chars)

    Fantastic opportunity! This manufactured home, nestled on its own land in a corner lot, awaits your vision and TLC. A fixer-upper with immense potential, it offers the chance to craft your dream abode. With spacious grounds and a prime location, this property promises both convenience and potential. Explore the possibilities of renovation and customization. Additionally, included in the sale are cars in the yard, adding further value and utility. Take advantage of this rare chance to create your ideal home in a desirable setting. Don't miss outschedule a viewing today and unlock the potential of this gem!

31. 2024-04-25
    listed $100,000 Active

    Show marketing remark (612 chars)

    Fantastic opportunity! This manufactured home, nestled on its own land in a corner lot, awaits your vision and TLC. A fixer-upper with immense potential, it offers the chance to craft your dream abode. With spacious grounds and a prime location, this property promises both convenience and potential. Explore the possibilities of renovation and customization. Additionally, included in the sale are cars in the yard, adding further value and utility. Take advantage of this rare chance to create your ideal home in a desirable setting. Don't miss outschedule a viewing today and unlock the potential of this gem!

32. 2024-04-25
    listed $100,000 Active

    Show marketing remark (612 chars)

    Fantastic opportunity! This manufactured home, nestled on its own land in a corner lot, awaits your vision and TLC. A fixer-upper with immense potential, it offers the chance to craft your dream abode. With spacious grounds and a prime location, this property promises both convenience and potential. Explore the possibilities of renovation and customization. Additionally, included in the sale are cars in the yard, adding further value and utility. Take advantage of this rare chance to create your ideal home in a desirable setting. Don't miss outschedule a viewing today and unlock the potential of this gem!

33. 1990-06-06
    soldstatus $30,000
34. 1987-07-14
    soldstatus $24,000
35. 1982-09-29
    soldstatus $12,500

ⓘ 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: $2,005 · $167/mo
• Projected year-2 tax: $2,005 · $167/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 9/10 Extreme
• 🌡 Heat 7/10 Severe 11 d/yr ≥93°F today · 28 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 24 unhealthy d/yr today · 30 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,635
• − Mortgage interest: −$8,402
• − Property taxes: −$2,005
• − Insurance: −$750
• − Repairs & maintenance: −$1,651
• − Management: −$1,651
• − Depreciation: −$4,364
• Taxable income: $1,813
• Est. tax owed @ 24.0%: −$435
• After-tax cash flow: $3,673/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 — Lake Isabella

• Score: 52/100
• State rank: #999
• US rank: #24814

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Isabella, CA
• City population: 5,622
• Population (ZIP): 5,622

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 13% Two or more races 5% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 3% Portuguese 2% Iranian 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 4% Korean 1% Other Asian/Pacific 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: ▲ 5.55%
• Current HPI: 341.2481
• 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

+1100.0% since first listed

20 events — show timeline

• 2026-05-20 Listed $150,000 CRMLS
• 2026-05-19 Listed $150,000 GEMLS
• 2025-01-30 Sold (MLS) $95,000 SSMLS
• 2025-01-19 Sold (MLS) $95,000 GEMLS
• 2024-12-26 Sold (Public Records) $95,000 Public Records
• 2024-12-25 Pending — SSMLS
• 2024-11-20 Pending — GEMLS
• 2024-10-14 Price Changed $95,000 SSMLS
• 2024-10-14 Price Changed $95,000 GEMLS
• 2024-08-12 Listing Removed — CRMLS
• 2024-08-04 Listed $100,000 GEMLS
• 2024-08-02 Relisted — SSMLS
• 2024-05-16 Relisted — GEMLS
• 2024-05-03 Pending — GEMLS
• 2024-04-25 Listed $100,000 GEMLS
• 2024-04-25 Listed $100,000 CRMLS
• 2024-04-25 Listed $100,000 SSMLS
• 1990-06-06 Sold (Public Records) $30,000 Public Records
• 1987-07-14 Sold (Public Records) $24,000 Public Records
• 1982-09-29 Sold (Public Records) $12,500 Public Records

Property tax history

+0.9%/yr

Latest (2025): $2,005 · -6.3% YoY. Source: county tax records.