1550 W 20th St #25 · Rosamond, CA 93560

$179,000

3 bd · 2.0 ba · 1,880 sqft · Manufactured public records · 5 Days on market

Built 2006 Est $169k · 6% over

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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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Appreciation +6.2/10.0
• ARV discount +4.9/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Welcome to 1550 20th St W, Space 25 in Rosamond, located in the Tara Estates community. This spacious home offers approximately 1,880 square feet of living space with a functional layout, plenty of natural light, and a freshly painted interior that brings a refreshed look. Conveniently located near shopping, dining, and commuter routes, it's a great opportunity for comfortable living or a smart investment in the growing Rosamond area.

Key facts

• Built 2006
• Listed 5 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $179k.

Deal economics

• At list price, monthly cash flow is $998 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $179k).
• Cap rate 13.0% vs local median 4.3% in Rosamond — 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 49/100 on livability (#1,178 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: schools F, crime F, amenities F.
• Southern Kern Unified (town): math 25% / reading 25% proficiency, ranked #387 of 517 in CA (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 458 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,244 units permitted in Kern County in 2024 (73 in 5+ unit buildings).
• This rent runs 40% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $4k appreciation (2.4% local appreciation)).
• Kern County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major flood 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 $179,000

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. 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?
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: 1.46% ✓
• Cap rate: 12.98%
• Cash-on-cash: 23.90%
• DSCR: 2.06
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $169,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1550 W 20th St #25	0.00mi	3/2.0	1,880 (0%)	1mo	$170,000	$90	99
2017 Windcurrent Dr #126	0.29mi	3/2.0	1,782 (-5%)	0mo	$140,000	$79	78
2000 Windflow Dr #76	0.38mi	3/2.0	1,762 (-6%)	1mo	$185,000	$105	71
1550 W 20th St #18	0.00mi	3/2.0	1,600 (-15%)	5mo	$160,000	$100	71
1550 20th W	0.01mi	3/2.0	1,600 (-15%)	5mo	$175,000	$109	70
1550 20th St W #97	0.00mi	3/2.0	1,600 (-15%)	12mo	$162,000	$101	65
2112 Windflower Dr #116	0.33mi	4/2.0 (+1)	1,836 (-2%)	13mo	$200,000	$109	65
2016 Windbreak Dr #22	0.43mi	4/2.0 (+1)	1,850 (-2%)	10mo	$163,000	$88	64
2013 Windbreak Dr #4	0.51mi	4/2.0 (+1)	1,850 (-2%)	6mo	$150,000	$81	63
2024 Colleen Dr #52	0.22mi	3/2.0	1,680 (-11%)	11mo	$150,000	$89	62
2001 Windbreak Dr #1	0.44mi	3/2.0	1,836 (-2%)	18mo	$79,900	$44	61
1550 20th St W #51	0.00mi	3/2.0	2,160 (+15%)	20mo	$165,000	$76	58

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

Projected returns pro-forma

2.4% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.9%
• Equity multiple: 2.59×
• Total profit: $79,494
• Equity at exit: $74,558

10-year hold

• IRR: 29.9%
• Equity multiple: 5.01×
• Total profit: $200,940
• Equity at exit: $110,491

Cash invested: $50,120 (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 93560

• Home prices YoY: 0.6%
• Active inventory: 458
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,612 high
• Mortgage (P&I): −$939
• Tax from tax record: −$52 /mo · $623/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $998

Break-even live

Break-even rent $1,348

Max offer price $179,000

Occupancy floor 57%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1943 Pengilley Ave Rosamond, CA	3.0	2.0	1379	$2,600	$1.89	1d	1	0.40mi
1953 Marie Ave Apt A Rosamond, CA	4.0	3.0	1753	$2,550	$1.45	43d	1	0.44mi
1953 Marie Ave Apt A Rosamond, CA	4.0	3.0	1753	$2,550	$1.45	3d	1	0.44mi
2051 Candice Ave Rosamond, CA	3.0	2.0	1345	$2,395	$1.78	15d	1	0.85mi
1838 Center St Unit A Rosamond, CA	3.0	2.5	1495	$2,000	$1.34	1d	1	1.08mi
1838 Center St Unit A Rosamond, CA	3.0	2.5	1475	$2,000	$1.36	10d	1	1.08mi
2917 La Calle Audaz Ave Rosamond, CA	4.0	2.5	2583	$2,900	$1.12	1d	1	1.33mi
2910 B St Rosamond, CA	2.0	1.5	1775	$1,542	$0.87	19d	1	1.34mi
3017 Via Bella Rosa Ave Rosamond, CA	4.0	2.0	1820	$2,800	$1.54	43d	1	1.34mi
3124 Via Bella Rosa Ave Rosamond, CA	4.0	2.0	1809	$3,200	$1.77	43d	1	1.43mi

Listing history 2 events

1. 2026-03-17
   status Pending
2. 2026-03-12
   listed $179,000 Active

ⓘ 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: $623 · $52/mo
• Projected year-2 tax: $1,360 · $113/mo
• Expected delta: +$738/yr (+$61/mo · 118.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 16 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,341
• − Mortgage interest: −$10,027
• − Property taxes: −$623
• − Insurance: −$895
• − Repairs & maintenance: −$2,507
• − Management: −$2,507
• − Depreciation: −$5,207
• Taxable income: $9,574
• Est. tax owed @ 24.0%: −$2,298
• After-tax cash flow: $9,679/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: Southern Kern Unified
• NCES district ID: 0637620
• Math proficiency: 25% ▲ 7.00%
• Reading proficiency: 25% ▼ -8.00%
• Median HH income: $54,523
• Composite: 22.5/100
• National rank: #8093
• State rank: #387 of 517 in CA

Livability — Rosamond

• Score: 49/100
• State rank: #1178
• US rank: #25952

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rosamond, CA
• County: Kern County · 710,371 people
• City population: 22,119
• Metro: Bakersfield, CA
• Population (ZIP): 22,119
• Household income: $77,431
• Rent vs Own: 22.6% rent · 77.4% own
• Severe rent burden: 425.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 45% White 32% Two or more races 17% Black 13% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Portuguese 2% Italian 2% Lithuanian 1%
• Foreign-born: 13% · Canada
• Languages at home: 68% English-only · Spanish 28% Other Indo-European 2% 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: ▲ 2.40%
• Current HPI: 403.7206
• Rent YoY: —
• 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

2 events — show timeline

• 2026-03-17 Pending — AVMLS
• 2026-03-12 Listed $179,000 AVMLS

Property tax history

-0.8%/yr

Latest (2025): $623 · +7.8% YoY. Source: county tax records.