1400 Wayne St #33 · Ridgecrest, CA 93555

$42,000

1 bd · 2.0 ba · 840 sqft · Manufactured public records · 14 Days on market

Built 1976 Est $32k · 32% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this move-in ready mobile home located in the northwest part of town. Cheapest living in all of Kern County! It's on a corner lot, in an all-ages park called Whispering Winds. Lot rent is $500/mo. And includes water. Only one pet (20 lbs) is allowed . However, an additional service animal'' can be added but it must be official. There is also an extra room that gives additional space. The kitchen features granite counter tops. Beautiful flooring. HVAC for heat & cool. Also window air conditioners installed in several rooms for less expensive cooling option. Stackable washer and dryer in master bath. There is a large garden box in the back and a covered porch. This home is sold in as-is'' condition and with a little TLC can be a home to be proud of.

Key facts

• Built 1976
• Listed 14 days

Property features AI

Finance

• Other: No additional financial details provided
• Financial info: Details not specified
• HOA & community: Details not specified

Exterior

• Parking: Details not specified
• Security: Details not specified
• Utilities: Natural gas connected; Sewer connected
• Home design: Residential mobile home (single-wide); Zoned MH (county)
• Construction: Metal siding; Foam roof; Crawl space foundation
• Exterior features: Covered patio; Patio; Partial fencing; Corner lot; Shed(s)

Interior

• Kitchen: Range; Oven; Refrigerator; Gas water heater
• Bedrooms: Details not specified
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air; Window unit(s)
• Interior features: Walk-in closets; High-speed internet; Window coverings
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath manufactured listed at $42k.

Deal economics

• At list price, monthly cash flow is $578 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $42k).
• Cap rate 22.8% vs local median 4.0% in Ridgecrest — 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 70/100 on livability (#243 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+; Watch: amenities D+, cost of living D+, crime F.
• Sierra Sands Unified (town): math 25% / reading 39% proficiency, ranked #294 of 517 in CA (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Burroughs High (math 37% / reading 70%, grade C-, #281 of 1,170 statewide, top 24%, 1,479 students, 40% FRL).
• Zoned-school proficiency averages 54% at this address vs 32% district-wide (+22 pts) — the actual schools serving this property are materially stronger than the Sierra Sands Unified average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.6%/yr); 328 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,244 units permitted in Kern County in 2024 (73 in 5+ unit buildings).
• This rent is only 15% of the median local income ($87k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $290 of loan paydown is wiped out by about $1k 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 + 3.6% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 14 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 $32k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 4→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $42,000

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.57% ✓
• Cap rate: 22.80%
• Cash-on-cash: 58.97%
• DSCR: 3.62
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $31,920
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1400 Wayne St #33	0.00mi	2/2.0 (+1)	840 (0%)	2mo	$32,000	$38	93
1600 N Norma St #42	0.26mi	2/1.5 (+1)	840 (0%)	13mo	$30,000	$36	70

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 · 3.58% rent growth · sell at horizon

5-year hold

• IRR: 58.3%
• Equity multiple: 3.61×
• Total profit: $30,640
• Equity at exit: $6,262

10-year hold

• IRR: 63.3%
• Equity multiple: 7.52×
• Total profit: $76,728
• Equity at exit: $3,631

Cash invested: $11,760 (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 93555

• Home prices YoY: -24.0%
• Rents YoY: 3.6%
• Active inventory: 328
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,079 high
• Mortgage (P&I): −$220
• Tax from tax record: −$36 /mo · $438/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $578

Break-even live

Break-even rent $347

Max offer price $42,000

Occupancy floor 41%

Sensitivity live

Price	-10% $602	-5% $590	+0% $578	+5% $566	+10% $554
Rent	-10% $493	-5% $535	+0% $578	+5% $620	+10% $663
Rate	-1.0pp $599	-0.5pp $589	base $578	+0.5pp $567	+1.0pp $556

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: $10,500
• Closing costs: $1,260
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1332 N Norma St Ridgecrest, CA	1.0	1.0	630	$950	$1.51	24d	1	0.32mi
1330 N Norma St Unit A Ridgecrest, CA	1.0	1.0	630	$950	$1.51	22d	1	0.33mi
537 W Ward Ave Unit A Ridgecrest, CA	1.0	2.0	800	$1,000	$1.25	3d	1	0.47mi
604 W Perdew Ave Unit B Ridgecrest, CA	2.0	2.0	950	$1,050	$1.11	3d	1	0.48mi
616 W Graaf Ave Unit A Ridgecrest, CA	2.0	2.0	1000	$1,100	$1.10	15d	1	0.51mi
616 W Graaf Ave Unit B Ridgecrest, CA	2.0	2.0	1000	$1,200	$1.20	44d	1	0.52mi
616 W Graaf Ave Unit B Ridgecrest, CA	2.0	2.0	950	$1,200	$1.26	22d	1	0.52mi
625 W Perdew Ave Apt A Ridgecrest, CA	2.0	2.0	1000	$1,300	$1.30	3d	1	0.54mi
539 Sydnor Ave Ridgecrest, CA	2.0	1.0	1053	$1,200	$1.14	15d	1	0.61mi
919 N Heritage Dr Ridgecrest, CA	1.0	1.0	650	$2,050	$3.15	3d	2	0.62mi
702 W Atkins Ave Unit A Ridgecrest, CA	1.0	1.0	570	$775	$1.36	22d	1	0.66mi
201 Drummond Ave Unit 217 Ridgecrest, CA	2.0	2.0	1080	$1,000	$0.93	3d	1	0.71mi
201 Drummond Ave Unit 239 Ridgecrest, CA	2.0	2.0	1080	$1,500	$1.39	3d	1	0.71mi
833 N Sanders St Apt A Ridgecrest, CA	2.0	1.0	850	$925	$1.09	3d	1	0.74mi
718 N Sanders St Unit F Ridgecrest, CA	1.0	1.0	748	$950	$1.27	3d	1	0.88mi
920 W Alene Ave Apt B Ridgecrest, CA	2.0	1.0	800	$950	$1.19	3d	1	0.92mi
940 W Graaf Ave Apt C Ridgecrest, CA	2.0	1.0	850	$1,095	$1.29	3d	1	0.96mi
1332 N El Prado St Unit B Ridgecrest, CA	2.0	1.0	878	$950	$1.08	11d	1	0.98mi
1005 W Alene Ave Apt B Ridgecrest, CA	2.0	1.5	850	$950	$1.12	3d	1	0.98mi
1311 N El Prado St Unit Elpr-1311 C-PK Ridgecrest, CA	2.0	1.0	878	$1,250	$1.42	3d	1	1.00mi
1013 W Atkins Ave Unit C Ridgecrest, CA	2.0	1.0	910	$975	$1.07	11d	1	1.03mi
1016 W Atkins Ave Unit C Ridgecrest, CA	2.0	1.0	850	$1,100	$1.29	44d	1	1.05mi
1617 N Erwin St Apt B Ridgecrest, CA	2.0	1.0	850	$1,200	$1.41	3d	1	1.07mi
332 N Alvord St Unit A Ridgecrest, CA	2.0	2.0	1000	$950	$0.95	24d	1	1.34mi
401 Oasis Dr Ridgecrest, CA	2.0–4.0	1.0–2.0	982	$575	$0.59	3d	7	1.42mi

Listing history 12 events

1. 2026-06-18
   days on market $42,000 Active 14 DOM
2. 2026-06-17
   days on market $42,000 Active 13 DOM
3. 2026-06-16
   days on market $42,000 Active 12 DOM
4. 2026-06-15
   days on market $42,000 Active 11 DOM
5. 2026-06-14
   days on market $42,000 Active 9 DOM
6. 2026-06-13
   days on market $42,000 Active 8 DOM
7. 2026-06-10
   days on market $42,000 Active 6 DOM
8. 2026-06-09
   days on market $42,000 Active 5 DOM
9. 2026-06-08
   days on market $42,000 Active 4 DOM
10. 2026-06-07
    days on market $42,000 Active 3 DOM
11. 2026-06-05
    remarks 691-char remark
12. 2026-06-05
    listed $42,000 Active 1 DOM

ⓘ 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: $438 · $36/mo
• Projected year-2 tax: $438 · $36/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 1/10 Low
• 🌡 Heat 8/10 Severe 4 d/yr ≥105°F today · 11 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 14 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,943
• − Mortgage interest: −$2,353
• − Property taxes: −$438
• − Insurance: −$210
• − Repairs & maintenance: −$1,035
• − Management: −$1,035
• − Depreciation: −$1,222
• Taxable income: $6,650
• Est. tax owed @ 24.0%: −$1,596
• After-tax cash flow: $5,339/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: Sierra Sands Unified
• NCES district ID: 0636800
• Math proficiency: 25% ▼ -11.00%
• Reading proficiency: 39% ▼ -11.00%
• Median HH income: $58,937
• Composite: 28.66/100
• National rank: #6699
• State rank: #294 of 517 in CA

Livability — Ridgecrest

• Score: 70/100
• State rank: #243
• US rank: #8014

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ridgecrest, CA
• County: Kern County · 710,371 people
• City population: 33,845
• Metro: Bakersfield, CA
• Population (ZIP): 33,845
• Household income: $86,700
• Rent vs Own: 37.5% rent · 62.5% own
• Severe rent burden: 975.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 20% Two or more races 12% Black 4% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 7% · Canada
• Languages at home: 84% English-only · Spanish 11% Other Indo-European 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: ▼ -120.17%
• Current HPI: 380.5208
• Rent YoY: ▲ 3.58%
• 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

+0.0% since first listed

5 events — show timeline

• 2026-06-03 Listed $42,000 SSMLS
• 2026-04-10 Sold (MLS) $32,000 GEMLS
• 2026-03-18 Pending — GEMLS
• 2026-02-14 Price Changed $32,000 GEMLS
• 2025-11-04 Listed $42,000 GEMLS

Property tax history

+11.6%/yr

Latest (2025): $438 · +10.8% YoY. Source: county tax records.