16 Torrey Pine Ln · Oildale, CA 93308

$119,000

4 bd · 2.0 ba · 1,224 sqft · Manufactured public records · 8 Days on market

Built 1969 $97/sqft · 29% above area Est $92k · 29% 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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Appreciation +2.7/10.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Hidden Treasure! This beautifully remodeled 4-bedroom, 2-bathroom home spans 1,224 Sq. Ft. and boasts numerous features, including newly installed kitchen cabinets topped with elegant white quartz. The entire home has been upgraded with new vinyl flooring, energy-efficient enhancements like double-pane windows, and LED recessed lighting throughout, along with new exterior doors. The primary bedroom is a standout, featuring a generous walk-in closet and a fully renovated bathroom complete with updated cabinets, quartz countertops, and a modern shower/tub combo. Additionally, this property showcases a fantastic wraparound porch, ideal for comfort and relaxation.

Key facts

• Recessed lighting
• Updated living space
• Fresh interior paint

Tags

• REMODELED HOME
• UPDATED LIVING SPACE
• WOOD LIKE VINYL FLOORING
• RECESSED LIGHTING
• FRESH INTERIOR PAINT
• REFRESHED KITCHEN

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $119k.

Deal economics

• At list price, monthly cash flow is $518 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Cap rate 11.5% vs local median 3.9% in Oildale — 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 58/100 on livability (#680 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, schools B+; Watch: crime F, amenities F, commute F.
• Beardsley Elementary (suburban): math 7% / reading 18% proficiency, ranked #501 of 517 in CA (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.2%/yr); 307 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 3,244 units permitted in Kern County in 2024 (73 in 5+ unit buildings).
• This rent runs 33% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k 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 $33k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,000

Questions for the listing agent

1. Built in 1969 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
5. 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.
6. 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.
7. 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: 1.43% ✓
• Cap rate: 11.52%
• Cash-on-cash: 18.66%
• DSCR: 1.83
• GRM: 5.8

CMA / ARV

• ARV (median comp): $92,484
• List price: $119,000
• Delta: 29.75%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
48 Cedarwood Ln	0.07mi	3/2.0 (-1)	1,248 (+2%)	1mo	$70,000	$56	88
256 Mary Kay Ln	0.08mi	3/2.0 (-1)	1,248 (+2%)	3mo	$130,000	$104	86
4 Dogwood Ln	0.09mi	3/2.0 (-1)	1,152 (-6%)	8mo	$65,000	$56	75
159 Hickorywood Ln	0.16mi	4/2.0	1,344 (+10%)	3mo	$99,000	$74	74
131 Fernwood Ln	0.11mi	3/2.0 (-1)	1,248 (+2%)	15mo	$120,000	$96	74
316 Nita	0.10mi	4/2.0	1,344 (+10%)	7mo	$82,500	$61	73
282 Florence Ln	0.13mi	3/2.0 (-1)	1,152 (-6%)	16mo	$111,000	$96	66
305 Kings Ln	0.14mi	3/2.0 (-1)	1,140 (-7%)	13mo	$99,900	$88	66
300 Florence Ln	0.11mi	3/2.0 (-1)	1,296 (+6%)	20mo	$99,500	$77	63
180 Kings Ln	0.14mi	3/1.8 (-1)	1,152 (-6%)	23mo	$90,000	$78	58
101 Cinnamon Ln	0.09mi	3/2.0 (-1)	1,344 (+10%)	21mo	$85,000	$63	57
278 Teakwood Ln	0.10mi	3/2.0 (-1)	1,344 (+10%)	21mo	$104,900	$78	57

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 · 2.22% rent growth · sell at horizon

5-year hold

• IRR: 9.5%
• Equity multiple: 1.37×
• Total profit: $12,415
• Equity at exit: $17,743

10-year hold

• IRR: 18.0%
• Equity multiple: 2.44×
• Total profit: $48,063
• Equity at exit: $10,289

Cash invested: $33,320 (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 93308

• Home prices YoY: -0.5%
• Rents YoY: 2.2%
• Active inventory: 307
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,697 high
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $518

Break-even live

Break-even rent $1,041

Max offer price $119,000

Occupancy floor 64%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
627 Beardsley Ave Bakersfield, CA	3.0	1.0	967	$1,575	$1.63	44d	1	0.24mi
627 Hood Dr Bakersfield, CA	3.0	1.0	1140	$1,795	$1.57	2d	1	0.35mi
327 McCord Ave Unit 6 Bakersfield, CA	3.0	1.0	1000	$1,500	$1.50	2d	1	0.53mi
448 S Oildale Dr Bakersfield, CA	3.0	2.0	1080	$1,500	$1.39	2d	1	0.53mi
222 Moneta Ave Unit 222 Bakersfield, CA	3.0	2.0	1040	$1,700	$1.63	2d	1	0.68mi
419 Washington Ave Unit 417 Bakersfield, CA	3.0	2.0	975	$1,500	$1.54	2d	1	0.73mi
222 Harding Ave Unit B Bakersfield, CA	3.0	2.0	1100	$1,750	$1.59	2d	1	0.73mi
1207 El Tejon Ave Unit 1 Bakersfield, CA	3.0	1.0	1212	$1,950	$1.61	2d	1	0.92mi
709 Francis St Bakersfield, CA	3.0	1.0	1300	$1,400	$1.08	44d	1	1.00mi
106 E Warren Ave Bakersfield, CA	3.0	2.0	1169	$1,400	$1.20	10d	1	1.02mi
1951 Golden State Ave Bakersfield, CA	1.0–3.0	1.0–2.5	1017	$1,695	$1.67	2d	2	1.17mi
1201 40th St Bakersfield, CA	2.0–3.0	1.0–2.0	870	$1,219	$1.40	2d	1	1.42mi

Listing history 17 events

1. 2026-06-18
   days on market $119,000 Active 8 DOM
2. 2026-06-17
   days on market $119,000 Active 7 DOM
3. 2026-06-16
   days on market $119,000 Active 6 DOM
4. 2026-06-15
   days on market $119,000 Active 5 DOM
5. 2026-06-14
   pricedays on marketlisting id $119,000 Active 3 DOM
6. 2026-06-08
   days on market $120,000 Active 140 DOM
7. 2026-06-07
   days on market $120,000 Active 139 DOM
8. 2026-06-05
   days on market $120,000 Active 136 DOM
9. 2026-06-03
   days on market $120,000 Active 135 DOM
10. 2026-06-03
    days on market $120,000 Active 134 DOM
11. 2026-06-01
    days on market $120,000 Active 133 DOM
12. 2026-05-31
    days on market $120,000 Active 132 DOM
13. 2026-03-23
    status Active 668-char remark

    Show marketing remark (668 chars)

    Hidden Treasure! This beautifully remodeled 4-bedroom, 2-bathroom home spans 1,224 Sq. Ft. and boasts numerous features, including newly installed kitchen cabinets topped with elegant white quartz. The entire home has been upgraded with new vinyl flooring, energy-efficient enhancements like double-pane windows, and LED recessed lighting throughout, along with new exterior doors. The primary bedroom is a standout, featuring a generous walk-in closet and a fully renovated bathroom complete with updated cabinets, quartz countertops, and a modern shower/tub combo. Additionally, this property showcases a fantastic wraparound porch, ideal for comfort and relaxation.

14. 2026-03-09
    status Pending 668-char remark

    Show marketing remark (668 chars)

    Hidden Treasure! This beautifully remodeled 4-bedroom, 2-bathroom home spans 1,224 Sq. Ft. and boasts numerous features, including newly installed kitchen cabinets topped with elegant white quartz. The entire home has been upgraded with new vinyl flooring, energy-efficient enhancements like double-pane windows, and LED recessed lighting throughout, along with new exterior doors. The primary bedroom is a standout, featuring a generous walk-in closet and a fully renovated bathroom complete with updated cabinets, quartz countertops, and a modern shower/tub combo. Additionally, this property showcases a fantastic wraparound porch, ideal for comfort and relaxation.

15. 2026-02-27
    status Active 668-char remark

    Show marketing remark (668 chars)

    Hidden Treasure! This beautifully remodeled 4-bedroom, 2-bathroom home spans 1,224 Sq. Ft. and boasts numerous features, including newly installed kitchen cabinets topped with elegant white quartz. The entire home has been upgraded with new vinyl flooring, energy-efficient enhancements like double-pane windows, and LED recessed lighting throughout, along with new exterior doors. The primary bedroom is a standout, featuring a generous walk-in closet and a fully renovated bathroom complete with updated cabinets, quartz countertops, and a modern shower/tub combo. Additionally, this property showcases a fantastic wraparound porch, ideal for comfort and relaxation.

16. 2026-01-30
    status Pending 668-char remark

    Show marketing remark (668 chars)

    Hidden Treasure! This beautifully remodeled 4-bedroom, 2-bathroom home spans 1,224 Sq. Ft. and boasts numerous features, including newly installed kitchen cabinets topped with elegant white quartz. The entire home has been upgraded with new vinyl flooring, energy-efficient enhancements like double-pane windows, and LED recessed lighting throughout, along with new exterior doors. The primary bedroom is a standout, featuring a generous walk-in closet and a fully renovated bathroom complete with updated cabinets, quartz countertops, and a modern shower/tub combo. Additionally, this property showcases a fantastic wraparound porch, ideal for comfort and relaxation.

17. 2025-12-09
    listed $120,000 Active 668-char remark

    Show marketing remark (668 chars)

    Hidden Treasure! This beautifully remodeled 4-bedroom, 2-bathroom home spans 1,224 Sq. Ft. and boasts numerous features, including newly installed kitchen cabinets topped with elegant white quartz. The entire home has been upgraded with new vinyl flooring, energy-efficient enhancements like double-pane windows, and LED recessed lighting throughout, along with new exterior doors. The primary bedroom is a standout, featuring a generous walk-in closet and a fully renovated bathroom complete with updated cabinets, quartz countertops, and a modern shower/tub combo. Additionally, this property showcases a fantastic wraparound porch, ideal for comfort and relaxation.

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 39 unhealthy d/yr today · 45 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,361
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$1,629
• − Management: −$1,629
• − Depreciation: −$3,462
• Taxable income: $4,595
• Est. tax owed @ 24.0%: −$1,103
• After-tax cash flow: $5,114/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: Beardsley Elementary
• NCES district ID: 0604260
• Math proficiency: 7% ▼ -12.00%
• Reading proficiency: 18% ▼ -16.00%
• Median HH income: $28,808
• Composite: 9.63/100
• National rank: #9841
• State rank: #501 of 517 in CA

Livability — Oildale

• Score: 58/100
• State rank: #680
• US rank: #20848

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oildale, CA
• County: Kern County · 710,371 people
• Metro: Bakersfield, CA
• Population (ZIP): 55,078
• Household income: $62,445
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 2931.0

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 0.57)
• Race & ethnicity: White 57% Hispanic / Latino 32% Two or more races 15% Black 3% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Slovak 3% Italian 1% Romanian 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 80% English-only · Spanish 17%

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: ▼ -4.52%
• Current HPI: 825.65
• Rent YoY: ▲ 2.22%
• 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

5 events — show timeline

• 2026-03-23 Relisted — GEMLS
• 2026-03-09 Pending — GEMLS
• 2026-02-27 Relisted — GEMLS
• 2026-01-30 Pending — GEMLS
• 2025-12-09 Listed $120,000 GEMLS

Property tax history

-0.0%/yr

Latest (2025): $152 · +7.4% YoY. Source: county tax records.