6601 Eucalyptus Dr #236 · East Niles, CA 93306

$135,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 51 Days on market

Built 2011 4,000 sqft lot $94/sqft · 41% above area Est $96k · 41% 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 +8.2/10.0
• Schools +3.4/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

$244.41 Is Mnthly Rent Incl $225 Sp, $7.91 Garb, $300 Sewer, $8.50 Water. 1979 Kirkwood 24x60.New Crpt, Lino. Mtl Shed. Shed Hs Slab W/ Electricity. Fenced Yard. Fam Park W/ View Of Mtns. 5% Comm To Slg Side. Fin Avail W/ B Of A & 1st Interstate & Calvet. No Perm

Key facts

• Updated cabinets
• New flooring
• Updated countertops

Tags

• REMODELED HOME
• FRESH INTERIOR PAINT
• NEW FLOORING
• UPDATED COUNTERTOPS
• UPDATED CABINETS
• OUTDOOR SPACE

Property features AI

Finance

• HOA & community: Community pool; Community gym/exercise facilities; Association security

Exterior

• Parking: Carport
• Utilities: Sewer service
• Home design: Leased space; Vacant occupancy
• Construction: Concrete perimeter foundation; Other roof (see remarks)
• Exterior features: Gated community; Community pool; Shop (additional building)

Interior

• Kitchen: Range/oven; Microwave
• Bathrooms: Two full bathrooms
• Interior features: One fireplace; Central heating and central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $600 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 4.4% in East Niles — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Kern High (urban): math 21% / reading 51% proficiency, ranked #860 of 1,400 in CA (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.2%/yr); 387 active listings in the ZIP; 7 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 31% of the median local income ($70k/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 $933 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 $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 32y 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 $23k; list at $135k implies a 487% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.32% ✓
• Cap rate: 11.63%
• Cash-on-cash: 19.05%
• DSCR: 1.85
• GRM: 6.3

CMA / ARV

• ARV (median comp): $96,022
• List price: $135,000
• Delta: 40.59%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6601 Eucalyptus Dr #351	0.00mi	3/2.0	1,326 (-8%)	1mo	$105,000	$79	86
6601 Eucalyptus Dr #55	0.00mi	4/2.0 (+1)	1,440 (0%)	12mo	$85,000	$59	85
6601 Eucalyptus Dr #29	0.00mi	4/2.0 (+1)	1,344 (-7%)	4mo	$92,500	$69	80
6601 Eucalyptus Dr #155	0.00mi	3/2.0	1,278 (-11%)	2mo	$95,000	$74	80
6601 Eucalyptus Dr #22	0.00mi	4/2.0 (+1)	1,536 (+7%)	11mo	$98,500	$64	75
6601 Eucalyptus Dr #204	0.00mi	3/2.0	1,512 (+5%)	24mo	$115,000	$76	72
6601 Eucalyptus Dr #211	0.00mi	3/2.0	1,618 (+12%)	18mo	$129,999	$80	64
6601 Eucalyptus Dr #164	0.00mi	3/2.0	1,248 (-13%)	17mo	$110,000	$88	63
6601 Eucalyptus Dr #251	0.00mi	3/2.0	1,248 (-13%)	19mo	$115,000	$92	62
6601 Eucalyptus Dr #252	0.00mi	4/2.8 (+1)	1,560 (+8%)	20mo	$140,000	$90	61

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 · 2.24% rent growth · sell at horizon

5-year hold

• IRR: 10.1%
• Equity multiple: 1.40×
• Total profit: $14,947
• Equity at exit: $20,129

10-year hold

• IRR: 18.6%
• Equity multiple: 2.50×
• Total profit: $56,572
• Equity at exit: $11,672

Cash invested: $37,800 (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 93306

• Rents YoY: 2.2%
• Active inventory: 387
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,776 high
• Mortgage (P&I): −$708
• Tax from tax record: −$38 /mo · $462/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $600

Break-even live

Break-even rent $1,016

Max offer price $135,000

Occupancy floor 61%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
600 Morning Dr Unit 661-363-6434 Bakersfield, CA	2.0	1.0	884	$1,005	$1.14	2d	1	0.67mi
600 Morning Dr Unit 661-363-6434 Bakersfield, CA	3.0	1.0	1054	$1,067	$1.01	43d	1	0.67mi
805 Apple St Bakersfield, CA	2.0	2.0	1575	$1,595	$1.01	14d	1	1.00mi
8817 Butternut Ave Bakersfield, CA	3.0	2.0	1383	$2,200	$1.59	2d	1	1.09mi
3311 Camellia Dr Bakersfield, CA	3.0	2.0	1128	$1,925	$1.71	43d	1	1.12mi
925 Pesante Rd Bakersfield, CA	3.0	2.0	1500	$1,800	$1.20	2d	1	1.24mi
460 Oswell St Unit B Bakersfield, CA	3.0	2.0	1324	$1,700	$1.28	2d	1	1.42mi

Listing history 20 events

1. 2026-06-18
   days on market $135,000 Active 51 DOM
2. 2026-06-17
   days on market $135,000 Active 50 DOM
3. 2026-06-16
   days on market $135,000 Active 49 DOM
4. 2026-06-15
   days on market $135,000 Active 48 DOM
5. 2026-06-14
   days on market $135,000 Active 46 DOM
6. 2026-06-10
   days on market $135,000 Active 43 DOM
7. 2026-06-09
   days on market $135,000 Active 42 DOM
8. 2026-06-08
   days on market $135,000 Active 41 DOM
9. 2026-06-07
   days on market $135,000 Active 40 DOM
10. 2026-06-05
    days on market $135,000 Active 37 DOM
11. 2026-06-03
    days on market $135,000 Active 36 DOM
12. 2026-06-03
    days on market $135,000 Active 35 DOM
13. 2026-06-01
    days on market $135,000 Active 34 DOM
14. 2026-05-31
    days on market $135,000 Active 33 DOM
15. 2026-04-22
    listed $135,000 Active 700-char remark
16. 2025-08-25
    listed $65,000 Active
17. 1994-07-01
    soldstatus $23,000

    Show marketing remark (274 chars)

    $244.41 Is Mnthly Rent Incl $225 Sp, $7.91 Garb, $300 Sewer, $8.50 Water. 1979 Kirkwood 24x60.New Crpt, Lino. Mtl Shed. Shed Hs Slab W/ Electricity. Fenced Yard. Fam Park W/ View Of Mtns. 5% Comm To Slg Side. Fin Avail W/ B Of A & 1st Interstate & Calvet. No Perm

18. 1994-06-22
    price $23,950

    Show marketing remark (274 chars)

    $244.41 Is Mnthly Rent Incl $225 Sp, $7.91 Garb, $300 Sewer, $8.50 Water. 1979 Kirkwood 24x60.New Crpt, Lino. Mtl Shed. Shed Hs Slab W/ Electricity. Fenced Yard. Fam Park W/ View Of Mtns. 5% Comm To Slg Side. Fin Avail W/ B Of A & 1st Interstate & Calvet. No Perm

19. 1994-06-22
    historical

    Show marketing remark (274 chars)

    $244.41 Is Mnthly Rent Incl $225 Sp, $7.91 Garb, $300 Sewer, $8.50 Water. 1979 Kirkwood 24x60.New Crpt, Lino. Mtl Shed. Shed Hs Slab W/ Electricity. Fenced Yard. Fam Park W/ View Of Mtns. 5% Comm To Slg Side. Fin Avail W/ B Of A & 1st Interstate & Calvet. No Perm

20. 1994-03-03
    listed $23,000

    Show marketing remark (274 chars)

    $244.41 Is Mnthly Rent Incl $225 Sp, $7.91 Garb, $300 Sewer, $8.50 Water. 1979 Kirkwood 24x60.New Crpt, Lino. Mtl Shed. Shed Hs Slab W/ Electricity. Fenced Yard. Fam Park W/ View Of Mtns. 5% Comm To Slg Side. Fin Avail W/ B Of A & 1st Interstate & Calvet. No Perm

ⓘ 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: $462 · $38/mo
• Projected year-2 tax: $1,026 · $86/mo
• Expected delta: +$564/yr (+$47/mo · 122.1%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 34 unhealthy d/yr today · 40 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,309
• − Mortgage interest: −$7,562
• − Property taxes: −$462
• − Insurance: −$675
• − Repairs & maintenance: −$1,705
• − Management: −$1,705
• − Depreciation: −$3,927
• Taxable income: $5,273
• Est. tax owed @ 24.0%: −$1,266
• After-tax cash flow: $5,936/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: Kern High
• NCES district ID: 0619540
• Math proficiency: 21% ▬ 0.00%
• Reading proficiency: 51% ▲ 2.00%
• Median HH income: $49,686
• Composite: 33.68/100
• National rank: #10443
• State rank: #860 of 1400 in CA

Livability — East Niles

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: East Niles, CA
• County: Kern County · 710,371 people
• Metro: Bakersfield, CA
• Population (ZIP): 74,116
• Household income: $69,805
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 2871.0

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: Predominantly Hispanic (67%)
• Race & ethnicity: Hispanic / Latino 67% White 23% Two or more races 20% Black 3% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 63%
• Common ancestry: Italian 2% Slovak 1% Russian 1%
• Foreign-born: 19% · Canada
• Languages at home: 50% English-only · Spanish 46% Other Asian/Pacific 1% Arabic 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: ▼ -323.02%
• Current HPI: 358.5434
• Rent YoY: ▲ 2.24%
• 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

+487.0% since first listed

6 events — show timeline

• 2026-04-22 Listed $135,000 GEMLS
• 2025-08-25 Listed $65,000 GEMLS
• 1994-07-01 Sold (MLS) $23,000 GEMLS
• 1994-06-22 Delisted — GEMLS
• 1994-06-22 Price Changed $23,950 GEMLS
• 1994-03-03 Listed $23,000 GEMLS

Property tax history

-0.7%/yr

Latest (2025): $462 · +4.4% YoY. Source: county tax records.