1 Tee Ln · Oildale, CA 93308

$49,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 63 Days on market

Built 1971 $43/sqft · 22% below area Est $62k · 22% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Appreciation +2.7/10.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Welcome to 1 Tee Lane _Highland Knolls Mobile Estate a 55+ Community. Mobile Home features 2 bedrooms, 2bath, great room, breakfast area, indoor utility, newer dishwasher, and disposal, 2 cars covered carport, front porch/patio w/ ramp, Updated wood look laminate flooring, extra large windows throughout for lots of light, south facing, painted cabinets (black in kitchen), light (blond) colored butcher block kitchen counters, indoor storage & built in hutch, central a/c-heat, lg outdoor storage shed, picket fencing in front w/ 6' fence stone/wood in back. Fenced all the way around for a pet. Decorative outdoor lighting and landscaping. The MH park amenities include rec hall, tennis courts, pool, and more. Lease space fee $675.000; sewer $24.23, Trash $46.23, water $11.74 Schedule tour today!

Key facts

• Newer dishwasher
• Covered carport
• Front porch

Tags

• GREAT ROOM
• BREAKFAST AREA
• INDOOR UTILITY
• NEWER DISHWASHER
• COVERED CARPORT
• FRONT PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $49k.

Deal economics

• At list price, monthly cash flow is $932 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $49k).
• Recommended offer: $46k (6.0% below list) — sets the bar for market timing.
• Cap rate 29.1% 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.
• Standard Elementary (suburban): math 16% / reading 27% proficiency, ranked #1,227 of 1,400 in CA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.2%/yr); 307 active listings in the ZIP; 24 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 30% 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 $339 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 + 2.2% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 30y 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 $35k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 5→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $46,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 3.20% ✓
• Cap rate: 29.13%
• Cash-on-cash: 81.55%
• DSCR: 4.63
• GRM: 2.6

CMA / ARV

• ARV (median comp): $62,500
• List price: $49,000
• Delta: -21.60%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
80 Eagle Ln	0.12mi	2/2.0	1,200 (+4%)	2mo	$109,500	$91	86
214 Par Ln	0.18mi	3/2.0 (+1)	1,164 (+1%)	4mo	$62,500	$54	82
370 Petrol Rd	0.50mi	2/1.8	1,200 (+4%)	5mo	$55,000	$46	65
116 Serve Ln	0.10mi	3/2.0 (+1)	1,056 (-8%)	18mo	$43,000	$41	62
144 Love Ln	0.16mi	2/2.0	1,316 (+14%)	22mo	$110,000	$84	50
900 James Rd #83	0.56mi	2/2.0	1,248 (+8%)	23mo	$49,950	$40	41

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: 80.9%
• Equity multiple: 4.66×
• Total profit: $50,226
• Equity at exit: $7,306

10-year hold

• IRR: 84.1%
• Equity multiple: 9.40×
• Total profit: $115,284
• Equity at exit: $4,237

Cash invested: $13,720 (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: 2.6×

Monthly cashflow live

• Estimated rent: $1,569 high
• Mortgage (P&I): −$257
• Tax from tax record: −$30 /mo · $356/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $932

Break-even live

Break-even rent $389

Max offer price $49,000

Occupancy floor 36%

Sensitivity live

Price	-10% $960	-5% $946	+0% $932	+5% $919	+10% $905
Rent	-10% $808	-5% $870	+0% $932	+5% $994	+10% $1,056
Rate	-1.0pp $957	-0.5pp $945	base $932	+0.5pp $920	+1.0pp $907

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
730 James Rd Bakersfield, CA	2.0	1.0	835	$1,175	$1.41	3d	1	0.33mi
3600 N Chester Ave Unit 10-B Bakersfield, CA	2.0	1.0	953	$1,295	$1.36	3d	1	0.46mi
530 Sunset Meadow Ln Bakersfield, CA	3.0	2.0	1116	$2,050	$1.84	3d	1	0.67mi
516 Yellow Meadow Ct Unit C Bakersfield, CA	2.0	2.0	977	$1,720	$1.76	3d	1	0.71mi
548 Yellow Meadow Ct Unit C Bakersfield, CA	2.0	2.0	925	$1,595	$1.72	3d	1	0.74mi
549 Yellow Meadow Ct Unit D Bakersfield, CA	3.0	2.0	1200	$1,825	$1.52	24d	1	0.79mi
725 Greenwood Meadow Ln Bakersfield, CA	2.0	1.0	935	$1,600	$1.71	21d	1	0.91mi
805 Sunset Meadow Ln Bakersfield, CA	3.0	2.0	1163	$2,050	$1.76	3d	1	0.92mi
3433 Rustic Meadow Ct Apt B Bakersfield, CA	2.0	2.0	1115	$1,750	$1.57	3d	1	0.96mi
930 Day Ave Unit C Bakersfield, CA	2.0	1.5	900	$1,395	$1.55	44d	1	1.00mi
930 Day Ave Unit A Bakersfield, CA	2.0	1.5	900	$1,395	$1.55	3d	1	1.00mi
932 Day Ave Unit D Bakersfield, CA	2.0	1.0	900	$1,295	$1.44	3d	1	1.00mi
3125 Park Meadows Dr Unit B Bakersfield, CA	2.0	2.0	898	$1,595	$1.78	3d	1	1.02mi
3125 Park Meadows Dr Unit B Bakersfield, CA	1.0	1.0	718	$1,495	$2.08	44d	1	1.02mi
101 Star Ct Bakersfield, CA	3.0	2.0	1040	$2,145	$2.06	44d	1	1.02mi
706 Orchid Dr Apt A Bakersfield, CA	3.0	2.0	1233	$1,900	$1.54	3d	1	1.13mi
2609 Violet Ct Bakersfield, CA	3.0	2.0	1471	$2,100	$1.43	44d	1	1.13mi
2600 Park Meadows Dr Bakersfield, CA	1.0–2.0	1.0–2.0	864	$1,495	$1.73	3d	2	1.27mi
2413 Ashby St Unit 1 Bakersfield, CA	3.0	1.0	1230	$1,750	$1.42	15d	1	1.28mi
210 Douglas St Unit B Bakersfield, CA	2.0	1.5	1274	$1,400	$1.10	3d	1	1.28mi
2301 Olympic Dr Unit C Bakersfield, CA	1.0	1.0	756	$1,095	$1.45	3d	1	1.29mi
2309 Manor St Bakersfield, CA	3.0	1.0	1090	$1,725	$1.58	3d	1	1.38mi
615 W China Grade Loop Bakersfield, CA	1.0–2.0	1.0–2.0	875	$1,850	$2.11	3d	6	1.38mi
411 Highland Dr Bakersfield, CA	2.0	1.0	1051	$1,650	$1.57	3d	1	1.40mi

Listing history 28 events

1. 2026-06-18
   days on market $49,000 Active 63 DOM
2. 2026-06-17
   days on market $49,000 Active 62 DOM
3. 2026-06-16
   days on market $49,000 Active 61 DOM
4. 2026-06-15
   days on market $49,000 Active 60 DOM
5. 2026-06-14
   days on market $49,000 Active 58 DOM
6. 2026-06-10
   days on market $49,000 Active 55 DOM
7. 2026-06-09
   days on market $49,000 Active 54 DOM
8. 2026-06-08
   days on market $49,000 Active 53 DOM
9. 2026-06-07
   days on market $49,000 Active 52 DOM
10. 2026-06-05
    days on market $49,000 Active 49 DOM
11. 2026-06-03
    days on market $49,000 Active 48 DOM
12. 2026-06-03
    days on market $49,000 Active 47 DOM
13. 2026-06-01
    days on market $49,000 Active 46 DOM
14. 2026-05-31
    days on market $49,000 Active 45 DOM
15. 2026-04-16
    listed $49,000 Active 809-char remark

    Show marketing remark (809 chars)

    Welcome to 1 Tee Lane _Highland Knolls Mobile Estate a 55+ Community. Mobile Home features 2 bedrooms, 2bath, great room, breakfast area, indoor utility, newer dishwasher, and disposal, 2 cars covered carport, front porch/patio w/ ramp, Updated wood look laminate flooring, extra large windows throughout for lots of light, south facing, painted cabinets (black in kitchen), light (blond) colored butcher block kitchen counters, indoor storage & built in hutch, central a/c-heat, lg outdoor storage shed, picket fencing in front w/ 6' fence stone/wood in back. Fenced all the way around for a pet. Decorative outdoor lighting and landscaping. The MH park amenities include rec hall, tennis courts, pool, and more. Lease space fee $675.000; sewer $24.23, Trash $46.23, water $11.74 Schedule tour today!

16. 2025-12-11
    listed $59,900 Active
17. 2020-07-21
    price $32,500
18. 2020-07-20
    status Pending
19. 2020-07-17
    soldstatus $35,000 Sold
20. 2020-07-16
    price $35,000
21. 2020-07-04
    status Active
22. 2020-06-29
    status Pending
23. 2020-06-23
    price $32,500
24. 2020-03-20
    listed $35,000 Active
25. 1996-11-01
    soldstatus $10,000
26. 1996-09-28
    price $14,000
27. 1996-09-28
    historical
28. 1996-06-15
    listed $10,000

ⓘ 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: $356 · $30/mo
• Projected year-2 tax: $372 · $31/mo
• Expected delta: +$17/yr (+$1/mo · 4.7%)

ⓘ 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 5 d/yr ≥104°F today · 12 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: $18,826
• − Mortgage interest: −$2,745
• − Property taxes: −$356
• − Insurance: −$245
• − Repairs & maintenance: −$1,506
• − Management: −$1,506
• − Depreciation: −$1,425
• Taxable income: $11,043
• Est. tax owed @ 24.0%: −$2,650
• After-tax cash flow: $8,538/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: Standard Elementary
• NCES district ID: 0637890
• Math proficiency: 16% ▬ 0.00%
• Reading proficiency: 27% ▼ -3.00%
• Median HH income: $40,574
• Composite: 21.42/100
• National rank: #13640
• State rank: #1227 of 1400 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

+390.0% since first listed

14 events — show timeline

• 2026-04-16 Listed $49,000 GEMLS
• 2025-12-11 Listed $59,900 GEMLS
• 2020-07-21 Price Changed $32,500 GEMLS
• 2020-07-20 Pending — GEMLS
• 2020-07-17 Sold (MLS) $35,000 GEMLS
• 2020-07-16 Price Changed $35,000 GEMLS
• 2020-07-04 Relisted — GEMLS
• 2020-06-29 Pending — GEMLS
• 2020-06-23 Price Changed $32,500 GEMLS
• 2020-03-20 Listed $35,000 GEMLS
• 1996-11-01 Sold (MLS) $10,000 GEMLS
• 1996-09-28 Delisted — GEMLS
• 1996-09-28 Price Changed $14,000 GEMLS
• 1996-06-15 Listed $10,000 GEMLS

Property tax history

+13.2%/yr

Latest (2025): $356 · +7.5% YoY. Source: county tax records.