26853 Anderson St · Boron, CA 93516

$275,000

2 bd · 2.0 ba · 755 sqft · Manufactured public records · 45 Days on market

Built 1935 9,147 sqft lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +5.7/30.0
• Appreciation +3.3/10.0
• Livability +2.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.1/10.0
• 1% rule +0.0/10.0

Listing remarks

Two vacant homes in the lot. 3 beds/1 bath each have a lot of potential. Convenient and easy access

Key facts

• 9,147 sq ft lot
• Built 1935
• Listed 45 days

Property features AI

Finance

• Other: ADU: No; Zoning: R-2; APN: 231-121-05
• Financial info: Income producing (property described as income producing)
• HOA & community: HOA includes a laundry facility; Property noted as manufactured home in HOA comments

Exterior

• Parking: Parking details not specified
• Security: No security features specified
• Utilities: Public water; Sewer connected; 220V electric available
• Home design: Traditional style; Single-story; Located on Tract 1055; Facing direction not specified
• Construction: Stucco and steel construction; Shingle roof (manufacturer unknown); Concrete slab and raised foundation; Built year not specified
• Exterior features: Wood fencing; Pets allowed; Paved streets; Rectangular lot shape

Interior

• Kitchen: Gas range
• Bedrooms: Bedrooms not specifically detailed
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning (manufacturer indicates central AC); Heating details unspecified
• Interior features: Dining area located in the kitchen; Living room fireplace
• Laundry & utility: Laundry facility included in HOA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $275k.

Deal economics

• At list price, monthly cash flow is $-558 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $176k (35.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (50.0% below list).
• Recommended offer: $138k (50.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#857 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, cost of living A; Watch: schools F, amenities F, commute F.
• Muroc Joint Unified (rural): math 22% / reading 39% proficiency, ranked #340 of 517 in CA (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 104 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 3,244 units permitted in Kern County in 2024 (73 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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 $67k; list at $275k implies a 310% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,509 (50.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 50% concession, seller financing, or rate buy-down credit?
3. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.50% ✗
• Cap rate: 3.86%
• Cash-on-cash: -8.69%
• DSCR: 0.61
• GRM: 16.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -31.8%
• Equity multiple: -0.04×
• Total profit: $-80,218
• Equity at exit: $41,003

10-year hold

• IRR: -36.5%
• Equity multiple: -0.51×
• Total profit: $-116,145
• Equity at exit: $23,777

Cash invested: $77,000 (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 93516

• Home prices YoY: -1.2%
• Active inventory: 104
• Price-to-rent: 16.7×

Monthly cashflow live

• Estimated rent: $1,375 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$87 /mo · $1,047/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $-558

Break-even live

Break-even rent $2,081

Max offer price $176,483

Occupancy floor —

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26848 Jessie St Boron, CA	2.0	1.0	900	$1,200	$1.33	1d	1	0.26mi
12639 Esther St Boron, CA	3.0	1.5	1024	$1,800	$1.76	1d	1	0.56mi

Listing history 26 events

1. 2026-06-18
   days on market $275,000 Active 45 DOM
2. 2026-06-17
   days on market $275,000 Active 44 DOM
3. 2026-06-16
   days on market $275,000 Active 43 DOM
4. 2026-06-15
   days on market $275,000 Active 42 DOM
5. 2026-06-13
   days on market $275,000 Active 40 DOM
6. 2026-06-13
   days on market $275,000 Active 39 DOM
7. 2026-06-09
   days on market $275,000 Active 36 DOM
8. 2026-06-08
   days on market $275,000 Active 35 DOM
9. 2026-06-07
   days on market $275,000 Active 34 DOM
10. 2026-06-04
    days on market $275,000 Active 31 DOM
11. 2026-06-03
    days on market $275,000 Active 30 DOM
12. 2026-06-02
    days on market $275,000 Active 29 DOM
13. 2026-06-01
    days on market $275,000 Active 28 DOM
14. 2026-05-31
    days on market $275,000 Active 27 DOM
15. 2026-04-29
    listed $275,000 Active 99-char remark
16. 2025-01-01
    historical
17. 2024-05-17
    price $225,000
18. 2024-05-17
    price $225,000
19. 2024-04-12
    listed $240,000 Active
20. 2020-06-09
    soldstatus $67,000
21. 2020-02-21
    soldstatus $50,000 Closed Sale
22. 2020-02-21
    soldstatus $50,000
23. 2020-02-05
    status Pending Sale
24. 2019-12-10
    listed $55,000 Active
25. 2012-01-31
    historical
26. 2011-12-06
    listed $27,000

ⓘ 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: $1,047 · $87/mo
• Projected year-2 tax: $2,090 · $174/mo
• Expected delta: +$1,043/yr (+$87/mo · 99.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,501
• − Mortgage interest: −$15,404
• − Property taxes: −$1,047
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,320
• − Management: −$1,320
• − Depreciation: −$8,000
• Taxable loss: −$11,966
• Est. tax savings @ 24.0%: +$2,872
• After-tax cash flow: $-3,820/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: Muroc Joint Unified
• NCES district ID: 0626490
• Math proficiency: 22% ▼ -13.00%
• Reading proficiency: 39% ▼ -9.00%
• Median HH income: $47,457
• Composite: 26.31/100
• National rank: #7241
• State rank: #340 of 517 in CA

Livability — Boron

• Score: 55/100
• State rank: #857
• US rank: #23452

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Boron, CA
• City population: 2,742
• Population (ZIP): 2,742

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 0.69)
• Race & ethnicity: White 43% Hispanic / Latino 35% Two or more races 20% Black 5% Native American 4% Asian 4%
• Hispanic origin (detail): Mexican 23% Dominican 5%
• Common ancestry: Italian 6% Iranian 2% Slovak 1%
• Foreign-born: 8% · Canada
• Languages at home: 71% English-only · Spanish 26% Tagalog/Filipino 2%

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: ▼ -3.49%
• Current HPI: 296.934
• Rent YoY: —
• Metro: —
• 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

+918.5% since first listed

12 events — show timeline

• 2026-04-29 Listed $275,000 AVMLS
• 2025-01-01 Listing Removed — CRMLS
• 2024-05-17 Price Changed $225,000 AVMLS
• 2024-05-17 Price Changed $225,000 CRMLS
• 2024-04-12 Listed $240,000 CRMLS
• 2020-06-09 Sold (Public Records) $67,000 Public Records
• 2020-02-21 Sold (Public Records) $50,000 Public Records
• 2020-02-21 Sold (MLS) $50,000 CRMLS
• 2020-02-05 Pending — CRMLS
• 2019-12-10 Listed $55,000 CRMLS
• 2012-01-31 Listing Removed — CRMLS
• 2011-12-06 Listed $27,000 CRMLS

Property tax history

+14.0%/yr

Latest (2025): $1,047 · -0.9% YoY. Source: county tax records.