3300 15th St Spc 275 · Rosamond, CA 93560

$114,990

3 bd · 1.0 ba · 1,296 sqft · Manufactured public records · 48 Days on market

Built 1973 $89/sqft · 6% above area Est $108k · 6% over ↓ 8% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.2/10.0
• ARV discount +4.8/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Affordable living in the heart of Rosamond! This spacious mobile home features 3 bedrooms with 2 full bathrooms including a primary bedroom with ensuite, an open kitchen with plenty of cabinetry and counter top space that flows perfectly through to the living room/dining room area, and plenty of covered parking space outside under the carport. Enjoy cozy front and back yards with a custom built storage shed for added convenience, and take advantage of all park amenities with the community pool and basketball courts. This centrally located mobile home is a cant-miss!

Key facts

• Community pool
• Built 1973
• Listed 48 days

Property features AI

Finance

• Other: APN 251-691-62
• HOA & community: Park space rent listed at $682 (buyer to verify)

Exterior

• Utilities: Natural gas available
• Home design: Mobile home; Located in Desert Oasis park (Space 275); All-ages park
• Construction: Composition shingle roof; Manufacture date: 2026-04-30
• Exterior features: Shared community pool; Shed; Skirted mobile home

Interior

• Kitchen: Gas oven; Refrigerator; Microwave
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Natural gas heating
• Interior features: Refrigerator; Microwave; Gas oven

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $888 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.6% vs local median 4.3% in Rosamond — 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 49/100 on livability (#1,178 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: schools F, crime F, amenities F.
• Southern Kern Unified (town): math 25% / reading 25% proficiency, ranked #387 of 517 in CA (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 458 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 runs 33% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $4k of equity ($796 loan paydown + $3k appreciation (2.4% local appreciation)).
• Kern County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,540 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.85% ✓
• Cap rate: 15.56%
• Cash-on-cash: 33.11%
• DSCR: 2.47
• GRM: 4.5

CMA / ARV

• ARV (median comp): $108,373
• List price: $114,990
• Delta: 6.11%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3300 W 15th St Spc 340	0.00mi	3/2.0	1,344 (+4%)	6mo	$120,000	$89	85
1335 Richfield Ave	0.21mi	3/2.0	1,296 (0%)	3mo	$320,000	$247	84
3300 15th W #389	0.00mi	3/2.0	1,440 (+11%)	1mo	$102,000	$71	77
3300 W 15th St W #360	0.00mi	3/2.0	1,440 (+11%)	5mo	$130,000	$90	73
3300 W 15th St #194	0.00mi	3/2.0	1,152 (-11%)	7mo	$117,000	$102	72
3300 15th St W #263	0.00mi	3/2.0	1,152 (-11%)	8mo	$53,650	$47	71
3300 W 15th St Spc 151	0.00mi	3/2.0	1,440 (+11%)	9mo	$131,000	$91	70
3300 15th St W #367	0.00mi	4/2.0 (+1)	1,392 (+7%)	13mo	$129,900	$93	68
3300 15th St W #59	0.00mi	3/3.0	1,420 (+10%)	15mo	$120,000	$85	63
3300 15th St W #102	0.00mi	3/2.0	1,488 (+15%)	15mo	$122,100	$82	59
—	0.60mi	4/2.0 (+1)	1,325 (+2%)	13mo	$125,000	$94	48
3303 Sierra Hwy Hwy #60	0.58mi	3/2.0	1,440 (+11%)	8mo	$110,000	$76	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.4% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.9%
• Equity multiple: 3.08×
• Total profit: $66,885
• Equity at exit: $47,897

10-year hold

• IRR: 38.5%
• Equity multiple: 6.08×
• Total profit: $163,434
• Equity at exit: $70,980

Cash invested: $32,197 (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 93560

• Home prices YoY: 0.6%
• Active inventory: 458
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,130 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $888

Break-even live

Break-even rent $1,006

Max offer price $114,990

Occupancy floor 53%

Sensitivity live

Price	-10% $968	-5% $928	+0% $888	+5% $849	+10% $809
Rent	-10% $720	-5% $804	+0% $888	+5% $973	+10% $1,057
Rate	-1.0pp $946	-0.5pp $918	base $888	+0.5pp $859	+1.0pp $828

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: $28,748
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3400 15th St W Unit 118 Rosamond, CA	2.0	1.5	1050	$1,600	$1.52	11d	1	0.11mi
3400 15th St W Unit 21 Rosamond, CA	2.0	1.0	950	$1,495	$1.57	11d	1	0.12mi
3400 15th St W Rosamond, CA	2.0	1.0	1000	$1,498	$1.50	0d	4	0.18mi
1225 Barrington Ave Rosamond, CA	3.0	2.0	1072	$2,200	$2.05	2d	1	0.57mi
2821 Desert St Unit C Rosamond, CA	2.0	1.0	975	$1,795	$1.84	2d	1	0.80mi
3172 Shelley St Rosamond, CA	4.0	2.0	1192	$2,300	$1.93	22d	1	0.82mi
2910 B St Rosamond, CA	2.0	1.5	1775	$1,542	$0.87	20d	1	0.86mi
1838 Center St Unit A Rosamond, CA	3.0	2.5	1495	$2,000	$1.34	2d	1	0.87mi
1838 Center St Unit A Rosamond, CA	3.0	2.5	1475	$2,000	$1.36	11d	1	0.87mi
2300 Panorama Ln Rosamond, CA	2.0	2.0	1121	$2,300	$2.05	44d	1	0.94mi
2416 W Valley Vis Rosamond, CA	3.0	2.0	1343	$2,250	$1.68	16d	1	1.07mi
2436 Horizon Dr Rosamond, CA	3.0	2.0	1416	$4,500	$3.18	44d	1	1.10mi
2516 Starbrite Ave Rosamond, CA	3.0	2.0	1542	$2,900	$1.88	2d	1	1.20mi
2051 Candice Ave Rosamond, CA	3.0	2.0	1345	$2,395	$1.78	16d	1	1.21mi
2608 Starbrite Ave Rosamond, CA	4.0	2.0	1542	$2,795	$1.81	2d	1	1.28mi
3317 Dale Ct Rosamond, CA	3.0	2.0	1330	$800	$0.60	2d	1	1.34mi
1953 Marie Ave Apt A Rosamond, CA	4.0	3.0	1753	$2,550	$1.45	44d	1	1.49mi
1953 Marie Ave Apt A Rosamond, CA	4.0	3.0	1753	$2,550	$1.45	3d	1	1.49mi

Listing history 15 events

1. 2026-06-17
   status $114,990 Pending 48 DOM
2. 2026-06-17
   days on market $114,990 Active 48 DOM
3. 2026-06-16
   days on market $114,990 Active 47 DOM
4. 2026-06-15
   days on market $114,990 Active 46 DOM
5. 2026-06-13
   days on market $114,990 Active 44 DOM
6. 2026-06-13
   days on market $114,990 Active 43 DOM
7. 2026-06-09
   days on market $114,990 Active 40 DOM
8. 2026-06-08
   days on market $114,990 Active 39 DOM
9. 2026-06-07
   days on market $114,990 Active 38 DOM
10. 2026-06-04
    days on market $114,990 Active 35 DOM
11. 2026-06-03
    days on market $114,990 Active 34 DOM
12. 2026-06-02
    pricedays on market $114,990 Active 33 DOM
13. 2026-06-01
    days on market $119,990 Active 32 DOM
14. 2026-05-31
    days on market $119,990 Active 31 DOM
15. 2026-04-30
    listed $125,000 Active 572-char remark

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 5 d/yr ≥101°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 14 unhealthy d/yr today · 18 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,565
• − Mortgage interest: −$6,441
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$2,045
• − Management: −$2,045
• − Depreciation: −$3,345
• Taxable income: $9,388
• Est. tax owed @ 24.0%: −$2,253
• After-tax cash flow: $8,407/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: Southern Kern Unified
• NCES district ID: 0637620
• Math proficiency: 25% ▲ 7.00%
• Reading proficiency: 25% ▼ -8.00%
• Median HH income: $54,523
• Composite: 22.5/100
• National rank: #8093
• State rank: #387 of 517 in CA

Livability — Rosamond

• Score: 49/100
• State rank: #1178
• US rank: #25952

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rosamond, CA
• County: Kern County · 710,371 people
• City population: 22,119
• Metro: Bakersfield, CA
• Population (ZIP): 22,119
• Household income: $77,431
• Rent vs Own: 22.6% rent · 77.4% own
• Severe rent burden: 425.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 45% White 32% Two or more races 17% Black 13% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Portuguese 2% Italian 2% Lithuanian 1%
• Foreign-born: 13% · Canada
• Languages at home: 68% English-only · Spanish 28% Other Indo-European 2% 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: ▲ 2.40%
• Current HPI: 403.7206
• Rent YoY: —
• 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

-8.0% since first listed

4 events — show timeline

• 2026-06-17 Pending — AVMLS
• 2026-06-02 Price Changed $114,990 AVMLS
• 2026-05-21 Price Changed $119,990 AVMLS
• 2026-04-30 Listed $125,000 AVMLS

Property tax history

+1.8%/yr

Latest (2025): $171 · +7.2% YoY. Source: county tax records.