335 Hickorywood Ln · Oildale, CA 93308

$114,900

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 120 Days on market

Built 1974 Good condition 3,500 sqft lot $85/sqft · 16% above area Est $99k · 16% 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
• Condition / age +4.0/5.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Appreciation +2.7/10.0
• Schools +1.0/10.0
• ARV discount +0.3/15.0

Listing remarks MLS

Experience modern sophistication in this 1,344 sq ft manufactured home featuring 3 bedrooms and 2 bathrooms. The sleek kitchen is outfitted with stainless steel appliances, stunning quartz countertops, and ample storage. In the bathrooms, modern black mirrors and contemporary light fixtures create a refined atmosphere with new built in showers. Enjoy premium community amenities such as a sparkling pool, gym, game center, soccer and basketball courts, and a clubhouse with a full kitchen and recreational room. There's even a playground and dog station, ensuring delight for every family member. This home combines comfort with a vibrant community lifestyle. The vibrant neighborhood ambiance ensures that you will not only enjoy your home but also a dynamic and engaging community experience.

Key facts

• Quartz countertops
• Game center
• Soccer courts

Tags

• STAINLESS STEEL APPLIANCES
• QUARTZ COUNTERTOPS
• BUILT IN SHOWERS
• GYM
• GAME CENTER
• SOCCER COURTS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $115k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $501 ($6k/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: $105k (9.0% below list) — sets the bar for market timing.
• 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; 22 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 32% 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 $794 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 5 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 $104,559 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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: 1.43% ✓
• Cap rate: 11.53%
• Cash-on-cash: 18.70%
• DSCR: 1.83
• GRM: 5.8

CMA / ARV

• ARV (median comp): $99,000
• List price: $114,900
• Delta: 16.06%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
159 Hickorywood Ln	0.07mi	4/2.0 (+1)	1,344 (0%)	3mo	$99,000	$74	89
316 Nita	0.06mi	4/2.0 (+1)	1,344 (0%)	7mo	$82,500	$61	86
256 Mary Kay Ln	0.15mi	3/2.0	1,248 (-7%)	3mo	$130,000	$104	79
48 Cedarwood Ln	0.20mi	3/2.0	1,248 (-7%)	1mo	$70,000	$56	78
153 Hickorywood Ln	0.01mi	2/2.0 (-1)	1,375 (+2%)	15mo	$38,000	$28	78
156 Hickorywood Ln	0.04mi	3/2.0	1,440 (+7%)	10mo	$115,000	$80	78
115 Cedarwood Ln	0.17mi	3/2.0	1,440 (+7%)	8mo	$115,000	$80	74
131 Fernwood Ln	0.06mi	3/2.0	1,248 (-7%)	15mo	$120,000	$96	73
225 Vivian Ln	0.19mi	3/2.0	1,440 (+7%)	9mo	$81,000	$56	72
210 Dogwood Ln	0.21mi	4/2.0 (+1)	1,440 (+7%)	8mo	$112,500	$78	67
137 Fernwood Ln	0.07mi	3/2.0	1,524 (+13%)	10mo	$120,000	$79	66
4 Dogwood Ln	0.24mi	3/2.0	1,152 (-14%)	8mo	$65,000	$56	59

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: 9.6%
• Equity multiple: 1.37×
• Total profit: $12,058
• Equity at exit: $17,132

10-year hold

• IRR: 18.1%
• Equity multiple: 2.45×
• Total profit: $46,556
• Equity at exit: $9,934

Cash invested: $32,172 (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: $1,640 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,724/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $501

Break-even live

Break-even rent $1,005

Max offer price $114,900

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
627 Beardsley Ave Bakersfield, CA	3.0	1.0	967	$1,575	$1.63	43d	1	0.16mi
213 Oildale Dr Unit A Bakersfield, CA	2.0	2.0	928	$1,195	$1.29	2d	1	0.21mi
627 Hood Dr Bakersfield, CA	3.0	1.0	1140	$1,795	$1.57	2d	1	0.30mi
327 McCord Ave Unit 6 Bakersfield, CA	3.0	1.0	1000	$1,500	$1.50	2d	1	0.36mi
448 S Oildale Dr Bakersfield, CA	3.0	2.0	1080	$1,500	$1.39	2d	1	0.41mi
223 McCord Ave Bakersfield, CA	3.0	2.0	1536	$1,795	$1.17	2d	1	0.50mi
222 Moneta Ave Unit 222 Bakersfield, CA	3.0	2.0	1040	$1,700	$1.63	2d	1	0.52mi
222 Harding Ave Unit B Bakersfield, CA	3.0	2.0	1100	$1,750	$1.59	2d	1	0.58mi
930 Olive Dr Bakersfield, CA	4.0	2.5	1544	$2,250	$1.46	21d	1	0.59mi
419 Washington Ave Unit 417 Bakersfield, CA	3.0	2.0	975	$1,500	$1.54	2d	1	0.64mi
901 Castaic Ave Bakersfield, CA	2.0	1.0	1076	$1,700	$1.58	2d	1	0.86mi
106 E Warren Ave Bakersfield, CA	3.0	2.0	1169	$1,400	$1.20	10d	1	0.86mi
3333 El Encanto Ct Bakersfield, CA	2.0	2.0	990	$1,595	$1.61	14d	1	0.99mi
3333 El Encanto Ct Bakersfield, CA	2.0	1.5	990	$1,495	$1.51	2d	1	0.99mi
709 Francis St Bakersfield, CA	3.0	1.0	1300	$1,400	$1.08	43d	1	1.01mi
1207 El Tejon Ave Unit 1 Bakersfield, CA	3.0	1.0	1212	$1,950	$1.61	2d	1	1.02mi
1951 Golden State Ave Bakersfield, CA	1.0–3.0	1.0–2.5	1017	$1,695	$1.67	2d	2	1.10mi
411 Highland Dr Bakersfield, CA	2.0	1.0	1051	$1,650	$1.57	2d	1	1.28mi
1201 40th St Bakersfield, CA	2.0–3.0	1.0–2.0	870	$1,219	$1.40	2d	1	1.28mi
615 W China Grade Loop Bakersfield, CA	1.0–2.0	1.0–2.0	875	$1,850	$2.11	2d	6	1.35mi
210 Douglas St Unit B Bakersfield, CA	2.0	1.5	1274	$1,400	$1.10	2d	1	1.45mi
2001 Bedford Way Bakersfield, CA	4.0	2.0	1500	$2,500	$1.67	3d	1	1.46mi

Listing history 21 events

1. 2026-06-18
   days on market $114,900 Active 120 DOM
2. 2026-06-17
   days on market $114,900 Active 119 DOM
3. 2026-06-16
   days on market $114,900 Active 118 DOM
4. 2026-06-15
   days on market $114,900 Active 117 DOM
5. 2026-06-14
   days on market $114,900 Active 115 DOM
6. 2026-06-10
   days on market $114,900 Active 112 DOM
7. 2026-06-09
   days on market $114,900 Active 111 DOM
8. 2026-06-08
   days on market $114,900 Active 110 DOM
9. 2026-06-07
   days on market $114,900 Active 109 DOM
10. 2026-06-05
    days on market $114,900 Active 106 DOM
11. 2026-06-03
    days on market $114,900 Active 105 DOM
12. 2026-06-03
    days on market $114,900 Active 104 DOM
13. 2026-06-01
    days on market $114,900 Active 103 DOM
14. 2026-05-31
    days on market $114,900 Active 102 DOM
15. 2026-05-13
    status Active 796-char remark

    Show marketing remark (796 chars)

    Experience modern sophistication in this 1,344 sq ft manufactured home featuring 3 bedrooms and 2 bathrooms. The sleek kitchen is outfitted with stainless steel appliances, stunning quartz countertops, and ample storage. In the bathrooms, modern black mirrors and contemporary light fixtures create a refined atmosphere with new built in showers. Enjoy premium community amenities such as a sparkling pool, gym, game center, soccer and basketball courts, and a clubhouse with a full kitchen and recreational room. There's even a playground and dog station, ensuring delight for every family member. This home combines comfort with a vibrant community lifestyle. The vibrant neighborhood ambiance ensures that you will not only enjoy your home but also a dynamic and engaging community experience.

16. 2026-05-13
    status Active 796-char remark

    Show marketing remark (796 chars)

    Experience modern sophistication in this 1,344 sq ft manufactured home featuring 3 bedrooms and 2 bathrooms. The sleek kitchen is outfitted with stainless steel appliances, stunning quartz countertops, and ample storage. In the bathrooms, modern black mirrors and contemporary light fixtures create a refined atmosphere with new built in showers. Enjoy premium community amenities such as a sparkling pool, gym, game center, soccer and basketball courts, and a clubhouse with a full kitchen and recreational room. There's even a playground and dog station, ensuring delight for every family member. This home combines comfort with a vibrant community lifestyle. The vibrant neighborhood ambiance ensures that you will not only enjoy your home but also a dynamic and engaging community experience.

17. 2026-04-27
    status Pending Sale 796-char remark

    Show marketing remark (796 chars)

    Experience modern sophistication in this 1,344 sq ft manufactured home featuring 3 bedrooms and 2 bathrooms. The sleek kitchen is outfitted with stainless steel appliances, stunning quartz countertops, and ample storage. In the bathrooms, modern black mirrors and contemporary light fixtures create a refined atmosphere with new built in showers. Enjoy premium community amenities such as a sparkling pool, gym, game center, soccer and basketball courts, and a clubhouse with a full kitchen and recreational room. There's even a playground and dog station, ensuring delight for every family member. This home combines comfort with a vibrant community lifestyle. The vibrant neighborhood ambiance ensures that you will not only enjoy your home but also a dynamic and engaging community experience.

18. 2026-04-26
    status Pending 796-char remark

    Show marketing remark (796 chars)

    Experience modern sophistication in this 1,344 sq ft manufactured home featuring 3 bedrooms and 2 bathrooms. The sleek kitchen is outfitted with stainless steel appliances, stunning quartz countertops, and ample storage. In the bathrooms, modern black mirrors and contemporary light fixtures create a refined atmosphere with new built in showers. Enjoy premium community amenities such as a sparkling pool, gym, game center, soccer and basketball courts, and a clubhouse with a full kitchen and recreational room. There's even a playground and dog station, ensuring delight for every family member. This home combines comfort with a vibrant community lifestyle. The vibrant neighborhood ambiance ensures that you will not only enjoy your home but also a dynamic and engaging community experience.

19. 2026-02-02
    listed $114,900 Active 796-char remark

    Show marketing remark (796 chars)

    Experience modern sophistication in this 1,344 sq ft manufactured home featuring 3 bedrooms and 2 bathrooms. The sleek kitchen is outfitted with stainless steel appliances, stunning quartz countertops, and ample storage. In the bathrooms, modern black mirrors and contemporary light fixtures create a refined atmosphere with new built in showers. Enjoy premium community amenities such as a sparkling pool, gym, game center, soccer and basketball courts, and a clubhouse with a full kitchen and recreational room. There's even a playground and dog station, ensuring delight for every family member. This home combines comfort with a vibrant community lifestyle. The vibrant neighborhood ambiance ensures that you will not only enjoy your home but also a dynamic and engaging community experience.

20. 2026-01-25
    listed $114,900 Active 796-char remark

    Show marketing remark (796 chars)

    Experience modern sophistication in this 1,344 sq ft manufactured home featuring 3 bedrooms and 2 bathrooms. The sleek kitchen is outfitted with stainless steel appliances, stunning quartz countertops, and ample storage. In the bathrooms, modern black mirrors and contemporary light fixtures create a refined atmosphere with new built in showers. Enjoy premium community amenities such as a sparkling pool, gym, game center, soccer and basketball courts, and a clubhouse with a full kitchen and recreational room. There's even a playground and dog station, ensuring delight for every family member. This home combines comfort with a vibrant community lifestyle. The vibrant neighborhood ambiance ensures that you will not only enjoy your home but also a dynamic and engaging community experience.

21. 2025-11-24
    listed $114,900 Active

ⓘ 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: $19,676
• − Mortgage interest: −$6,436
• − Property taxes: −$1,724
• − Insurance: −$574
• − Repairs & maintenance: −$1,574
• − Management: −$1,574
• − Depreciation: −$3,343
• Taxable income: $4,451
• Est. tax owed @ 24.0%: −$1,068
• After-tax cash flow: $4,947/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This modern manufactured home is in excellent condition with minimal repairs needed. It offers a great value with its location and community amenities.

Value-add opportunities

• Both Paint exterior walls — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior walls — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

7 events — show timeline

• 2026-05-13 Relisted — CRMLS
• 2026-05-13 Relisted — GEMLS
• 2026-04-27 Pending — CRMLS
• 2026-04-26 Pending — GEMLS
• 2026-02-02 Listed $114,900 CRMLS
• 2026-01-25 Listed $114,900 GEMLS
• 2025-11-24 Listed $114,900 GEMLS