1215 Bentley Dr · Corcoran, CA 93212

$299,900

4 bd · 2.0 ba · 1,338 sqft · SingleFamily public records · 5 Days on market

Built 1991 7,770 sqft lot Est $273k · 10% over

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Why this score? — see what drove the D- 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 +10.6/30.0
• Appreciation +10.0/10.0
• DSCR +3.1/10.0
• ARV discount +3.1/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Schools +1.7/10.0

Listing remarks

Welcome home to this charming 4-bedroom, 2-bath beauty situated on a spacious 7,770 sq. ft. corner lot in a great neighborhood! Freshly updated with a fresh coat of interior paint, new flooring and new stainless steel appliances, this home is move-in ready and waiting for its next owner. Enjoy peace of mind with a roof that's only 1 year old, plus a convenient location close to John Muir Middle School, local park and restaurants. Whether you're looking for space, comfort, or convenience this home checks all the boxes! Don't miss your opportunity to own this Corcoran gem!

Key facts

• New flooring
• 1 year old roof
• Convenient location

Tags

• CORNER LOT
• NEW FLOORING
• NEW STAINLESS STEEL APPLIANCES
• 1 YEAR OLD ROOF
• CONVENIENT LOCATION

Property features AI

Exterior

• Parking: Driveway; 2-car garage
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; One story
• Construction: Composition roof
• Exterior features: Covered patio; Back yard; Corner lot

Interior

• Kitchen: Stainless steel appliances
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Stainless steel appliances; Living room fireplace with gas starter
• Laundry & utility: Laundry in garage with utility sink

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-146 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $274k (8.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (28.9% below list).
• Recommended offer: $213k (28.9% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.1% in Corcoran — 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 (#1,161 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: crime D, amenities F, commute F.
• Corcoran Joint Unified (town): math 12% / reading 30% proficiency, ranked #464 of 517 in CA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Bret Harte Elementary (531 students, 93% FRL); John Muir Middle (math 14% / reading 29%, grade F, #400 of 498 statewide, top 82%, 783 students, 88% FRL); Corcoran High (math 17% / reading 67%, grade F, #472 of 1,170 statewide, top 42%, 902 students, 84% FRL).
• Market conditions: 69 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 741 units permitted in Kings County in 2024 (307 in 5+ unit buildings).

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $85k; list at $300k implies a 253% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,162 (28.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D 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?
5. 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?
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: 0.71% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.09%
• DSCR: 0.91
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $272,952
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1509 Arnold Ct	0.25mi	4/2.0	1,356 (+1%)	7mo	$280,000	$206	80
2009 Charles St	0.54mi	4/2.0	1,352 (+1%)	3mo	$245,000	$181	71
526 Josephine Ave	0.35mi	3/2.0 (-1)	1,360 (+2%)	10mo	$275,000	$202	68
1012 Pickerell Ave	0.65mi	4/2.0	1,351 (+1%)	9mo	$188,000	$139	61
2314 Lorina Ave	0.75mi	4/2.5	1,361 (+2%)	8mo	$250,000	$184	53
749 Pickerell Ave	0.60mi	3/2.0 (-1)	1,409 (+5%)	8mo	$325,000	$231	52
516 Josephine Ave	0.37mi	4/2.0	1,510 (+13%)	12mo	$338,000	$224	52
2201 Lorina Ave	0.64mi	5/2.0 (+1)	1,416 (+6%)	7mo	$285,000	$201	50
909 E Flory Ave	0.49mi	3/1.0 (-1)	1,471 (+10%)	3mo	$315,000	$214	49
147 5 1/2 Ave	0.58mi	4/3.0	1,493 (+12%)	3mo	$304,000	$204	47
2211 Bell Ave	0.66mi	3/2.0 (-1)	1,208 (-10%)	3mo	$290,000	$240	46
2020 Philip Ave	0.55mi	3/2.0 (-1)	1,152 (-14%)	9mo	$195,000	$169	39

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.8%
• Equity multiple: 2.83×
• Total profit: $153,915
• Equity at exit: $270,174

10-year hold

• IRR: 20.4%
• Equity multiple: 6.48×
• Total profit: $460,336
• Equity at exit: $582,640

Cash invested: $83,972 (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 93212

• Home prices YoY: 6.5%
• Active inventory: 69
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,132 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$132 /mo · $1,588/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $-146

Break-even live

Break-even rent $2,316

Max offer price $274,100

Occupancy floor —

Sensitivity live

Price	-10% $24	-5% $-61	+0% $-146	+5% $-231	+10% $-316
Rent	-10% $-314	-5% $-230	+0% $-146	+5% $-62	+10% $22
Rate	-1.0pp $5	-0.5pp $-70	base $-146	+0.5pp $-224	+1.0pp $-303

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1696 Hume Lake Ave Corcoran, CA	3.0	2.0	1213	$2,000	$1.65	15d	1	1.20mi
1732 Sequoia Ave Corcoran, CA	4.0	3.0	1800	$2,300	$1.28	15d	1	1.26mi

Listing history 6 events

1. 2026-06-17
   status $299,900 Pending 5 DOM
2. 2026-06-17
   days on market $299,900 Active 5 DOM
3. 2026-06-16
   days on market $299,900 Active 4 DOM
4. 2026-06-15
   days on market $299,900 Active 3 DOM
5. 2026-06-13
   remarks 577-char remark
6. 2026-06-13
   listed $299,900 Active 1 DOM

ⓘ 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: $1,588 · $132/mo
• Projected year-2 tax: $2,279 · $190/mo
• Expected delta: +$691/yr (+$58/mo · 43.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 36 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,579
• − Mortgage interest: −$16,799
• − Property taxes: −$1,588
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,046
• − Management: −$2,046
• − Depreciation: −$8,724
• Taxable loss: −$7,125
• Est. tax savings @ 24.0%: +$1,710
• After-tax cash flow: $-43/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: Corcoran Joint Unified
• NCES district ID: 0609690
• Math proficiency: 12% ▼ -12.00%
• Reading proficiency: 30% ▼ -8.00%
• Median HH income: $34,649
• Composite: 17.2/100
• National rank: #9103
• State rank: #464 of 517 in CA

Livability — Corcoran

• Score: 49/100
• State rank: #1161
• US rank: #25849

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Corcoran, CA
• Population (ZIP): 23,407

Population outlook (Kings County) Hauer SSP2

• Today (2025): 147,136 people
• By 2030: 145,623 · -1.0%
• By 2040: 146,017 · -0.8%
• By 2050: 145,239 · -1.3%
• By 2075: 131,479 · -10.6%
• By 2100: 103,967 · -29.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (74%)
• Race & ethnicity: Hispanic / Latino 74% Two or more races 25% White 12% Black 10% Native American 3% Asian 1%
• Hispanic origin (detail): Mexican 68% Puerto Rican 2%
• Common ancestry: Russian 1%
• Foreign-born: 24% · Canada
• Languages at home: 49% English-only · Spanish 49%

Political lean MEDSL · Kings

• 2024 margin: Strong R (+23.0) · D 37.4% · R 60.4% · Other 2.2%
• 2008→2024 swing: -8.9pp toward R · 2008: -14.1pp · 2024: -23.0pp
• All cycles: 2024: R+23.0 2020: R+12.2 2016: R+14.1 2012: R+16.3 2008: R+14.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 24.86%
• Current HPI: 405.1924
• 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

+252.8% since first listed

2 events — show timeline

• 2026-06-12 Listed $299,900 TCMLS
• 1992-12-14 Sold (Public Records) $85,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,588 · +1.8% YoY. Source: county tax records.