3332 Rossetta Ave #66 · Mojave, CA 93501

$150,000

3 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 23 Days on market

Built 2007 5,000 ac lot

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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 +20.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• Appreciation +5.7/10.0
• 1% rule +4.2/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Motivated seller, all offers will be considered. 2007 build Manufactured Home in the city of Mohave, CA. Move in- Ready! 3 bedrooms, 2 bathrooms, green landscaping, built 2007. Shed, stove stays. Features 3 bedrooms, 2 full baths, double wide, 1,056 sf, year 2007 with amazing curb appeal. This home features spacious primary bedroom and two additional bedrooms are adjacent for privacy. Home has open concept/living area. This home combines comfort, style, convenience and practical living space. Price to sell. Seller is motivated!

Key facts

• 5000 acre lot
• Community pool
• Built 2007

Property features AI

Finance

• Other: Space number #66; Length 44 ft, Width 24 ft; Label/Insignia numbers provided
• Financial info: Deposit listed as $5,000
• HOA & community: Santiago Estate Park (park name); All ages community; Park rent listed as $465; Park deposit listed as $1,000; Manager: Massood Farzan (661-824-4051)

Exterior

• Utilities: 220V electric; Natural gas
• Home design: Mobile/manufactured home; Single-story (manufactured home); Entry includes a porch; Facing direction not specified
• Construction: Composition shingle roof; Manufactured in 2007; Fleetwood model/manufacturer; Skirted
• Exterior features: Wood fencing; Pool (park amenity); Clubhouse/Rec Room (park amenity)

Interior

• Kitchen: Gas Range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air
• Interior features: Porch; Awning

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $187 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (8.1% below list).
• Recommended offer: $138k (8.1% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 3.7% in Mojave — 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 55/100 on livability (#873 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, commute A-; Watch: crime C-, schools F, amenities F.
• Mojave Unified (town): math 25% / reading 25% proficiency, ranked #411 of 517 in CA (top 80%) — 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: 278 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 3,244 units permitted in Kern County in 2024 (73 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k appreciation (1.3% local appreciation)).
• Kern County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.3% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 31y ago; this cycle's ask is 15% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,912 (8.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.92% ✗
• Cap rate: 7.79%
• Cash-on-cash: 5.33%
• DSCR: 1.24
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $93,984
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3348 Fremont Ave #42	0.04mi	3/2.0	976 (-8%)	6mo	$86,500	$89	81

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

Projected returns pro-forma

1.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.8%
• Equity multiple: 1.41×
• Total profit: $17,029
• Equity at exit: $53,767

10-year hold

• IRR: 11.6%
• Equity multiple: 2.45×
• Total profit: $61,047
• Equity at exit: $73,474

Cash invested: $42,000 (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 93501

• Home prices YoY: 0.2%
• Active inventory: 278
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,379 high
• Mortgage (P&I): −$787
• Tax from tax record: −$54 /mo · $646/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $187

Break-even live

Break-even rent $1,143

Max offer price $150,000

Occupancy floor 81%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3010 Milton Dr Unit 1 Mojave, CA	2.0	1.0	800	$1,350	$1.69	23d	1	0.41mi
15950 Lawrence Dr Mojave, CA	3.0	2.0	1332	$1,500	$1.13	23d	1	0.43mi
16193 H St Unit 01-204 Mojave, CA	2.0	2.0	902	$919	$1.02	23d	1	0.96mi
16193 H St Mojave, CA	2.0	2.0	902	$1,245	$1.38	21d	1	0.96mi
16193 H St Mojave, CA	2.0	2.0	902	$1,245	$1.38	14d	1	0.96mi
14229 Winchester Dr Mojave, CA	2.0	2.5	1232	$2,100	$1.70	23d	1	1.29mi

Listing history 19 events

1. 2026-06-18
   days on market $150,000 Active 23 DOM
2. 2026-06-17
   days on market $150,000 Active 22 DOM
3. 2026-06-16
   remarks 535-char remark
4. 2026-06-16
   days on market $150,000 Active 21 DOM
5. 2026-06-15
   days on market $150,000 Active 20 DOM
6. 2026-06-14
   days on market $150,000 Active 18 DOM
7. 2026-06-13
   days on market $150,000 Active 17 DOM
8. 2026-06-10
   days on market $150,000 Active 15 DOM
9. 2026-06-09
   days on market $150,000 Active 14 DOM
10. 2026-06-08
    days on market $150,000 Active 13 DOM
11. 2026-06-07
    days on market $150,000 Active 12 DOM
12. 2026-06-05
    days on market $150,000 Active 9 DOM
13. 2026-06-03
    days on market $150,000 Active 8 DOM
14. 2026-06-03
    days on market $150,000 Active 7 DOM
15. 2026-06-01
    days on market $150,000 Active 6 DOM
16. 2026-05-31
    days on market $150,000 Active 5 DOM
17. 2026-05-08
    listed $130,000 Active
18. 2015-03-27
    historical
19. 1995-05-17
    listed $16,500

ⓘ 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: $646 · $54/mo
• Projected year-2 tax: $1,140 · $95/mo
• Expected delta: +$494/yr (+$41/mo · 76.3%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥100°F today · 17 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: $16,549
• − Mortgage interest: −$8,402
• − Property taxes: −$646
• − Insurance: −$750
• − Repairs & maintenance: −$1,324
• − Management: −$1,324
• − Depreciation: −$4,364
• Taxable loss: −$261
• Est. tax savings @ 24.0%: +$63
• After-tax cash flow: $2,301/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: Mojave Unified
• NCES district ID: 0625230
• Math proficiency: 25% ▲ 11.00%
• Reading proficiency: 25% ▼ -1.00%
• Median HH income: $43,017
• Composite: 21.4/100
• National rank: #8350
• State rank: #411 of 517 in CA

Livability — Mojave

• Score: 55/100
• State rank: #873
• US rank: #23667

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mojave, CA
• City population: 5,944
• Population (ZIP): 5,944

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 0.66)
• Race & ethnicity: Hispanic / Latino 47% White 26% Black 21% Two or more races 18% Asian 1%
• Hispanic origin (detail): Mexican 41%
• Common ancestry: Slovak 4% Lithuanian 2% Serbian 1%
• Foreign-born: 13% · Canada, Vietnam
• Languages at home: 70% English-only · Spanish 28%

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: ▲ 1.33%
• Current HPI: 595.661
• 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

+687.9% since first listed

3 events — show timeline

• 2026-05-08 Listed $130,000 AVMLS
• 2015-03-27 Listing Removed — AVMLS
• 1995-05-17 Listed $16,500 AVMLS

Property tax history

+1.3%/yr

Latest (2025): $646 · -5.6% YoY. Source: county tax records.