21600 Hacienda Blvd · California City, CA 93505

$219,900

3 bd · 2.0 ba · 1,438 sqft · SingleFamily · 11 Days on market

Built 2025 0.28 ac lot Est $292k · 25% under ↓ 39% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +12.8/30.0
• Appreciation +10.0/10.0
• Rent growth +3.9/5.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0
• Schools +2.1/10.0

Listing remarks

Welcome to this newly constructed home situated on a spacious lot of over 12,000 square feet. This thoughtfully designed floor plan offers 3 bedrooms, 2 bathrooms, an indoor laundry room with cabinetry, and an attached 2-car garage. The split-wing layout provides separation between the primary suite and secondary bedrooms, with the primary bedroom featuring a walk-in closet and private en-suite bathroom. As you enter, the living room, dining area, and kitchen take center stage, creating an open and functional living space. The home features attractive countertops, flooring, and a neutral color palette throughout. Construction has not been completed, providing an opportunity for the next own

Key facts

• 0.28 acre lot
• 2 garage spots
• Built 2025

Property features AI

Finance

• Other: Solar: contracted and owned/encumbered; APN 208-323-08; Lot in Tract 2791; Lot area recorded as 12,196.8; Square footage source: Assessor; Sale contingency: other (see agent remarks); Area: Kern County / Mojave / Cal C; Cross street: Hacienda Blvd and Susan

Exterior

• Parking: 2-car garage
• Utilities: Septic system; Water details to be verified by buyer
• Home design: Traditional style; Single-story
• Construction: Composition shingle roof; Shingle roof; Construction details to be verified by buyer; Foundation details to be verified by buyer
• Exterior features: RV access possible; Public streets

Interior

• Bathrooms: One full bathroom; One 3/4 bathroom
• Heating & cooling: Cooling: buyer to verify
• Interior features: Appliances and other interior details to be verified by buyer; Cooling details to be verified by buyer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-22 ($-262/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (13.6% below list).
• Recommended offer: $190k (13.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 44/100 on livability (#1,329 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: schools F, crime 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: Rents rising fast (+5.5%/yr); 703 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 3,244 units permitted in Kern County in 2024 (73 in 5+ unit buildings).
• This rent runs 38% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Kern County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 5.5% rent growth), your $62k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,995 (13.6% 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 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?
5. 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.
6. 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.
7. 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: 0.86% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.42%
• DSCR: 0.98
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $291,914
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9407 Irene Ave	0.19mi	3/2.0	1,429 (-1%)	1mo	$325,000	$227	89
9331 Irene Ave	0.16mi	3/2.0	1,507 (+5%)	4mo	$315,000	$209	81
9508 Evelyn Ave	0.38mi	3/2.0	1,475 (+3%)	0mo	$300,000	$203	78
9143 Rea Avenue Ave	0.35mi	3/2.0	1,522 (+6%)	3mo	$344,400	$226	71
21717 96th St	0.31mi	3/2.0	1,306 (-9%)	7mo	$240,000	$184	64
9418 Karen Ave	0.25mi	3/2.0	1,626 (+13%)	3mo	$258,000	$159	64
9908 Susan Ave	0.72mi	4/2.0 (+1)	1,429 (-1%)	3mo	$320,000	$224	58
8801 Lupine Loop Dr	0.46mi	3/2.0	1,555 (+8%)	8mo	$234,000	$150	58
8824 Lupine Loop	0.41mi	3/2.0	1,248 (-13%)	2mo	$240,000	$192	57
9031 Heather Ave	0.30mi	3/2.0	1,652 (+15%)	7mo	$255,000	$154	56
21231 Corwin St	0.42mi	3/2.0	1,632 (+14%)	4mo	$279,000	$171	54
9312 California City Blvd	0.65mi	3/2.0	1,248 (-13%)	4mo	$265,000	$212	44

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 · 5.45% rent growth · sell at horizon

5-year hold

• IRR: 24.8%
• Equity multiple: 3.00×
• Total profit: $123,204
• Equity at exit: $198,103

10-year hold

• IRR: 22.6%
• Equity multiple: 7.09×
• Total profit: $374,719
• Equity at exit: $427,217

Cash invested: $61,572 (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 93505

• Home prices YoY: 13.0%
• Rents YoY: 5.5%
• Active inventory: 703
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,900 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$278 /mo · $3,335/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-22

Break-even live

Break-even rent $1,928

Max offer price $216,050

Occupancy floor 96%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21411 Hacienda Blvd Unit D California City, CA	2.0	2.0	898	$1,475	$1.64	23d	1	0.22mi
9019 Evelyn Ave California City, CA	4.0	2.0	1731	$2,600	$1.50	3d	1	0.28mi
9524 Sally Ave Unit C California City, CA	2.0	1.5	1140	$1,300	$1.14	23d	1	0.33mi
9548 Sally Ave Unit B California City, CA	3.0	2.5	1200	$1,695	$1.41	23d	1	0.38mi
21231 Corwin St California City, CA	3.0	2.0	1632	$2,500	$1.53	23d	1	0.43mi
8816 Fuchsia Ave Unit PASSTHROUGH B California City, CA	2.0	2.0	1077	$1,550	$1.44	14d	1	0.51mi
9749 N Loop Blvd California City, CA	2.0	1.0	900	$1,350	$1.50	11d	1	0.60mi
9749 N Loop Blvd California City, CA	2.0	1.0	900	$1,350	$1.50	3d	1	0.60mi
9749 N Loop Blvd California City, CA	2.0	1.0	900	$1,350	$1.50	23d	1	0.60mi
9825 N Loop Blvd Unit B California City, CA	2.0	1.0	883	$1,350	$1.53	18d	1	0.67mi
8709 Xavier Ave Unit 3 California City, CA	2.0	1.0	900	$1,500	$1.67	14d	1	0.70mi
9848 Sally Ave Unit 2 California City, CA	2.0	1.0	980	$1,495	$1.53	23d	1	0.71mi
8531 Columbine Ave Unit B California City, CA	2.0	2.0	1000	$1,300	$1.30	14d	1	0.73mi
9933 N Loop Blvd Unit B California City, CA	2.0	2.0	895	$1,875	$2.09	23d	1	0.78mi
21235 Windsong St California City, CA	3.0	3.0	1780	$2,100	$1.18	23d	1	0.86mi
21319 Conklin Ct California City, CA	2.0	2.0	1816	$2,200	$1.21	43d	1	0.88mi
8332 Rea Ave California City, CA	4.0	3.0	1861	$2,500	$1.34	3d	1	0.91mi
8307 Charles Pl California City, CA	3.0	2.0	1498	$1,750	$1.17	14d	1	0.93mi
9931 Putter Ct California City, CA	3.0	2.0	1445	$1,675	$1.16	3d	1	0.93mi
21187 Conklin Blvd California City, CA	3.0	2.0	1473	$1,800	$1.22	14d	1	0.94mi
21306 Bancroft Ct California City, CA	2.0	2.0	906	$1,800	$1.99	3d	1	0.97mi
8318 Dogbane Ave Unit F California City, CA	2.0	1.0	880	$1,350	$1.53	23d	1	0.97mi
8651 S Loop Blvd California City, CA	2.0	1.0	1050	$1,650	$1.57	3d	1	1.00mi
9213 Holly Ave California City, CA	3.0	2.0	1339	$1,900	$1.42	3d	1	1.07mi
20961 83rd St Unit 6 California City, CA	2.0	2.0	1100	$1,300	$1.18	23d	1	1.09mi
8801 S Loop Blvd California City, CA	3.0	2.0	1537	$2,600	$1.69	23d	1	1.10mi
10193 Evelyn Ave California City, CA	3.0	2.0	1616	$2,150	$1.33	14d	1	1.12mi
20673 Medio St California City, CA	3.0	2.0	1690	$2,075	$1.23	23d	1	1.26mi
21032 79th St California City, CA	4.0	2.0	1228	$2,100	$1.71	23d	1	1.35mi
20321 88th St California City, CA	3.0	2.0	1176	$2,100	$1.79	23d	1	1.35mi
7819 Walpole Ave California City, CA	2.0	1.0	900	$1,399	$1.55	23d	1	1.39mi
20312 Dean Ct California City, CA	3.0	2.0	1742	$1,975	$1.13	14d	1	1.43mi
8100 Fernwood Ave California City, CA	3.0	2.0	1336	$1,850	$1.38	23d	1	1.44mi
8648 Lime Ave California City, CA	3.0	2.0	1459	$2,400	$1.64	23d	1	1.44mi
7733 Walpole Ave Unit A California City, CA	3.0	2.0	1600	$2,000	$1.25	23d	1	1.45mi

Listing history 14 events

1. 2026-06-18
   days on market $219,900 Active 11 DOM
2. 2026-06-17
   days on market $219,900 Active 10 DOM
3. 2026-06-16
   days on market $219,900 Active 9 DOM
4. 2026-06-15
   days on market $219,900 Active 8 DOM
5. 2026-06-14
   days on market $219,900 Active 6 DOM
6. 2026-06-13
   days on market $219,900 Active 5 DOM
7. 2026-06-10
   days on market $219,900 Active 3 DOM
8. 2026-06-09
   days on market $219,900 Active 2 DOM
9. 2026-06-07
   days on marketlisting id $219,900 Active 1 DOM
10. 2026-06-05
    days on market $219,900 Active 4 DOM
11. 2026-06-03
    days on market $219,900 Active 3 DOM
12. 2026-06-03
    days on market $219,900 Active 2 DOM
13. 2026-06-01
    remarks 699-char remark
14. 2026-06-01
    listed $219,900 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: $3,335 · $278/mo
• Projected year-2 tax: $3,335 · $278/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥101°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 13 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,799
• − Mortgage interest: −$12,318
• − Property taxes: −$3,335
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$6,397
• Taxable loss: −$3,998
• Est. tax savings @ 24.0%: +$960
• After-tax cash flow: $698/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 — California City

• Score: 44/100
• State rank: #1329
• US rank: #26753

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: California City, CA
• County: Kern County · 710,371 people
• City population: 14,353
• Metro: Bakersfield, CA
• Population (ZIP): 14,353
• Household income: $59,827
• Rent vs Own: 44.6% rent · 55.4% own
• Severe rent burden: 883.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Hispanic / Latino 40% White 30% Black 22% Two or more races 16% Native American 3% Asian 1%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Italian 3% Lithuanian 1% Romanian 1%
• Foreign-born: 13% · Canada, Dominican Republic
• Languages at home: 68% English-only · Spanish 29%

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: ▲ 46.32%
• Current HPI: 402.4192
• Rent YoY: ▲ 5.45%
• 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

-38.7% since first listed

11 events — show timeline

• 2026-05-30 Listed $219,900 AVMLS
• 2025-11-06 Listing Removed — CRMLS
• 2025-08-25 Price Changed $320,500 AVMLS
• 2025-08-25 Price Changed $320,500 CRMLS
• 2025-06-16 Price Changed $328,500 AVMLS
• 2025-06-16 Price Changed $328,500 CRMLS
• 2025-04-02 Price Changed $334,900 AVMLS
• 2025-04-02 Price Changed $334,900 CRMLS
• 2025-03-18 Price Changed $344,900 AVMLS
• 2025-03-17 Price Changed $344,900 CRMLS
• 2025-02-12 Listed $359,000 CRMLS

Property tax history

+25.2%/yr

Latest (2025): $3,335 · +7866.1% YoY. Source: county tax records.