1819 Curran · Lake Isabella, CA 93240

$69,000

2 bd · 1.0 ba · 720 sqft · Manufactured public records · 97 Days on market

Built 1968 6,098 sqft lot $96/sqft · 23% above area Est $56k · 23% over

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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 +7.8/10.0
• Schools +2.6/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

This unique property offers an incredible blend of functionality and outdoor enjoyment, with amenities that truly set it apart. The home includes a variety of outbuildings designed for convenience and versatility. An updated structure adds flexible living or workspace options, while multiple sheds provide abundant storage. Enjoy the charm of a gorgeous A-frame shed complemented by a shaded arbor seating area-perfect for relaxing mornings or evening gatherings. A dedicated tool shed keeps projects organized, and an outdoor laundry shed and RV Hook-ups and RV hookups add touches ideal for your lifestyle. Cool off and entertain all summer long with a large Doughboy pool, plus three additional sheds that offer even more storage or hobby space. Every corner of this property has been thoughtfully utilized to maximize function and enjoyment. Located in a community serviced by Erskine Creek Water and connected to a sewer system, you'll appreciate the added infrastructure benefits while still enjoying a peaceful setting close to local shops and conveniences. The photos highlight everything this property has to offer. Please allow 24-hour notice for showings, as dogs are on the propert

Key facts

• Tool shed
• Updated structure
• A-frame shed

Tags

• UPDATED STRUCTURE
• A-FRAME SHED
• SHADED ARBOR SEATING AREA
• TOOL SHED
• OUTDOOR LAUNDRY SHED
• RV HOOKUPS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $69k.

Deal economics

• At list price, monthly cash flow is $600 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $63k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.7% vs local median 7.4% in Lake Isabella — 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 52/100 on livability (#999 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A, cost of living B+; Watch: crime C-, schools F, amenities F.
• Kernville Union Elementary (rural): math 20% / reading 37% proficiency, ranked #1,128 of 1,400 in CA (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 135 active listings in the ZIP; 3,244 units permitted in Kern County in 2024 (73 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($477 loan paydown + $4k appreciation (5.5% local appreciation)).
• Kern County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.5% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 11→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $62,790 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 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 1968 — 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 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?
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: 2.05% ✓
• Cap rate: 16.73%
• Cash-on-cash: 37.29%
• DSCR: 2.66
• GRM: 4.1

CMA / ARV

• ARV (median comp): $56,056
• List price: $69,000
• Delta: 23.09%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1819 Curran	0.00mi	2/1.0	720 (0%)	0mo	$69,000	$96	100
1825 Williams Ct	0.10mi	2/1.0	720 (0%)	8mo	$55,000	$76	89
2243 Hinson St	0.24mi	2/1.0	720 (0%)	11mo	$80,000	$111	80
2040 Young Ave	0.31mi	2/1.0	720 (0%)	21mo	$70,000	$97	68
2301 Harnage St	0.26mi	2/1.0	684 (-5%)	16mo	$53,500	$78	66
1830 Chain Ave	0.03mi	1/1.0 (-1)	656 (-9%)	23mo	$35,000	$53	60

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

Projected returns pro-forma

5.55% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.7%
• Equity multiple: 3.92×
• Total profit: $56,376
• Equity at exit: $41,430

10-year hold

• IRR: 44.0%
• Equity multiple: 8.07×
• Total profit: $136,509
• Equity at exit: $73,506

Cash invested: $19,320 (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 93240

• Home prices YoY: 1.6%
• Active inventory: 135
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,411 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$124 /mo · $1,489/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $600

Break-even live

Break-even rent $651

Max offer price $69,000

Occupancy floor 52%

Sensitivity live

Price	-10% $639	-5% $620	+0% $600	+5% $581	+10% $561
Rent	-10% $489	-5% $545	+0% $600	+5% $656	+10% $712
Rate	-1.0pp $635	-0.5pp $618	base $600	+0.5pp $583	+1.0pp $564

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-09
   status $69,000 Pending 97 DOM
2. 2026-06-08
   days on market $69,000 Active 97 DOM
3. 2026-06-07
   days on market $69,000 Active 96 DOM
4. 2026-06-05
   days on market $69,000 Active 93 DOM
5. 2026-06-03
   days on market $69,000 Active 92 DOM
6. 2026-06-03
   days on market $69,000 Active 91 DOM
7. 2026-06-01
   days on market $69,000 Active 90 DOM
8. 2026-05-31
   days on market $69,000 Active 89 DOM
9. 2026-03-12
   price $69,000 1194-char remark

   Show marketing remark (986 chars)

   This unique property offers an incredible blend of functionality and outdoor enjoyment, with amenities that truly set it apart. The home includes a variety of outbuildings designed for convenience and versatility. An updated structure adds flexible living or workspace options, while multiple sheds provide abundant storage. Enjoy the charm of a gorgeous A-frame shed complemented by a shaded arbor seating area-perfect for relaxing mornings or evening gatherings. A dedicated tool shed keeps projects organized, and an outdoor laundry shed and RV Hook-ups and RV hookups add touches ideal for your lifestyle. Cool off and entertain all summer long with a large Doughboy pool, plus three additional sheds that offer even more storage or hobby space. Every corner of this property has been thoughtfully utilized to maximize function and enjoyment. Located in a community serviced by Erskine Creek Water and connected to a sewer system, you'll appreciate the added infrastructure benefits

10. 2026-03-12
    price $69,000 986-char remark

    Show marketing remark (986 chars)

    This unique property offers an incredible blend of functionality and outdoor enjoyment, with amenities that truly set it apart. The home includes a variety of outbuildings designed for convenience and versatility. An updated structure adds flexible living or workspace options, while multiple sheds provide abundant storage. Enjoy the charm of a gorgeous A-frame shed complemented by a shaded arbor seating area-perfect for relaxing mornings or evening gatherings. A dedicated tool shed keeps projects organized, and an outdoor laundry shed and RV Hook-ups and RV hookups add touches ideal for your lifestyle. Cool off and entertain all summer long with a large Doughboy pool, plus three additional sheds that offer even more storage or hobby space. Every corner of this property has been thoughtfully utilized to maximize function and enjoyment. Located in a community serviced by Erskine Creek Water and connected to a sewer system, you'll appreciate the added infrastructure benefits

11. 2026-03-11
    status Active 986-char remark

    Show marketing remark (986 chars)

    This unique property offers an incredible blend of functionality and outdoor enjoyment, with amenities that truly set it apart. The home includes a variety of outbuildings designed for convenience and versatility. An updated structure adds flexible living or workspace options, while multiple sheds provide abundant storage. Enjoy the charm of a gorgeous A-frame shed complemented by a shaded arbor seating area-perfect for relaxing mornings or evening gatherings. A dedicated tool shed keeps projects organized, and an outdoor laundry shed and RV Hook-ups and RV hookups add touches ideal for your lifestyle. Cool off and entertain all summer long with a large Doughboy pool, plus three additional sheds that offer even more storage or hobby space. Every corner of this property has been thoughtfully utilized to maximize function and enjoyment. Located in a community serviced by Erskine Creek Water and connected to a sewer system, you'll appreciate the added infrastructure benefits

12. 2026-03-11
    status Pending 986-char remark

    Show marketing remark (986 chars)

    This unique property offers an incredible blend of functionality and outdoor enjoyment, with amenities that truly set it apart. The home includes a variety of outbuildings designed for convenience and versatility. An updated structure adds flexible living or workspace options, while multiple sheds provide abundant storage. Enjoy the charm of a gorgeous A-frame shed complemented by a shaded arbor seating area-perfect for relaxing mornings or evening gatherings. A dedicated tool shed keeps projects organized, and an outdoor laundry shed and RV Hook-ups and RV hookups add touches ideal for your lifestyle. Cool off and entertain all summer long with a large Doughboy pool, plus three additional sheds that offer even more storage or hobby space. Every corner of this property has been thoughtfully utilized to maximize function and enjoyment. Located in a community serviced by Erskine Creek Water and connected to a sewer system, you'll appreciate the added infrastructure benefits

13. 2026-02-27
    listed $79,000 Active 1194-char remark

    Show marketing remark (986 chars)

    This unique property offers an incredible blend of functionality and outdoor enjoyment, with amenities that truly set it apart. The home includes a variety of outbuildings designed for convenience and versatility. An updated structure adds flexible living or workspace options, while multiple sheds provide abundant storage. Enjoy the charm of a gorgeous A-frame shed complemented by a shaded arbor seating area-perfect for relaxing mornings or evening gatherings. A dedicated tool shed keeps projects organized, and an outdoor laundry shed and RV Hook-ups and RV hookups add touches ideal for your lifestyle. Cool off and entertain all summer long with a large Doughboy pool, plus three additional sheds that offer even more storage or hobby space. Every corner of this property has been thoughtfully utilized to maximize function and enjoyment. Located in a community serviced by Erskine Creek Water and connected to a sewer system, you'll appreciate the added infrastructure benefits

14. 2026-02-27
    listed $79,000 Active 986-char remark

    Show marketing remark (986 chars)

    This unique property offers an incredible blend of functionality and outdoor enjoyment, with amenities that truly set it apart. The home includes a variety of outbuildings designed for convenience and versatility. An updated structure adds flexible living or workspace options, while multiple sheds provide abundant storage. Enjoy the charm of a gorgeous A-frame shed complemented by a shaded arbor seating area-perfect for relaxing mornings or evening gatherings. A dedicated tool shed keeps projects organized, and an outdoor laundry shed and RV Hook-ups and RV hookups add touches ideal for your lifestyle. Cool off and entertain all summer long with a large Doughboy pool, plus three additional sheds that offer even more storage or hobby space. Every corner of this property has been thoughtfully utilized to maximize function and enjoyment. Located in a community serviced by Erskine Creek Water and connected to a sewer system, you'll appreciate the added infrastructure benefits

15. 2023-06-19
    soldstatus $48,000 Closed
16. 2023-06-19
    soldstatus $48,000
17. 2023-06-08
    status Pending
18. 2023-04-06
    status Active
19. 2023-03-18
    status Pending
20. 2023-02-08
    status Active
21. 2022-05-26
    listed $58,000 Active

ⓘ 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: $1,489 · $124/mo
• Projected year-2 tax: $1,489 · $124/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 3/10 Moderate FEMA zone X (unshaded) · 17% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 6/10 Major 11 d/yr ≥93°F today · 28 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 24 unhealthy d/yr today · 30 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,938
• − Mortgage interest: −$3,865
• − Property taxes: −$1,489
• − Insurance: −$345
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − Depreciation: −$2,007
• Taxable income: $6,521
• Est. tax owed @ 24.0%: −$1,565
• After-tax cash flow: $5,640/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: Kernville Union Elementary
• NCES district ID: 0619590
• Math proficiency: 20% ▲ 4.00%
• Reading proficiency: 37% ▲ 11.00%
• Median HH income: $29,896
• Composite: 25.91/100
• National rank: #12766
• State rank: #1128 of 1400 in CA

Livability — Lake Isabella

• Score: 52/100
• State rank: #999
• US rank: #24814

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Isabella, CA
• City population: 5,622
• Population (ZIP): 5,622

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: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 13% Two or more races 5% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 3% Portuguese 2% Iranian 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 4% Korean 1% 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: ▲ 5.55%
• Current HPI: 341.2481
• 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

+19.0% since first listed

13 events — show timeline

• 2026-03-12 Price Changed $69,000 SSMLS
• 2026-03-12 Price Changed $69,000 GEMLS
• 2026-03-11 Relisted — GEMLS
• 2026-03-11 Pending — GEMLS
• 2026-02-27 Listed $79,000 GEMLS
• 2026-02-27 Listed $79,000 SSMLS
• 2023-06-19 Sold (Public Records) $48,000 Public Records
• 2023-06-19 Sold (MLS) $48,000 SSMLS
• 2023-06-08 Pending — SSMLS
• 2023-04-06 Relisted — SSMLS
• 2023-03-18 Pending — SSMLS
• 2023-02-08 Relisted — SSMLS
• 2022-05-26 Listed $58,000 SSMLS

Property tax history

+2.6%/yr

Latest (2025): $1,489 · +1.4% YoY. Source: county tax records.