1730 Curran Ave · Lake Isabella, CA 93240

$124,900

2 bd · 2.0 ba · 1,392 sqft · Manufactured public records · 301 Days on market

Built 1974 8,712 sqft lot $90/sqft · 17% above area Est $107k · 17% over ↓ 7% since listing

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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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• 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

Significant Price Reduction!!! Looking for comfort, space, and affordability? This well-maintained 1974 doublewide manufactured home on a permanent foundation system offers 1,392 sq ft of living space, making it a perfect option for homeowners seeking room to spread out without breaking the bank. ? 2 bedrooms, 2 bathrooms " Spacious layout with large living room. Primary suite includes a soaking tub for ultimate relaxation. Cozy den with a pellet stove " perfect for chilly nights. Fully equipped kitchen with dishwasher & refrigerator. Dedicated laundry room with washer & dryer included. Two evaporative coolers to keep things comfortable in summer. Two storage sheds for tools, hobbies, or extra space. Detached 2-car garage with plenty of room for vehicles or workshop. Owned propane tank " no rental fees. Concrete driveway and a nice back patio for outdoor enjoyment This home offers a great combination of interior comfort and outdoor convenience. Whether you're looking to downsize, invest, or simply settle into a peaceful spot, this property checks the boxes. Affordable and move-in ready!

Key facts

• Soaking tub
• 8,712 sq ft lot
• 2 garage spots

Tags

• DOUBLEWIDE MANUFACTURED HOME
• PERMANENT FOUNDATION SYSTEM
• SOAKING TUB
• FULLY EQUIPPED KITCHEN
• DEDICATED LAUNDRY ROOM
• TWO EVAPORATIVE COOLERS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $352 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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 $8k of equity ($864 loan paydown + $7k 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 $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 301 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $122/mo.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); severe wildfire risk; extreme-heat days projected 11→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 301 days. Have you received any prior offers? Is the seller open to a 12% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.35% ✓
• Cap rate: 10.85%
• Cash-on-cash: 16.28%
• DSCR: 1.72
• GRM: 6.2

CMA / ARV

• ARV (median comp): $106,846
• List price: $124,900
• Delta: 16.90%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1642 Curran Ave	0.07mi	3/2.0 (+1)	1,440 (+3%)	6mo	$130,000	$90	81
2418 Mason Ct	0.41mi	3/2.0 (+1)	1,248 (-10%)	17mo	$95,000	$76	44
2401 Commercial Ave	0.62mi	2/2.0	1,200 (-14%)	22mo	$62,000	$52	30

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: 24.5%
• Equity multiple: 2.58×
• Total profit: $55,277
• Equity at exit: $74,994

10-year hold

• IRR: 23.4%
• Equity multiple: 5.18×
• Total profit: $146,191
• Equity at exit: $133,057

Cash invested: $34,972 (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 93240

• Home prices YoY: 1.6%
• Active inventory: 135
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,685 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$149 /mo · $1,793/yr
• Insurance: −$52
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $352

Break-even live

Break-even rent $1,239

Max offer price $124,900

Occupancy floor 74%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $124,900 Active 301 DOM
2. 2026-06-17
   days on market $124,900 Active 300 DOM
3. 2026-06-16
   days on market $124,900 Active 299 DOM
4. 2026-06-15
   days on market $124,900 Active 298 DOM
5. 2026-06-14
   days on market $124,900 Active 296 DOM
6. 2026-06-13
   days on market $124,900 Active 295 DOM
7. 2026-06-10
   days on market $124,900 Active 293 DOM
8. 2026-06-09
   days on market $124,900 Active 292 DOM
9. 2026-06-08
   days on market $124,900 Active 291 DOM
10. 2026-06-07
    days on market $124,900 Active 290 DOM
11. 2026-06-05
    days on market $124,900 Active 287 DOM
12. 2026-06-03
    days on market $124,900 Active 286 DOM
13. 2026-06-03
    days on market $124,900 Active 285 DOM
14. 2026-06-01
    days on market $124,900 Active 284 DOM
15. 2026-05-31
    days on market $124,900 Active 283 DOM
16. 2026-04-20
    price $124,900 1131-char remark

    Show marketing remark (1131 chars)

    Significant Price Reduction!!! Looking for comfort, space, and affordability? This well-maintained 1974 doublewide manufactured home on a permanent foundation system offers 1,392 sq ft of living space, making it a perfect option for homeowners seeking room to spread out without breaking the bank. ? 2 bedrooms, 2 bathrooms " Spacious layout with large living room. Primary suite includes a soaking tub for ultimate relaxation. Cozy den with a pellet stove " perfect for chilly nights. Fully equipped kitchen with dishwasher & refrigerator. Dedicated laundry room with washer & dryer included. Two evaporative coolers to keep things comfortable in summer. Two storage sheds for tools, hobbies, or extra space. Detached 2-car garage with plenty of room for vehicles or workshop. Owned propane tank " no rental fees. Concrete driveway and a nice back patio for outdoor enjoyment This home offers a great combination of interior comfort and outdoor convenience. Whether you're looking to downsize, invest, or simply settle into a peaceful spot, this property checks the boxes. Affordable and move-in ready!

17. 2025-11-21
    status Active 1131-char remark

    Show marketing remark (1131 chars)

    Significant Price Reduction!!! Looking for comfort, space, and affordability? This well-maintained 1974 doublewide manufactured home on a permanent foundation system offers 1,392 sq ft of living space, making it a perfect option for homeowners seeking room to spread out without breaking the bank. ? 2 bedrooms, 2 bathrooms " Spacious layout with large living room. Primary suite includes a soaking tub for ultimate relaxation. Cozy den with a pellet stove " perfect for chilly nights. Fully equipped kitchen with dishwasher & refrigerator. Dedicated laundry room with washer & dryer included. Two evaporative coolers to keep things comfortable in summer. Two storage sheds for tools, hobbies, or extra space. Detached 2-car garage with plenty of room for vehicles or workshop. Owned propane tank " no rental fees. Concrete driveway and a nice back patio for outdoor enjoyment This home offers a great combination of interior comfort and outdoor convenience. Whether you're looking to downsize, invest, or simply settle into a peaceful spot, this property checks the boxes. Affordable and move-in ready!

18. 2025-10-18
    status Pending 1131-char remark

    Show marketing remark (1131 chars)

    Significant Price Reduction!!! Looking for comfort, space, and affordability? This well-maintained 1974 doublewide manufactured home on a permanent foundation system offers 1,392 sq ft of living space, making it a perfect option for homeowners seeking room to spread out without breaking the bank. ? 2 bedrooms, 2 bathrooms " Spacious layout with large living room. Primary suite includes a soaking tub for ultimate relaxation. Cozy den with a pellet stove " perfect for chilly nights. Fully equipped kitchen with dishwasher & refrigerator. Dedicated laundry room with washer & dryer included. Two evaporative coolers to keep things comfortable in summer. Two storage sheds for tools, hobbies, or extra space. Detached 2-car garage with plenty of room for vehicles or workshop. Owned propane tank " no rental fees. Concrete driveway and a nice back patio for outdoor enjoyment This home offers a great combination of interior comfort and outdoor convenience. Whether you're looking to downsize, invest, or simply settle into a peaceful spot, this property checks the boxes. Affordable and move-in ready!

19. 2025-07-19
    listed $135,000 Active 1131-char remark

    Show marketing remark (1131 chars)

    Significant Price Reduction!!! Looking for comfort, space, and affordability? This well-maintained 1974 doublewide manufactured home on a permanent foundation system offers 1,392 sq ft of living space, making it a perfect option for homeowners seeking room to spread out without breaking the bank. ? 2 bedrooms, 2 bathrooms " Spacious layout with large living room. Primary suite includes a soaking tub for ultimate relaxation. Cozy den with a pellet stove " perfect for chilly nights. Fully equipped kitchen with dishwasher & refrigerator. Dedicated laundry room with washer & dryer included. Two evaporative coolers to keep things comfortable in summer. Two storage sheds for tools, hobbies, or extra space. Detached 2-car garage with plenty of room for vehicles or workshop. Owned propane tank " no rental fees. Concrete driveway and a nice back patio for outdoor enjoyment This home offers a great combination of interior comfort and outdoor convenience. Whether you're looking to downsize, invest, or simply settle into a peaceful spot, this property checks the boxes. Affordable and move-in ready!

ⓘ 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: $1,793 · $149/mo
• Projected year-2 tax: $1,793 · $149/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 5/10 Major FEMA zone AO · 52% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 7/10 Severe 11 d/yr ≥93°F today · 29 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: $20,217
• − Mortgage interest: −$6,996
• − Property taxes: −$1,793
• − Insurance: −$2,092
• − Repairs & maintenance: −$1,617
• − Management: −$1,617
• − Depreciation: −$3,633
• Taxable income: $2,467
• Est. tax owed @ 24.0%: −$592
• After-tax cash flow: $3,634/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

-7.5% since first listed

4 events — show timeline

• 2026-04-20 Price Changed $124,900 SSMLS
• 2025-11-21 Relisted — SSMLS
• 2025-10-18 Pending — SSMLS
• 2025-07-19 Listed $135,000 SSMLS

Property tax history

+3.2%/yr

Latest (2025): $1,793 · +20.9% YoY. Source: county tax records.