801 W Ward Unit 9A · Ridgecrest, CA 93555

$54,000

3 bd · 2.0 ba · 960 sqft · Manufactured · 271 Days on market

Built 1994 Fair condition $56/sqft · 39% below area Est $88k · 39% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• Schools +2.9/10.0
• Condition / age +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home! This place for sure has everything you are looking for. The home features 3 bedrooms and two bathrooms. Upgraded kitchen and very well maintained property. Turn key, move in ready! Santiago Mobile Home Park offers arguably the best community facilities in town. They have a clubhouse, pool, playground, basketball court, game & billiard tables, community laundry, RV storage, picnic area, volleyball court, and pets are welcome! Located close to the naval base and shopping.

Key facts

• Clubhouse
• Upgraded kitchen
• Basketball court

Tags

• UPGRADED KITCHEN
• CLUBHOUSE
• POOL
• PLAYGROUND
• BASKETBALL COURT
• GAME TABLES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $54k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $619 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $54k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.0% vs local median 4.0% in Ridgecrest — 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 70/100 on livability (#243 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+; Watch: amenities D+, cost of living D+, crime F.
• Sierra Sands Unified (town): math 25% / reading 39% proficiency, ranked #294 of 517 in CA (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Richmond Elementary (math 32% / reading 42%, grade F, #671 of 1,571 statewide, top 44%, 380 students, 44% FRL); Murray Middle (math 26% / reading 41%, grade F, #197 of 498 statewide, top 40%, 690 students, 46% FRL); Burroughs High (math 37% / reading 70%, grade C-, #281 of 1,170 statewide, top 24%, 1,479 students, 40% FRL) — zoned schools at 44% FRL track the district average.
• Market conditions: Rents rising (+3.6%/yr); 332 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,244 units permitted in Kern County in 2024 (73 in 5+ unit buildings).
• This rent is only 17% of the median local income ($87k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $373 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Kern County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 271 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $26k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 4→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $47,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 271 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
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: 2.33% ✓
• Cap rate: 20.04%
• Cash-on-cash: 49.11%
• DSCR: 3.19
• GRM: 3.6

CMA / ARV

• ARV (median comp): $88,131
• List price: $54,000
• Delta: -38.73%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.58% rent growth · sell at horizon

5-year hold

• IRR: 47.4%
• Equity multiple: 3.08×
• Total profit: $31,417
• Equity at exit: $8,052

10-year hold

• IRR: 53.3%
• Equity multiple: 6.37×
• Total profit: $81,242
• Equity at exit: $4,669

Cash invested: $15,120 (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 93555

• Home prices YoY: -24.0%
• Rents YoY: 3.6%
• Active inventory: 332
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,256 high
• Mortgage (P&I): −$283
• Tax est. 1.5%: −$68 /mo · $810/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $619

Break-even live

Break-even rent $472

Max offer price $54,000

Occupancy floor 46%

Sensitivity live

Price	-10% $656	-5% $637	+0% $619	+5% $600	+10% $581
Rent	-10% $520	-5% $569	+0% $619	+5% $668	+10% $718
Rate	-1.0pp $646	-0.5pp $633	base $619	+0.5pp $605	+1.0pp $591

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: $13,500
• Closing costs: $1,620
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1311 N El Prado St Unit Elpr-1311 C-PK Ridgecrest, CA	2.0	1.0	878	$1,250	$1.42	4d	1	0.23mi
1332 N El Prado St Unit B Ridgecrest, CA	2.0	1.0	878	$950	$1.08	12d	1	0.24mi
940 W Graaf Ave Unit B Ridgecrest, CA	3.0	2.0	1100	$1,100	$1.00	45d	1	0.40mi
940 W Graaf Ave Apt C Ridgecrest, CA	2.0	1.0	850	$1,095	$1.29	4d	1	0.40mi
539 Sydnor Ave Ridgecrest, CA	2.0	1.0	1053	$1,200	$1.14	16d	1	0.41mi
637 W Perdew Ave Apt C Ridgecrest, CA	3.0	2.0	1100	$1,300	$1.18	4d	1	0.45mi
616 W Graaf Ave Unit A Ridgecrest, CA	2.0	2.0	1000	$1,100	$1.10	16d	1	0.46mi
616 W Graaf Ave Unit B Ridgecrest, CA	2.0	2.0	1000	$1,200	$1.20	45d	1	0.46mi
616 W Graaf Ave Unit B Ridgecrest, CA	2.0	2.0	950	$1,200	$1.26	23d	1	0.46mi
625 W Perdew Ave Apt A Ridgecrest, CA	2.0	2.0	1000	$1,300	$1.30	4d	1	0.47mi
1005 W Alene Ave Apt B Ridgecrest, CA	2.0	1.5	850	$950	$1.12	4d	1	0.48mi
920 W Alene Ave Apt B Ridgecrest, CA	2.0	1.0	800	$950	$1.19	4d	1	0.50mi
604 W Perdew Ave Unit B Ridgecrest, CA	2.0	2.0	950	$1,050	$1.11	4d	1	0.54mi
1013 W Atkins Ave Unit C Ridgecrest, CA	2.0	1.0	910	$975	$1.07	12d	1	0.56mi
1617 N Erwin St Apt B Ridgecrest, CA	2.0	1.0	850	$1,200	$1.41	4d	1	0.59mi
1016 W Atkins Ave Unit C Ridgecrest, CA	2.0	1.0	850	$1,100	$1.29	45d	1	0.59mi
1605 N Norma St Ridgecrest, CA	3.0	1.5	1067	$1,475	$1.38	12d	1	0.66mi
201 Drummond Ave Unit 217 Ridgecrest, CA	2.0	2.0	1080	$1,000	$0.93	4d	1	0.92mi
201 Drummond Ave Unit 239 Ridgecrest, CA	2.0	2.0	1080	$1,500	$1.39	4d	1	0.92mi
833 N Sanders St Apt A Ridgecrest, CA	2.0	1.0	850	$925	$1.09	4d	1	0.95mi
332 N Alvord St Unit A Ridgecrest, CA	2.0	2.0	1000	$950	$0.95	25d	1	1.25mi
332 N Alvord St Unit 332 Ridgecrest, CA	3.0	2.0	1100	$1,100	$1.00	45d	1	1.25mi
201 N Alvord St Apt E Ridgecrest, CA	2.0	1.0	768	$925	$1.20	4d	1	1.45mi

Listing history 25 events

1. 2026-06-21
   days on market $54,000 Active 271 DOM
2. 2026-06-18
   days on market $54,000 Active 268 DOM
3. 2026-06-17
   days on market $54,000 Active 267 DOM
4. 2026-06-16
   days on market $54,000 Active 266 DOM
5. 2026-06-15
   days on market $54,000 Active 265 DOM
6. 2026-06-14
   days on market $54,000 Active 263 DOM
7. 2026-06-13
   days on market $54,000 Active 262 DOM
8. 2026-06-10
   days on market $54,000 Active 260 DOM
9. 2026-06-09
   days on market $54,000 Active 259 DOM
10. 2026-06-08
    days on market $54,000 Active 258 DOM
11. 2026-06-07
    days on market $54,000 Active 257 DOM
12. 2026-06-05
    days on market $54,000 Active 254 DOM
13. 2026-06-03
    days on market $54,000 Active 253 DOM
14. 2026-06-03
    days on market $54,000 Active 252 DOM
15. 2026-06-02
    price $54,000 Active 251 DOM
16. 2026-06-01
    days on market $59,900 Active 251 DOM
17. 2026-05-31
    days on market $59,900 Active 250 DOM
18. 2026-04-26
    price $59,900 494-char remark

    Show marketing remark (494 chars)

    Welcome Home! This place for sure has everything you are looking for. The home features 3 bedrooms and two bathrooms. Upgraded kitchen and very well maintained property. Turn key, move in ready! Santiago Mobile Home Park offers arguably the best community facilities in town. They have a clubhouse, pool, playground, basketball court, game & billiard tables, community laundry, RV storage, picnic area, volleyball court, and pets are welcome! Located close to the naval base and shopping.

19. 2026-04-01
    price $64,900 494-char remark

    Show marketing remark (494 chars)

    Welcome Home! This place for sure has everything you are looking for. The home features 3 bedrooms and two bathrooms. Upgraded kitchen and very well maintained property. Turn key, move in ready! Santiago Mobile Home Park offers arguably the best community facilities in town. They have a clubhouse, pool, playground, basketball court, game & billiard tables, community laundry, RV storage, picnic area, volleyball court, and pets are welcome! Located close to the naval base and shopping.

20. 2026-02-26
    status Active 494-char remark

    Show marketing remark (494 chars)

    Welcome Home! This place for sure has everything you are looking for. The home features 3 bedrooms and two bathrooms. Upgraded kitchen and very well maintained property. Turn key, move in ready! Santiago Mobile Home Park offers arguably the best community facilities in town. They have a clubhouse, pool, playground, basketball court, game & billiard tables, community laundry, RV storage, picnic area, volleyball court, and pets are welcome! Located close to the naval base and shopping.

21. 2026-02-26
    price $69,900 494-char remark

    Show marketing remark (494 chars)

    Welcome Home! This place for sure has everything you are looking for. The home features 3 bedrooms and two bathrooms. Upgraded kitchen and very well maintained property. Turn key, move in ready! Santiago Mobile Home Park offers arguably the best community facilities in town. They have a clubhouse, pool, playground, basketball court, game & billiard tables, community laundry, RV storage, picnic area, volleyball court, and pets are welcome! Located close to the naval base and shopping.

22. 2025-10-02
    price $74,900 494-char remark

    Show marketing remark (494 chars)

    Welcome Home! This place for sure has everything you are looking for. The home features 3 bedrooms and two bathrooms. Upgraded kitchen and very well maintained property. Turn key, move in ready! Santiago Mobile Home Park offers arguably the best community facilities in town. They have a clubhouse, pool, playground, basketball court, game & billiard tables, community laundry, RV storage, picnic area, volleyball court, and pets are welcome! Located close to the naval base and shopping.

23. 2025-08-01
    listed $79,900 Active 494-char remark

    Show marketing remark (494 chars)

    Welcome Home! This place for sure has everything you are looking for. The home features 3 bedrooms and two bathrooms. Upgraded kitchen and very well maintained property. Turn key, move in ready! Santiago Mobile Home Park offers arguably the best community facilities in town. They have a clubhouse, pool, playground, basketball court, game & billiard tables, community laundry, RV storage, picnic area, volleyball court, and pets are welcome! Located close to the naval base and shopping.

24. 2022-01-20
    soldstatus $56,500 807-char remark

    Show marketing remark (807 chars)

    CHARMING DOUBLE-WIDE IN NORTHWEST AREA! Very clean home! Newly remodeled 960 sq. ft. mobile home. 3 bed/ 2 bath located in Santiago Estates. Well-maintained and features neutral design colors. In kitchen white and gray cabinets with double-sink, black stove and refrigerator appliances included. Separate laundry area. Laminated wood flooring in the living room, kitchen and baths, with carpet in the bed rooms. Nice and shady carpet can make for a rear patio area. Carport and driveway will fit two cars. Metal shed for storage. Space rental fee is $550/mo and includes water, trash, sewer, pool, community laundry, and club house. Can be financed with Santiago Financial 800 232-3908 or First Pacific Financial 530 223-6297. Springhill by Fleetwood RAD741905 & RAD741906. VERY NICE AND AFFORDABLE!!

25. 2021-04-07
    listed $60,000 807-char remark

    Show marketing remark (807 chars)

    CHARMING DOUBLE-WIDE IN NORTHWEST AREA! Very clean home! Newly remodeled 960 sq. ft. mobile home. 3 bed/ 2 bath located in Santiago Estates. Well-maintained and features neutral design colors. In kitchen white and gray cabinets with double-sink, black stove and refrigerator appliances included. Separate laundry area. Laminated wood flooring in the living room, kitchen and baths, with carpet in the bed rooms. Nice and shady carpet can make for a rear patio area. Carport and driveway will fit two cars. Metal shed for storage. Space rental fee is $550/mo and includes water, trash, sewer, pool, community laundry, and club house. Can be financed with Santiago Financial 800 232-3908 or First Pacific Financial 530 223-6297. Springhill by Fleetwood RAD741905 & RAD741906. VERY NICE AND AFFORDABLE!!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 4 d/yr ≥105°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 14 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,068
• − Mortgage interest: −$3,025
• − Property taxes: −$810
• − Insurance: −$270
• − Repairs & maintenance: −$1,205
• − Management: −$1,205
• − Depreciation: −$1,571
• Taxable income: $6,981
• Est. tax owed @ 24.0%: −$1,676
• After-tax cash flow: $5,750/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.

Condition & rehab AI · 1 photo

Fair 40/100 Moderate rehab

This manufactured home requires significant updates to its kitchen, bathrooms, exterior, and HVAC systems, as well as routine maintenance on the landscaping and fence. With moderate renovations, it can become a move-in-ready property with improved curb appeal and functionality.

Repairs flagged

• Major kitchen appliances — Older and worn
• Major bathroom fixtures — Older and worn
• Major exterior siding — Weathered and missing shingles
• Major flooring — Worn and in poor condition
• Major paint — Worn and in poor condition
• Major HVAC units — Older and worn

Value-add opportunities

• Resale New kitchen appliances — Modernizes the home and improves functionality
• Resale New bathroom fixtures — Modernizes the home and improves functionality
• Resale New exterior siding and roof — Enhances curb appeal and durability
• Resale New flooring — Enhances the living space and improves aesthetics
• Resale New paint — Enhances the home's curb appeal and improves aesthetics
• Resale New HVAC units — Improves comfort and energy efficiency
• Both Landscaping and fence repair — Enhances curb appeal and improves property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen appliances · Older and worn	Major	$15,000–50,000
bathroom fixtures · Older and worn	Major	$15,000–50,000
exterior siding · Weathered and missing shingles	Major	$15,000–50,000
flooring · Worn and in poor condition	Major	$15,000–50,000
paint · Worn and in poor condition	Major	$15,000–50,000
HVAC units · Older and worn	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale New kitchen appliances — Modernizes the home and improves functionality ↑
• Resale New bathroom fixtures — Modernizes the home and improves functionality ↑
• Resale New exterior siding and roof — Enhances curb appeal and durability ↑
• Resale New flooring — Enhances the living space and improves aesthetics ↑
• Resale New paint — Enhances the home's curb appeal and improves aesthetics ↑
• Resale New HVAC units — Improves comfort and energy efficiency ↑
• Both Landscaping and fence repair — Enhances curb appeal and improves property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Sierra Sands Unified
• NCES district ID: 0636800
• Math proficiency: 25% ▼ -11.00%
• Reading proficiency: 39% ▼ -11.00%
• Median HH income: $58,937
• Composite: 28.66/100
• National rank: #6699
• State rank: #294 of 517 in CA

Livability — Ridgecrest

• Score: 70/100
• State rank: #243
• US rank: #8014

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ridgecrest, CA
• County: Kern County · 710,371 people
• City population: 33,845
• Metro: Bakersfield, CA
• Population (ZIP): 33,845
• Household income: $86,700
• Rent vs Own: 37.5% rent · 62.5% own
• Severe rent burden: 975.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 20% Two or more races 12% Black 4% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 7% · Canada
• Languages at home: 84% English-only · Spanish 11% Other Indo-European 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: ▼ -120.17%
• Current HPI: 380.5208
• Rent YoY: ▲ 3.58%
• 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

-0.2% since first listed

8 events — show timeline

• 2026-04-26 Price Changed $59,900 SSMLS
• 2026-04-01 Price Changed $64,900 SSMLS
• 2026-02-26 Relisted — SSMLS
• 2026-02-26 Price Changed $69,900 SSMLS
• 2025-10-02 Price Changed $74,900 SSMLS
• 2025-08-01 Listed $79,900 SSMLS
• 2022-01-20 Sold (MLS) $56,500 SSMLS
• 2021-04-07 Listed $60,000 SSMLS