2013 Windharp · Rosamond, CA 93560

$65,000

2 bd · 1.0 ba · 720 sqft · Manufactured · 94 Days on market

Built 1980 Fair condition $90/sqft · 16% below area Est $78k · 16% under

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Why this score? — see what drove the A- 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 +14.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0

Listing remarks MLS

Priced to sell! Cozy 1 + 1 in Tradewinds Mobile Estates located in Rosamond. Home features 1 bedroom with an additional room, a nice sized back yard, This mobile home is in of a little TLC. Beautiful, quiet mobile home park. Hurry this is a steal at this price! Won't last. Close to schools, shopping and bus stop. This is the opportunity to own a great investment

Key facts

• Close to schools
• Back yard
• Close to bus stop

Tags

• BACK YARD
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING
• CLOSE TO BUS STOP

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $65k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $648 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 20.6% vs local median 4.3% in Rosamond — 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 49/100 on livability (#1,178 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: crime F, amenities F, commute F.
• Southern Kern Unified (town): math 25% / reading 25% proficiency, ranked #387 of 517 in CA (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Rosamond Elementary (878 students, 94% FRL); Tropico Middle (math 24% / reading 24%, grade F, #277 of 498 statewide, top 73%, 782 students, 80% FRL); Rosamond High Early College Campus (913 students, 83% FRL) — zoned schools average 86% FRL vs 67% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 463 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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).

Forward outlook

• In year one you build about $2k of equity ($449 loan paydown + $2k appreciation (2.4% local appreciation)).
• Kern County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% 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. 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. 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?
8. 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.
9. 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.
10. 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: 2.38% ✓
• Cap rate: 20.56%
• Cash-on-cash: 50.95%
• DSCR: 3.27
• GRM: 3.5

CMA / ARV

• ARV (median comp): $77,792
• List price: $65,000
• Delta: -16.44%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2017 Windharp Dr #29	0.00mi	2/1.0	728 (+1%)	8mo	$80,000	$110	92
2017 Windharp Dr #29	0.10mi	2/1.0	728 (+1%)	8mo	$80,000	$110	87
2012 Windbreak Dr #23	0.02mi	2/1.0	672 (-7%)	22mo	$80,000	$119	70
2012 Windbreak Dr	0.02mi	2/1.0	672 (-7%)	22mo	$80,000	$119	70
2421 sierra Hwy #21	0.56mi	2/2.0	800 (+11%)	9mo	$78,000	$98	44

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

Projected returns pro-forma

2.4% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 47.3%
• Equity multiple: 3.59×
• Total profit: $47,148
• Equity at exit: $27,074

10-year hold

• IRR: 47.7%
• Equity multiple: 7.20×
• Total profit: $112,772
• Equity at exit: $40,123

Cash invested: $18,200 (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 93560

• Home prices YoY: 0.6%
• Active inventory: 463
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,547 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $648

Break-even live

Break-even rent $727

Max offer price $65,000

Occupancy floor 53%

Sensitivity live

Price	-10% $692	-5% $670	+0% $648	+5% $625	+10% $603
Rent	-10% $525	-5% $586	+0% $648	+5% $709	+10% $770
Rate	-1.0pp $680	-0.5pp $664	base $648	+0.5pp $631	+1.0pp $614

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1933 Harvell St Rosamond, CA	2.0	1.0	600	$1,250	$2.08	0d	1	0.35mi
2541 Diamond St Unit 3 Rosamond, CA	2.0	1.0	700	$1,200	$1.71	0d	1	0.67mi
1857 Elm St #1 Rosamond, CA	1.0	1.0	700	$1,150	$1.64	20d	1	0.69mi
1839 Elm St #4 Rosamond, CA	1.0	1.0	700	$1,099	$1.57	13d	1	0.70mi
2612 Desert St #9 Rosamond, CA	1.0	1.0	600	$1,050	$1.75	0d	1	0.70mi
2634 Desert St Unit 8 Rosamond, CA	1.0	1.0	700	$1,050	$1.50	0d	1	0.72mi
2841 B St Unit 8 Rosamond, CA	1.0	1.0	608	$1,295	$2.13	0d	1	0.89mi

Listing history 16 events

1. 2026-06-21
   days on market $65,000 Active 94 DOM
2. 2026-06-18
   days on market $65,000 Active 91 DOM
3. 2026-06-17
   days on market $65,000 Active 90 DOM
4. 2026-06-16
   days on market $65,000 Active 89 DOM
5. 2026-06-15
   days on market $65,000 Active 88 DOM
6. 2026-06-13
   days on market $65,000 Active 86 DOM
7. 2026-06-13
   days on market $65,000 Active 85 DOM
8. 2026-06-09
   days on market $65,000 Active 82 DOM
9. 2026-06-08
   days on market $65,000 Active 81 DOM
10. 2026-06-07
    days on market $65,000 Active 80 DOM
11. 2026-06-04
    days on market $65,000 Active 77 DOM
12. 2026-06-03
    days on market $65,000 Active 76 DOM
13. 2026-06-02
    days on market $65,000 Active 75 DOM
14. 2026-06-01
    days on market $65,000 Active 74 DOM
15. 2026-05-31
    days on market $65,000 Active 73 DOM
16. 2026-03-19
    listed $65,000 Active 364-char remark

    Show marketing remark (364 chars)

    Priced to sell! Cozy 1 + 1 in Tradewinds Mobile Estates located in Rosamond. Home features 1 bedroom with an additional room, a nice sized back yard, This mobile home is in of a little TLC. Beautiful, quiet mobile home park. Hurry this is a steal at this price! Won't last. Close to schools, shopping and bus stop. This is the opportunity to own a great investment

ⓘ 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 6/10 Major FEMA zone A · 76% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 5 d/yr ≥101°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 16 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,561
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$1,828
• − Repairs & maintenance: −$1,485
• − Management: −$1,485
• − Depreciation: −$1,891
• Taxable income: $7,257
• Est. tax owed @ 24.0%: −$1,742
• After-tax cash flow: $6,029/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 · 12 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and updates to improve its condition and value. Painting, replacing carpeting, and updating cabinets and HVAC units would significantly enhance its appeal and marketability.

Repairs flagged

• Moderate exterior siding — moderate wear
• Minor kitchen cabinets — basic white cabinets
• Minor bathroom cabinets — basic white cabinets
• Minor HVAC units — basic units

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace carpeting — improves comfort and reduces maintenance
• Both update kitchen cabinets — modernizes the space and adds value
• Both update bathroom cabinets — modernizes the space and adds value
• Both replace HVAC units — improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · moderate wear	Moderate	$3,000–15,000
kitchen cabinets · basic white cabinets	Minor	$500–3,000
bathroom cabinets · basic white cabinets	Minor	$500–3,000
HVAC units · basic units	Minor	$500–3,000
Total estimated repair cost · 4 items		$4,500–24,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace carpeting — improves comfort and reduces maintenance ↑
• Both update kitchen cabinets — modernizes the space and adds value ↑
• Both update bathroom cabinets — modernizes the space and adds value ↑
• Both replace HVAC units — improves comfort and energy efficiency ↑

ⓘ 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: Southern Kern Unified
• NCES district ID: 0637620
• Math proficiency: 25% ▲ 7.00%
• Reading proficiency: 25% ▼ -8.00%
• Median HH income: $54,523
• Composite: 22.5/100
• National rank: #8093
• State rank: #387 of 517 in CA

Livability — Rosamond

• Score: 49/100
• State rank: #1178
• US rank: #25952

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rosamond, CA
• County: Kern County · 710,371 people
• City population: 22,119
• Metro: Bakersfield, CA
• Population (ZIP): 22,119
• Household income: $77,431
• Rent vs Own: 22.6% rent · 77.4% own
• Severe rent burden: 425.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: Hispanic / Latino 45% White 32% Two or more races 17% Black 13% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Portuguese 2% Italian 2% Lithuanian 1%
• Foreign-born: 13% · Canada
• Languages at home: 68% English-only · Spanish 28% Other Indo-European 2% 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: ▲ 2.40%
• Current HPI: 403.7206
• Rent YoY: —
• 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

1 event — show timeline

• 2026-03-19 Listed $65,000 CRMLS