1258 rosamond Blvd #41 · Rosamond, CA 93560

$150,000

4 bd · 2.0 ba · 1,500 sqft · Manufactured · 35 Days on market

Built 1964 Average condition $100/sqft · 52% above area

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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
• ARV discount +7.5/15.0
• Appreciation +6.2/10.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Nicely remodeled 4 bedroom 2 bathroom Mobile Home in Rosamond Mobile Home Park! The home was originally 2 bedrooms & 1 bath, the seller remodeled & expanded adding a 200 sq ft room, laundry room, & full bathroom with shower!

Key facts

• Remodeled
• Laundry room
• Expanded

Tags

• REMODELED
• EXPANDED
• LAUNDRY ROOM
• FULL BATHROOM WITH SHOWER

Property features AI

Finance

• Other: Rural community setting
• HOA & community: Land lease community; land lease amount $732

Exterior

• Parking: Located in Rosamond Mobile Home Park
• Utilities: Septic (type unknown)
• Home design: Single-story mobile home; Mobile dimensions approximately 12' x 60'; Year built per public records
• Construction: Mobile home construction
• Exterior features: Community pool; Mobile home remains on site

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central furnace heating; Wall/window cooling
• Interior features: Entry on level 1; Located on a cul-de-sac
• Laundry & utility: Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $150k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.2% 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: schools F, crime F, amenities 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.
• Market conditions: 458 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 runs 42% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, 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 35 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.82% ✓
• Cap rate: 15.21%
• Cash-on-cash: 31.85%
• DSCR: 2.42
• GRM: 4.6

CMA / ARV

• ARV (median comp): $98,958
• List price: $150,000
• Delta: 51.58%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3300 15th W #389	0.57mi	3/2.0 (-1)	1,440 (-4%)	1mo	$102,000	$71	61
3300 15th St W #39	0.57mi	3/2.0 (-1)	1,536 (+2%)	6mo	$65,000	$42	59
3300 W 15th St W #360	0.57mi	3/2.0 (-1)	1,440 (-4%)	5mo	$130,000	$90	58
3300 W 15th St Spc 376	0.57mi	4/2.0	1,584 (+6%)	9mo	$142,400	$90	56
3300 15th St W #102	0.57mi	3/2.0 (-1)	1,488 (-1%)	15mo	$122,100	$82	54
3300 W 15th St Spc 151	0.57mi	3/2.0 (-1)	1,440 (-4%)	9mo	$131,000	$91	54
1335 Richfield Ave	0.37mi	3/2.0 (-1)	1,296 (-14%)	3mo	$320,000	$247	52
3300 15th St W #367	0.57mi	4/2.0	1,392 (-7%)	13mo	$129,900	$93	51
3300 15th St W #65	0.43mi	3/2.0 (-1)	1,440 (-4%)	22mo	$125,000	$87	50
3300 W 15th St Spc 340	0.57mi	3/2.0 (-1)	1,344 (-10%)	6mo	$120,000	$89	46
—	0.51mi	4/2.0	1,325 (-12%)	13mo	$125,000	$94	46
3300 15th St W #59	0.57mi	3/3.0 (-1)	1,420 (-5%)	15mo	$120,000	$85	43

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: 36.6%
• Equity multiple: 3.01×
• Total profit: $84,443
• Equity at exit: $62,479

10-year hold

• IRR: 37.3%
• Equity multiple: 5.93×
• Total profit: $207,134
• Equity at exit: $92,591

Cash invested: $42,000 (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: 458
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,723 high
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$572
• Net cashflow: $1,115

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 54%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1838 Center St Unit A Rosamond, CA	3.0	2.5	1495	$2,000	$1.34	1d	1	0.57mi
1838 Center St Unit A Rosamond, CA	3.0	2.5	1475	$2,000	$1.36	10d	1	0.57mi
2051 Candice Ave Rosamond, CA	3.0	2.0	1345	$2,395	$1.78	15d	1	0.88mi
3172 Shelley St Rosamond, CA	4.0	2.0	1192	$2,300	$1.93	22d	1	0.91mi
1953 Marie Ave Apt A Rosamond, CA	4.0	3.0	1753	$2,550	$1.45	43d	1	1.04mi
1953 Marie Ave Apt A Rosamond, CA	4.0	3.0	1753	$2,550	$1.45	3d	1	1.04mi
1943 Pengilley Ave Rosamond, CA	3.0	2.0	1379	$2,600	$1.89	1d	1	1.10mi
1225 Barrington Ave Rosamond, CA	3.0	2.0	1072	$2,200	$2.05	1d	1	1.10mi
2516 Starbrite Ave Rosamond, CA	3.0	2.0	1542	$2,900	$1.88	1d	1	1.26mi
2416 W Valley Vis Rosamond, CA	3.0	2.0	1343	$2,250	$1.68	15d	1	1.31mi
2608 Starbrite Ave Rosamond, CA	4.0	2.0	1542	$2,795	$1.81	1d	1	1.34mi
2436 Horizon Dr Rosamond, CA	3.0	2.0	1416	$4,500	$3.18	43d	1	1.35mi
3317 Dale Ct Rosamond, CA	3.0	2.0	1330	$800	$0.60	1d	1	1.47mi

Listing history 16 events

1. 2026-06-18
   days on market $150,000 Active 35 DOM
2. 2026-06-17
   days on market $150,000 Active 34 DOM
3. 2026-06-16
   days on market $150,000 Active 33 DOM
4. 2026-06-15
   days on market $150,000 Active 32 DOM
5. 2026-06-13
   days on market $150,000 Active 30 DOM
6. 2026-06-13
   days on market $150,000 Active 29 DOM
7. 2026-06-09
   days on market $150,000 Active 26 DOM
8. 2026-06-08
   days on market $150,000 Active 25 DOM
9. 2026-06-07
   days on market $150,000 Active 24 DOM
10. 2026-06-04
    days on market $150,000 Active 21 DOM
11. 2026-06-03
    days on market $150,000 Active 20 DOM
12. 2026-06-02
    days on market $150,000 Active 19 DOM
13. 2026-06-01
    days on market $150,000 Active 18 DOM
14. 2026-05-31
    days on market $150,000 Active 17 DOM
15. 2026-05-14
    listed $150,000 Active 241-char remark
16. 2024-10-22
    price $135,000

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 6 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 14 unhealthy d/yr today · 18 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,680
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$2,614
• − Management: −$2,614
• − Depreciation: −$4,364
• Taxable income: $11,685
• Est. tax owed @ 24.0%: −$2,804
• After-tax cash flow: $10,573/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

Average 55/100 Moderate rehab

A moderately rehabbed mobile home with average condition, requiring some cosmetic updates to enhance its resale and rental value.

Repairs flagged

• Minor kitchen cabinets — Some wear
• Minor bathroom fixtures — Some wear
• Minor HVAC units — Some wear

Value-add opportunities

• Both Paint and update kitchen cabinets — Enhances curb appeal and interior aesthetics
• Both Replace HVAC units — Improves comfort and energy efficiency
• Both Landscaping and curb appeal — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Some wear	Minor	$500–3,000
bathroom fixtures · Some wear	Minor	$500–3,000
HVAC units · Some wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Paint and update kitchen cabinets — Enhances curb appeal and interior aesthetics ↑
• Both Replace HVAC units — Improves comfort and energy efficiency ↑
• Both Landscaping and curb appeal — Enhances curb appeal and 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: 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

+11.1% since first listed

2 events — show timeline

• 2026-05-14 Listed $150,000 CRMLS
• 2024-10-22 Price Changed $135,000 AVMLS