26962 Nudgent St · Boron, CA 93516

$229,500

3 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 26 Days on market

Built 1988 8,747 sqft lot

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Why this score? — see what drove the D 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 +14.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Appreciation +3.3/10.0
• 1% rule +3.0/10.0
• Livability +2.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Manufactured home on land. Home has fire damage and sold as-is. Land has a lot of potential.

Key facts

• Open floor plan
• Shopping
• Public park

Tags

• OPEN FLOOR PLAN
• QUIET RURAL NEIGHBORHOOD
• WALKING DISTANCE TO SCHOOLS
• PUBLIC PARK
• RESTAURANTS
• SHOPPING

Property features AI

Finance

• Other: C1 zoning
• Financial info:
• HOA & community: Rural community

Exterior

• Parking:
• Security:
• Utilities: Standard electric service; Natural gas connected; Public sewer; District/public water; Electricity connected; Sewer connected
• Home design: Manufactured house; Single-story (entry level 1); One total story; Has a view
• Construction: Permanent foundation; Certified 433a
• Exterior features: Desert-front lot; No pool

Interior

• Kitchen: Gas range; Informal eating area
• Bedrooms: Three bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms (main level)
• Heating & cooling: Electric baseboard heating; Zoned cooling
• Interior features: Turnkey condition; East-side entry; Living room; Family room; Kitchen island; Zoned cooling; Wood-burning fireplace in family room
• Laundry & utility: Dedicated laundry room; Washer hookup; Gas and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $230k.

Deal economics

• At list price, monthly cash flow is $55 ($654/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (19.9% below list).
• Recommended offer: $184k (19.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#857 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, cost of living A; Watch: amenities F, commute F, employment D-.
• Muroc Joint Unified (rural): math 22% / reading 39% proficiency, ranked #340 of 517 in CA (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Irving L. Branch Elementary (math 25% / reading 42%, grade F, #764 of 1,571 statewide, top 49%, 383 students, 14% FRL); Desert Junior-Senior High (math 25% / reading 55%, grade F, #514 of 1,170 statewide, top 44%, 442 students, 11% FRL).
• Market conditions: 105 active listings in the ZIP; 3,244 units permitted in Kern County in 2024 (73 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $80k; list at $230k implies a 187% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,719 (19.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. 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.
5. 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.
6. 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: 0.80% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.02%
• DSCR: 1.05
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -14.7%
• Equity multiple: 0.47×
• Total profit: $-33,804
• Equity at exit: $34,219

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-25,324
• Equity at exit: $19,843

Cash invested: $64,260 (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 93516

• Home prices YoY: -1.2%
• Active inventory: 105
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,837 medium
• Mortgage (P&I): −$1,204
• Tax from tax record: −$98 /mo · $1,172/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $55

Break-even live

Break-even rent $1,768

Max offer price $229,500

Occupancy floor 92%

Sensitivity live

Price	-10% $184	-5% $119	+0% $55	+5% $-10	+10% $-75
Rent	-10% $-91	-5% $-18	+0% $55	+5% $127	+10% $200
Rate	-1.0pp $170	-0.5pp $113	base $55	+0.5pp $-5	+1.0pp $-65

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: $57,375
• Closing costs: $6,885
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-21
   days on market $229,500 Active 26 DOM
2. 2026-06-18
   days on market $229,500 Active 23 DOM
3. 2026-06-17
   days on market $229,500 Active 22 DOM
4. 2026-06-16
   days on market $229,500 Active 21 DOM
5. 2026-06-15
   days on market $229,500 Active 20 DOM
6. 2026-06-13
   days on market $229,500 Active 18 DOM
7. 2026-06-13
   days on market $229,500 Active 17 DOM
8. 2026-06-09
   days on market $229,500 Active 14 DOM
9. 2026-06-08
   days on market $229,500 Active 13 DOM
10. 2026-06-07
    days on market $229,500 Active 12 DOM
11. 2026-06-04
    days on market $229,500 Active 9 DOM
12. 2026-06-03
    days on market $229,500 Active 8 DOM
13. 2026-06-02
    days on market $229,500 Active 7 DOM
14. 2026-06-01
    days on market $229,500 Active 6 DOM
15. 2026-05-31
    days on market $229,500 Active 5 DOM
16. 2026-05-26
    listed $229,500 Active
17. 2025-12-25
    historical
18. 2025-06-28
    listed $255,000 Active
19. 2021-11-30
    soldstatus $80,000
20. 2019-08-30
    soldstatus $70,000
21. 2017-05-23
    soldstatus $22,000 Closed 92-char remark

    Show marketing remark (92 chars)

    Manufactured home on land. Home has fire damage and sold as-is. Land has a lot of potential.

22. 2017-05-23
    soldstatus $22,000 Closed Sale

    Show marketing remark (92 chars)

    Manufactured home on land. Home has fire damage and sold as-is. Land has a lot of potential.

23. 2017-04-18
    status Pending Sale

    Show marketing remark (92 chars)

    Manufactured home on land. Home has fire damage and sold as-is. Land has a lot of potential.

24. 2017-04-18
    status Pending 92-char remark

    Show marketing remark (92 chars)

    Manufactured home on land. Home has fire damage and sold as-is. Land has a lot of potential.

25. 2017-03-10
    listed $25,000 Active 92-char remark

    Show marketing remark (92 chars)

    Manufactured home on land. Home has fire damage and sold as-is. Land has a lot of potential.

26. 2017-03-10
    listed $25,000 Active

    Show marketing remark (92 chars)

    Manufactured home on land. Home has fire damage and sold as-is. Land has a lot of potential.

27. 2002-07-18
    price $28,000
28. 2002-07-18
    historical
29. 2002-02-22
    listed $25,600
30. 1996-09-20
    soldstatus $48,000

ⓘ 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: $1,172 · $98/mo
• Projected year-2 tax: $1,744 · $145/mo
• Expected delta: +$572/yr (+$48/mo · 48.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,046
• − Mortgage interest: −$12,856
• − Property taxes: −$1,172
• − Insurance: −$1,148
• − Repairs & maintenance: −$1,764
• − Management: −$1,764
• − Depreciation: −$6,676
• Taxable loss: −$3,333
• Est. tax savings @ 24.0%: +$800
• After-tax cash flow: $1,454/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: Muroc Joint Unified
• NCES district ID: 0626490
• Math proficiency: 22% ▼ -13.00%
• Reading proficiency: 39% ▼ -9.00%
• Median HH income: $47,457
• Composite: 26.31/100
• National rank: #7241
• State rank: #340 of 517 in CA

Livability — Boron

• Score: 55/100
• State rank: #857
• US rank: #23452

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Boron, CA
• City population: 2,742
• Population (ZIP): 2,742

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 0.69)
• Race & ethnicity: White 43% Hispanic / Latino 35% Two or more races 20% Black 5% Native American 4% Asian 4%
• Hispanic origin (detail): Mexican 23% Dominican 5%
• Common ancestry: Italian 6% Iranian 2% Slovak 1%
• Foreign-born: 8% · Canada
• Languages at home: 71% English-only · Spanish 26% Tagalog/Filipino 2%

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: ▼ -3.49%
• Current HPI: 296.934
• 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

+378.1% since first listed

15 events — show timeline

• 2026-05-26 Listed $229,500 CRMLS
• 2025-12-25 Listing Removed — CRMLS
• 2025-06-28 Listed $255,000 CRMLS
• 2021-11-30 Sold (Public Records) $80,000 Public Records
• 2019-08-30 Sold (Public Records) $70,000 Public Records
• 2017-05-23 Sold (MLS) $22,000 CRMLS
• 2017-05-23 Sold (MLS) $22,000 AVMLS
• 2017-04-18 Pending — CRMLS
• 2017-04-18 Pending — AVMLS
• 2017-03-10 Listed $25,000 AVMLS
• 2017-03-10 Listed $25,000 CRMLS
• 2002-07-18 Delisted — GEMLS
• 2002-07-18 Price Changed $28,000 GEMLS
• 2002-02-22 Listed $25,600 GEMLS
• 1996-09-20 Sold (Public Records) $48,000 Public Records

Property tax history

+9.9%/yr

Latest (2025): $1,172 · -1.0% YoY. Source: county tax records.