2500 Jewetta Ave #85 · Greenacres, CA 93312

$60,000

1 bd · 1.0 ba · 696 sqft · Manufactured public records · 70 Days on market

Built 1971 $86/sqft · 68% 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
• Schools +5.7/10.0
• Livability +3.1/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Financing Available, OAC! Welcome to the LAZY H Mobile Ranch, where mature trees and a cute as a button Single wide are waiting for you to make it a home. This unit has been equipped with brand new windows, new granite counter tops throughout and brand new cabinets, New Luxury Vinyl Plank flooring, new paint throughout and a brand new HVAC system for your comfort. Home has a convenient indoor laundry room with plenty of storage and an extended covered patio deck for outdoor entertainment. Lot size is manageable and low maintenance with rock and also has a storage shed for all your extras. This home will not disappoint, make your appointment today, in this location at this price, this home will not last. Call your Realtor today!

Key facts

• Brand new windows
• Indoor laundry room
• Brand new cabinets

Tags

• BRAND NEW WINDOWS
• NEW GRANITE COUNTER TOPS
• BRAND NEW CABINETS
• BRAND NEW HVAC SYSTEM
• INDOOR LAUNDRY ROOM
• EXTENDED COVERED PATIO DECK

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $975 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#552 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment B+; Watch: schools D, health & safety D, crime D-.
• Rosedale Union Elementary (urban): math 56% / reading 64% proficiency, ranked #186 of 1,400 in CA (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+1.9%/yr); 203 active listings in the ZIP; high-income renter base; 3,244 units permitted in Kern County in 2024 (73 in 5+ unit buildings).
• This rent is only 18% of the median local income ($114k/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 $415 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 + 1.9% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D 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?
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: 2.80% ✓
• Cap rate: 25.80%
• Cash-on-cash: 69.67%
• DSCR: 4.10
• GRM: 3.0

CMA / ARV

• ARV (median comp): $35,615
• List price: $60,000
• Delta: 68.47%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2500 Jewetta Ave #17	0.02mi	2/1.0 (+1)	672 (-3%)	12mo	$36,150	$54	79

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

Projected returns pro-forma

-3.0% appreciation · 1.86% rent growth · sell at horizon

5-year hold

• IRR: 67.9%
• Equity multiple: 4.00×
• Total profit: $50,480
• Equity at exit: $8,946

10-year hold

• IRR: 71.7%
• Equity multiple: 7.92×
• Total profit: $116,252
• Equity at exit: $5,188

Cash invested: $16,800 (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 93312

• Rents YoY: 1.9%
• Active inventory: 203
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,681 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$13 /mo · $157/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $975

Break-even live

Break-even rent $447

Max offer price $60,000

Occupancy floor 37%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $60,000 Active 70 DOM
2. 2026-06-17
   days on market $60,000 Active 69 DOM
3. 2026-06-16
   days on market $60,000 Active 68 DOM
4. 2026-06-15
   days on market $60,000 Active 67 DOM
5. 2026-06-14
   days on market $60,000 Active 65 DOM
6. 2026-06-13
   days on market $60,000 Active 64 DOM
7. 2026-06-10
   days on market $60,000 Active 62 DOM
8. 2026-06-09
   days on market $60,000 Active 61 DOM
9. 2026-06-08
   days on market $60,000 Active 60 DOM
10. 2026-06-07
    days on market $60,000 Active 59 DOM
11. 2026-06-05
    days on market $60,000 Active 56 DOM
12. 2026-06-03
    days on market $60,000 Active 55 DOM
13. 2026-06-03
    days on market $60,000 Active 54 DOM
14. 2026-06-01
    days on market $60,000 Active 53 DOM
15. 2026-05-31
    days on market $60,000 Active 52 DOM
16. 2026-04-09
    listed $65,000 Active 737-char remark

    Show marketing remark (737 chars)

    Financing Available, OAC! Welcome to the LAZY H Mobile Ranch, where mature trees and a cute as a button Single wide are waiting for you to make it a home. This unit has been equipped with brand new windows, new granite counter tops throughout and brand new cabinets, New Luxury Vinyl Plank flooring, new paint throughout and a brand new HVAC system for your comfort. Home has a convenient indoor laundry room with plenty of storage and an extended covered patio deck for outdoor entertainment. Lot size is manageable and low maintenance with rock and also has a storage shed for all your extras. This home will not disappoint, make your appointment today, in this location at this price, this home will not last. Call your Realtor today!

ⓘ 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: $157 · $13/mo
• Projected year-2 tax: $456 · $38/mo
• Expected delta: +$299/yr (+$25/mo · 190.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 42 unhealthy d/yr today · 45 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,174
• − Mortgage interest: −$3,361
• − Property taxes: −$157
• − Insurance: −$300
• − Repairs & maintenance: −$1,614
• − Management: −$1,614
• − Depreciation: −$1,745
• Taxable income: $11,383
• Est. tax owed @ 24.0%: −$2,732
• After-tax cash flow: $8,973/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: Rosedale Union Elementary
• NCES district ID: 0633480
• Math proficiency: 56% ▲ 2.00%
• Reading proficiency: 64% ▲ 3.00%
• Median HH income: $92,725
• Composite: 56.75/100
• National rank: #2410
• State rank: #186 of 1400 in CA

Livability — Greenacres

• Score: 61/100
• State rank: #552
• US rank: #18334

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenacres, CA
• County: Kern County · 710,371 people
• City population: 58,265
• Metro: Bakersfield, CA
• Population (ZIP): 58,384
• Household income: $114,195
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 964.0

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 0.61)
• Race & ethnicity: White 53% Hispanic / Latino 33% Two or more races 21% Asian 6% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Lithuanian 2% Italian 2% Russian 1%
• Foreign-born: 12% · Canada, China, Vietnam
• Languages at home: 76% English-only · Spanish 16% Arabic 2% Other Indo-European 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: ▼ -194.46%
• Current HPI: 325.3919
• Rent YoY: ▲ 1.86%
• 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

• 2026-04-09 Listed $65,000 GEMLS

Property tax history

+5.3%/yr

Latest (2025): $157 · +4.5% YoY. Source: county tax records.