8711 S Loop Blvd · California City, CA 93505

$248,900

3 bd · 2.0 ba · 1,836 sqft · SingleFamily public records · 70 Days on market

Built 1988 9,583 sqft lot $136/sqft · 23% below area Est $325k · 23% under

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Why this score? — see what drove the C 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).

• ARV discount +15.0/15.0
• Cash flow +14.1/30.0
• Appreciation +10.0/10.0
• DSCR +4.3/10.0
• Rent growth +3.9/5.0
• 1% rule +3.7/10.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0
• Schools +2.1/10.0

Listing remarks MLS

Spacious and inviting home in a convenient location close to shopping and everyday amenities. This property features new windows that bring in abundant natural light, a large utility room offering excellent storage and functionality, and a fully fenced backyard. With generous living space and strong value, this home is priced to sell and ready for its next owner.

Key facts

• New windows
• Large utility room
• 9,583 sq ft lot

Tags

• NEW WINDOWS
• LARGE UTILITY ROOM
• FULLY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $38 ($451/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 $217k (12.9% below list).
• Recommended offer: $217k (12.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 5.2% in California City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 44/100 on livability (#1,329 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: schools F, crime F, amenities F.
• Mojave Unified (town): math 25% / reading 25% proficiency, ranked #411 of 517 in CA (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.5%/yr); 703 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 3,244 units permitted in Kern County in 2024 (73 in 5+ unit buildings).
• This rent runs 44% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• Kern County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 5.5% rent growth), your $70k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($234k) is reasonable based on typical stale-listing flexibility.
• 19 sale attempts since 20y 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 $215k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,916 (12.9% 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 13% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.87% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.65%
• DSCR: 1.03
• GRM: 9.6

CMA / ARV

• ARV (median comp): $324,673
• List price: $248,900
• Delta: -23.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8633 Hickory Dr	0.09mi	4/2.0 (+1)	1,731 (-6%)	2mo	$355,000	$205	79
8873 Holly	0.16mi	3/2.0	1,639 (-11%)	0mo	$260,000	$159	75
20349 90th St	0.38mi	4/3.0 (+1)	1,858 (+1%)	2mo	$380,000	$205	69
8825 Xavier Ave	0.46mi	4/2.0 (+1)	1,778 (-3%)	1mo	$270,000	$152	68
20300 89th St	0.38mi	4/2.0 (+1)	1,731 (-6%)	2mo	$334,000	$193	66
8925 Oleander	0.54mi	4/2.0 (+1)	1,800 (-2%)	2mo	$250,000	$139	65
8412 Catalpa Ave	0.36mi	3/3.0	1,973 (+8%)	2mo	$290,000	$147	65
8348 Fernwood Ave	0.38mi	3/2.0	1,577 (-14%)	1mo	$255,000	$162	58
9348 S loop Blvd	0.65mi	4/2.0 (+1)	1,728 (-6%)	1mo	$353,000	$204	54
8038 Hemlock Ave	0.70mi	4/2.0 (+1)	1,744 (-5%)	1mo	$256,250	$147	54
8925 Redwood Blvd	0.64mi	4/2.0 (+1)	2,045 (+11%)	1mo	$380,000	$186	45
20324 81st St	0.74mi	4/2.0 (+1)	2,073 (+13%)	0mo	$374,500	$181	39

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

Projected returns pro-forma

10.0% appreciation · 5.45% rent growth · sell at horizon

5-year hold

• IRR: 25.6%
• Equity multiple: 3.06×
• Total profit: $143,434
• Equity at exit: $224,229

10-year hold

• IRR: 23.1%
• Equity multiple: 7.21×
• Total profit: $432,793
• Equity at exit: $483,558

Cash invested: $69,692 (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 93505

• Home prices YoY: 13.0%
• Rents YoY: 5.5%
• Active inventory: 703
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,169 high
• Mortgage (P&I): −$1,305
• Tax from tax record: −$267 /mo · $3,205/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $38

Break-even live

Break-even rent $2,122

Max offer price $248,900

Occupancy floor 93%

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: $62,225
• Closing costs: $7,467
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8801 S Loop Blvd California City, CA	3.0	2.0	1537	$2,600	$1.69	23d	1	0.14mi
20312 Dean Ct California City, CA	3.0	2.0	1742	$1,975	$1.13	14d	1	0.37mi
20673 Medio St California City, CA	3.0	2.0	1690	$2,075	$1.23	23d	1	0.38mi
8648 Lime Ave California City, CA	3.0	2.0	1459	$2,400	$1.64	23d	1	0.39mi
8560 Nipa Ave California City, CA	3.0	2.0	1309	$1,850	$1.41	14d	1	0.53mi
9213 Holly Ave California City, CA	3.0	2.0	1339	$1,900	$1.42	3d	1	0.53mi
8848 Oleander Ave California City, CA	3.0	2.0	1302	$1,900	$1.46	23d	1	0.57mi
8100 Fernwood Ave California City, CA	3.0	2.0	1336	$1,850	$1.38	23d	1	0.60mi
21231 Corwin St California City, CA	3.0	2.0	1632	$2,500	$1.53	23d	1	0.64mi
8160 Kalmia Ave California City, CA	3.0	2.0	1277	$1,795	$1.41	23d	1	0.67mi
20300 Graham St California City, CA	4.0	2.5	2016	$2,150	$1.07	23d	1	0.70mi
20425 81st St California City, CA	4.0	3.0	2215	$2,900	$1.31	19d	1	0.71mi
9225 Peach Ave Unit A California City, CA	3.0	2.0	1275	$1,950	$1.53	23d	1	0.80mi
8512 Tamarack Ave California City, CA	3.0	2.0	1502	$1,875	$1.25	23d	1	0.83mi
21032 79th St California City, CA	4.0	2.0	1228	$2,100	$1.71	23d	1	0.88mi
8312 Tamarack Ave California City, CA	3.0	2.0	1539	$1,900	$1.23	23d	1	0.91mi
9000 Underwood Ave California City, CA	3.0	2.0	1540	$1,900	$1.23	23d	1	0.92mi
9610 Oleander Ave Unit A California City, CA	2.0	1.0	1300	$1,575	$1.21	23d	1	1.01mi
8260 Viburnum Ave California City, CA	3.0	2.0	1338	$2,000	$1.49	2d	1	1.03mi
8173 Viburnum Ave California City, CA	3.0	2.0	1482	$2,150	$1.45	2d	1	1.03mi
8124 Underwood Ave California City, CA	3.0	2.0	1507	$1,850	$1.23	23d	1	1.06mi
7733 Walpole Ave Unit A California City, CA	3.0	2.0	1600	$2,000	$1.25	23d	1	1.12mi
8849 Glade Ave California City, CA	3.0	2.0	1586	$2,380	$1.50	10d	1	1.20mi
9019 Evelyn Ave California City, CA	4.0	2.0	1731	$2,600	$1.50	3d	1	1.27mi
8307 Charles Pl California City, CA	3.0	2.0	1498	$1,750	$1.17	14d	1	1.30mi
8332 Rea Ave California City, CA	4.0	3.0	1861	$2,500	$1.34	3d	1	1.32mi
7343 Dogwood Ave California City, CA	3.0	2.0	1301	$2,250	$1.73	23d	1	1.36mi
21235 Windsong St California City, CA	3.0	3.0	1780	$2,100	$1.18	23d	1	1.36mi
9931 Putter Ct California City, CA	3.0	2.0	1445	$1,675	$1.16	3d	1	1.37mi
21187 Conklin Blvd California City, CA	3.0	2.0	1473	$1,800	$1.22	14d	1	1.39mi
7317 California City Blvd California City, CA	3.0	1.5	1228	$1,725	$1.40	19d	1	1.43mi
21319 Conklin Ct California City, CA	2.0	2.0	1816	$2,200	$1.21	43d	1	1.46mi

Listing history 50 events

1. 2026-06-18
   status $248,900 Pending 70 DOM
2. 2026-06-18
   days on market $248,900 Active 70 DOM
3. 2026-06-17
   days on market $248,900 Active 69 DOM
4. 2026-06-16
   days on market $248,900 Active 68 DOM
5. 2026-06-15
   days on market $248,900 Active 67 DOM
6. 2026-06-14
   days on market $248,900 Active 65 DOM
7. 2026-06-13
   days on market $248,900 Active 64 DOM
8. 2026-06-10
   days on market $248,900 Active 62 DOM
9. 2026-06-09
   days on market $248,900 Active 61 DOM
10. 2026-06-09
    price $248,900 Active 60 DOM
11. 2026-06-08
    days on market $259,000 Active 60 DOM
12. 2026-06-07
    days on market $259,000 Active 59 DOM
13. 2026-06-05
    days on market $259,000 Active 56 DOM
14. 2026-06-03
    days on market $259,000 Active 55 DOM
15. 2026-06-03
    days on market $259,000 Active 54 DOM
16. 2026-06-01
    days on market $259,000 Active 53 DOM
17. 2026-05-31
    days on market $259,000 Active 52 DOM
18. 2026-05-13
    price $259,000 365-char remark

    Show marketing remark (365 chars)

    Spacious and inviting home in a convenient location close to shopping and everyday amenities. This property features new windows that bring in abundant natural light, a large utility room offering excellent storage and functionality, and a fully fenced backyard. With generous living space and strong value, this home is priced to sell and ready for its next owner.

19. 2026-05-12
    status Active 365-char remark

    Show marketing remark (365 chars)

    Spacious and inviting home in a convenient location close to shopping and everyday amenities. This property features new windows that bring in abundant natural light, a large utility room offering excellent storage and functionality, and a fully fenced backyard. With generous living space and strong value, this home is priced to sell and ready for its next owner.

20. 2026-04-15
    status Pending 365-char remark

    Show marketing remark (365 chars)

    Spacious and inviting home in a convenient location close to shopping and everyday amenities. This property features new windows that bring in abundant natural light, a large utility room offering excellent storage and functionality, and a fully fenced backyard. With generous living space and strong value, this home is priced to sell and ready for its next owner.

21. 2026-04-11
    status Active 365-char remark

    Show marketing remark (365 chars)

    Spacious and inviting home in a convenient location close to shopping and everyday amenities. This property features new windows that bring in abundant natural light, a large utility room offering excellent storage and functionality, and a fully fenced backyard. With generous living space and strong value, this home is priced to sell and ready for its next owner.

22. 2026-04-09
    status Pending 365-char remark

    Show marketing remark (365 chars)

    Spacious and inviting home in a convenient location close to shopping and everyday amenities. This property features new windows that bring in abundant natural light, a large utility room offering excellent storage and functionality, and a fully fenced backyard. With generous living space and strong value, this home is priced to sell and ready for its next owner.

23. 2026-03-11
    listed $249,000 Active 365-char remark

    Show marketing remark (365 chars)

    Spacious and inviting home in a convenient location close to shopping and everyday amenities. This property features new windows that bring in abundant natural light, a large utility room offering excellent storage and functionality, and a fully fenced backyard. With generous living space and strong value, this home is priced to sell and ready for its next owner.

24. 2025-10-17
    price $320,000
25. 2024-10-29
    soldstatus $215,000
26. 2024-10-16
    price $295,999
27. 2024-08-29
    price $318,000
28. 2024-03-26
    historical
29. 2024-02-07
    listed $315,000 Active
30. 2023-10-13
    historical
31. 2023-09-22
    listed $307,000 Active
32. 2023-05-23
    price $307,000
33. 2022-04-21
    price $375,000
34. 2017-09-18
    soldstatus $140,000 Closed
35. 2017-09-18
    soldstatus $140,000
36. 2017-08-12
    status Pending
37. 2017-08-01
    price $134,900
38. 2017-07-14
    price $139,500
39. 2017-07-10
    price $149,500
40. 2017-07-10
    status Active
41. 2017-05-18
    status Pending
42. 2017-05-05
    price $134,900
43. 2017-04-17
    listed $139,900 Active
44. 2017-04-06
    historical
45. 2015-12-11
    soldstatus $70,000 Closed
46. 2015-12-11
    soldstatus $70,000
47. 2015-11-12
    status Pending
48. 2015-08-07
    listed $77,000 Active
49. 2015-03-28
    historical
50. 2015-03-17
    historical

ⓘ 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: $3,205 · $267/mo
• Projected year-2 tax: $3,205 · $267/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥101°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 13 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,030
• − Mortgage interest: −$13,942
• − Property taxes: −$3,205
• − Insurance: −$1,244
• − Repairs & maintenance: −$2,082
• − Management: −$2,082
• − Depreciation: −$7,241
• Taxable loss: −$3,768
• Est. tax savings @ 24.0%: +$904
• After-tax cash flow: $1,355/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: Mojave Unified
• NCES district ID: 0625230
• Math proficiency: 25% ▲ 11.00%
• Reading proficiency: 25% ▼ -1.00%
• Median HH income: $43,017
• Composite: 21.4/100
• National rank: #8350
• State rank: #411 of 517 in CA

Livability — California City

• Score: 44/100
• State rank: #1329
• US rank: #26753

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: California City, CA
• County: Kern County · 710,371 people
• City population: 14,353
• Metro: Bakersfield, CA
• Population (ZIP): 14,353
• Household income: $59,827
• Rent vs Own: 44.6% rent · 55.4% own
• Severe rent burden: 883.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Hispanic / Latino 40% White 30% Black 22% Two or more races 16% Native American 3% Asian 1%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Italian 3% Lithuanian 1% Romanian 1%
• Foreign-born: 13% · Canada, Dominican Republic
• Languages at home: 68% English-only · Spanish 29%

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: ▲ 46.32%
• Current HPI: 402.4192
• Rent YoY: ▲ 5.45%
• 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

+67.1% since first listed

54 events — show timeline

• 2026-05-13 Price Changed $259,000 AVMLS
• 2026-05-12 Relisted — AVMLS
• 2026-04-15 Pending — AVMLS
• 2026-04-11 Relisted — AVMLS
• 2026-04-09 Pending — AVMLS
• 2026-03-11 Listed $249,000 AVMLS
• 2025-10-17 Price Changed $320,000 AVMLS
• 2024-10-29 Sold (Public Records) $215,000 Public Records
• 2024-10-16 Price Changed $295,999 AVMLS
• 2024-08-29 Price Changed $318,000 AVMLS
• 2024-03-26 Listing Removed — CRMLS
• 2024-02-07 Listed $315,000 CRMLS
• 2023-10-13 Listing Removed — CRMLS
• 2023-09-22 Listed $307,000 CRMLS
• 2023-05-23 Price Changed $307,000 AVMLS
• 2022-04-21 Price Changed $375,000 AVMLS
• 2017-09-18 Sold (Public Records) $140,000 Public Records
• 2017-09-18 Sold (MLS) $140,000 AVMLS
• 2017-08-12 Pending — AVMLS
• 2017-08-01 Price Changed $134,900 AVMLS
• 2017-07-14 Price Changed $139,500 AVMLS
• 2017-07-10 Price Changed $149,500 AVMLS
• 2017-07-10 Relisted — AVMLS
• 2017-05-18 Pending — AVMLS
• 2017-05-05 Price Changed $134,900 AVMLS
• 2017-04-17 Listed $139,900 AVMLS
• 2017-04-06 Listing Removed — NSBCRMLS
• 2015-12-11 Sold (Public Records) $70,000 Public Records
• 2015-12-11 Sold (MLS) $70,000 AVMLS
• 2015-11-12 Pending — AVMLS
• 2015-08-07 Listed $77,000 AVMLS
• 2015-03-28 Listing Removed — AVMLS
• 2015-03-17 Listing Removed — AVMLS
• 2015-03-17 Listing Removed — AVMLS
• 2015-03-16 Listing Removed — AVMLS
• 2015-03-16 Listing Removed — AVMLS
• 2014-03-24 Listed $69,900 AVMLS
• 2011-11-13 Listed $58,900 AVMLS
• 2011-11-13 Listed $58,900 NSBCRMLS
• 2009-05-29 Sold (MLS) $52,900 AVMLS
• 2009-03-26 Listed $52,900 AVMLS
• 2009-03-07 Listing Removed — AVMLS
• 2008-12-26 Listed $84,900 AVMLS
• 2008-11-28 Listing Removed — AVMLS
• 2008-11-05 Listing Removed — CRMLS
• 2008-09-12 Listed $94,900 AVMLS
• 2008-05-31 Listed $119,900 AVMLS
• 2008-03-21 Listed $149,900 AVMLS
• 2008-01-16 Listed $179,000 CRMLS
• 2007-12-11 Listed $164,900 AVMLS
• 2006-11-08 Listing Removed — CRMLS
• 2006-08-24 Listed $249,900 CRMLS
• 1996-02-02 Sold (Public Records) $47,000 Public Records
• 1993-09-20 Sold (Public Records) $155,000 Public Records

Property tax history

+17.3%/yr

Latest (2025): $3,205 · +47.2% YoY. Source: county tax records.