8448 California City · California City, CA 93505

$299,990

2 bd · 1.0 ba · 1,680 sqft · MultiFamily public records · 119 Days on market

Built 1959 9,428 sqft lot $179/sqft · at area comps Est $316k · at est.

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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).

• Cash flow +19.8/30.0
• Appreciation +10.0/10.0
• ARV discount +9.7/15.0
• DSCR +6.3/10.0
• 1% rule +4.7/10.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0
• Schools +2.1/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Welcome to this unique duplex home in California City, featuring two well-maintained units, each with 2 bedrooms and 1 bathroom. Both sides offer comfortable living space with bright interiors, private fenced yard areas, and room for everyday living. Perfect for extended family living together or owning multiple living spaces under one roof. Located conveniently close to local amenities, schools, parks, and easy access to nearby highways, this property combines practicality and versatility in a quiet neighborhood setting.

Key facts

• Private fenced yard
• Quiet neighborhood
• 9,428 sq ft lot

Tags

• PRIVATE FENCED YARD
• QUIET NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $300k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive. Per door: $179/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $290k (3.2% below list).
• Recommended offer: $273k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 5.2% in California City — 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 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).

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k 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 $84k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $300k implies a 1400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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 $272,990 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.97% ✗
• Cap rate: 7.73%
• Cash-on-cash: 5.13%
• DSCR: 1.23
• GRM: 8.6

CMA / ARV

• ARV (median comp): $315,660
• List price: $299,990
• Delta: -4.96%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 28.9%
• Equity multiple: 3.30×
• Total profit: $193,528
• Equity at exit: $270,255

10-year hold

• IRR: 25.8%
• Equity multiple: 7.77×
• Total profit: $568,279
• Equity at exit: $582,815

Cash invested: $83,997 (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: 17.2×

Monthly cashflow live

• Estimated rent: $2,903 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$236 /mo · $2,836/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$610
• Net cashflow: $359

Break-even live

Break-even rent $2,449

Max offer price $299,990

Occupancy floor 83%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,902
Total (2 units)			$2,903

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: $74,998
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20961 83rd St Unit 6 California City, CA	2.0	2.0	1100	$1,300	$1.18	23d	1	0.17mi
8651 S Loop Blvd California City, CA	2.0	1.0	1050	$1,650	$1.57	3d	1	0.25mi
20673 Medio St California City, CA	3.0	2.0	1690	$2,075	$1.23	23d	1	0.29mi
8816 Fuchsia Ave Unit PASSTHROUGH B California City, CA	2.0	2.0	1077	$1,550	$1.44	14d	1	0.46mi
8100 Fernwood Ave California City, CA	3.0	2.0	1336	$1,850	$1.38	23d	1	0.48mi
8801 S Loop Blvd California City, CA	3.0	2.0	1537	$2,600	$1.69	23d	1	0.49mi
21231 Corwin St California City, CA	3.0	2.0	1632	$2,500	$1.53	23d	1	0.56mi
20312 Dean Ct California City, CA	3.0	2.0	1742	$1,975	$1.13	14d	1	0.62mi
20321 88th St California City, CA	3.0	2.0	1176	$2,100	$1.79	23d	1	0.67mi
8648 Lime Ave California City, CA	3.0	2.0	1459	$2,400	$1.64	23d	1	0.69mi
8160 Kalmia Ave California City, CA	3.0	2.0	1277	$1,795	$1.41	23d	1	0.73mi
8560 Nipa Ave California City, CA	3.0	2.0	1309	$1,850	$1.41	14d	1	0.78mi
7733 Walpole Ave Unit A California City, CA	3.0	2.0	1600	$2,000	$1.25	23d	1	0.79mi
9213 Holly Ave California City, CA	3.0	2.0	1339	$1,900	$1.42	3d	1	0.84mi
8848 Oleander Ave California City, CA	3.0	2.0	1302	$1,900	$1.46	23d	1	0.91mi
20001 Airway Blvd California City, CA	3.0	2.0	1050	$2,400	$2.29	23d	1	0.95mi
8307 Charles Pl California City, CA	3.0	2.0	1498	$1,750	$1.17	14d	1	0.97mi
8512 Tamarack Ave California City, CA	3.0	2.0	1502	$1,875	$1.25	23d	1	1.09mi
8312 Tamarack Ave California City, CA	3.0	2.0	1539	$1,900	$1.23	23d	1	1.11mi
7343 Dogwood Ave California City, CA	3.0	2.0	1301	$2,250	$1.73	23d	1	1.13mi
9225 Peach Ave Unit A California City, CA	3.0	2.0	1275	$1,950	$1.53	23d	1	1.16mi
7317 California City Blvd California City, CA	3.0	1.5	1228	$1,725	$1.40	19d	1	1.16mi
8449 Viburnum Ave California City, CA	3.0	2.0	1218	$1,695	$1.39	2d	1	1.17mi
9524 Sally Ave Unit C California City, CA	2.0	1.5	1140	$1,300	$1.14	23d	1	1.18mi
8173 Viburnum Ave California City, CA	3.0	2.0	1482	$2,150	$1.45	2d	1	1.21mi
8124 Underwood Ave California City, CA	3.0	2.0	1507	$1,850	$1.23	23d	1	1.21mi
9548 Sally Ave Unit B California City, CA	3.0	2.5	1200	$1,695	$1.41	23d	1	1.22mi
8260 Viburnum Ave California City, CA	3.0	2.0	1338	$2,000	$1.49	2d	1	1.22mi
9000 Underwood Ave California City, CA	3.0	2.0	1540	$1,900	$1.23	23d	1	1.26mi
9610 Oleander Ave Unit A California City, CA	2.0	1.0	1300	$1,575	$1.21	23d	1	1.35mi
7113 Victor Pl Unit B California City, CA	3.0	2.5	1240	$1,600	$1.29	23d	1	1.40mi
21235 Windsong St California City, CA	3.0	3.0	1780	$2,100	$1.18	23d	1	1.49mi

Listing history 23 events

1. 2026-06-18
   days on market $299,990 Active 119 DOM
2. 2026-06-17
   days on market $299,990 Active 118 DOM
3. 2026-06-16
   days on market $299,990 Active 117 DOM
4. 2026-06-15
   days on market $299,990 Active 116 DOM
5. 2026-06-14
   days on market $299,990 Active 114 DOM
6. 2026-06-13
   days on market $299,990 Active 113 DOM
7. 2026-06-10
   days on market $299,990 Active 111 DOM
8. 2026-06-09
   days on market $299,990 Active 110 DOM
9. 2026-06-08
   days on market $299,990 Active 109 DOM
10. 2026-06-07
    days on market $299,990 Active 108 DOM
11. 2026-06-05
    days on market $299,990 Active 105 DOM
12. 2026-06-03
    days on market $299,990 Active 104 DOM
13. 2026-06-03
    days on market $299,990 Active 103 DOM
14. 2026-06-01
    days on market $299,990 Active 102 DOM
15. 2026-05-31
    days on market $299,990 Active 101 DOM
16. 2026-04-15
    price $299,990 527-char remark

    Show marketing remark (530 chars)

    Welcome to this unique duplex home in California City, CA featuring two well-maintained units, each with 2 bedrooms and 1 bathroom. Both sides offer comfortable living space with bright interiors, private fenced yard areas, and room for everyday living. Perfect for extended family living together or owning multiple living spaces under one roof. Located conveniently close to local amenities, schools, parks, and easy access to nearby highways, this property combines practicality and versatility in a quiet neighborhood setting.

17. 2026-04-15
    price $299,990 530-char remark

    Show marketing remark (530 chars)

    Welcome to this unique duplex home in California City, CA featuring two well-maintained units, each with 2 bedrooms and 1 bathroom. Both sides offer comfortable living space with bright interiors, private fenced yard areas, and room for everyday living. Perfect for extended family living together or owning multiple living spaces under one roof. Located conveniently close to local amenities, schools, parks, and easy access to nearby highways, this property combines practicality and versatility in a quiet neighborhood setting.

18. 2026-03-27
    price $309,900 527-char remark

    Show marketing remark (530 chars)

    Welcome to this unique duplex home in California City, CA featuring two well-maintained units, each with 2 bedrooms and 1 bathroom. Both sides offer comfortable living space with bright interiors, private fenced yard areas, and room for everyday living. Perfect for extended family living together or owning multiple living spaces under one roof. Located conveniently close to local amenities, schools, parks, and easy access to nearby highways, this property combines practicality and versatility in a quiet neighborhood setting.

19. 2026-03-27
    price $309,900 530-char remark

    Show marketing remark (530 chars)

    Welcome to this unique duplex home in California City, CA featuring two well-maintained units, each with 2 bedrooms and 1 bathroom. Both sides offer comfortable living space with bright interiors, private fenced yard areas, and room for everyday living. Perfect for extended family living together or owning multiple living spaces under one roof. Located conveniently close to local amenities, schools, parks, and easy access to nearby highways, this property combines practicality and versatility in a quiet neighborhood setting.

20. 2026-02-19
    listed $329,900 Active 527-char remark

    Show marketing remark (530 chars)

    Welcome to this unique duplex home in California City, CA featuring two well-maintained units, each with 2 bedrooms and 1 bathroom. Both sides offer comfortable living space with bright interiors, private fenced yard areas, and room for everyday living. Perfect for extended family living together or owning multiple living spaces under one roof. Located conveniently close to local amenities, schools, parks, and easy access to nearby highways, this property combines practicality and versatility in a quiet neighborhood setting.

21. 2026-02-19
    listed $329,900 Active 530-char remark

    Show marketing remark (530 chars)

    Welcome to this unique duplex home in California City, CA featuring two well-maintained units, each with 2 bedrooms and 1 bathroom. Both sides offer comfortable living space with bright interiors, private fenced yard areas, and room for everyday living. Perfect for extended family living together or owning multiple living spaces under one roof. Located conveniently close to local amenities, schools, parks, and easy access to nearby highways, this property combines practicality and versatility in a quiet neighborhood setting.

22. 2016-12-30
    soldstatus $20,000
23. 1977-03-31
    soldstatus $27,000

ⓘ 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: $2,836 · $236/mo
• Projected year-2 tax: $2,836 · $236/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥101°F today · 16 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: $34,836
• − Mortgage interest: −$16,804
• − Property taxes: −$2,836
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,787
• − Management: −$2,787
• − Depreciation: −$8,727
• Taxable loss: −$605
• Est. tax savings @ 24.0%: +$145
• After-tax cash flow: $4,451/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

+1011.1% since first listed

8 events — show timeline

• 2026-04-15 Price Changed $299,990 AVMLS
• 2026-04-15 Price Changed $299,990 CRMLS
• 2026-03-27 Price Changed $309,900 AVMLS
• 2026-03-27 Price Changed $309,900 CRMLS
• 2026-02-19 Listed $329,900 CRMLS
• 2026-02-19 Listed $329,900 AVMLS
• 2016-12-30 Sold (Public Records) $20,000 Public Records
• 1977-03-31 Sold (Public Records) $27,000 Public Records

Property tax history

+12.8%/yr

Latest (2025): $2,836 · -4.7% YoY. Source: county tax records.