8400 Hwy 178 · Inyokern, CA 93527

$75,000

1 bd · 1.0 ba · 1,011 sqft · SingleFamily public records · 1 Days on market

Built 1938 19 ac lot

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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 +6.8/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.0/5.0

Listing remarks

Tucked away near Walker Pass and completely surrounded by vast BLM land, this rare 19.46-acre property offers true off-grid privacy and endless wide-open California skies. Built in 1938, the 3-bedroom, 1-bathroom home sits among mature trees that provide natural shade and beauty across the gently rolling landscape. This is a genuine piece of California history ready for its next chapter. The home is being sold strictly as-is, offering the perfect canvas for your vision-whether you're dreaming of a peaceful full-time retreat, a weekend getaway, or a self-sufficient property. Key Features & Amenities are: Solar well, Greenhouse, corrals and interior fencing, in addition to out-buildings

Key facts

• Vast blm land
• Off-grid privacy
• Solar well

Tags

• OFF-GRID PRIVACY
• VAST BLM LAND
• MATURE TREES
• NATURAL SHADE
• GENTLY ROLLING LANDSCAPE
• SOLAR WELL

Property features AI

Finance

• Other: Zoned A-1; Directions: South HWY178

Exterior

• Utilities: Septic tank
• Home design: Residential single-family site-built home
• Construction: Stucco exterior; Slab foundation
• Exterior features: Partial fencing; Composition/Shingle roof

Interior

• Bathrooms: 1 full bathroom
• Interior features: Partial interior information available

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $557 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).

Location & tenants

• Location reads 39/100 on livability (#1,398 in CA) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: crime A, commute A-; Watch: schools C-, amenities F, employment F.
• Sierra Sands Unified (town): math 25% / reading 39% proficiency, ranked #294 of 517 in CA (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 93 active listings in the ZIP; 3,244 units permitted in Kern County in 2024 (73 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($519 loan paydown + $3k appreciation (3.6% local appreciation)).
• Kern County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.6% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; moderate wildfire risk; extreme-heat days projected 11→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.70% ✓
• Cap rate: 15.20%
• Cash-on-cash: 31.82%
• DSCR: 2.42
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.6%
• Equity multiple: 3.24×
• Total profit: $47,018
• Equity at exit: $36,423

10-year hold

• IRR: 38.0%
• Equity multiple: 6.46×
• Total profit: $114,594
• Equity at exit: $58,329

Cash invested: $21,000 (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 93527

• Home prices YoY: 0.7%
• Active inventory: 93
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,275 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$26 /mo · $308/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $557

Break-even live

Break-even rent $570

Max offer price $75,000

Occupancy floor 51%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-30
   status Pending
2. 2026-04-29
   listed $75,000 Active

ⓘ 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: $308 · $26/mo
• Projected year-2 tax: $570 · $48/mo
• Expected delta: +$262/yr (+$22/mo · 84.9%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 11 d/yr ≥99°F today · 31 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 12 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,298
• − Mortgage interest: −$4,201
• − Property taxes: −$308
• − Insurance: −$375
• − Repairs & maintenance: −$1,224
• − Management: −$1,224
• − Depreciation: −$2,182
• Taxable income: $5,784
• Est. tax owed @ 24.0%: −$1,388
• After-tax cash flow: $5,294/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: Sierra Sands Unified
• NCES district ID: 0636800
• Math proficiency: 25% ▼ -11.00%
• Reading proficiency: 39% ▼ -11.00%
• Median HH income: $58,937
• Composite: 28.66/100
• National rank: #6699
• State rank: #294 of 517 in CA

Livability — Inyokern

• Score: 39/100
• State rank: #1398
• US rank: #27420

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,801

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: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 11% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 4% Scotch-Irish 3% Portuguese 3%
• Foreign-born: 3% · Canada, China
• Languages at home: 95% English-only · Spanish 2% German/W. Germanic 2% Chinese 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: ▲ 3.63%
• Current HPI: 501.6357
• 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

2 events — show timeline

• 2026-04-30 Pending — SSMLS
• 2026-04-29 Listed $75,000 SSMLS

Property tax history

+6.1%/yr

Latest (2025): $308 · +5.3% YoY. Source: county tax records.