2801 Johnson Rd #14 · Frazier Park, CA 93225

$120,000

2 bd · 2.0 ba · 840 sqft · Manufactured · 108 Days on market

Built 1986 Good condition Est $139k · 13% 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).

• Cash flow +24.3/30.0
• ARV discount +13.5/15.0
• DSCR +7.8/10.0
• 1% rule +6.3/10.0
• Condition / age +4.0/5.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing Frazier Mountain Mobile Village, where you'll find a delightful gem awaiting you. This charming residence boasts two bedrooms and two bathroom, offering a cozy and inviting atmosphere within its 880 square feet of living space. Inside you'll discover an open floor plan adorned with laminate flooring, creating a modern and stylish ambiance. The cathedral ceiling adds a touch of elegance, while ample storage space ensures convenience and organization. The bedrooms are flooded with natural light, providing a pleasant and cheerful setting. Prepare to be captivated by the breathtaking views surrounding the property, providing a picturesque backdrop for your daily living. Additionally, there is an open 2-car carport, ensuring convenient parking for your vehicles. Situated in the desirable Frazier Mountain area, this home offers proximity to a plethora of outdoor activities. Explore the nearby Pine Mountain Club, nature trails, and camping trails, immersing yourself in the beauty of the surrounding nature. For your everyday needs, a shopping center, restaurants, and a coffee shop are all within easy reach, enhancing the convenience and lifestyle this location has to offer.

Key facts

• Ample storage space
• Open floor plan
• Laminate flooring

Tags

• OPEN FLOOR PLAN
• LAMINATE FLOORING
• CATHEDRAL CEILING
• AMPLE STORAGE SPACE
• OPEN 2-CAR CARPORT
• NATURE TRAILS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $120k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 4.6% in Frazier Park — 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 51/100 on livability (#1,064 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A; Watch: schools D+, amenities F, commute F.
• El Tejon Unified (rural): math 13% / reading 45% proficiency, ranked #361 of 517 in CA (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 122 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $830 of loan paydown is wiped out by about $4k 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 108 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $64k; list at $120k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
5. 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.
6. 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.
7. 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: 1.13% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.63%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $138,600
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
911 Hemming Way	0.47mi	2/1.0	720 (-14%)	24mo	$119,000	$165	30

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.2%
• Equity multiple: 0.88×
• Total profit: $-4,029
• Equity at exit: $17,892

10-year hold

• IRR: 6.5%
• Equity multiple: 1.49×
• Total profit: $16,399
• Equity at exit: $10,375

Cash invested: $33,600 (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 93225

• Home prices YoY: -5.5%
• Active inventory: 122
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,356 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $242

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 77%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2801 Johnson Rd #17 Frazier Park, CA	2.0	1.0	672	$1,000	$1.49	1d	1	0.02mi
921 Center Way Frazier Park, CA	2.0	1.0	1066	$1,695	$1.59	43d	1	0.55mi
221 E End Dr Frazier Park, CA	3.0	1.0	911	$2,450	$2.69	1d	1	0.74mi
4136 Poplar Trl Frazier Park, CA	3.0	1.0	968	$2,500	$2.58	1d	1	1.23mi
4312 Decator Trl Frazier Park, CA	1.0	1.0	840	$1,125	$1.34	23d	1	1.36mi
4424 High Trl Frazier Park, CA	2.0	1.0	936	$1,950	$2.08	1d	1	1.48mi

Listing history 21 events

1. 2026-06-18
   days on market $120,000 Active 108 DOM
2. 2026-06-17
   days on market $120,000 Active 107 DOM
3. 2026-06-16
   days on market $120,000 Active 106 DOM
4. 2026-06-15
   days on market $120,000 Active 105 DOM
5. 2026-06-14
   days on market $120,000 Active 103 DOM
6. 2026-06-13
   pricedays on market $120,000 Active 102 DOM
7. 2026-06-10
   days on market $125,000 Active 100 DOM
8. 2026-06-09
   days on market $125,000 Active 99 DOM
9. 2026-06-08
   days on market $125,000 Active 98 DOM
10. 2026-06-07
    days on market $125,000 Active 97 DOM
11. 2026-06-05
    days on market $125,000 Active 94 DOM
12. 2026-06-03
    days on market $125,000 Active 93 DOM
13. 2026-06-03
    days on market $125,000 Active 92 DOM
14. 2026-06-01
    days on market $125,000 Active 91 DOM
15. 2026-05-31
    days on market $125,000 Active 90 DOM
16. 2026-03-02
    listed $125,000 Active 1196-char remark

    Show marketing remark (1196 chars)

    Introducing Frazier Mountain Mobile Village, where you'll find a delightful gem awaiting you. This charming residence boasts two bedrooms and two bathroom, offering a cozy and inviting atmosphere within its 880 square feet of living space. Inside you'll discover an open floor plan adorned with laminate flooring, creating a modern and stylish ambiance. The cathedral ceiling adds a touch of elegance, while ample storage space ensures convenience and organization. The bedrooms are flooded with natural light, providing a pleasant and cheerful setting. Prepare to be captivated by the breathtaking views surrounding the property, providing a picturesque backdrop for your daily living. Additionally, there is an open 2-car carport, ensuring convenient parking for your vehicles. Situated in the desirable Frazier Mountain area, this home offers proximity to a plethora of outdoor activities. Explore the nearby Pine Mountain Club, nature trails, and camping trails, immersing yourself in the beauty of the surrounding nature. For your everyday needs, a shopping center, restaurants, and a coffee shop are all within easy reach, enhancing the convenience and lifestyle this location has to offer.

17. 2023-10-11
    status Pending 1312-char remark

    Show marketing remark (1312 chars)

    Introducing Frazier Mountain Mobile Village, where you'll find a delightful gem awaiting you. This charming residence boasts two bedrooms and one bathroom, offering a cozy and inviting atmosphere within its 880 square feet of living space. Step inside to discover an open floor plan adorned with laminate flooring, creating a modern and stylish ambiance. The cathedral ceiling adds a touch of elegance, while ample storage space ensures convenience and organization. The bedrooms are flooded with natural light, providing a pleasant and cheerful setting. Prepare to be captivated by the breathtaking views surrounding the property, providing a picturesque backdrop for your daily living. Additionally, there is an open 2-car carport, ensuring convenient parking for your vehicles. Situated in the desirable Frazier Mountain area, this home offers proximity to a plethora of outdoor activities. Explore the nearby Pine Mountain Club, nature trails, and camping trails, immersing yourself in the beauty of the surrounding nature. For your everyday needs, a shopping center, restaurants, and a coffee shop are all within easy reach, enhancing the convenience and lifestyle this location has to offer. Welcome to your new home in Frazier Mountain Mobile Village, where comfort, beauty, and a vibrant community await.

18. 2023-10-06
    soldstatus $64,000 Closed 1312-char remark

    Show marketing remark (1312 chars)

    Introducing Frazier Mountain Mobile Village, where you'll find a delightful gem awaiting you. This charming residence boasts two bedrooms and one bathroom, offering a cozy and inviting atmosphere within its 880 square feet of living space. Step inside to discover an open floor plan adorned with laminate flooring, creating a modern and stylish ambiance. The cathedral ceiling adds a touch of elegance, while ample storage space ensures convenience and organization. The bedrooms are flooded with natural light, providing a pleasant and cheerful setting. Prepare to be captivated by the breathtaking views surrounding the property, providing a picturesque backdrop for your daily living. Additionally, there is an open 2-car carport, ensuring convenient parking for your vehicles. Situated in the desirable Frazier Mountain area, this home offers proximity to a plethora of outdoor activities. Explore the nearby Pine Mountain Club, nature trails, and camping trails, immersing yourself in the beauty of the surrounding nature. For your everyday needs, a shopping center, restaurants, and a coffee shop are all within easy reach, enhancing the convenience and lifestyle this location has to offer. Welcome to your new home in Frazier Mountain Mobile Village, where comfort, beauty, and a vibrant community await.

19. 2023-10-01
    historical 1312-char remark

    Show marketing remark (1312 chars)

    Introducing Frazier Mountain Mobile Village, where you'll find a delightful gem awaiting you. This charming residence boasts two bedrooms and one bathroom, offering a cozy and inviting atmosphere within its 880 square feet of living space. Step inside to discover an open floor plan adorned with laminate flooring, creating a modern and stylish ambiance. The cathedral ceiling adds a touch of elegance, while ample storage space ensures convenience and organization. The bedrooms are flooded with natural light, providing a pleasant and cheerful setting. Prepare to be captivated by the breathtaking views surrounding the property, providing a picturesque backdrop for your daily living. Additionally, there is an open 2-car carport, ensuring convenient parking for your vehicles. Situated in the desirable Frazier Mountain area, this home offers proximity to a plethora of outdoor activities. Explore the nearby Pine Mountain Club, nature trails, and camping trails, immersing yourself in the beauty of the surrounding nature. For your everyday needs, a shopping center, restaurants, and a coffee shop are all within easy reach, enhancing the convenience and lifestyle this location has to offer. Welcome to your new home in Frazier Mountain Mobile Village, where comfort, beauty, and a vibrant community await.

20. 2023-09-19
    historical Active Under Contract 1312-char remark

    Show marketing remark (1312 chars)

    Introducing Frazier Mountain Mobile Village, where you'll find a delightful gem awaiting you. This charming residence boasts two bedrooms and one bathroom, offering a cozy and inviting atmosphere within its 880 square feet of living space. Step inside to discover an open floor plan adorned with laminate flooring, creating a modern and stylish ambiance. The cathedral ceiling adds a touch of elegance, while ample storage space ensures convenience and organization. The bedrooms are flooded with natural light, providing a pleasant and cheerful setting. Prepare to be captivated by the breathtaking views surrounding the property, providing a picturesque backdrop for your daily living. Additionally, there is an open 2-car carport, ensuring convenient parking for your vehicles. Situated in the desirable Frazier Mountain area, this home offers proximity to a plethora of outdoor activities. Explore the nearby Pine Mountain Club, nature trails, and camping trails, immersing yourself in the beauty of the surrounding nature. For your everyday needs, a shopping center, restaurants, and a coffee shop are all within easy reach, enhancing the convenience and lifestyle this location has to offer. Welcome to your new home in Frazier Mountain Mobile Village, where comfort, beauty, and a vibrant community await.

21. 2023-07-21
    listed $80,000 Active 1312-char remark

    Show marketing remark (1312 chars)

    Introducing Frazier Mountain Mobile Village, where you'll find a delightful gem awaiting you. This charming residence boasts two bedrooms and one bathroom, offering a cozy and inviting atmosphere within its 880 square feet of living space. Step inside to discover an open floor plan adorned with laminate flooring, creating a modern and stylish ambiance. The cathedral ceiling adds a touch of elegance, while ample storage space ensures convenience and organization. The bedrooms are flooded with natural light, providing a pleasant and cheerful setting. Prepare to be captivated by the breathtaking views surrounding the property, providing a picturesque backdrop for your daily living. Additionally, there is an open 2-car carport, ensuring convenient parking for your vehicles. Situated in the desirable Frazier Mountain area, this home offers proximity to a plethora of outdoor activities. Explore the nearby Pine Mountain Club, nature trails, and camping trails, immersing yourself in the beauty of the surrounding nature. For your everyday needs, a shopping center, restaurants, and a coffee shop are all within easy reach, enhancing the convenience and lifestyle this location has to offer. Welcome to your new home in Frazier Mountain Mobile Village, where comfort, beauty, and a vibrant community await.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 3/10 Moderate 11 d/yr ≥88°F today · 27 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 13 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,269
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,301
• − Management: −$1,301
• − Depreciation: −$3,491
• Taxable income: $1,053
• Est. tax owed @ 24.0%: −$253
• After-tax cash flow: $2,648/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This manufactured home in Frazier Mountain Mobile Village is in good condition with a modern interior and exterior. It offers a good investment opportunity with minor updates that can significantly increase its value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace window treatments — Improves aesthetics and energy efficiency
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace window treatments — Improves aesthetics and energy efficiency ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: El Tejon Unified
• NCES district ID: 0600026
• Math proficiency: 13% ▼ -12.00%
• Reading proficiency: 45% ▼ -2.00%
• Median HH income: $49,019
• Composite: 25.15/100
• National rank: #7519
• State rank: #361 of 517 in CA

Livability — Frazier Park

• Score: 51/100
• State rank: #1064
• US rank: #25253

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Frazier Park, CA
• Population (ZIP): 4,532

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 14% Two or more races 8%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 5% Serbian 3% Portuguese 3%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 8% Arabic 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: ▼ -20.47%
• Current HPI: 354.6398
• 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

+56.2% since first listed

6 events — show timeline

• 2026-03-02 Listed $125,000 AVMLS
• 2023-10-11 Pending — AVMLS
• 2023-10-06 Sold (MLS) $64,000 AVMLS
• 2023-10-01 Listing Removed — AVMLS
• 2023-09-19 Contingent — AVMLS
• 2023-07-21 Listed $80,000 AVMLS