106 Serve Ln · Oildale, CA 93308

$77,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 63 Days on market

Built 1990 $57/sqft · at area comps Est $74k · at est.

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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 +5.6/15.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Appreciation +2.7/10.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Located in the desirable 55+Community of Highland Knolls, this well maintained 3 bed, 2 bath home is well equipped with a large living room, formal dinning area and breakfast bar. Home has been completely replumbed approximately 2 years ago and holds a lifetime warranty. Kitchen has a wrap around bar with plenty of storage area and has a shiny new kitchen sink. Bonus to buyer, seller is willing to leave new refrigerator and washer & dryer. Laundry room is very spacious and exterior has a utility shed for all your extras. Yard is completely fenced for privacy and has a lovely covered patio for extended living outdoors. Come take a look at this loved home to make it your own.

Key facts

• Lifetime warranty
• Completely replumbed
• Large living room

Tags

• LARGE LIVING ROOM
• FORMAL DINING AREA
• BREAKFAST BAR
• COMPLETELY REPLUMBED
• LIFETIME WARRANTY
• WRAP AROUND BAR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $77k.

Deal economics

• At list price, monthly cash flow is $883 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $77k).
• Recommended offer: $72k (6.0% below list) — sets the bar for market timing.
• Cap rate 20.1% vs local median 3.9% in Oildale — 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 58/100 on livability (#680 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, schools B+; Watch: crime F, amenities F, commute F.
• Standard Elementary (suburban): math 16% / reading 27% proficiency, ranked #1,227 of 1,400 in CA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.2%/yr); 307 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 3,244 units permitted in Kern County in 2024 (73 in 5+ unit buildings).
• This rent runs 33% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $532 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 + 2.2% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $12k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 5→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,380 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.26% ✓
• Cap rate: 20.05%
• Cash-on-cash: 49.14%
• DSCR: 3.19
• GRM: 3.7

CMA / ARV

• ARV (median comp): $73,853
• List price: $77,000
• Delta: 4.26%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
46 Golfers Ln	0.12mi	3/2.0	1,344 (0%)	19mo	$83,000	$62	79
181 Sousa Ln	0.15mi	2/2.0 (-1)	1,440 (+7%)	1mo	$90,000	$63	75
80 Eagle Ln	0.07mi	2/2.0 (-1)	1,200 (-11%)	2mo	$109,500	$91	72
214 Par Ln	0.05mi	3/2.0	1,164 (-13%)	4mo	$62,500	$54	72
222 Par	0.05mi	3/2.0	1,536 (+14%)	6mo	$75,000	$49	69
144 Love Ln	0.09mi	2/2.0 (-1)	1,316 (-2%)	22mo	$110,000	$84	69
370 Petrol Rd	0.57mi	2/1.8 (-1)	1,200 (-11%)	5mo	$55,000	$46	46
900 James Rd #55	0.63mi	2/2.0 (-1)	1,440 (+7%)	18mo	$56,000	$39	39
900 James Rd #83	0.63mi	2/2.0 (-1)	1,248 (-7%)	23mo	$49,950	$40	35

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 · 2.22% rent growth · sell at horizon

5-year hold

• IRR: 45.9%
• Equity multiple: 2.97×
• Total profit: $42,399
• Equity at exit: $11,481

10-year hold

• IRR: 51.4%
• Equity multiple: 5.82×
• Total profit: $103,858
• Equity at exit: $6,658

Cash invested: $21,560 (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 93308

• Home prices YoY: -0.5%
• Rents YoY: 2.2%
• Active inventory: 307
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,740 high
• Mortgage (P&I): −$404
• Tax from tax record: −$56 /mo · $675/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $883

Break-even live

Break-even rent $623

Max offer price $77,000

Occupancy floor 44%

Sensitivity live

Price	-10% $926	-5% $905	+0% $883	+5% $861	+10% $839
Rent	-10% $745	-5% $814	+0% $883	+5% $952	+10% $1,020
Rate	-1.0pp $922	-0.5pp $902	base $883	+0.5pp $863	+1.0pp $843

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: $19,250
• Closing costs: $2,310
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3600 N Chester Ave Unit 10-B Bakersfield, CA	2.0	1.0	953	$1,295	$1.36	3d	1	0.49mi
208 Electra Ave Bakersfield, CA	3.0	2.0	1614	$2,000	$1.24	44d	1	0.63mi
524 Sunset Meadow Ln Bakersfield, CA	4.0	2.0	1346	$2,150	$1.60	3d	1	0.79mi
530 Sunset Meadow Ln Bakersfield, CA	3.0	2.0	1116	$2,050	$1.84	3d	1	0.80mi
516 Yellow Meadow Ct Unit C Bakersfield, CA	2.0	2.0	977	$1,720	$1.76	3d	1	0.83mi
548 Yellow Meadow Ct Unit C Bakersfield, CA	2.0	2.0	925	$1,595	$1.72	3d	1	0.87mi
549 Yellow Meadow Ct Unit D Bakersfield, CA	3.0	2.0	1200	$1,825	$1.52	24d	1	0.91mi
930 Day Ave Unit C Bakersfield, CA	2.0	1.5	900	$1,395	$1.55	44d	1	0.97mi
930 Day Ave Unit A Bakersfield, CA	2.0	1.5	900	$1,395	$1.55	3d	1	0.97mi
932 Day Ave Unit D Bakersfield, CA	2.0	1.0	900	$1,295	$1.44	3d	1	0.97mi
725 Greenwood Meadow Ln Bakersfield, CA	2.0	1.0	935	$1,600	$1.71	22d	1	1.04mi
805 Sunset Meadow Ln Bakersfield, CA	3.0	2.0	1163	$2,050	$1.76	3d	1	1.05mi
101 Star Ct Bakersfield, CA	3.0	2.0	1040	$2,145	$2.06	44d	1	1.09mi
3433 Rustic Meadow Ct Apt B Bakersfield, CA	2.0	2.0	1115	$1,750	$1.57	3d	1	1.09mi
3125 Park Meadows Dr Unit B Bakersfield, CA	2.0	2.0	898	$1,595	$1.78	3d	1	1.15mi
2609 Violet Ct Bakersfield, CA	3.0	2.0	1471	$2,100	$1.43	44d	1	1.25mi
706 Orchid Dr Apt A Bakersfield, CA	3.0	2.0	1233	$1,900	$1.54	3d	1	1.25mi
2413 Ashby St Unit 1 Bakersfield, CA	3.0	1.0	1230	$1,750	$1.42	15d	1	1.30mi
210 Douglas St Unit B Bakersfield, CA	2.0	1.5	1274	$1,400	$1.10	3d	1	1.36mi
2600 Park Meadows Dr Bakersfield, CA	1.0–2.0	1.0–2.0	864	$1,495	$1.73	3d	2	1.39mi
2309 Manor St Bakersfield, CA	3.0	1.0	1090	$1,725	$1.58	3d	1	1.39mi
615 W China Grade Loop Bakersfield, CA	1.0–2.0	1.0–2.0	875	$1,850	$2.11	3d	6	1.49mi
411 Highland Dr Bakersfield, CA	2.0	1.0	1051	$1,650	$1.57	3d	1	1.49mi

Listing history 20 events

1. 2026-06-19
   price $77,000 Active 63 DOM
2. 2026-06-18
   days on market $85,000 Active 63 DOM
3. 2026-06-17
   days on market $85,000 Active 62 DOM
4. 2026-06-16
   days on market $85,000 Active 61 DOM
5. 2026-06-15
   days on market $85,000 Active 60 DOM
6. 2026-06-14
   days on market $85,000 Active 58 DOM
7. 2026-06-10
   days on market $85,000 Active 55 DOM
8. 2026-06-09
   days on market $85,000 Active 54 DOM
9. 2026-06-08
   days on market $85,000 Active 53 DOM
10. 2026-06-07
    days on market $85,000 Active 52 DOM
11. 2026-06-05
    days on market $85,000 Active 49 DOM
12. 2026-06-03
    days on market $85,000 Active 48 DOM
13. 2026-06-03
    days on market $85,000 Active 47 DOM
14. 2026-06-01
    days on market $85,000 Active 46 DOM
15. 2026-05-31
    days on market $85,000 Active 45 DOM
16. 2026-04-15
    listed $89,000 Active 688-char remark

    Show marketing remark (688 chars)

    Located in the desirable 55+Community of Highland Knolls, this well maintained 3 bed, 2 bath home is well equipped with a large living room, formal dinning area and breakfast bar. Home has been completely replumbed approximately 2 years ago and holds a lifetime warranty. Kitchen has a wrap around bar with plenty of storage area and has a shiny new kitchen sink. Bonus to buyer, seller is willing to leave new refrigerator and washer & dryer. Laundry room is very spacious and exterior has a utility shed for all your extras. Yard is completely fenced for privacy and has a lovely covered patio for extended living outdoors. Come take a look at this loved home to make it your own.

17. 2020-05-26
    soldstatus $60,000 Sold 646-char remark

    Show marketing remark (646 chars)

    Located in the heart of the over 55 adult community in Highland Knolls, this little gem is turn key ready. Built in 1990, this property has been extremely well cared. Property features include a double wide manufactured home, 1344 sq ft, 3 beds 2 baths. Kitchen is extremely charming with newer counter tops. Appliances including refrigerator will be sold with the home. Indoor laundry with washer and dryer to be included with the sale. Newer A/C and water heater, carport, and shed. Do not miss out on this wonderful opportunity to make this darling home all yours!!. Close to new Amazon distribution center, Airport, and easy access to HWY 99.

18. 2020-05-20
    status Pending 646-char remark

    Show marketing remark (646 chars)

    Located in the heart of the over 55 adult community in Highland Knolls, this little gem is turn key ready. Built in 1990, this property has been extremely well cared. Property features include a double wide manufactured home, 1344 sq ft, 3 beds 2 baths. Kitchen is extremely charming with newer counter tops. Appliances including refrigerator will be sold with the home. Indoor laundry with washer and dryer to be included with the sale. Newer A/C and water heater, carport, and shed. Do not miss out on this wonderful opportunity to make this darling home all yours!!. Close to new Amazon distribution center, Airport, and easy access to HWY 99.

19. 2020-04-30
    historical 646-char remark

    Show marketing remark (646 chars)

    Located in the heart of the over 55 adult community in Highland Knolls, this little gem is turn key ready. Built in 1990, this property has been extremely well cared. Property features include a double wide manufactured home, 1344 sq ft, 3 beds 2 baths. Kitchen is extremely charming with newer counter tops. Appliances including refrigerator will be sold with the home. Indoor laundry with washer and dryer to be included with the sale. Newer A/C and water heater, carport, and shed. Do not miss out on this wonderful opportunity to make this darling home all yours!!. Close to new Amazon distribution center, Airport, and easy access to HWY 99.

20. 2020-03-06
    listed $60,000 Active 646-char remark

    Show marketing remark (646 chars)

    Located in the heart of the over 55 adult community in Highland Knolls, this little gem is turn key ready. Built in 1990, this property has been extremely well cared. Property features include a double wide manufactured home, 1344 sq ft, 3 beds 2 baths. Kitchen is extremely charming with newer counter tops. Appliances including refrigerator will be sold with the home. Indoor laundry with washer and dryer to be included with the sale. Newer A/C and water heater, carport, and shed. Do not miss out on this wonderful opportunity to make this darling home all yours!!. Close to new Amazon distribution center, Airport, and easy access to HWY 99.

ⓘ 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: $675 · $56/mo
• Projected year-2 tax: $675 · $56/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 6/10 Major
• 🌡 Heat 8/10 Severe 5 d/yr ≥104°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 39 unhealthy d/yr today · 45 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,886
• − Mortgage interest: −$4,313
• − Property taxes: −$675
• − Insurance: −$385
• − Repairs & maintenance: −$1,671
• − Management: −$1,671
• − Depreciation: −$2,240
• Taxable income: $9,931
• Est. tax owed @ 24.0%: −$2,383
• After-tax cash flow: $8,211/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: Standard Elementary
• NCES district ID: 0637890
• Math proficiency: 16% ▬ 0.00%
• Reading proficiency: 27% ▼ -3.00%
• Median HH income: $40,574
• Composite: 21.42/100
• National rank: #13640
• State rank: #1227 of 1400 in CA

Livability — Oildale

• Score: 58/100
• State rank: #680
• US rank: #20848

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oildale, CA
• County: Kern County · 710,371 people
• Metro: Bakersfield, CA
• Population (ZIP): 55,078
• Household income: $62,445
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 2931.0

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 0.57)
• Race & ethnicity: White 57% Hispanic / Latino 32% Two or more races 15% Black 3% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Slovak 3% Italian 1% Romanian 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 80% English-only · Spanish 17%

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: ▼ -4.52%
• Current HPI: 825.65
• Rent YoY: ▲ 2.22%
• 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

+48.3% since first listed

5 events — show timeline

• 2026-04-15 Listed $89,000 GEMLS
• 2020-05-26 Sold (MLS) $60,000 GEMLS
• 2020-05-20 Pending — GEMLS
• 2020-04-30 Delisted — GEMLS
• 2020-03-06 Listed $60,000 GEMLS

Property tax history

+3.6%/yr

Latest (2025): $675 · +7.0% YoY. Source: county tax records.