1724 Sandra Way #122 · Rosamond, CA 93560

$135,000

4 bd · 2.0 ba · 1,176 sqft · Manufactured · 13 Days on market

Built 1978 4,950 sqft lot Est $118k · 15% over

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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
• Appreciation +6.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.8/15.0

Listing remarks

Located in Tradewinds Mobile Home Park in Rosamond, this spacious 4-bedroom, 2-bathroom home offers a functional layout, comfortable living spaces, and convenient amenities. Step inside to an open-concept floor plan that allows the kitchen and living room to flow seamlessly together, making it easy to stay connected with family and guests while cooking or entertaining. The kitchen features a center island that provides additional prep space and functionality for everyday living. The primary suite offers a private retreat with its own en-suite bathroom, while the additional bedrooms provide flexibility for family members, guests, a home office, or hobby space. Comfort is a priority with mini

Key facts

• Covered carport
• Storage shed
• Center island

Tags

• OPEN-CONCEPT FLOOR PLAN
• CENTER ISLAND
• MINI-SPLIT HEATING AND COOLING
• ROOF APPROXIMATELY 5 YEARS OLD
• STORAGE SHED
• COVERED CARPORT

Property features AI

Finance

• Other: All ages allowed in the park; Park manager: Albert Gatton (661-256-4890)
• HOA & community: Tradewinds Estates park (space rent listed at $819; park contact available)

Exterior

• Utilities: Natural gas
• Home design: Mobile home (manufactured) — Kingston/Golden West model KG01P; Manufactured in 1978; 40 ft long and 20 ft wide; Located in space #122 at Tradewinds Estates
• Construction: Wood siding exterior; Composition shingle roof; Skirted
• Exterior features: Wood fencing; Awning(s); Shed; Park has pool and spa/hot tub

Interior

• Kitchen: Dishwasher; Microwave; Gas range and gas oven; Garbage disposal
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Refrigerator wall/window (window appliance provision)
• Interior features: Dishwasher; Microwave; Gas range and gas oven; Garbage disposal

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $135k).
• Cap rate 17.8% vs local median 4.3% in Rosamond — 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 49/100 on livability (#1,178 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: schools F, crime F, amenities F.
• Southern Kern Unified (town): math 25% / reading 25% proficiency, ranked #387 of 517 in CA (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 461 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,244 units permitted in Kern County in 2024 (73 in 5+ unit buildings).
• This rent runs 44% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $4k of equity ($933 loan paydown + $3k appreciation (2.4% local appreciation)).
• Kern County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,000

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.09% ✓
• Cap rate: 17.77%
• Cash-on-cash: 40.98%
• DSCR: 2.82
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $117,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2012 Windharp Dr #46	0.16mi	3/2.0 (-1)	1,152 (-2%)	8mo	$117,450	$102	78
2009 Windbreak Dr #3	0.21mi	3/2.0 (-1)	1,231 (+5%)	0mo	$130,000	$106	77
1550 20th St W #83	0.31mi	3/2.0 (-1)	1,152 (-2%)	3mo	$115,000	$100	74
2000 Windcurrent Dr #147	0.00mi	3/2.0 (-1)	1,344 (+14%)	8mo	$125,000	$93	65
1550 20th St W #69	0.31mi	4/2.0	1,243 (+6%)	16mo	$125,000	$101	63
1801 Marie Ave	0.31mi	3/2.0 (-1)	1,152 (-2%)	18mo	$180,000	$156	62
1550 W 20th Street West #53	0.31mi	3/2.0 (-1)	1,213 (+3%)	17mo	$155,000	$128	61
1550 20th Street West #55	0.30mi	3/2.0 (-1)	1,056 (-10%)	4mo	$98,950	$94	60
2104 Windbreak Drive #18 #18	0.16mi	3/2.0 (-1)	1,344 (+14%)	5mo	$110,000	$82	59
2116 Windflow Drive #66 #66	0.10mi	3/2.0 (-1)	1,344 (+14%)	10mo	$98,950	$74	59
2111 Sonja Dr #65	0.30mi	3/2.0 (-1)	1,248 (+6%)	22mo	$110,000	$88	53
2025 Windbreak Dr #7	0.19mi	3/2.0 (-1)	1,340 (+14%)	21mo	$133,000	$99	45

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

Projected returns pro-forma

2.4% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.7%
• Equity multiple: 3.29×
• Total profit: $86,412
• Equity at exit: $56,231

10-year hold

• IRR: 42.2%
• Equity multiple: 6.53×
• Total profit: $209,127
• Equity at exit: $83,331

Cash invested: $37,800 (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 93560

• Home prices YoY: 0.6%
• Active inventory: 461
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,815 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$591
• Net cashflow: $1,166

Break-even live

Break-even rent $1,339

Max offer price $135,000

Occupancy floor 54%

Sensitivity live

Price	-10% $1,259	-5% $1,212	+0% $1,166	+5% $1,119	+10% $1,072
Rent	-10% $943	-5% $1,054	+0% $1,166	+5% $1,277	+10% $1,388
Rate	-1.0pp $1,234	-0.5pp $1,200	base $1,166	+0.5pp $1,131	+1.0pp $1,095

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1943 Pengilley Ave Rosamond, CA	3.0	2.0	1379	$2,600	$1.89	0d	1	0.16mi
2051 Candice Ave Rosamond, CA	3.0	2.0	1345	$2,395	$1.78	16d	1	0.61mi
1838 Center St Unit A Rosamond, CA	3.0	2.5	1495	$2,000	$1.34	0d	1	0.88mi
1838 Center St Unit A Rosamond, CA	3.0	2.5	1475	$2,000	$1.36	11d	1	0.88mi
3172 Shelley St Rosamond, CA	4.0	2.0	1192	$2,300	$1.93	23d	1	1.37mi

Listing history 9 events

1. 2026-06-21
   days on market $135,000 Active 13 DOM
2. 2026-06-18
   days on market $135,000 Active 10 DOM
3. 2026-06-17
   days on market $135,000 Active 9 DOM
4. 2026-06-16
   days on market $135,000 Active 8 DOM
5. 2026-06-15
   days on market $135,000 Active 7 DOM
6. 2026-06-13
   days on market $135,000 Active 5 DOM
7. 2026-06-13
   days on market $135,000 Active 4 DOM
8. 2026-06-09
   remarks 699-char remark
9. 2026-06-09
   listed $135,000 Active 1 DOM

ⓘ 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 6/10 Major FEMA zone A · 76% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 5 d/yr ≥101°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 16 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,777
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$2,178
• − Repairs & maintenance: −$2,702
• − Management: −$2,702
• − Depreciation: −$3,927
• Taxable income: $12,681
• Est. tax owed @ 24.0%: −$3,043
• After-tax cash flow: $10,943/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: Southern Kern Unified
• NCES district ID: 0637620
• Math proficiency: 25% ▲ 7.00%
• Reading proficiency: 25% ▼ -8.00%
• Median HH income: $54,523
• Composite: 22.5/100
• National rank: #8093
• State rank: #387 of 517 in CA

Livability — Rosamond

• Score: 49/100
• State rank: #1178
• US rank: #25952

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rosamond, CA
• County: Kern County · 710,371 people
• City population: 22,119
• Metro: Bakersfield, CA
• Population (ZIP): 22,119
• Household income: $77,431
• Rent vs Own: 22.6% rent · 77.4% own
• Severe rent burden: 425.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 45% White 32% Two or more races 17% Black 13% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Portuguese 2% Italian 2% Lithuanian 1%
• Foreign-born: 13% · Canada
• Languages at home: 68% English-only · Spanish 28% Other Indo-European 2% Other Asian/Pacific 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: ▲ 2.40%
• Current HPI: 403.7206
• Rent YoY: —
• 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

1 event — show timeline

• 2026-06-08 Listed $135,000 AVMLS