1 Maple Ave · Mountain Meadows, CA 93560

$99,900

2 bd · 1.0 ba · 1,135 sqft · SingleFamily · 145 Days on market

Built 1947 Fair condition 6,098 sqft lot $88/sqft · 63% above area

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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 +6.2/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

* * Please NOTE - this cabin is in Kern County in a remote private community 50 minutes Northwest outside of Rosamond city limits * * 4wheel drive required * Now is your chance to own an Off-Grid Cabin Retreat in the Tejon Ranch Inholding!Escape to ultimate privacy in this updated 2-bedroom, 1 bathroom, 1,130 sq ft cabin, tucked inside a rare private inholding within California's historic Tejon Ranch. Enjoy: * Star-Link, Wi-Fi video surveillance * Private lake access for fishing. * Endless hiking, biking, and exploring. * NO HOA. * * Secure, Secluded Access * * . Behind two locked gates, this cabin offers unmatched peace and seclusion within the expansive Tejon Ranch. * * Modern, Off-Grid Comfort * * . Live independently with an efficient solar system and recent upgrades that blend comfort with sustainability. This is a rare opportunity for outdoor lovers, and those seeking freedom. * Appointment required. Listing agent must accompany all showings due to locked gate access. * Must notify 5days in advance for tour

Key facts

• Recent upgrades
• Private lake access
• 6,098 sq ft lot

Tags

• OFF-GRID CABIN RETREAT
• PRIVATE LAKE ACCESS
• EFFICIENT SOLAR SYSTEM
• RECENT UPGRADES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $982 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Tehachapi Unified (town): math 26% / reading 40% proficiency, ranked #285 of 517 in CA (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 461 active listings in the ZIP; solid renter incomes; 3,244 units permitted in Kern County in 2024 (73 in 5+ unit buildings).
• This rent runs 33% 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 $3k of equity ($691 loan paydown + $2k 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 145 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.12% ✓
• Cap rate: 18.09%
• Cash-on-cash: 42.13%
• DSCR: 2.87
• GRM: 3.9

CMA / ARV

• ARV (median comp): $61,428
• List price: $99,900
• Delta: 62.63%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 46.7%
• Equity multiple: 3.56×
• Total profit: $71,503
• Equity at exit: $41,611

10-year hold

• IRR: 47.0%
• Equity multiple: 7.11×
• Total profit: $170,910
• Equity at exit: $61,665

Cash invested: $27,972 (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: 3.9×

Monthly cashflow live

• Estimated rent: $2,117 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $982

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 49%

Sensitivity live

Price	-10% $1,051	-5% $1,017	+0% $982	+5% $948	+10% $913
Rent	-10% $815	-5% $898	+0% $982	+5% $1,066	+10% $1,149
Rate	-1.0pp $1,032	-0.5pp $1,007	base $982	+0.5pp $956	+1.0pp $930

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $99,900 Active 145 DOM
2. 2026-06-17
   days on market $99,900 Active 144 DOM
3. 2026-06-16
   days on market $99,900 Active 143 DOM
4. 2026-06-15
   days on market $99,900 Active 142 DOM
5. 2026-06-14
   days on market $99,900 Active 140 DOM
6. 2026-06-10
   days on market $99,900 Active 137 DOM
7. 2026-06-09
   days on market $99,900 Active 136 DOM
8. 2026-06-08
   days on market $99,900 Active 135 DOM
9. 2026-06-07
   days on market $99,900 Active 134 DOM
10. 2026-06-03
    days on market $99,900 Active 130 DOM
11. 2026-06-03
    days on market $99,900 Active 129 DOM
12. 2026-06-01
    days on market $99,900 Active 128 DOM
13. 2026-05-31
    days on market $99,900 Active 127 DOM
14. 2026-01-23
    listed $99,900 Active 1039-char remark

    Show marketing remark (1039 chars)

    * * Please NOTE - this cabin is in Kern County in a remote private community 50 minutes Northwest outside of Rosamond city limits * * 4wheel drive required * Now is your chance to own an Off-Grid Cabin Retreat in the Tejon Ranch Inholding!Escape to ultimate privacy in this updated 2-bedroom, 1 bathroom, 1,130 sq ft cabin, tucked inside a rare private inholding within California's historic Tejon Ranch. Enjoy: * Star-Link, Wi-Fi video surveillance * Private lake access for fishing. * Endless hiking, biking, and exploring. * NO HOA. * * Secure, Secluded Access * * . Behind two locked gates, this cabin offers unmatched peace and seclusion within the expansive Tejon Ranch. * * Modern, Off-Grid Comfort * * . Live independently with an efficient solar system and recent upgrades that blend comfort with sustainability. This is a rare opportunity for outdoor lovers, and those seeking freedom. * Appointment required. Listing agent must accompany all showings due to locked gate access. * Must notify 5days in advance for tour

ⓘ 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 8/10 Severe
• 🌡 Heat 3/10 Moderate
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 20 unhealthy d/yr today · 26 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,404
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$2,032
• − Management: −$2,032
• − Depreciation: −$2,906
• Taxable income: $10,839
• Est. tax owed @ 24.0%: −$2,601
• After-tax cash flow: $9,183/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

Fair 45/100 Moderate rehab

This cabin requires moderate renovations, focusing on updating the kitchen and appliances to significantly increase its value.

Repairs flagged

• Major Kitchen cabinets — Worn and outdated
• Major Appliances — Outdated and possibly inefficient

Value-add opportunities

• Both Modern kitchen appliances — Improves both resale and rental value
• Both Paint interior walls — Enhances curb appeal and interior aesthetics
• Both Replace dated cabinets — Boosts both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn and outdated	Major	$15,000–50,000
Appliances · Outdated and possibly inefficient	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Modern kitchen appliances — Improves both resale and rental value ↑
• Both Paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replace dated cabinets — Boosts both resale and rental value ↑

ⓘ 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: Tehachapi Unified
• NCES district ID: 0638880
• Math proficiency: 26% ▼ -5.00%
• Reading proficiency: 40% ▼ -6.00%
• Median HH income: $59,230
• Composite: 29.52/100
• National rank: #6497
• State rank: #285 of 517 in CA

Livability — Mountain Meadows

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Kern County · 710,371 people
• 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

• 2026-01-23 Listed $99,900 GEMLS