8955 Munsey Rd · California City, CA 93519

$75,000

2 bd · 1.0 ba · 1,184 sqft · SingleFamily public records · 255 Days on market

Built 1976 2.55 ac lot $63/sqft · 67% below 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 +5.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0
• Schools +2.1/10.0

Listing remarks MLS

Property a great investment priced to sell . needs work.

Key facts

• 2.55 acre lot
• 2 garage spots
• Built 1976

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $350 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 5.2% in California City — 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 44/100 on livability (#1,329 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: crime F, amenities F, commute F.
• Mojave Unified (town): math 25% / reading 25% proficiency, ranked #411 of 517 in CA (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hacienda Elementary (528 students, 92% FRL); California City Middle (501 students, 87% FRL); California City High (655 students, 85% FRL).
• Market conditions: 23 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 + $2k appreciation (3.0% local appreciation)).
• Kern County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 255 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 8→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 255 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.52% ✓
• Cap rate: 11.89%
• Cash-on-cash: 20.00%
• DSCR: 1.89
• GRM: 5.5

CMA / ARV

• ARV (median comp): $230,335
• List price: $75,000
• Delta: -67.44%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 26.3%
• Equity multiple: 2.49×
• Total profit: $31,357
• Equity at exit: $33,723

10-year hold

• IRR: 27.0%
• Equity multiple: 4.83×
• Total profit: $80,456
• Equity at exit: $51,972

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 93519

• Active inventory: 23
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,138 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$124 /mo · $1,493/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $350

Break-even live

Break-even rent $695

Max offer price $75,000

Occupancy floor 64%

Sensitivity live

Price	-10% $392	-5% $371	+0% $350	+5% $329	+10% $307
Rent	-10% $260	-5% $305	+0% $350	+5% $395	+10% $440
Rate	-1.0pp $388	-0.5pp $369	base $350	+0.5pp $330	+1.0pp $311

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 22 events

1. 2026-06-22
   days on market $75,000 Active 255 DOM
2. 2026-06-18
   days on market $75,000 Active 252 DOM
3. 2026-06-17
   days on market $75,000 Active 251 DOM
4. 2026-06-16
   days on market $75,000 Active 250 DOM
5. 2026-06-15
   days on market $75,000 Active 249 DOM
6. 2026-06-14
   days on market $75,000 Active 247 DOM
7. 2026-06-13
   days on market $75,000 Active 246 DOM
8. 2026-06-10
   days on market $75,000 Active 244 DOM
9. 2026-06-09
   days on market $75,000 Active 243 DOM
10. 2026-06-08
    days on market $75,000 Active 242 DOM
11. 2026-06-07
    days on market $75,000 Active 241 DOM
12. 2026-06-05
    days on market $75,000 Active 238 DOM
13. 2026-06-03
    days on market $75,000 Active 237 DOM
14. 2026-06-03
    days on market $75,000 Active 236 DOM
15. 2026-06-01
    days on market $75,000 Active 235 DOM
16. 2026-05-31
    days on market $75,000 Active 234 DOM
17. 2026-05-01
    price $75,000 56-char remark

    Show marketing remark (56 chars)

    Property a great investment priced to sell . needs work.

18. 2025-10-08
    listed $120,000 Active 56-char remark

    Show marketing remark (56 chars)

    Property a great investment priced to sell . needs work.

19. 2004-05-25
    soldstatus $75,000
20. 1992-02-20
    soldstatus $55,000
21. 1992-02-20
    soldstatus $60,000
22. 1991-03-14
    soldstatus $60,000

ⓘ 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: $1,493 · $124/mo
• Projected year-2 tax: $1,493 · $124/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 5/10 Major FEMA zone X (unshaded) · 58% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 8 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,654
• − Mortgage interest: −$4,201
• − Property taxes: −$1,493
• − Insurance: −$375
• − Repairs & maintenance: −$1,092
• − Management: −$1,092
• − Depreciation: −$2,182
• Taxable income: $3,218
• Est. tax owed @ 24.0%: −$772
• After-tax cash flow: $3,427/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: Mojave Unified
• NCES district ID: 0625230
• Math proficiency: 25% ▲ 11.00%
• Reading proficiency: 25% ▼ -1.00%
• Median HH income: $43,017
• Composite: 21.4/100
• National rank: #8350
• State rank: #411 of 517 in CA

Livability — California City

• Score: 44/100
• State rank: #1329
• US rank: #26753

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+25.0% since first listed

6 events — show timeline

• 2026-05-01 Price Changed $75,000 GEMLS
• 2025-10-08 Listed $120,000 GEMLS
• 2004-05-25 Sold (Public Records) $75,000 Public Records
• 1992-02-20 Sold (Public Records) $60,000 Public Records
• 1992-02-20 Sold (Public Records) $55,000 Public Records
• 1991-03-14 Sold (Public Records) $60,000 Public Records

Property tax history

+10.4%/yr

Latest (2025): $1,493 · -4.8% YoY. Source: county tax records.