12959 Boron · Boron, CA 93516

$109,900

3 bd · 1.0 ba · 1,067 sqft · SingleFamily public records · 109 Days on market

Built 1955 0.39 ac lot $103/sqft · 49% below area Est $218k · 49% under ↓ 19% since listing

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +3.3/10.0
• Livability +2.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor opportunity! This fixer property located at 12959 N. Boron Ave. , Boron, CA 93516 offers excellent potential for renovation, resale, or rental income. Situated on a spacious lot in a quiet desert community, this home is ideal for buyers looking to add value through repairs and upgrades. Property is being sold as-is with no repairs or credits. Perfect for cash buyers or hard money. Convenient location with access to local amenities and major roadways. Great opportunity for investors seeking their next project. Buyer to verify all information, permits, zoning, and square footage to their satisfaction.

Key facts

• Major roadways
• Spacious lot
• Convenient location

Tags

• SPACIOUS LOT
• QUIET DESERT COMMUNITY
• CONVENIENT LOCATION
• LOCAL AMENITIES
• MAJOR ROADWAYS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#857 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, cost of living A; Watch: schools F, amenities F, commute F.
• Muroc Joint Unified (rural): math 22% / reading 39% proficiency, ranked #340 of 517 in CA (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 104 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $760 of loan paydown is wiped out by about $3k 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 109 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $25k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,009 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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: 1.51% ✓
• Cap rate: 13.36%
• Cash-on-cash: 25.25%
• DSCR: 2.12
• GRM: 5.5

CMA / ARV

• ARV (median comp): $217,604
• List price: $109,900
• Delta: -49.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12663 Sugar St	0.39mi	3/2.0	1,112 (+4%)	13mo	$55,000	$49	60
12651 Daisy St	0.33mi	3/1.0	936 (-12%)	18mo	$214,900	$230	49
27035 Jerome St	0.61mi	3/2.0	1,200 (+12%)	3mo	$215,000	$179	45
13113 N Boron Ave	0.15mi	2/1.0 (-1)	1,226 (+15%)	23mo	$250,000	$204	44
12615 Esther St	0.40mi	4/2.0 (+1)	1,145 (+7%)	21mo	$237,000	$207	43
27192 Cote St	0.73mi	3/1.0	918 (-14%)	7mo	$199,999	$218	37
27606 Morgan Ave	0.70mi	3/1.0	1,185 (+11%)	17mo	$60,000	$51	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.0%
• Equity multiple: 0.89×
• Total profit: $-3,518
• Equity at exit: $16,386

10-year hold

• IRR: 6.9%
• Equity multiple: 1.52×
• Total profit: $15,964
• Equity at exit: $9,502

Cash invested: $30,772 (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 93516

• Home prices YoY: -1.2%
• Active inventory: 104
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,654 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$37 /mo · $448/yr
• Insurance: −$46
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $221

Break-even live

Break-even rent $1,375

Max offer price $109,900

Occupancy floor 82%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12639 Esther St Boron, CA	3.0	1.5	1024	$1,800	$1.76	1d	1	0.38mi
26848 Jessie St Boron, CA	2.0	1.0	900	$1,200	$1.33	1d	1	1.04mi

Listing history 28 events

1. 2026-06-18
   days on market $109,900 Active 109 DOM
2. 2026-06-17
   days on market $109,900 Active 108 DOM
3. 2026-06-16
   days on market $109,900 Active 107 DOM
4. 2026-06-15
   days on market $109,900 Active 106 DOM
5. 2026-06-13
   days on market $109,900 Active 104 DOM
6. 2026-06-13
   days on market $109,900 Active 103 DOM
7. 2026-06-09
   days on market $109,900 Active 100 DOM
8. 2026-06-08
   days on market $109,900 Active 99 DOM
9. 2026-06-07
   days on market $109,900 Active 98 DOM
10. 2026-06-04
    days on market $109,900 Active 95 DOM
11. 2026-06-03
    days on market $109,900 Active 94 DOM
12. 2026-06-02
    days on market $109,900 Active 93 DOM
13. 2026-06-01
    days on market $109,900 Active 92 DOM
14. 2026-05-31
    days on market $109,900 Active 91 DOM
15. 2026-05-15
    status Active 615-char remark

    Show marketing remark (612 chars)

    Investor opportunity! This fixer property located at 12959 N. Boron Ave., Boron, CA 93516 offers excellent potential for renovation, resale, or rental income. Situated on a spacious lot in a quiet desert community, this home is ideal for buyers looking to add value through repairs and upgrades.Property is being sold as-is with no repairs or credits. Perfect for cash buyers or hard money. Convenient location with access to local amenities and major roadways. Great opportunity for investors seeking their next project.Buyer to verify all information, permits, zoning, and square footage to their satisfaction.

16. 2026-05-15
    price $109,900 615-char remark

    Show marketing remark (612 chars)

    Investor opportunity! This fixer property located at 12959 N. Boron Ave., Boron, CA 93516 offers excellent potential for renovation, resale, or rental income. Situated on a spacious lot in a quiet desert community, this home is ideal for buyers looking to add value through repairs and upgrades.Property is being sold as-is with no repairs or credits. Perfect for cash buyers or hard money. Convenient location with access to local amenities and major roadways. Great opportunity for investors seeking their next project.Buyer to verify all information, permits, zoning, and square footage to their satisfaction.

17. 2026-05-15
    status Active 612-char remark

    Show marketing remark (612 chars)

    Investor opportunity! This fixer property located at 12959 N. Boron Ave., Boron, CA 93516 offers excellent potential for renovation, resale, or rental income. Situated on a spacious lot in a quiet desert community, this home is ideal for buyers looking to add value through repairs and upgrades.Property is being sold as-is with no repairs or credits. Perfect for cash buyers or hard money. Convenient location with access to local amenities and major roadways. Great opportunity for investors seeking their next project.Buyer to verify all information, permits, zoning, and square footage to their satisfaction.

18. 2026-05-15
    price $109,900 612-char remark

    Show marketing remark (612 chars)

    Investor opportunity! This fixer property located at 12959 N. Boron Ave., Boron, CA 93516 offers excellent potential for renovation, resale, or rental income. Situated on a spacious lot in a quiet desert community, this home is ideal for buyers looking to add value through repairs and upgrades.Property is being sold as-is with no repairs or credits. Perfect for cash buyers or hard money. Convenient location with access to local amenities and major roadways. Great opportunity for investors seeking their next project.Buyer to verify all information, permits, zoning, and square footage to their satisfaction.

19. 2026-05-15
    price $109,999 612-char remark

    Show marketing remark (612 chars)

    Investor opportunity! This fixer property located at 12959 N. Boron Ave., Boron, CA 93516 offers excellent potential for renovation, resale, or rental income. Situated on a spacious lot in a quiet desert community, this home is ideal for buyers looking to add value through repairs and upgrades.Property is being sold as-is with no repairs or credits. Perfect for cash buyers or hard money. Convenient location with access to local amenities and major roadways. Great opportunity for investors seeking their next project.Buyer to verify all information, permits, zoning, and square footage to their satisfaction.

20. 2026-05-12
    status Pending Sale 615-char remark

    Show marketing remark (615 chars)

    Investor opportunity! This fixer property located at 12959 N. Boron Ave. , Boron, CA 93516 offers excellent potential for renovation, resale, or rental income. Situated on a spacious lot in a quiet desert community, this home is ideal for buyers looking to add value through repairs and upgrades. Property is being sold as-is with no repairs or credits. Perfect for cash buyers or hard money. Convenient location with access to local amenities and major roadways. Great opportunity for investors seeking their next project. Buyer to verify all information, permits, zoning, and square footage to their satisfaction.

21. 2026-05-07
    soldstatus Closed Sale 615-char remark

    Show marketing remark (615 chars)

    Investor opportunity! This fixer property located at 12959 N. Boron Ave. , Boron, CA 93516 offers excellent potential for renovation, resale, or rental income. Situated on a spacious lot in a quiet desert community, this home is ideal for buyers looking to add value through repairs and upgrades. Property is being sold as-is with no repairs or credits. Perfect for cash buyers or hard money. Convenient location with access to local amenities and major roadways. Great opportunity for investors seeking their next project. Buyer to verify all information, permits, zoning, and square footage to their satisfaction.

22. 2026-04-16
    historical Pending Accepting Backups 612-char remark

    Show marketing remark (612 chars)

    Investor opportunity! This fixer property located at 12959 N. Boron Ave., Boron, CA 93516 offers excellent potential for renovation, resale, or rental income. Situated on a spacious lot in a quiet desert community, this home is ideal for buyers looking to add value through repairs and upgrades.Property is being sold as-is with no repairs or credits. Perfect for cash buyers or hard money. Convenient location with access to local amenities and major roadways. Great opportunity for investors seeking their next project.Buyer to verify all information, permits, zoning, and square footage to their satisfaction.

23. 2026-04-13
    status Pending

    Show marketing remark (612 chars)

    Investor opportunity! This fixer property located at 12959 N. Boron Ave., Boron, CA 93516 offers excellent potential for renovation, resale, or rental income. Situated on a spacious lot in a quiet desert community, this home is ideal for buyers looking to add value through repairs and upgrades.Property is being sold as-is with no repairs or credits. Perfect for cash buyers or hard money. Convenient location with access to local amenities and major roadways. Great opportunity for investors seeking their next project.Buyer to verify all information, permits, zoning, and square footage to their satisfaction.

24. 2026-04-13
    status Pending Sale 615-char remark

    Show marketing remark (612 chars)

    Investor opportunity! This fixer property located at 12959 N. Boron Ave., Boron, CA 93516 offers excellent potential for renovation, resale, or rental income. Situated on a spacious lot in a quiet desert community, this home is ideal for buyers looking to add value through repairs and upgrades.Property is being sold as-is with no repairs or credits. Perfect for cash buyers or hard money. Convenient location with access to local amenities and major roadways. Great opportunity for investors seeking their next project.Buyer to verify all information, permits, zoning, and square footage to their satisfaction.

25. 2026-04-13
    historical 612-char remark

    Show marketing remark (612 chars)

    Investor opportunity! This fixer property located at 12959 N. Boron Ave., Boron, CA 93516 offers excellent potential for renovation, resale, or rental income. Situated on a spacious lot in a quiet desert community, this home is ideal for buyers looking to add value through repairs and upgrades.Property is being sold as-is with no repairs or credits. Perfect for cash buyers or hard money. Convenient location with access to local amenities and major roadways. Great opportunity for investors seeking their next project.Buyer to verify all information, permits, zoning, and square footage to their satisfaction.

26. 2026-01-29
    listed $135,000 Active
27. 2026-01-28
    listed $135,000 Active 615-char remark

    Show marketing remark (615 chars)

    Investor opportunity! This fixer property located at 12959 N. Boron Ave. , Boron, CA 93516 offers excellent potential for renovation, resale, or rental income. Situated on a spacious lot in a quiet desert community, this home is ideal for buyers looking to add value through repairs and upgrades. Property is being sold as-is with no repairs or credits. Perfect for cash buyers or hard money. Convenient location with access to local amenities and major roadways. Great opportunity for investors seeking their next project. Buyer to verify all information, permits, zoning, and square footage to their satisfaction.

28. 2026-01-23
    listed $135,000 Active 612-char remark

    Show marketing remark (612 chars)

    Investor opportunity! This fixer property located at 12959 N. Boron Ave., Boron, CA 93516 offers excellent potential for renovation, resale, or rental income. Situated on a spacious lot in a quiet desert community, this home is ideal for buyers looking to add value through repairs and upgrades.Property is being sold as-is with no repairs or credits. Perfect for cash buyers or hard money. Convenient location with access to local amenities and major roadways. Great opportunity for investors seeking their next project.Buyer to verify all information, permits, zoning, and square footage to their satisfaction.

ⓘ 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: $448 · $37/mo
• Projected year-2 tax: $835 · $70/mo
• Expected delta: +$387/yr (+$32/mo · 86.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥101°F today · 19 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: $19,850
• − Mortgage interest: −$6,156
• − Property taxes: −$448
• − Insurance: −$5,668
• − Repairs & maintenance: −$1,588
• − Management: −$1,588
• − Depreciation: −$3,197
• Taxable income: $1,205
• Est. tax owed @ 24.0%: −$289
• After-tax cash flow: $2,361/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: Muroc Joint Unified
• NCES district ID: 0626490
• Math proficiency: 22% ▼ -13.00%
• Reading proficiency: 39% ▼ -9.00%
• Median HH income: $47,457
• Composite: 26.31/100
• National rank: #7241
• State rank: #340 of 517 in CA

Livability — Boron

• Score: 55/100
• State rank: #857
• US rank: #23452

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Boron, CA
• City population: 2,742
• Population (ZIP): 2,742

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 0.69)
• Race & ethnicity: White 43% Hispanic / Latino 35% Two or more races 20% Black 5% Native American 4% Asian 4%
• Hispanic origin (detail): Mexican 23% Dominican 5%
• Common ancestry: Italian 6% Iranian 2% Slovak 1%
• Foreign-born: 8% · Canada
• Languages at home: 71% English-only · Spanish 26% Tagalog/Filipino 2%

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: ▼ -3.49%
• Current HPI: 296.934
• 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

-18.6% since first listed

14 events — show timeline

• 2026-05-15 Relisted — CRMLS
• 2026-05-15 Price Changed $109,900 CRMLS
• 2026-05-15 Relisted — FRESNOMLS
• 2026-05-15 Price Changed $109,900 FRESNOMLS
• 2026-05-15 Price Changed $109,999 FRESNOMLS
• 2026-05-12 Pending — CRMLS
• 2026-05-07 Sold (MLS) — CRMLS
• 2026-04-16 Contingent — FRESNOMLS
• 2026-04-13 Pending — GEMLS
• 2026-04-13 Pending — CRMLS
• 2026-04-13 Delisted — FRESNOMLS
• 2026-01-29 Listed $135,000 GEMLS
• 2026-01-28 Listed $135,000 CRMLS
• 2026-01-23 Listed $135,000 FRESNOMLS

Property tax history

+4.7%/yr

Latest (2025): $448 · +0.7% YoY. Source: county tax records.