600 Lawson Rd · Bakersfield, CA 93307

$110,000

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 76 Days on market

Built 1940 7,405 sqft lot $92/sqft · 54% 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
• Rent growth +3.9/5.0
• Schools +3.4/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity knocks with this 3-bedroom, 1-bath home offering approximately 1,200 sq ft of living space and a generously sized lot with room to expand. The property is in distressed condition and ready for a full transformation, ideal for investors, flippers, or buyers looking to create value through sweat equity. With ample space for a potential additional unit (buyer to verify), this property offers strong value-add potential and long-term income possibilities. Bring your vision, your contractor, and unlock the hidden potential. Sold as-is.

Key facts

• Generously sized lot
• 7,405 sq ft lot
• Built 1940

Tags

• GENEROUSLY SIZED LOT
• STRONG VALUE-ADD POTENTIAL
• LONG-TERM INCOME POSSIBILITIES

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 $741 ($9k/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: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.4% vs local median 3.6% in Bakersfield — 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 (#716 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: health & safety D, schools D-, crime F.
• Kern High (urban): math 21% / reading 51% proficiency, ranked #860 of 1,400 in CA (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.7%/yr); 311 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 40% of the median local income ($56k/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 $761 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.
• At projected returns (-3.0% appreciation + 5.7% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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 D-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: 1.71% ✓
• Cap rate: 14.38%
• Cash-on-cash: 28.86%
• DSCR: 2.28
• GRM: 4.9

CMA / ARV

• ARV (median comp): $240,791
• List price: $110,000
• Delta: -54.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
600 Lawson Rd	0.00mi	3/1.0	1,200 (0%)	0mo	$105,000	$88	100
2136 Mahoney St	0.22mi	3/2.0	1,224 (+2%)	8mo	$285,000	$233	76
1904 Sunshine Ave	0.06mi	3/1.0	1,047 (-13%)	2mo	$156,000	$149	74
1201 El Toro Dr	0.61mi	3/1.0	1,185 (-1%)	1mo	$325,000	$274	69
2124 Mahoney St	0.19mi	3/2.0	1,360 (+13%)	4mo	$269,900	$198	61
1108 S Chester	0.72mi	3/1.0	1,167 (-3%)	1mo	$240,000	$206	61
2612 Lee Dr	0.50mi	3/2.0	1,107 (-8%)	2mo	$325,000	$294	58
708 Geneva Ave	0.60mi	4/1.0 (+1)	1,243 (+4%)	8mo	$285,000	$229	54
1709 Hodges Ave	0.75mi	3/2.0	1,092 (-9%)	3mo	$340,000	$311	44
1208 Lindsay Dr	0.75mi	3/1.0	1,048 (-13%)	3mo	$300,000	$286	42
2717 Laurel Dr	0.69mi	3/1.0	1,055 (-12%)	11mo	$285,000	$270	38
2717 S K St	0.75mi	3/1.8	1,049 (-13%)	8mo	$315,500	$301	34

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 · 5.71% rent growth · sell at horizon

5-year hold

• IRR: 26.2%
• Equity multiple: 2.13×
• Total profit: $34,658
• Equity at exit: $16,401

10-year hold

• IRR: 35.5%
• Equity multiple: 4.70×
• Total profit: $113,910
• Equity at exit: $9,511

Cash invested: $30,800 (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 93307

• Rents YoY: 5.7%
• Active inventory: 311
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,884 high
• Mortgage (P&I): −$577
• Tax from tax record: −$125 /mo · $1,496/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $741

Break-even live

Break-even rent $946

Max offer price $110,000

Occupancy floor 56%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2905 S Chester Ave Apt C Bakersfield, CA	2.0	2.0	800	$1,395	$1.74	3d	1	0.70mi
2909 S Chester Ave Unit 16 Bakersfield, CA	2.0	1.5	700	$995	$1.42	3d	1	0.72mi
1409 Lindsay Dr Bakersfield, CA	3.0	1.0	1049	$2,200	$2.10	3d	1	0.82mi
1916 Talisman Dr Bakersfield, CA	2.0	1.0	800	$1,600	$2.00	3d	1	0.89mi
1928 Doolittle Ave Bakersfield, CA	3.0	2.0	1142	$2,100	$1.84	19d	1	0.92mi
2815 S H St Bakersfield, CA	2.0	1.0	850	$1,050	$1.24	44d	1	0.95mi
3461 S Chester Ave Apt 19 Bakersfield, CA	2.0	1.5	975	$1,295	$1.33	44d	1	0.96mi
310 Ohio Dr Unit B Bakersfield, CA	3.0	2.0	1100	$2,000	$1.82	10d	1	1.09mi
1821 Lacey St Apt J Bakersfield, CA	3.0	2.0	1350	$2,150	$1.59	3d	1	1.12mi
1821 Lacey St Unit C Bakersfield, CA	2.0	1.0	750	$1,350	$1.80	14d	1	1.13mi
1821 Lacey St Unit H Bakersfield, CA	3.0	2.0	1350	$2,150	$1.59	44d	1	1.13mi
3608 Balboa Dr Bakersfield, CA	3.0	1.5	1051	$2,195	$2.09	3d	1	1.18mi
1401 Reese Ave Bakersfield, CA	3.0	2.0	1354	$1,100	$0.81	14d	1	1.18mi
900 Melwood St Bakersfield, CA	3.0	2.0	1014	$2,500	$2.47	3d	1	1.22mi
2109 Belvedere Ave Bakersfield, CA	4.0	2.0	1480	$2,200	$1.49	3d	1	1.22mi
309 Lloyd St Bakersfield, CA	2.0	1.0	798	$1,595	$2.00	3d	1	1.23mi
400 White Ln Bakersfield, CA	2.0	1.0	900	$1,399	$1.55	3d	1	1.35mi
1004 Padre St Unit B Bakersfield, CA	3.0	2.0	1200	$1,695	$1.41	10d	1	1.46mi
2312 Castro Ln Bakersfield, CA	3.0	2.0	1127	$2,100	$1.86	3d	1	1.46mi

Listing history 9 events

1. 2026-05-05
   status Pending 547-char remark

   Show marketing remark (547 chars)

   Opportunity knocks with this 3-bedroom, 1-bath home offering approximately 1,200 sq ft of living space and a generously sized lot with room to expand. The property is in distressed condition and ready for a full transformation, ideal for investors, flippers, or buyers looking to create value through sweat equity. With ample space for a potential additional unit (buyer to verify), this property offers strong value-add potential and long-term income possibilities. Bring your vision, your contractor, and unlock the hidden potential. Sold as-is.

2. 2026-04-29
   price $110,000 547-char remark

   Show marketing remark (547 chars)

   Opportunity knocks with this 3-bedroom, 1-bath home offering approximately 1,200 sq ft of living space and a generously sized lot with room to expand. The property is in distressed condition and ready for a full transformation, ideal for investors, flippers, or buyers looking to create value through sweat equity. With ample space for a potential additional unit (buyer to verify), this property offers strong value-add potential and long-term income possibilities. Bring your vision, your contractor, and unlock the hidden potential. Sold as-is.

3. 2026-04-08
   price $120,000 547-char remark

   Show marketing remark (547 chars)

   Opportunity knocks with this 3-bedroom, 1-bath home offering approximately 1,200 sq ft of living space and a generously sized lot with room to expand. The property is in distressed condition and ready for a full transformation, ideal for investors, flippers, or buyers looking to create value through sweat equity. With ample space for a potential additional unit (buyer to verify), this property offers strong value-add potential and long-term income possibilities. Bring your vision, your contractor, and unlock the hidden potential. Sold as-is.

4. 2026-03-31
   price $129,900 547-char remark

   Show marketing remark (547 chars)

   Opportunity knocks with this 3-bedroom, 1-bath home offering approximately 1,200 sq ft of living space and a generously sized lot with room to expand. The property is in distressed condition and ready for a full transformation, ideal for investors, flippers, or buyers looking to create value through sweat equity. With ample space for a potential additional unit (buyer to verify), this property offers strong value-add potential and long-term income possibilities. Bring your vision, your contractor, and unlock the hidden potential. Sold as-is.

5. 2026-03-25
   status Active 547-char remark

   Show marketing remark (547 chars)

   Opportunity knocks with this 3-bedroom, 1-bath home offering approximately 1,200 sq ft of living space and a generously sized lot with room to expand. The property is in distressed condition and ready for a full transformation, ideal for investors, flippers, or buyers looking to create value through sweat equity. With ample space for a potential additional unit (buyer to verify), this property offers strong value-add potential and long-term income possibilities. Bring your vision, your contractor, and unlock the hidden potential. Sold as-is.

6. 2026-03-19
   status Pending 547-char remark

   Show marketing remark (547 chars)

   Opportunity knocks with this 3-bedroom, 1-bath home offering approximately 1,200 sq ft of living space and a generously sized lot with room to expand. The property is in distressed condition and ready for a full transformation, ideal for investors, flippers, or buyers looking to create value through sweat equity. With ample space for a potential additional unit (buyer to verify), this property offers strong value-add potential and long-term income possibilities. Bring your vision, your contractor, and unlock the hidden potential. Sold as-is.

7. 2026-03-03
   price $135,000 547-char remark

   Show marketing remark (547 chars)

   Opportunity knocks with this 3-bedroom, 1-bath home offering approximately 1,200 sq ft of living space and a generously sized lot with room to expand. The property is in distressed condition and ready for a full transformation, ideal for investors, flippers, or buyers looking to create value through sweat equity. With ample space for a potential additional unit (buyer to verify), this property offers strong value-add potential and long-term income possibilities. Bring your vision, your contractor, and unlock the hidden potential. Sold as-is.

8. 2026-02-12
   listed $149,900 Active 547-char remark

   Show marketing remark (547 chars)

   Opportunity knocks with this 3-bedroom, 1-bath home offering approximately 1,200 sq ft of living space and a generously sized lot with room to expand. The property is in distressed condition and ready for a full transformation, ideal for investors, flippers, or buyers looking to create value through sweat equity. With ample space for a potential additional unit (buyer to verify), this property offers strong value-add potential and long-term income possibilities. Bring your vision, your contractor, and unlock the hidden potential. Sold as-is.

9. 2026-02-04
   soldstatus $80,000

ⓘ 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: $1,496 · $125/mo
• Projected year-2 tax: $1,496 · $125/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 33 unhealthy d/yr today · 37 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,606
• − Mortgage interest: −$6,162
• − Property taxes: −$1,496
• − Insurance: −$550
• − Repairs & maintenance: −$1,808
• − Management: −$1,808
• − Depreciation: −$3,200
• Taxable income: $7,581
• Est. tax owed @ 24.0%: −$1,819
• After-tax cash flow: $7,071/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: Kern High
• NCES district ID: 0619540
• Math proficiency: 21% ▬ 0.00%
• Reading proficiency: 51% ▲ 2.00%
• Median HH income: $49,686
• Composite: 33.68/100
• National rank: #10443
• State rank: #860 of 1400 in CA

Livability — Bakersfield

• Score: 58/100
• State rank: #716
• US rank: #21355

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Kern County · 710,371 people
• City population: 499,124
• Metro: Bakersfield, CA
• Population (ZIP): 85,945
• Household income: $56,446
• Rent vs Own: 53.0% rent · 47.0% own
• Severe rent burden: 3246.0

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: Predominantly Hispanic (80%)
• Race & ethnicity: Hispanic / Latino 80% Two or more races 12% White 10% Black 6% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 73%
• Common ancestry: Lithuanian 0%
• Foreign-born: 31% · Canada
• Languages at home: 28% English-only · Spanish 69% Other Indo-European 1% Arabic 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: ▼ -263.59%
• Current HPI: 447.1746
• Rent YoY: ▲ 5.71%
• 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

+37.5% since first listed

9 events — show timeline

• 2026-05-05 Pending — GEMLS
• 2026-04-29 Price Changed $110,000 GEMLS
• 2026-04-08 Price Changed $120,000 GEMLS
• 2026-03-31 Price Changed $129,900 GEMLS
• 2026-03-25 Relisted — GEMLS
• 2026-03-19 Pending — GEMLS
• 2026-03-03 Price Changed $135,000 GEMLS
• 2026-02-12 Listed $149,900 GEMLS
• 2026-02-04 Sold (Public Records) $80,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $1,496 · +3.1% YoY. Source: county tax records.