2424 Grandview Ter · Rosamond, CA 93560

$315,000

3 bd · 2.0 ba · 1,286 sqft · Manufactured public records · 38 Days on market

Built 2004 3,020 sqft lot $245/sqft · 7% below area Est $340k · 7% under $158/mo HOA · 6% of rent

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Why this score? — see what drove the D+ 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 +14.0/30.0
• ARV discount +10.8/15.0
• Appreciation +6.2/10.0
• DSCR +4.3/10.0
• 1% rule +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Welcome to this cute and charming home located in the desirable Santiago Estates community! Offering 3 bedrooms, 2 bathrooms, and 1,286 sq. ft. of comfortable living space, this home is the perfect opportunity for first-time buyers or anyone looking for affordable living with beautiful views. Enjoy a spacious layout, community pool, and all the benefits of a well-maintained neighborhood with an affordable HOA. Don't miss your chance to own this wonderful home in a great community!

Key facts

• 3,020 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Living area and lot info sourced from assessor's data
• HOA & community: Santiago Estataes homeowners association; HOA fee $158 per month; Association amenities include pool and spa; Suburban community

Exterior

• Parking: Attached garage; Two garage spaces (two total parking spaces)
• Utilities: Public sewer; District/public water
• Home design: Single-family house; One story; Entry on main level
• Construction: Shingle roof; No shared/common walls; Single unit property; Year built (source: appraiser)
• Exterior features: Community pool; Has view; Lot density roughly 0–1 unit per acre

Interior

• Kitchen: Gas range; Gas oven; Dishwasher; Formal dining room
• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bath; One 3/4 bath; Two main-level bathrooms
• Heating & cooling: Central furnace heating; Central air conditioning
• Interior features: Ceiling fan; One-level layout; All bedrooms on main level; Community spa
• Laundry & utility: Laundry inside the home

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $315k.

Deal economics

• At list price, monthly cash flow is $43 ($511/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $285k (9.5% below list).
• Recommended offer: $285k (9.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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; 18 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 $10k of equity ($2k loan paydown + $8k 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 $88k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $115k; list at $315k implies a 174% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $285,054 (9.5% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.90% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.58%
• DSCR: 1.03
• GRM: 9.2

CMA / ARV

• ARV (median comp): $339,755
• List price: $315,000
• Delta: -7.29%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2300 E Valley	0.12mi	3/2.0	1,248 (-3%)	6mo	$332,000	$266	84
3303 Sierra Hwy #19	0.58mi	3/2.0	1,272 (-1%)	21mo	$100,000	$79	53
3303 Sierra Hwy Spc 59	0.58mi	3/2.0	1,272 (-1%)	22mo	$131,000	$103	53
3303 Sierra Hwy #17	0.58mi	3/2.0	1,344 (+4%)	17mo	$120,000	$89	51
3303 Sierra #23	0.58mi	3/2.0	1,344 (+4%)	21mo	$100,000	$74	48
3303 Sierra Hwy Hwy #60	0.58mi	3/2.0	1,440 (+12%)	8mo	$110,000	$76	47
3303 Sierra Hwy #53	0.58mi	3/2.0	1,344 (+4%)	23mo	$102,230	$76	46
3303 Sierra Hwy #61	0.58mi	3/2.0	1,152 (-10%)	24mo	$118,200	$103	36
3303 Sierra Hwy Hwy #16	0.58mi	2/2.0 (-1)	1,440 (+12%)	24mo	$103,775	$72	28

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: 6.3%
• Equity multiple: 1.35×
• Total profit: $30,915
• Equity at exit: $131,206

10-year hold

• IRR: 9.5%
• Equity multiple: 2.35×
• Total profit: $118,888
• Equity at exit: $194,440

Cash invested: $88,200 (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: 9.2×

Monthly cashflow live

• Estimated rent: $2,851 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$268 /mo · $3,218/yr
• Insurance: −$131
• HOA: −$158
• Vacancy / Maint / Mgmt: −$599
• Net cashflow: $43

Break-even live

Break-even rent $2,797

Max offer price $315,000

Occupancy floor 94%

Sensitivity live

Price	-10% $221	-5% $132	+0% $43	+5% $-47	+10% $-136
Rent	-10% $-183	-5% $-70	+0% $43	+5% $155	+10% $268
Rate	-1.0pp $201	-0.5pp $123	base $43	+0.5pp $-39	+1.0pp $-122

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2436 Horizon Dr Rosamond, CA	3.0	2.0	1416	$4,500	$3.18	44d	1	0.04mi
2416 W Valley Vis Rosamond, CA	3.0	2.0	1343	$2,250	$1.68	16d	1	0.06mi
2300 Panorama Ln Rosamond, CA	2.0	2.0	1121	$2,300	$2.05	44d	1	0.16mi
3317 Dale Ct Rosamond, CA	3.0	2.0	1330	$800	$0.60	0d	1	0.39mi
2516 Starbrite Ave Rosamond, CA	3.0	2.0	1542	$2,900	$1.88	0d	1	0.48mi
2608 Starbrite Ave Rosamond, CA	4.0	2.0	1542	$2,795	$1.81	0d	1	0.50mi
3172 Shelley St Rosamond, CA	4.0	2.0	1192	$2,300	$1.93	23d	1	0.52mi
3424 Amber St Rosamond, CA	3.0	2.0	1664	$2,500	$1.50	0d	1	0.69mi
2910 B St Rosamond, CA	2.0	1.5	1775	$1,542	$0.87	20d	1	0.78mi
2821 Desert St Unit C Rosamond, CA	2.0	1.0	975	$1,795	$1.84	0d	1	0.95mi
3400 15th St W Rosamond, CA	2.0	1.0	1000	$1,498	$1.50	0d	4	0.97mi
3400 15th St W Unit 118 Rosamond, CA	2.0	1.5	1050	$1,600	$1.52	11d	1	0.99mi
3400 15th St W Unit 21 Rosamond, CA	2.0	1.0	950	$1,495	$1.57	11d	1	1.00mi
1838 Center St Unit A Rosamond, CA	3.0	2.5	1475	$2,000	$1.36	11d	1	1.09mi
1838 Center St Unit A Rosamond, CA	3.0	2.5	1495	$2,000	$1.34	0d	1	1.09mi
2051 Candice Ave Rosamond, CA	3.0	2.0	1345	$2,395	$1.78	16d	1	1.25mi
1225 Barrington Ave Rosamond, CA	3.0	2.0	1072	$2,200	$2.05	0d	1	1.29mi
3700 Mount Lassen Ave Rosamond, CA	3.0	2.0	1504	$2,500	$1.66	44d	1	1.49mi

HOA detail

• Monthly dues: $158 · $1,896/yr
• Likely covers: pool

Listing history 29 events

1. 2026-06-21
   days on market $315,000 Active 38 DOM
2. 2026-06-18
   days on market $315,000 Active 35 DOM
3. 2026-06-17
   days on market $315,000 Active 34 DOM
4. 2026-06-16
   days on market $315,000 Active 33 DOM
5. 2026-06-15
   days on market $315,000 Active 32 DOM
6. 2026-06-13
   days on market $315,000 Active 30 DOM
7. 2026-06-13
   days on market $315,000 Active 29 DOM
8. 2026-06-09
   days on market $315,000 Active 26 DOM
9. 2026-06-08
   days on market $315,000 Active 25 DOM
10. 2026-06-07
    days on market $315,000 Active 24 DOM
11. 2026-06-04
    days on market $315,000 Active 21 DOM
12. 2026-06-03
    days on market $315,000 Active 20 DOM
13. 2026-06-02
    days on market $315,000 Active 19 DOM
14. 2026-06-01
    days on market $315,000 Active 18 DOM
15. 2026-05-31
    days on market $315,000 Active 17 DOM
16. 2026-05-14
    listed $315,000 Active 485-char remark

    Show marketing remark (485 chars)

    Welcome to this cute and charming home located in the desirable Santiago Estates community! Offering 3 bedrooms, 2 bathrooms, and 1,286 sq. ft. of comfortable living space, this home is the perfect opportunity for first-time buyers or anyone looking for affordable living with beautiful views. Enjoy a spacious layout, community pool, and all the benefits of a well-maintained neighborhood with an affordable HOA. Don't miss your chance to own this wonderful home in a great community!

17. 2026-05-14
    listed $315,000 Active 485-char remark

    Show marketing remark (485 chars)

    Welcome to this cute and charming home located in the desirable Santiago Estates community! Offering 3 bedrooms, 2 bathrooms, and 1,286 sq. ft. of comfortable living space, this home is the perfect opportunity for first-time buyers or anyone looking for affordable living with beautiful views. Enjoy a spacious layout, community pool, and all the benefits of a well-maintained neighborhood with an affordable HOA. Don't miss your chance to own this wonderful home in a great community!

18. 2026-05-14
    listed $315,000 Active

    Show marketing remark (485 chars)

    Welcome to this cute and charming home located in the desirable Santiago Estates community! Offering 3 bedrooms, 2 bathrooms, and 1,286 sq. ft. of comfortable living space, this home is the perfect opportunity for first-time buyers or anyone looking for affordable living with beautiful views. Enjoy a spacious layout, community pool, and all the benefits of a well-maintained neighborhood with an affordable HOA. Don't miss your chance to own this wonderful home in a great community!

19. 2015-07-27
    soldstatus $115,000 Closed
20. 2015-07-27
    soldstatus $115,000
21. 2015-07-09
    status Pending
22. 2015-07-01
    listed $118,500 Active
23. 2003-10-31
    soldstatus $267,000
24. 1999-06-01
    soldstatus $90,500
25. 1999-03-15
    soldstatus $275,000
26. 1999-02-19
    soldstatus $160,000
27. 1998-08-17
    soldstatus $85,000
28. 1996-07-02
    soldstatus $290,107
29. 1991-11-19
    soldstatus $1,500,000

ⓘ 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: $3,218 · $268/mo
• Projected year-2 tax: $3,218 · $268/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 5/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 14 unhealthy d/yr today · 18 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,206
• − Mortgage interest: −$17,645
• − Property taxes: −$3,218
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,737
• − Management: −$2,737
• − HOA: −$1,896
• − Depreciation: −$9,164
• Taxable loss: −$4,765
• Est. tax savings @ 24.0%: +$1,144
• After-tax cash flow: $1,654/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

-79.0% since first listed

14 events — show timeline

• 2026-05-14 Listed $315,000 GEMLS
• 2026-05-14 Listed $315,000 TAAR
• 2026-05-14 Listed $315,000 CRMLS
• 2015-07-27 Sold (Public Records) $115,000 Public Records
• 2015-07-27 Sold (MLS) $115,000 AVMLS
• 2015-07-09 Pending — AVMLS
• 2015-07-01 Listed $118,500 AVMLS
• 2003-10-31 Sold (Public Records) $267,000 Public Records
• 1999-06-01 Sold (Public Records) $90,500 Public Records
• 1999-03-15 Sold (Public Records) $275,000 Public Records
• 1999-02-19 Sold (Public Records) $160,000 Public Records
• 1998-08-17 Sold (Public Records) $85,000 Public Records
• 1996-07-02 Sold (Public Records) $290,107 Public Records
• 1991-11-19 Sold (Public Records) $1,500,000 Public Records

Property tax history

+8.5%/yr

Latest (2025): $3,218 · +7.8% YoY. Source: county tax records.