837 Commercial Ave · Ridgecrest, CA 93555

$240,000

3 bd · 2.0 ba · 1,810 sqft · MultiFamily public records · 9 Days on market

Built 1979 6,534 sqft lot Est $257k · 7% under

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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 +14.2/30.0
• ARV discount +10.5/15.0
• DSCR +4.3/10.0
• 1% rule +4.0/10.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Duplex investment opportunity conveniently located near the back gate. This property features two units with open floor plans and individual garages. Both of these units are currently rented.

Key facts

• Individual garages
• Open floor plans
• 6,534 sq ft lot

Tags

• DUPLEX INVESTMENT OPPORTUNITY
• OPEN FLOOR PLANS
• INDIVIDUAL GARAGES

Property features AI

Finance

• Financial info: Tenant pays other expenses

Exterior

• Parking: Assigned parking spaces; Attached garage (1 garage space); 2 parking spaces minimum; carport minimum 2
• Utilities: Public water; Public sewer; Public utilities; Other separate meters
• Home design: Single-story building; One building with two units; Individual ownership
• Construction: Concrete slab foundation; Composition roof
• Exterior features: Composition roof; Concrete slab foundation; R-2 zoning; Public utilities

Interior

• Bedrooms: Unit 1: 2 bedrooms; Unit 2: 1 bedroom
• Flooring: Laminate; Vinyl/Linoleum
• Bathrooms: Unit 1: 1 full bath; Unit 2: 1 full bath
• Heating & cooling: Central forced air cooling; Floor furnace heating; Wall furnace heating
• Interior features: Laminate and vinyl/linoleum flooring; Other special features (see remarks); Two separate units in the building

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $240k.

Deal economics

• At list price, monthly cash flow is $39 ($470/yr) — positive. Per door: $20/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (9.9% below list).
• Recommended offer: $216k (9.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.0% in Ridgecrest — 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 70/100 on livability (#243 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+; Watch: amenities D+, cost of living D+, crime F.
• Sierra Sands Unified (town): math 25% / reading 39% proficiency, ranked #294 of 517 in CA (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Gateway Elementary (math 27% / reading 32%, grade F, #856 of 1,571 statewide, top 57%, 348 students, 47% FRL); James Monroe Middle (math 16% / reading 29%, grade F, #382 of 498 statewide, top 78%, 548 students, 49% FRL); Burroughs High (math 37% / reading 70%, grade C-, #281 of 1,170 statewide, top 24%, 1,479 students, 40% FRL) — zoned schools at 45% FRL track the district average.
• Market conditions: Rents rising (+3.6%/yr); 332 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,200 (9.9% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.90% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.70%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $257,020
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
645 Commercial Ave	0.22mi	4/2.0 (+1)	1,798 (-1%)	5mo	$280,000	$156	79
112 Valley St	0.17mi	4/2.0 (+1)	1,952 (+8%)	6mo	$215,000	$110	69
217 S Gold Canyon St	0.72mi	4/2.0 (+1)	1,624 (-10%)	23mo	$230,000	$142	25

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 · 3.58% rent growth · sell at horizon

5-year hold

• IRR: -14.5%
• Equity multiple: 0.48×
• Total profit: $-35,087
• Equity at exit: $35,785

10-year hold

• IRR: -4.8%
• Equity multiple: 0.67×
• Total profit: $-21,914
• Equity at exit: $20,751

Cash invested: $67,200 (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 93555

• Home prices YoY: -24.0%
• Rents YoY: 3.6%
• Active inventory: 332
• Price-to-rent: 18.5×

Monthly cashflow live

• Estimated rent: $2,162 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$310 /mo · $3,723/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $39

Break-even live

Break-even rent $2,112

Max offer price $240,000

Occupancy floor 93%

Sensitivity live

Price	-10% $175	-5% $107	+0% $39	+5% $-29	+10% $-97
Rent	-10% $-132	-5% $-46	+0% $39	+5% $125	+10% $210
Rate	-1.0pp $160	-0.5pp $100	base $39	+0.5pp $-23	+1.0pp $-86

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,162
Total (2 units)			$2,162

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
236 S American St Ridgecrest, CA	3.0	2.0	1407	$1,650	$1.17	45d	1	0.30mi
629 Beth Ln Ridgecrest, CA	4.0	2.0	1629	$1,900	$1.17	21d	1	0.34mi
112 Rawhide Ln Ridgecrest, CA	3.0	2.0	1467	$1,650	$1.12	4d	1	0.35mi
224 Larkspur St Ridgecrest, CA	3.0	2.0	1362	$1,995	$1.46	4d	1	0.39mi
624 Yellow Astor Ave Ridgecrest, CA	2.0	2.0	1441	$1,800	$1.25	23d	1	0.42mi
528 Heatherglen Dr Ridgecrest, CA	3.0	2.0	1370	$1,725	$1.26	4d	1	0.48mi
431 Jacobs Ct Ridgecrest, CA	3.0	2.0	1743	$1,850	$1.06	45d	1	0.56mi
442 S Desert Candles St Ridgecrest, CA	4.0	2.0	1753	$1,850	$1.06	46d	1	0.68mi
528 S Sorrel St Ridgecrest, CA	4.0	2.0	1656	$1,850	$1.12	4d	1	0.82mi
520 Silveridge St Ridgecrest, CA	3.0	2.0	1471	$2,000	$1.36	45d	1	0.84mi
255 E Upjohn Ave Ridgecrest, CA	2.0	2.5	1258	$1,350	$1.07	4d	1	0.85mi
247 E Upjohn Ave Ridgecrest, CA	3.0	2.5	1305	$1,425	$1.09	4d	1	0.86mi
205 E Upjohn Ave Ridgecrest, CA	2.0	2.5	1288	$1,225	$0.95	45d	1	0.88mi
506 S Alvord St Ridgecrest, CA	4.0	2.0	1971	$1,800	$0.91	5d	1	1.32mi
225 N Helena St Ridgecrest, CA	3.0	2.0	1527	$1,750	$1.15	4d	1	1.37mi
419 Jean Ave Ridgecrest, CA	3.0	2.0	1583	$1,585	$1.00	4d	1	1.38mi

Listing history 8 events

1. 2026-06-21
   days on market $240,000 Active 9 DOM
2. 2026-06-18
   days on market $240,000 Active 6 DOM
3. 2026-06-17
   price $240,000 Active 5 DOM
4. 2026-06-17
   days on market $250,000 Active 5 DOM
5. 2026-06-16
   days on market $250,000 Active 4 DOM
6. 2026-06-15
   days on market $250,000 Active 3 DOM
7. 2026-06-13
   remarks 191-char remark
8. 2026-06-13
   listed $250,000 Active 1 DOM

ⓘ 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: $3,723 · $310/mo
• Projected year-2 tax: $3,723 · $310/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 14 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,944
• − Mortgage interest: −$13,444
• − Property taxes: −$3,723
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,076
• − Management: −$2,076
• − Depreciation: −$6,982
• Taxable loss: −$3,555
• Est. tax savings @ 24.0%: +$853
• After-tax cash flow: $1,323/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: Sierra Sands Unified
• NCES district ID: 0636800
• Math proficiency: 25% ▼ -11.00%
• Reading proficiency: 39% ▼ -11.00%
• Median HH income: $58,937
• Composite: 28.66/100
• National rank: #6699
• State rank: #294 of 517 in CA

Livability — Ridgecrest

• Score: 70/100
• State rank: #243
• US rank: #8014

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ridgecrest, CA
• County: Kern County · 710,371 people
• City population: 33,845
• Metro: Bakersfield, CA
• Population (ZIP): 33,845
• Household income: $86,700
• Rent vs Own: 37.5% rent · 62.5% own
• Severe rent burden: 975.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 20% Two or more races 12% Black 4% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 7% · Canada
• Languages at home: 84% English-only · Spanish 11% Other Indo-European 1% 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: ▼ -120.17%
• Current HPI: 380.5208
• Rent YoY: ▲ 3.58%
• 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

+1288.9% since first listed

10 events — show timeline

• 2026-06-12 Listed $250,000 MLSListings
• 2026-06-12 Listed $250,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-06-30 Sold (Public Records) $250,000 Public Records
• 2022-06-10 Price Changed $850 RENT.
• 2021-05-14 Sold (Public Records) $215,000 Public Records
• 2021-05-14 Sold (MLS) $215,000 SSMLS
• 2020-10-16 Listed $229,000 SSMLS
• 2008-07-11 Sold (Public Records) $125,000 Public Records
• 2007-03-16 Sold (Public Records) $200,000 Public Records
• 1981-04-24 Sold (Public Records) $18,000 Public Records

Property tax history

+10.1%/yr

Latest (2025): $3,723 · +5.4% YoY. Source: county tax records.