14556 E Tehachapi Blvd #38 · Tehachapi, CA 93561

$130,000

3 bd · 2.0 ba · 1,530 sqft · Manufactured public records · 14 Days on market

Built 1991 $85/sqft · 15% above area Est $113k · 15% over

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Why this score? — see what drove the C+ 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
• Schools +3.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.8/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-Maintained 3-Bedroom Home in Tehachapi Willow Springs Mobile Home Park This beautifully maintained 1,530 sq. ft. mobile home offers a comfortable and functional split-wing floor plan with three spacious bedrooms and two bathrooms. Recent major updates include a brand-new roof, new siding, and a charming new front deck with a cute covered porch--perfect for enjoying morning coffee or evening breezes. Out back, you'll find a convenient carport with rear entry, a storage shed, and a small unfenced yard, giving you just the right amount of outdoor space without the hassle of extensive maintenance. Inside, the home features a bright and spacious family room, a separate dining area, and an open kitchen that flows into a versatile bonus room. Currently used as a workout space, this flexible area can easily become a second living room, home office, craft room, or additional dining space--whatever suits your lifestyle. The home boasts durable hard flooring throughout and a recently renovated guest bathroom. All bedrooms are generously sized for comfort and privacy. Additional conveniences include an indoor laundry area with ample storage, a newly installed HVAC system providing central air conditioning and central heat, plus an evaporative cooler for added energy-efficient cooling. Located in the desirable Willow Springs Mobile Home Park, this home is just minutes from downtown Tehachapi and offers an excellent commuter location with easy access to major routes. Pride of ownership shows throughout this well-cared-for home. Don't miss the opportunity to make it yours!

Key facts

• Covered porch
• New siding
• Carport

Tags

• SPLIT-WING FLOOR PLAN
• NEW ROOF
• NEW SIDING
• NEW FRONT DECK
• COVERED PORCH
• CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $897 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 14.6% vs local median 3.5% in Tehachapi — 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 51/100 on livability (#1,093 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A; Watch: employment D+, schools F, crime F.
• Tehachapi Unified (town): math 26% / reading 40% proficiency, ranked #285 of 517 in CA (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 658 active listings in the ZIP; 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 $899 of loan paydown is wiped out by about $4k 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 + 0.1% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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 $87k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $130,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.67% ✓
• Cap rate: 14.57%
• Cash-on-cash: 29.56%
• DSCR: 2.32
• GRM: 5.0

CMA / ARV

• ARV (median comp): $113,241
• List price: $130,000
• Delta: 14.80%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14556 E Tehachapi Blvd #38	0.00mi	3/2.0	1,530 (0%)	0mo	$130,000	$85	100
14556 E Tehachapi BL SP 14	0.00mi	3/2.0	1,644 (+8%)	7mo	$115,000	$70	82
14556 E Tehachapi Blvd Spc 153	0.00mi	3/2.0	1,456 (-5%)	20mo	$50,000	$34	75
14556 E Tehachapi Blvd #121	0.00mi	4/2.0 (+1)	1,440 (-6%)	13mo	$115,000	$80	75
14556 E Tehachapi Blvd #25	0.00mi	3/2.0	1,458 (-5%)	22mo	$105,000	$72	74
14556 E Tehachapi Blvd #28	0.00mi	4/2.0 (+1)	1,344 (-12%)	8mo	$85,000	$63	68
14556 E Tehachapi Blvd #105	0.00mi	4/2.0 (+1)	1,300 (-15%)	3mo	$55,000	$42	68
15146 Wade St	0.69mi	3/2.0	1,560 (+2%)	1mo	$380,000	$244	64
14556 E Tehachapi Blvd #122	0.00mi	2/2.0 (-1)	1,344 (-12%)	16mo	$87,000	$65	61

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 · 0.05% rent growth · sell at horizon

5-year hold

• IRR: 20.8%
• Equity multiple: 1.82×
• Total profit: $29,771
• Equity at exit: $19,383

10-year hold

• IRR: 27.0%
• Equity multiple: 3.07×
• Total profit: $75,213
• Equity at exit: $11,240

Cash invested: $36,400 (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 93561

• Home prices YoY: -23.9%
• Rents YoY: 0.1%
• Active inventory: 658
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,166 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$79 /mo · $947/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $897

Break-even live

Break-even rent $1,031

Max offer price $130,000

Occupancy floor 54%

Sensitivity live

Price	-10% $970	-5% $933	+0% $897	+5% $860	+10% $823
Rent	-10% $725	-5% $811	+0% $897	+5% $982	+10% $1,068
Rate	-1.0pp $962	-0.5pp $930	base $897	+0.5pp $863	+1.0pp $829

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-13
   status Pending 1589-char remark

   Show marketing remark (1589 chars)

   Well-Maintained 3-Bedroom Home in Tehachapi Willow Springs Mobile Home Park This beautifully maintained 1,530 sq. ft. mobile home offers a comfortable and functional split-wing floor plan with three spacious bedrooms and two bathrooms. Recent major updates include a brand-new roof, new siding, and a charming new front deck with a cute covered porch--perfect for enjoying morning coffee or evening breezes. Out back, you'll find a convenient carport with rear entry, a storage shed, and a small unfenced yard, giving you just the right amount of outdoor space without the hassle of extensive maintenance. Inside, the home features a bright and spacious family room, a separate dining area, and an open kitchen that flows into a versatile bonus room. Currently used as a workout space, this flexible area can easily become a second living room, home office, craft room, or additional dining space--whatever suits your lifestyle. The home boasts durable hard flooring throughout and a recently renovated guest bathroom. All bedrooms are generously sized for comfort and privacy. Additional conveniences include an indoor laundry area with ample storage, a newly installed HVAC system providing central air conditioning and central heat, plus an evaporative cooler for added energy-efficient cooling. Located in the desirable Willow Springs Mobile Home Park, this home is just minutes from downtown Tehachapi and offers an excellent commuter location with easy access to major routes. Pride of ownership shows throughout this well-cared-for home. Don't miss the opportunity to make it yours!

2. 2026-05-05
   status Active 1589-char remark

   Show marketing remark (1589 chars)

   Well-Maintained 3-Bedroom Home in Tehachapi Willow Springs Mobile Home Park This beautifully maintained 1,530 sq. ft. mobile home offers a comfortable and functional split-wing floor plan with three spacious bedrooms and two bathrooms. Recent major updates include a brand-new roof, new siding, and a charming new front deck with a cute covered porch--perfect for enjoying morning coffee or evening breezes. Out back, you'll find a convenient carport with rear entry, a storage shed, and a small unfenced yard, giving you just the right amount of outdoor space without the hassle of extensive maintenance. Inside, the home features a bright and spacious family room, a separate dining area, and an open kitchen that flows into a versatile bonus room. Currently used as a workout space, this flexible area can easily become a second living room, home office, craft room, or additional dining space--whatever suits your lifestyle. The home boasts durable hard flooring throughout and a recently renovated guest bathroom. All bedrooms are generously sized for comfort and privacy. Additional conveniences include an indoor laundry area with ample storage, a newly installed HVAC system providing central air conditioning and central heat, plus an evaporative cooler for added energy-efficient cooling. Located in the desirable Willow Springs Mobile Home Park, this home is just minutes from downtown Tehachapi and offers an excellent commuter location with easy access to major routes. Pride of ownership shows throughout this well-cared-for home. Don't miss the opportunity to make it yours!

3. 2026-04-20
   status Pending 1589-char remark

   Show marketing remark (1589 chars)

   Well-Maintained 3-Bedroom Home in Tehachapi Willow Springs Mobile Home Park This beautifully maintained 1,530 sq. ft. mobile home offers a comfortable and functional split-wing floor plan with three spacious bedrooms and two bathrooms. Recent major updates include a brand-new roof, new siding, and a charming new front deck with a cute covered porch--perfect for enjoying morning coffee or evening breezes. Out back, you'll find a convenient carport with rear entry, a storage shed, and a small unfenced yard, giving you just the right amount of outdoor space without the hassle of extensive maintenance. Inside, the home features a bright and spacious family room, a separate dining area, and an open kitchen that flows into a versatile bonus room. Currently used as a workout space, this flexible area can easily become a second living room, home office, craft room, or additional dining space--whatever suits your lifestyle. The home boasts durable hard flooring throughout and a recently renovated guest bathroom. All bedrooms are generously sized for comfort and privacy. Additional conveniences include an indoor laundry area with ample storage, a newly installed HVAC system providing central air conditioning and central heat, plus an evaporative cooler for added energy-efficient cooling. Located in the desirable Willow Springs Mobile Home Park, this home is just minutes from downtown Tehachapi and offers an excellent commuter location with easy access to major routes. Pride of ownership shows throughout this well-cared-for home. Don't miss the opportunity to make it yours!

4. 2026-04-14
   listed $130,000 Active 1589-char remark

   Show marketing remark (1589 chars)

   Well-Maintained 3-Bedroom Home in Tehachapi Willow Springs Mobile Home Park This beautifully maintained 1,530 sq. ft. mobile home offers a comfortable and functional split-wing floor plan with three spacious bedrooms and two bathrooms. Recent major updates include a brand-new roof, new siding, and a charming new front deck with a cute covered porch--perfect for enjoying morning coffee or evening breezes. Out back, you'll find a convenient carport with rear entry, a storage shed, and a small unfenced yard, giving you just the right amount of outdoor space without the hassle of extensive maintenance. Inside, the home features a bright and spacious family room, a separate dining area, and an open kitchen that flows into a versatile bonus room. Currently used as a workout space, this flexible area can easily become a second living room, home office, craft room, or additional dining space--whatever suits your lifestyle. The home boasts durable hard flooring throughout and a recently renovated guest bathroom. All bedrooms are generously sized for comfort and privacy. Additional conveniences include an indoor laundry area with ample storage, a newly installed HVAC system providing central air conditioning and central heat, plus an evaporative cooler for added energy-efficient cooling. Located in the desirable Willow Springs Mobile Home Park, this home is just minutes from downtown Tehachapi and offers an excellent commuter location with easy access to major routes. Pride of ownership shows throughout this well-cared-for home. Don't miss the opportunity to make it yours!

5. 2021-03-07
   historical 440-char remark

   Show marketing remark (440 chars)

   Location! Location! Location! This park has a beautiful view facing the Tehachapi Mountains. Sit on the front porch and enjoy watching the sunsets into the western sky. This mobile has a split floor plan. Master bedroom and bath on the east side the other two bedrooms and the laundry room on the west side. There is a nice sized family room/den and the living room is central and quite large. Come and take a look! This may be home to you!

6. 2021-03-02
   soldstatus $87,000 Closed 440-char remark

   Show marketing remark (440 chars)

   Location! Location! Location! This park has a beautiful view facing the Tehachapi Mountains. Sit on the front porch and enjoy watching the sunsets into the western sky. This mobile has a split floor plan. Master bedroom and bath on the east side the other two bedrooms and the laundry room on the west side. There is a nice sized family room/den and the living room is central and quite large. Come and take a look! This may be home to you!

7. 2021-01-31
   listed $87,000 Active 440-char remark

   Show marketing remark (440 chars)

   Location! Location! Location! This park has a beautiful view facing the Tehachapi Mountains. Sit on the front porch and enjoy watching the sunsets into the western sky. This mobile has a split floor plan. Master bedroom and bath on the east side the other two bedrooms and the laundry room on the west side. There is a nice sized family room/den and the living room is central and quite large. Come and take a look! This may be home to you!

ⓘ 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: $947 · $79/mo
• Projected year-2 tax: $988 · $82/mo
• Expected delta: +$41/yr (+$3/mo · 4.4%)

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥91°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 17 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,995
• − Mortgage interest: −$7,282
• − Property taxes: −$947
• − Insurance: −$650
• − Repairs & maintenance: −$2,080
• − Management: −$2,080
• − Depreciation: −$3,782
• Taxable income: $9,175
• Est. tax owed @ 24.0%: −$2,202
• After-tax cash flow: $8,556/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: Tehachapi Unified
• NCES district ID: 0638880
• Math proficiency: 26% ▼ -5.00%
• Reading proficiency: 40% ▼ -6.00%
• Median HH income: $59,230
• Composite: 29.52/100
• National rank: #6497
• State rank: #285 of 517 in CA

Livability — Tehachapi

• Score: 51/100
• State rank: #1093
• US rank: #25419

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Kern County · 710,371 people
• City population: 31,175
• Metro: Bakersfield, CA
• Population (ZIP): 31,175
• Household income: $87,357
• Rent vs Own: 20.2% rent · 79.8% own
• Severe rent burden: 568.0

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 White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 24% Two or more races 9% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Italian 6% Lithuanian 3% Slovak 3%
• Foreign-born: 10% · Canada, China
• Languages at home: 83% English-only · Spanish 13% Chinese 1% Other Indo-European 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: ▼ -116.70%
• Current HPI: 371.6546
• Rent YoY: ▬ 0.05%
• 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

+49.4% since first listed

7 events — show timeline

• 2026-05-13 Pending — AVMLS
• 2026-05-05 Relisted — AVMLS
• 2026-04-20 Pending — AVMLS
• 2026-04-14 Listed $130,000 AVMLS
• 2021-03-07 Listing Removed — AVMLS
• 2021-03-02 Sold (MLS) $87,000 AVMLS
• 2021-01-31 Listed $87,000 AVMLS

Property tax history

+14.9%/yr

Latest (2025): $947 · +5.3% YoY. Source: county tax records.