3459 Desert Cloud · Rosamond, CA 93560

$420,000

5 bd · 3.0 ba · 2,618 sqft · SingleFamily public records · 2 Days on market

Built 2002 6,534 sqft lot Est $516k · 19% 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).

• ARV discount +15.0/15.0
• Cash flow +10.4/30.0
• Appreciation +6.2/10.0
• 1% rule +3.0/10.0
• DSCR +3.0/10.0
• 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

This is love at 1st sight. Offering great curb appeal with RV parking. This home has just about everything for your family. Featuring a formal living & formal dining room. A huge family room with lots of natural lighting with high ceilings with a fireplace. This particular model has the master bedroom downstairs. In addition, there is a bonus room downstairs that could be a bedroom that has direct access to the guest bathroom which is perfect for guests or in laws. Upstairs, has the other bedrooms, & a very large loft that could easily be used as a 5th bedroom. Your kitchen has upgraded touches with newer counters & decorative back splash. Just off of the kitchen, offers an enclosed sun room that can offer additional space for your entertaining. Step out to your backyard that does feature a covered patio & you can retreat for relaxation with your above ground spa. This home is walking distance to the school & is ready for a new family. Hurry on this one!!!

Key facts

• 6,534 sq ft lot
• 3 garage spots
• Built 2002

Property features AI

Finance

• Other: Single-family property (1 unit); No ADU; No common walls
• HOA & community: Suburban community

Exterior

• Parking: Attached garage with 3 garage spaces; RV access/parking; Total of 3 parking spaces
• Utilities: Public sewer; District/public water
• Home design: House; Two stories; Entry on level 1
• Construction: Concrete slab foundation; Built year recorded in public records
• Exterior features: Patio; Sprinkler system with front sprinklers; Corner lot; Property has a view; No pool

Interior

• Kitchen: Breakfast counter / bar
• Bedrooms: All bedrooms are upstairs
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central cooling
• Interior features: Two-story layout with all bedrooms located upstairs; Front entry; Above-ground spa; Main level has one bathroom
• Laundry & utility: Indoor laundry area; Washer hookup available

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $420k.

Deal economics

• At list price, monthly cash flow is $-227 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $380k (9.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $338k (19.6% below list).
• Recommended offer: $338k (19.6% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: crime F, amenities F, commute 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.
• Zoned schools: Westpark Elementary (940 students, 78% FRL); Tropico Middle (math 24% / reading 24%, grade F, #277 of 498 statewide, top 73%, 782 students, 80% FRL); Rosamond High Early College Campus (913 students, 83% FRL).
• Market conditions: 463 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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).
• At $3,376/mo this rent would consume 52% of the median local household income ($77k/yr) (locally 425% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $13k of equity ($3k loan paydown + $10k appreciation (2.4% local appreciation)).
• Kern County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y 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 $342k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 4→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $337,562 (19.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.31%
• DSCR: 0.90
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $515,746
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3454 Garnet	0.38mi	5/3.0	2,669 (+2%)	1mo	$515,000	$193	78
2274 Dwight Ct	0.36mi	5/3.0	2,521 (-4%)	0mo	$500,000	$198	77
3408 Gemstone	0.23mi	5/3.0	2,459 (-6%)	4mo	$485,000	$197	75
2136 Westpark Dr	0.28mi	5/2.5	2,478 (-5%)	3mo	$475,000	$192	74
2016 Via Vida Feliz Ave	0.46mi	4/3.0 (-1)	2,583 (-1%)	1mo	$507,000	$196	71
3013 Via Bella Rosa	0.44mi	4/3.0 (-1)	2,583 (-1%)	5mo	$495,000	$192	68
3024 Erica	0.52mi	5/3.0	2,521 (-4%)	4mo	$490,000	$194	66
3445 Stella Ave	0.75mi	5/3.0	2,588 (-1%)	4mo	$529,990	$205	60
2903 La Calle Sabio Ave	0.70mi	4/2.5 (-1)	2,583 (-1%)	2mo	$490,000	$190	56
3383 Andrew Ave	0.54mi	4/2.5 (-1)	2,288 (-13%)	1mo	$460,000	$201	46
3619 Mount Whitney Ave	0.62mi	4/2.5 (-1)	2,286 (-13%)	3mo	$485,000	$212	40
3621 Mt San Gorgonia Ave	0.67mi	4/2.5 (-1)	2,286 (-13%)	4mo	$474,000	$207	38

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: 3.6%
• Equity multiple: 1.20×
• Total profit: $23,138
• Equity at exit: $174,942

10-year hold

• IRR: 7.1%
• Equity multiple: 2.02×
• Total profit: $119,381
• Equity at exit: $259,253

Cash invested: $117,600 (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: 463
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $3,376 high
• Mortgage (P&I): −$2,203
• Tax from tax record: −$516 /mo · $6,189/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$709
• Net cashflow: $-227

Break-even live

Break-even rent $3,662

Max offer price $379,982

Occupancy floor —

Sensitivity live

Price	-10% $11	-5% $-108	+0% $-227	+5% $-345	+10% $-464
Rent	-10% $-493	-5% $-360	+0% $-227	+5% $-93	+10% $40
Rate	-1.0pp $-15	-0.5pp $-120	base $-227	+0.5pp $-335	+1.0pp $-446

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: $105,000
• Closing costs: $12,600
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3124 Via Bella Rosa Ave Rosamond, CA	4.0	2.0	1809	$3,200	$1.77	45d	1	0.29mi
3141 Patti Rose Ave Rosamond, CA	4.0	3.5	2788	$3,300	$1.18	0d	1	0.32mi
3017 Via Bella Rosa Ave Rosamond, CA	4.0	2.0	1820	$2,800	$1.54	45d	1	0.41mi
3075 Summer Breeze Ave Rosamond, CA	4.0	3.0	2873	$2,975	$1.04	0d	1	0.42mi
3926 Westbrook Ave Rosamond, CA	4.0	3.0	2500	$3,300	$1.32	4d	1	0.51mi
3809 Park Vista Ct Rosamond, CA	4.0	2.0	2034	$3,400	$1.67	45d	1	0.53mi
3016 Erica Ave Rosamond, CA	5.0	3.0	2521	$3,600	$1.43	0d	1	0.54mi
3542 Half Dome Ave Rosamond, CA	4.0	2.5	2583	$3,200	$1.24	5d	1	0.56mi
2917 La Calle Audaz Ave Rosamond, CA	4.0	2.5	2583	$2,900	$1.12	0d	1	0.66mi
2421 Arboretum Ave Rosamond, CA	4.0	2.5	2637	$2,950	$1.12	18d	1	1.11mi

Listing history 3 events

1. 2026-06-18
   days on market $420,000 Active 2 DOM
2. 2026-06-17
   remarks 432-char remark
3. 2026-06-17
   listed $420,000 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: $6,189 · $516/mo
• Projected year-2 tax: $6,189 · $516/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 2/10 Low FEMA zone X (shaded) · 3% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 4 d/yr ≥100°F today · 12 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: $40,507
• − Mortgage interest: −$23,527
• − Property taxes: −$6,189
• − Insurance: −$2,100
• − Repairs & maintenance: −$3,241
• − Management: −$3,241
• − Depreciation: −$12,218
• Taxable loss: −$10,007
• Est. tax savings @ 24.0%: +$2,402
• After-tax cash flow: $-317/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

+77.2% since first listed

8 events — show timeline

• 2026-06-16 Listed $420,000 CRMLS
• 2019-11-05 Sold (Public Records) $342,500 Public Records
• 2019-11-05 Sold (MLS) $342,500 AVMLS
• 2019-09-16 Pending — AVMLS
• 2019-09-07 Listed $339,900 AVMLS
• 2014-10-29 Sold (Public Records) $237,000 Public Records
• 2014-10-29 Sold (MLS) $237,000 AVMLS
• 2014-09-09 Listed $237,000 AVMLS

Property tax history

+6.1%/yr

Latest (2025): $6,189 · +26.1% YoY. Source: county tax records.