5371 Piute Mountain Rd · Weldon, CA 93283

$95,000

2 bd · 1.0 ba · 1,000 sqft · Manufactured public records · 25 Days on market

Built 1969 9,583 sqft lot

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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 +23.3/30.0
• Appreciation +9.3/10.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0

Listing remarks

Welcome to quiet country living in Weldon! This 3 bedroom, 2 bathroom single wide manufactured home is priced to sell and offers incredible potential for a primary residence, vacation getaway, or investment opportunity. Cash only sale. The home features wheelchair accessibility, a spacious primary bedroom with a walk-in closet, and a functional layout with plenty of natural light throughout. The property is fully fenced with plenty of parking for boats, RVs, and additional vehicles. Enjoy peaceful surroundings and beautiful mountain desert scenery in this quiet location. When the lake is full, you can even enjoy lake views from the backyard! Outside, you'll find covered parking and room to

Key facts

• Outdoor recreation
• Fully fenced
• Covered parking

Tags

• WHEELCHAIR ACCESSIBILITY
• FULLY FENCED
• COVERED PARKING
• LAKE VIEWS
• OUTDOOR RECREATION
• FISHING

Property features AI

Finance

• Other: Zoning: E(.5)MH
• Financial info: No financial details provided
• HOA & community: HOA information not specified

Exterior

• Parking: Parking details not specified
• Security: No specific security features listed
• Utilities: Cable available; Propane; Septic tank
• Home design: Manufactured single-wide residential home; One story; Accessible entrance; Facing direction not specified
• Construction: Shingle roof; Slab foundation; Construction year not specified
• Exterior features: Exterior lighting; Covered patio; Fenced yard; Shed(s); RV/Boat storage; Landscaped lot; Has a view

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range; Refrigerator
• Bedrooms: Bedrooms not specified
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Wall unit(s)
• Interior features: Central vacuum; Walk-in closet(s); High-speed internet; Window coverings
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $174 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($993 rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 5.0% in Weldon — 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 48/100 on livability (#1,218 in CA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A-, housing B+; Watch: amenities F, commute F, employment F.
• South Fork Union (rural): math 25% / reading 40% proficiency, ranked #1,016 of 1,400 in CA (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: South Fork Elementary (344 students, 71% FRL) — zoned schools at 71% FRL track the district average.
• Market conditions: 41 active listings in the ZIP; 3,244 units permitted in Kern County in 2024 (73 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($657 loan paydown + $8k appreciation (8.7% local appreciation)).
• Kern County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (8.7% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $95k implies a 850% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.05% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.85%
• DSCR: 1.35
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $50,000
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5664 Piute Mountain Rd	0.29mi	2/1.0	900 (-10%)	2mo	$58,800	$65	68
5696 Isabel Dr	0.34mi	2/1.0	924 (-8%)	9mo	$46,500	$50	64
5651 Hooper Rd	0.30mi	1/1.0 (-1)	1,128 (+13%)	11mo	$34,000	$30	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.3%
• Equity multiple: 3.04×
• Total profit: $54,203
• Equity at exit: $76,427

10-year hold

• IRR: 24.3%
• Equity multiple: 6.61×
• Total profit: $149,328
• Equity at exit: $155,954

Cash invested: $26,600 (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 93283

• Home prices YoY: 1.9%
• Active inventory: 41
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $993 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$73 /mo · $871/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $174

Break-even live

Break-even rent $773

Max offer price $95,000

Occupancy floor 77%

Sensitivity live

Price	-10% $228	-5% $201	+0% $174	+5% $147	+10% $120
Rent	-10% $96	-5% $135	+0% $174	+5% $213	+10% $252
Rate	-1.0pp $222	-0.5pp $198	base $174	+0.5pp $149	+1.0pp $124

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $95,000 Active 25 DOM
2. 2026-06-18
   days on market $95,000 Active 24 DOM
3. 2026-06-17
   days on market $95,000 Active 23 DOM
4. 2026-06-16
   days on market $95,000 Active 22 DOM
5. 2026-06-15
   days on market $95,000 Active 21 DOM
6. 2026-06-14
   days on market $95,000 Active 19 DOM
7. 2026-06-12
   days on market $95,000 Active 18 DOM
8. 2026-06-10
   days on market $95,000 Active 16 DOM
9. 2026-06-09
   days on market $95,000 Active 15 DOM
10. 2026-06-08
    days on market $95,000 Active 14 DOM
11. 2026-06-07
    days on market $95,000 Active 13 DOM
12. 2026-06-05
    days on market $95,000 Active 11 DOM
13. 2026-06-05
    days on market $95,000 Active 10 DOM
14. 2026-06-03
    days on market $95,000 Active 9 DOM
15. 2026-06-02
    days on market $95,000 Active 8 DOM
16. 2026-06-01
    days on market $95,000 Active 7 DOM
17. 2026-05-31
    days on market $95,000 Active 6 DOM
18. 2026-05-21
    listed $95,000 Active
19. 2004-10-08
    soldstatus $10,000

ⓘ 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: $871 · $73/mo
• Projected year-2 tax: $871 · $73/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 8/10 Severe
• 🌡 Heat 7/10 Severe 6 d/yr ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 18 unhealthy d/yr today · 22 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,915
• − Mortgage interest: −$5,321
• − Property taxes: −$871
• − Insurance: −$475
• − Repairs & maintenance: −$953
• − Management: −$953
• − Depreciation: −$2,764
• Taxable income: $577
• Est. tax owed @ 24.0%: −$139
• After-tax cash flow: $1,950/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: South Fork Union
• NCES district ID: 0637470
• Math proficiency: 25% ▲ 5.00%
• Reading proficiency: 40% ▲ 5.00%
• Median HH income: $32,532
• Composite: 29.31/100
• National rank: #11836
• State rank: #1016 of 1400 in CA

Livability — Weldon

• Score: 48/100
• State rank: #1218
• US rank: #26156

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Weldon, CA
• Population (ZIP): 2,129

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 11% Two or more races 7% Native American 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 13% Iranian 1%
• Foreign-born: 17% · Canada
• Languages at home: 93% English-only · Spanish 7%

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: ▲ 8.65%
• Current HPI: 468.8712
• Rent YoY: —
• Metro: —
• 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

+850.0% since first listed

2 events — show timeline

• 2026-05-21 Listed $95,000 SSMLS
• 2004-10-08 Sold (Public Records) $10,000 Public Records

Property tax history

+9.3%/yr

Latest (2025): $871 · +2.0% YoY. Source: county tax records.