6506 Sierra Ave · Inyokern, CA 93527

$65,000

2 bd · 2.0 ba · 1,650 sqft · SingleFamily public records · 17 Days on market

Built 1973 10,019 sqft lot $39/sqft · 57% below area

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Why this score? — see what drove the B 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
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.0/5.0

Listing remarks

This 2 bedroom, 1 bathroom home in Inyokern offers approximately 1,650 sq ft of opportunity for the right buyer ready to bring their vision to life. Built in 1973, the property has already seen partial renovations, making it the perfect project for an experienced flipper or cash investor looking to finish the job and unlock its full potential. Spacious layout with plenty of room to reimagine and add value. Existing pool is currently not in operable condition and the property is being sold strictly AS-IS. Cash only. Whether you're searching for your next flip, investment project, or renovation opportunity, this property has the bones and potential to become something special. Don't miss your

Key facts

• 0.23 acre lot
• Built 1973
• Listed 17 days

Property features AI

Finance

• Other: Lot approximately 0.23 acres

Exterior

• Utilities: Public water; Natural gas connected; Sewer connected
• Home design: Residential single-family home; Described as Fixer Upper / Resale Home / Site Built Home; Zoned C2 - SFR
• Construction: Stucco construction; Permanent foundation
• Exterior features: Flat foam roof

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Has cooling; Evaporative cooling
• Interior features: Evaporative cooling

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $488 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 39/100 on livability (#1,398 in CA) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: crime A, commute A-; Watch: schools C-, amenities F, employment 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.
• Market conditions: 93 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,244 units permitted in Kern County in 2024 (73 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($449 loan paydown + $2k appreciation (3.6% local appreciation)).
• Kern County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.6% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $49k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 3→9/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,025 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — 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. 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.
4. 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.
5. 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: 1.92% ✓
• Cap rate: 15.31%
• Cash-on-cash: 32.20%
• DSCR: 2.43
• GRM: 4.3

CMA / ARV

• ARV (median comp): $150,327
• List price: $65,000
• Delta: -56.76%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1312, 1314 Broadway	0.08mi	3/2.5 (+1)	1,541 (-7%)	18mo	$255,000	$165	63
952 N Mirage St	0.38mi	3/2.0 (+1)	1,608 (-2%)	16mo	$277,500	$173	59

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

Projected returns pro-forma

3.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.0%
• Equity multiple: 3.26×
• Total profit: $41,185
• Equity at exit: $31,567

10-year hold

• IRR: 38.4%
• Equity multiple: 6.52×
• Total profit: $100,448
• Equity at exit: $50,552

Cash invested: $18,200 (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 93527

• Home prices YoY: 0.7%
• Active inventory: 93
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$131 /mo · $1,574/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $488

Break-even live

Break-even rent $632

Max offer price $65,000

Occupancy floor 56%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6701 Mountain View Ave Unit 1 Inyokern, CA	3.0	2.0	1330	$1,250	$0.94	2d	1	0.30mi

Listing history 2 events

1. 2026-05-11
   listed $65,000 Active 905-char remark
2. 1986-07-03
   soldstatus $49,000

ⓘ 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: $1,574 · $131/mo
• Projected year-2 tax: $1,574 · $131/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 3 d/yr ≥104°F today · 9 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,000
• − Mortgage interest: −$3,641
• − Property taxes: −$1,574
• − Insurance: −$325
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$1,891
• Taxable income: $5,169
• Est. tax owed @ 24.0%: −$1,241
• After-tax cash flow: $4,620/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 — Inyokern

• Score: 39/100
• State rank: #1398
• US rank: #27420

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Inyokern, CA
• Population (ZIP): 1,801

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 (81%)
• Race & ethnicity: White 81% Two or more races 11% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 4% Scotch-Irish 3% Portuguese 3%
• Foreign-born: 3% · Canada, China
• Languages at home: 95% English-only · Spanish 2% German/W. Germanic 2% Chinese 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: ▲ 3.63%
• Current HPI: 501.6357
• 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

+32.7% since first listed

3 events — show timeline

• 2026-05-28 Pending — SSMLS
• 2026-05-11 Listed $65,000 SSMLS
• 1986-07-03 Sold (Public Records) $49,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,574 · +4.9% YoY. Source: county tax records.