20 Pioneer Pl · Bodfish, CA 93205

$89,500

2 bd · 1.0 ba · 720 sqft · Manufactured public records · 175 Days on market

Built 1980 7,405 sqft lot $124/sqft · 60% above 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
• Appreciation +9.7/10.0
• ARV discount +7.5/15.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0

Listing remarks MLS

This charming 1980 manufactured home offers 2 bedrooms and 1 bathroom in a well-designed single-wide layout, ideal for comfortable full-time living or a relaxing weekend retreat. The home features a beautifully remodeled kitchen with updated cabinetry and finishes that opens to a central living area, creating an inviting space for everyday living and entertaining. A wood-burning stove adds warmth and character, providing a cozy focal point during cooler months. Climate comfort is well covered with both an evaporative cooler and a wall-mounted A/C unit. Outside, the property truly shines with an oversized garage, offering ample space for vehicles, storage, workshop use, or recreational equipment. Additional off-street parking provides room for multiple vehicles, boats, or trailers-perfect for outdoor enthusiasts. Conveniently located just minutes from town, shopping, and dining, this property is also close to the recreational opportunities of Lake Isabella, including boating, fishing, hiking, and more. With its combination of functionality, storage, parking, and proximity to lake and mountain recreation, this home presents an excellent opportunity for affordable living in a desirable area

Key facts

• Off street parking
• Remodeled kitchen
• Proximity to lake

Tags

• REMODELED KITCHEN
• WOOD BURNING STOVE
• OVERSIZED GARAGE
• OFF STREET PARKING
• PROXIMITY TO LAKE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $503 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 5.9% in Bodfish — 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 (#1,207 in CA) — a working-class tenant base; expect higher turnover. Strengths: cost of living B+; Watch: housing D+, schools F, amenities F.
• Kernville Union Elementary (rural): math 20% / reading 37% proficiency, ranked #1,128 of 1,400 in CA (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 36 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 ($619 loan paydown + $8k appreciation (9.3% local appreciation)).
• Kern County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (9.3% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 175 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $21k; list at $90k implies a 326% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 11→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 175 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.52% ✓
• Cap rate: 13.04%
• Cash-on-cash: 24.08%
• DSCR: 2.07
• GRM: 5.5

CMA / ARV

• ARV (median comp): $56,071
• List price: $89,500
• Delta: 59.62%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Park Way	0.07mi	2/1.5	672 (-7%)	20mo	$47,500	$71	67

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

Projected returns pro-forma

9.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.3%
• Equity multiple: 4.06×
• Total profit: $76,667
• Equity at exit: $76,265

10-year hold

• IRR: 36.0%
• Equity multiple: 8.97×
• Total profit: $199,634
• Equity at exit: $160,037

Cash invested: $25,060 (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 93205

• Home prices YoY: 2.1%
• Active inventory: 36
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,361 medium
• Mortgage (P&I): −$469
• Tax from tax record: −$66 /mo · $787/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $503

Break-even live

Break-even rent $724

Max offer price $89,500

Occupancy floor 58%

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-15
   days on market $89,500 Active 175 DOM
2. 2026-06-14
   days on market $89,500 Active 173 DOM
3. 2026-06-13
   days on market $89,500 Active 172 DOM
4. 2026-06-10
   days on market $89,500 Active 170 DOM
5. 2026-06-09
   days on market $89,500 Active 169 DOM
6. 2026-06-08
   days on market $89,500 Active 168 DOM
7. 2026-06-07
   days on market $89,500 Active 167 DOM
8. 2026-06-05
   days on market $89,500 Active 164 DOM
9. 2026-06-03
   days on market $89,500 Active 163 DOM
10. 2026-06-03
    days on market $89,500 Active 162 DOM
11. 2026-06-01
    days on market $89,500 Active 161 DOM
12. 2026-05-31
    days on market $89,500 Active 160 DOM
13. 2026-01-25
    status Active 1206-char remark

    Show marketing remark (1206 chars)

    This charming 1980 manufactured home offers 2 bedrooms and 1 bathroom in a well-designed single-wide layout, ideal for comfortable full-time living or a relaxing weekend retreat. The home features a beautifully remodeled kitchen with updated cabinetry and finishes that opens to a central living area, creating an inviting space for everyday living and entertaining. A wood-burning stove adds warmth and character, providing a cozy focal point during cooler months. Climate comfort is well covered with both an evaporative cooler and a wall-mounted A/C unit. Outside, the property truly shines with an oversized garage, offering ample space for vehicles, storage, workshop use, or recreational equipment. Additional off-street parking provides room for multiple vehicles, boats, or trailers-perfect for outdoor enthusiasts. Conveniently located just minutes from town, shopping, and dining, this property is also close to the recreational opportunities of Lake Isabella, including boating, fishing, hiking, and more. With its combination of functionality, storage, parking, and proximity to lake and mountain recreation, this home presents an excellent opportunity for affordable living in a desirable area

14. 2026-01-19
    status Pending 1206-char remark

    Show marketing remark (1206 chars)

    This charming 1980 manufactured home offers 2 bedrooms and 1 bathroom in a well-designed single-wide layout, ideal for comfortable full-time living or a relaxing weekend retreat. The home features a beautifully remodeled kitchen with updated cabinetry and finishes that opens to a central living area, creating an inviting space for everyday living and entertaining. A wood-burning stove adds warmth and character, providing a cozy focal point during cooler months. Climate comfort is well covered with both an evaporative cooler and a wall-mounted A/C unit. Outside, the property truly shines with an oversized garage, offering ample space for vehicles, storage, workshop use, or recreational equipment. Additional off-street parking provides room for multiple vehicles, boats, or trailers-perfect for outdoor enthusiasts. Conveniently located just minutes from town, shopping, and dining, this property is also close to the recreational opportunities of Lake Isabella, including boating, fishing, hiking, and more. With its combination of functionality, storage, parking, and proximity to lake and mountain recreation, this home presents an excellent opportunity for affordable living in a desirable area

15. 2025-12-15
    listed $89,500 Active 1206-char remark

    Show marketing remark (1206 chars)

    This charming 1980 manufactured home offers 2 bedrooms and 1 bathroom in a well-designed single-wide layout, ideal for comfortable full-time living or a relaxing weekend retreat. The home features a beautifully remodeled kitchen with updated cabinetry and finishes that opens to a central living area, creating an inviting space for everyday living and entertaining. A wood-burning stove adds warmth and character, providing a cozy focal point during cooler months. Climate comfort is well covered with both an evaporative cooler and a wall-mounted A/C unit. Outside, the property truly shines with an oversized garage, offering ample space for vehicles, storage, workshop use, or recreational equipment. Additional off-street parking provides room for multiple vehicles, boats, or trailers-perfect for outdoor enthusiasts. Conveniently located just minutes from town, shopping, and dining, this property is also close to the recreational opportunities of Lake Isabella, including boating, fishing, hiking, and more. With its combination of functionality, storage, parking, and proximity to lake and mountain recreation, this home presents an excellent opportunity for affordable living in a desirable area

16. 1997-07-10
    soldstatus $21,000
17. 1997-02-27
    soldstatus $24,000
18. 1993-06-18
    soldstatus $19,000
19. 1991-12-04
    soldstatus $14,500
20. 1991-12-03
    soldstatus $14,500

ⓘ 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: $787 · $66/mo
• Projected year-2 tax: $787 · $66/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 9/10 Extreme
• 🌡 Heat 6/10 Major 11 d/yr ≥93°F today · 29 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 24 unhealthy d/yr today · 30 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,331
• − Mortgage interest: −$5,013
• − Property taxes: −$787
• − Insurance: −$448
• − Repairs & maintenance: −$1,307
• − Management: −$1,307
• − Depreciation: −$2,604
• Taxable income: $4,867
• Est. tax owed @ 24.0%: −$1,168
• After-tax cash flow: $4,867/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: Kernville Union Elementary
• NCES district ID: 0619590
• Math proficiency: 20% ▲ 4.00%
• Reading proficiency: 37% ▲ 11.00%
• Median HH income: $29,896
• Composite: 25.91/100
• National rank: #12766
• State rank: #1128 of 1400 in CA

Livability — Bodfish

• Score: 48/100
• State rank: #1207
• US rank: #26114

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bodfish, CA
• Population (ZIP): 2,191

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 6% Native American 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Lithuanian 4% Portuguese 2% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3% French/Haitian/Cajun 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: ▲ 9.33%
• Current HPI: 447.8088
• 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

+517.2% since first listed

8 events — show timeline

• 2026-01-25 Relisted — SSMLS
• 2026-01-19 Pending — SSMLS
• 2025-12-15 Listed $89,500 SSMLS
• 1997-07-10 Sold (Public Records) $21,000 Public Records
• 1997-02-27 Sold (Public Records) $24,000 Public Records
• 1993-06-18 Sold (Public Records) $19,000 Public Records
• 1991-12-04 Sold (Public Records) $14,500 Public Records
• 1991-12-03 Sold (Public Records) $14,500 Public Records

Property tax history

+5.1%/yr

Latest (2025): $787 · +2.8% YoY. Source: county tax records.