3303 Sierra Hwy Spc 46 · Rosamond, CA 93560

$80,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 48 Days on market

Built 1989 $69/sqft · 14% below area Est $108k · 26% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.2/10.0
• 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

Great Opportunity to own this Spacious Mobile Home in a great Park! Split floor plan with Huge Master Bedroom, walk in closet and nice big Master Bathroom. Great Corner lot, that gives you a bigger yard. Enjoy your morning coffee on your front Patio . Very Nice well kept community with a pool and playground. Lot's of Potential! Must See!

Key facts

• Community pool
• Built 1989
• Listed 47 days

Property features AI

Finance

• Other: Serial numbers: 16601A & 16601B; Label/insignia numbers: HWC169518 / HWC169519; APN: 251-360-44-00-3
• Financial info: Deposit: $5,000; New space rent: $675
• HOA & community: Mobile home park with monthly space rent ($675) and park deposit $675; Manager on site (Irene)

Exterior

• Parking: New space rent listed (park fee) $675
• Utilities: Natural gas
• Home design: Mobile/manufactured home; Located in Whispering Hills Mobile Home Park (space Spc 46); All-ages park; Park amenities include RV parking and a pool; Facing information not specified
• Construction: Composition shingle roof; Manufactured in 1989 by FUQUA MH INC (Model: ODDYSSEY); Skirted; Width 24', Length 56'
• Exterior features: Chain link fencing; Awning; Shed; Porch

Interior

• Kitchen: Dishwasher; Gas range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Central heat (gas); Floor furnace
• Interior features: Dishwasher; Gas range

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 26.2% 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: Rosamond Elementary (878 students, 94% 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) — zoned schools average 86% FRL vs 67% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 463 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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).
• This rent runs 36% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $2k of equity ($553 loan paydown + $2k appreciation (2.4% local appreciation)).
• Kern County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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 $52k; list at $80k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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: 2.90% ✓
• Cap rate: 26.23%
• Cash-on-cash: 71.21%
• DSCR: 4.17
• GRM: 2.9

CMA / ARV

• ARV (median comp): $108,318
• List price: $80,000
• Delta: -26.14%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3303 Sierra Hwy #61	0.00mi	3/2.0	1,152 (0%)	24mo	$118,200	$103	80
3303 Sierra Hwy Spc 32	0.00mi	3/2.0	1,056 (-8%)	11mo	$108,000	$102	77
3300 W 15th St #194	0.58mi	3/2.0	1,152 (0%)	7mo	$117,000	$102	67
3300 15th St W #263	0.58mi	3/2.0	1,152 (0%)	8mo	$53,650	$47	66
3303 Sierra Hwy #19	0.00mi	3/2.0	1,272 (+10%)	21mo	$100,000	$79	65
3303 Sierra Hwy Spc 59	0.00mi	3/2.0	1,272 (+10%)	22mo	$131,000	$103	64
2300 E Valley	0.47mi	3/2.0	1,248 (+8%)	6mo	$332,000	$266	59
3300 15th St W #217	0.58mi	3/1.0	1,056 (-8%)	3mo	$45,000	$43	53
1335 Richfield Ave	0.58mi	3/2.0	1,296 (+12%)	3mo	$320,000	$247	50
3300 W 15th #388	0.58mi	2/2.0 (-1)	1,000 (-13%)	10mo	$105,000	$105	37

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: 75.3%
• Equity multiple: 5.10×
• Total profit: $91,808
• Equity at exit: $33,322

10-year hold

• IRR: 75.3%
• Equity multiple: 10.44×
• Total profit: $211,376
• Equity at exit: $49,382

Cash invested: $22,400 (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 93560

• Home prices YoY: 0.6%
• Active inventory: 463
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $2,319 high
• Mortgage (P&I): −$420
• Tax from tax record: −$50 /mo · $599/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $1,329

Break-even live

Break-even rent $636

Max offer price $80,000

Occupancy floor 38%

Sensitivity live

Price	-10% $1,374	-5% $1,352	+0% $1,329	+5% $1,307	+10% $1,284
Rent	-10% $1,146	-5% $1,238	+0% $1,329	+5% $1,421	+10% $1,512
Rate	-1.0pp $1,369	-0.5pp $1,350	base $1,329	+0.5pp $1,308	+1.0pp $1,287

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3172 Shelley St Rosamond, CA	4.0	2.0	1192	$2,300	$1.93	23d	1	0.27mi
2300 Panorama Ln Rosamond, CA	2.0	2.0	1121	$2,300	$2.05	45d	1	0.43mi
3400 15th St W Unit 21 Rosamond, CA	2.0	1.0	950	$1,495	$1.57	12d	1	0.45mi
3400 15th St W Unit 118 Rosamond, CA	2.0	1.5	1050	$1,600	$1.52	12d	1	0.48mi
3400 15th St W Rosamond, CA	2.0	1.0	1000	$1,498	$1.50	0d	4	0.50mi
2821 Desert St Unit C Rosamond, CA	2.0	1.0	975	$1,795	$1.84	0d	1	0.51mi
2416 W Valley Vis Rosamond, CA	3.0	2.0	1343	$2,250	$1.68	17d	1	0.53mi
2436 Horizon Dr Rosamond, CA	3.0	2.0	1416	$4,500	$3.18	45d	1	0.57mi
1838 Center St Unit A Rosamond, CA	3.0	2.5	1495	$2,000	$1.34	0d	1	0.65mi
1838 Center St Unit A Rosamond, CA	3.0	2.5	1475	$2,000	$1.36	12d	1	0.65mi
2541 Diamond St Unit 3 Rosamond, CA	2.0	1.0	700	$1,200	$1.71	0d	1	0.76mi
3317 Dale Ct Rosamond, CA	3.0	2.0	1330	$800	$0.60	0d	1	0.77mi
2051 Candice Ave Rosamond, CA	3.0	2.0	1345	$2,395	$1.78	17d	1	0.93mi
1225 Barrington Ave Rosamond, CA	3.0	2.0	1072	$2,200	$2.05	0d	1	0.95mi
2776 Sycamore Ave Rosamond, CA	2.0	1.0	800	$1,175	$1.47	4d	1	1.06mi
1943 Pengilley Ave Rosamond, CA	3.0	2.0	1379	$2,600	$1.89	0d	1	1.36mi

Listing history 28 events

1. 2026-06-21
   days on market $80,000 Active 48 DOM
2. 2026-06-18
   days on market $80,000 Active 45 DOM
3. 2026-06-17
   days on market $80,000 Active 44 DOM
4. 2026-06-16
   days on market $80,000 Active 43 DOM
5. 2026-06-15
   days on market $80,000 Active 42 DOM
6. 2026-06-13
   days on market $80,000 Active 40 DOM
7. 2026-06-13
   days on market $80,000 Active 39 DOM
8. 2026-06-09
   days on market $80,000 Active 36 DOM
9. 2026-06-08
   days on market $80,000 Active 35 DOM
10. 2026-06-07
    days on market $80,000 Active 34 DOM
11. 2026-06-04
    days on market $80,000 Active 31 DOM
12. 2026-06-03
    days on market $80,000 Active 30 DOM
13. 2026-06-02
    days on market $80,000 Active 29 DOM
14. 2026-06-01
    days on market $80,000 Active 28 DOM
15. 2026-05-31
    days on market $80,000 Active 27 DOM
16. 2026-05-04
    listed $80,000 Active 85-char remark
17. 2020-08-25
    historical 339-char remark

    Show marketing remark (339 chars)

    Great Opportunity to own this Spacious Mobile Home in a great Park! Split floor plan with Huge Master Bedroom, walk in closet and nice big Master Bathroom. Great Corner lot, that gives you a bigger yard. Enjoy your morning coffee on your front Patio . Very Nice well kept community with a pool and playground. Lot's of Potential! Must See!

18. 2020-08-24
    soldstatus $52,500 Closed 339-char remark

    Show marketing remark (339 chars)

    Great Opportunity to own this Spacious Mobile Home in a great Park! Split floor plan with Huge Master Bedroom, walk in closet and nice big Master Bathroom. Great Corner lot, that gives you a bigger yard. Enjoy your morning coffee on your front Patio . Very Nice well kept community with a pool and playground. Lot's of Potential! Must See!

19. 2020-08-24
    soldstatus $52,500 Closed Sale

    Show marketing remark (339 chars)

    Great Opportunity to own this Spacious Mobile Home in a great Park! Split floor plan with Huge Master Bedroom, walk in closet and nice big Master Bathroom. Great Corner lot, that gives you a bigger yard. Enjoy your morning coffee on your front Patio . Very Nice well kept community with a pool and playground. Lot's of Potential! Must See!

20. 2020-07-21
    status Pending Sale

    Show marketing remark (339 chars)

    Great Opportunity to own this Spacious Mobile Home in a great Park! Split floor plan with Huge Master Bedroom, walk in closet and nice big Master Bathroom. Great Corner lot, that gives you a bigger yard. Enjoy your morning coffee on your front Patio . Very Nice well kept community with a pool and playground. Lot's of Potential! Must See!

21. 2020-07-17
    listed $52,500 Active 339-char remark

    Show marketing remark (339 chars)

    Great Opportunity to own this Spacious Mobile Home in a great Park! Split floor plan with Huge Master Bedroom, walk in closet and nice big Master Bathroom. Great Corner lot, that gives you a bigger yard. Enjoy your morning coffee on your front Patio . Very Nice well kept community with a pool and playground. Lot's of Potential! Must See!

22. 2020-07-17
    listed $52,500 Active

    Show marketing remark (339 chars)

    Great Opportunity to own this Spacious Mobile Home in a great Park! Split floor plan with Huge Master Bedroom, walk in closet and nice big Master Bathroom. Great Corner lot, that gives you a bigger yard. Enjoy your morning coffee on your front Patio . Very Nice well kept community with a pool and playground. Lot's of Potential! Must See!

23. 2020-04-19
    historical
24. 2020-04-18
    historical
25. 2019-12-06
    price $55,000
26. 2019-12-06
    price $55,000
27. 2019-10-23
    listed $59,000 Active
28. 2019-10-21
    listed $59,000 Active

ⓘ 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: $599 · $50/mo
• Projected year-2 tax: $608 · $51/mo
• Expected delta: +$9/yr (+$1/mo · 1.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 6 d/yr ≥101°F today · 15 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: $27,827
• − Mortgage interest: −$4,481
• − Property taxes: −$599
• − Insurance: −$400
• − Repairs & maintenance: −$2,226
• − Management: −$2,226
• − Depreciation: −$2,327
• Taxable income: $15,567
• Est. tax owed @ 24.0%: −$3,736
• After-tax cash flow: $12,214/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

+35.6% since first listed

13 events — show timeline

• 2026-05-04 Listed $80,000 AVMLS
• 2020-08-25 Listing Removed — AVMLS
• 2020-08-24 Sold (MLS) $52,500 CRMLS
• 2020-08-24 Sold (MLS) $52,500 AVMLS
• 2020-07-21 Pending — CRMLS
• 2020-07-17 Listed $52,500 CRMLS
• 2020-07-17 Listed $52,500 AVMLS
• 2020-04-19 Listing Removed — AVMLS
• 2020-04-18 Listing Removed — CRMLS
• 2019-12-06 Price Changed $55,000 AVMLS
• 2019-12-06 Price Changed $55,000 CRMLS
• 2019-10-23 Listed $59,000 CRMLS
• 2019-10-21 Listed $59,000 AVMLS

Property tax history

+12.1%/yr

Latest (2025): $599 · +7.8% YoY. Source: county tax records.