2121 Nadeau Unit C-1 · Mojave, CA 93501

$54,900

3 bd · 1.0 ba · 1,344 sqft · Manufactured public records · 72 Days on market

Built 1974 $41/sqft · 36% below area Est $85k · 36% 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 +5.7/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Come make this spacious Double wide your new home! Located in an established this 3 Bedroom 2 Bathroom plus a bonus room features an open floor plan with a large kitchen perfect for everyday living as well as gatherings. Washer and dryer hookups included. enjoy a private fenced yard for added space and comfort. an excellent opportunity to own at an incredible price. Conveniently located near main roads and freeway access. A must see! Buyer to verify

Key facts

• Built 1974
• Listed 72 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $512 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.
• Cap rate 20.1% vs local median 3.7% in Mojave — 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 55/100 on livability (#873 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, commute A-; Watch: crime C-, schools F, amenities F.
• Mojave Unified (town): math 25% / reading 25% proficiency, ranked #411 of 517 in CA (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 278 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 3,244 units permitted in Kern County in 2024 (73 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($380 loan paydown + $728 appreciation (1.3% local appreciation)).
• Kern County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.3% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $122/mo.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $51,606 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.34% ✓
• Cap rate: 20.15%
• Cash-on-cash: 49.49%
• DSCR: 3.20
• GRM: 3.6

CMA / ARV

• ARV (median comp): $85,221
• List price: $54,900
• Delta: -35.58%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

1.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 43.0%
• Equity multiple: 3.25×
• Total profit: $34,589
• Equity at exit: $19,679

10-year hold

• IRR: 44.6%
• Equity multiple: 6.46×
• Total profit: $83,873
• Equity at exit: $26,891

Cash invested: $15,372 (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 93501

• Home prices YoY: 0.2%
• Active inventory: 278
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,283 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $824/yr
• Insurance: −$23
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $512

Break-even live

Break-even rent $635

Max offer price $54,900

Occupancy floor 55%

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16193 H St Mojave, CA	2.0	2.0	902	$1,245	$1.38	21d	1	0.42mi
16193 H St Mojave, CA	2.0	2.0	902	$1,245	$1.38	14d	1	0.42mi
16193 H St Unit 01-204 Mojave, CA	2.0	2.0	902	$919	$1.02	23d	1	0.42mi
3171 Milton Dr Mojave, CA	4.0	2.0	1620	$1,950	$1.20	23d	1	1.10mi
15950 Lawrence Dr Mojave, CA	3.0	2.0	1332	$1,500	$1.13	23d	1	1.11mi

Listing history 23 events

1. 2026-06-18
   days on market $54,900 Active 72 DOM
2. 2026-06-17
   days on market $54,900 Active 71 DOM
3. 2026-06-16
   days on market $54,900 Active 70 DOM
4. 2026-06-15
   days on market $54,900 Active 69 DOM
5. 2026-06-14
   days on market $54,900 Active 67 DOM
6. 2026-06-13
   days on market $54,900 Active 66 DOM
7. 2026-06-10
   days on market $54,900 Active 64 DOM
8. 2026-06-09
   days on market $54,900 Active 63 DOM
9. 2026-06-08
   days on market $54,900 Active 62 DOM
10. 2026-06-07
    days on market $54,900 Active 61 DOM
11. 2026-06-05
    days on market $54,900 Active 58 DOM
12. 2026-06-03
    days on market $54,900 Active 57 DOM
13. 2026-06-03
    days on market $54,900 Active 56 DOM
14. 2026-06-01
    days on market $54,900 Active 55 DOM
15. 2026-05-31
    days on market $54,900 Active 54 DOM
16. 2026-04-07
    listed $54,900 Active

    Show marketing remark (453 chars)

    Come make this spacious Double wide your new home! Located in an established this 3 Bedroom 2 Bathroom plus a bonus room features an open floor plan with a large kitchen perfect for everyday living as well as gatherings. Washer and dryer hookups included. enjoy a private fenced yard for added space and comfort. an excellent opportunity to own at an incredible price. Conveniently located near main roads and freeway access. A must see! Buyer to verify

17. 2026-04-07
    listed $54,900 Active 453-char remark

    Show marketing remark (453 chars)

    Come make this spacious Double wide your new home! Located in an established this 3 Bedroom 2 Bathroom plus a bonus room features an open floor plan with a large kitchen perfect for everyday living as well as gatherings. Washer and dryer hookups included. enjoy a private fenced yard for added space and comfort. an excellent opportunity to own at an incredible price. Conveniently located near main roads and freeway access. A must see! Buyer to verify

18. 2025-12-16
    historical
19. 2025-11-05
    listed $99,999 Active
20. 2025-10-08
    historical
21. 2025-08-07
    price $119,000
22. 2025-08-07
    price $119,000
23. 2025-07-08
    listed $149,990 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AO · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 6 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 17 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,393
• − Mortgage interest: −$3,075
• − Property taxes: −$824
• − Insurance: −$1,742
• − Repairs & maintenance: −$1,231
• − Management: −$1,231
• − Depreciation: −$1,597
• Taxable income: $5,692
• Est. tax owed @ 24.0%: −$1,366
• After-tax cash flow: $4,774/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: Mojave Unified
• NCES district ID: 0625230
• Math proficiency: 25% ▲ 11.00%
• Reading proficiency: 25% ▼ -1.00%
• Median HH income: $43,017
• Composite: 21.4/100
• National rank: #8350
• State rank: #411 of 517 in CA

Livability — Mojave

• Score: 55/100
• State rank: #873
• US rank: #23667

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mojave, CA
• City population: 5,944
• Population (ZIP): 5,944

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 0.66)
• Race & ethnicity: Hispanic / Latino 47% White 26% Black 21% Two or more races 18% Asian 1%
• Hispanic origin (detail): Mexican 41%
• Common ancestry: Slovak 4% Lithuanian 2% Serbian 1%
• Foreign-born: 13% · Canada, Vietnam
• Languages at home: 70% English-only · Spanish 28%

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: ▲ 1.33%
• Current HPI: 595.661
• 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

-63.4% since first listed

8 events — show timeline

• 2026-04-07 Listed $54,900 AVMLS
• 2026-04-07 Listed $54,900 CRMLS
• 2025-12-16 Listing Removed — CRMLS
• 2025-11-05 Listed $99,999 CRMLS
• 2025-10-08 Listing Removed — CRMLS
• 2025-08-07 Price Changed $119,000 AVMLS
• 2025-08-07 Price Changed $119,000 CRMLS
• 2025-07-08 Listed $149,990 CRMLS

Property tax history

-2.0%/yr

Latest (2025): $93 · -5.6% YoY. Source: county tax records.