527 Locust St · Oildale, CA 93308

$124,900

2 bd · 1.0 ba · 813 sqft · SingleFamily public records · 7 Days on market

Built 1937 6,534 sqft lot Est $224k · 44% under

---

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 +20.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.5/10.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Appreciation +2.7/10.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0

Listing remarks

Terrible Home North of The River!! This 3 Bed, 1 Bath Home is so bad even the roaches moved out!! Need pretty much everything repaired or replaced, It's fully fenced, has extra large 2 car garage with shop area partially converted to ADU on good sized lot

Key facts

• Extra large garage
• Fully fenced
• Good sized lot

Tags

• FULLY FENCED
• EXTRA LARGE GARAGE
• PARTIALLY CONVERTED TO ADU
• GOOD SIZED LOT

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water
• Home design: Pre-owned
• Construction: Composition roof
• Exterior features: Vacant property

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heat and central A/C
• Interior features: Central air conditioning; Central heating

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $160 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 7.8% vs local median 3.9% in Oildale — 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 58/100 on livability (#680 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: crime F, amenities F, commute F.
• Beardsley Elementary (suburban): math 7% / reading 18% proficiency, ranked #501 of 517 in CA (top 97%) — 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.
• Zoned schools: Beardsley Elementary (math 2% / reading 8%, grade F, #1,564 of 1,571 statewide, top 100%, 421 students, 98% FRL) — zoned schools average 98% FRL vs 76% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.2%/yr); 307 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 3,244 units permitted in Kern County in 2024 (73 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Kern County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $75k; list at $125k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,900

Questions for the listing agent

1. Built in 1937 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.05% ✓
• Cap rate: 7.83%
• Cash-on-cash: 5.50%
• DSCR: 1.24
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $224,388
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
527 Locust St	0.00mi	3/1.0 (+1)	813 (0%)	0mo	$128,000	$157	95
336 Warren Ave	0.10mi	2/1.0	858 (+6%)	7mo	$240,000	$280	80
515 Lincoln Ave	0.27mi	2/1.0	852 (+5%)	0mo	$215,000	$252	79
506 Washington Ave	0.34mi	2/1.0	786 (-3%)	6mo	$235,000	$299	74
414 Woodrow Ave	0.38mi	2/1.0	861 (+6%)	2mo	$233,000	$271	70
711 Huskey Dr	0.63mi	2/1.0	816 (+0%)	3mo	$225,000	$276	68
216 Decatur St	0.29mi	2/1.0	914 (+12%)	2mo	$215,000	$235	64
350 S Oildale Dr	0.51mi	2/1.0	875 (+8%)	1mo	$265,000	$303	63
1600 Hurrle	0.67mi	2/1.0	789 (-3%)	2mo	$225,000	$285	62
309 El Tejon Ave	0.50mi	2/1.0	760 (-6%)	7mo	$265,000	$349	60
115 Hart	0.70mi	2/1.0	888 (+9%)	6mo	$140,000	$158	46
501 Belmont Ave #16	0.49mi	2/2.0	924 (+14%)	7mo	$35,500	$38	44

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

Projected returns pro-forma

-3.0% appreciation · 2.22% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.68×
• Total profit: $-11,025
• Equity at exit: $18,623

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-469
• Equity at exit: $10,799

Cash invested: $34,972 (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 93308

• Home prices YoY: -0.5%
• Rents YoY: 2.2%
• Active inventory: 307
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,311 high
• Mortgage (P&I): −$655
• Tax from tax record: −$169 /mo · $2,024/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $160

Break-even live

Break-even rent $1,108

Max offer price $124,900

Occupancy floor 83%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
222 Harding Ave Unit B Bakersfield, CA	3.0	2.0	1100	$1,750	$1.59	2d	1	0.21mi
213 Oildale Dr Unit A Bakersfield, CA	2.0	2.0	928	$1,195	$1.29	2d	1	0.22mi
222 Moneta Ave Unit 222 Bakersfield, CA	3.0	2.0	1040	$1,700	$1.63	2d	1	0.22mi
419 Washington Ave Unit 417 Bakersfield, CA	3.0	2.0	975	$1,500	$1.54	2d	1	0.30mi
327 McCord Ave Unit 6 Bakersfield, CA	3.0	1.0	1000	$1,500	$1.50	2d	1	0.31mi
120 Harding Ave Unit D Bakersfield, CA	1.0	1.0	1000	$900	$0.90	2d	1	0.34mi
502 Beardsley Ave Unit T Bakersfield, CA	1.0	1.0	624	$950	$1.52	43d	1	0.40mi
313 Beardsley Ave Unit 315 B Bakersfield, CA	1.0	1.0	550	$850	$1.55	2d	1	0.45mi
214 Beardsley Ave Unit 11 Bakersfield, CA	1.0	1.0	650	$950	$1.46	2d	1	0.47mi
214 Beardsley Ave Unit 12 Bakersfield, CA	2.0	2.0	655	$1,095	$1.67	2d	1	0.47mi
611 Wilson Ave Unit B Bakersfield, CA	2.0	1.0	750	$1,195	$1.59	43d	1	0.48mi
210 Beardsley Ave Unit 8 Bakersfield, CA	1.0	1.0	650	$895	$1.38	2d	1	0.49mi
501 Belmont Ave Bakersfield, CA	1.0	1.0	1000	$625	$0.62	43d	1	0.50mi
627 Beardsley Ave Bakersfield, CA	3.0	1.0	967	$1,575	$1.63	43d	1	0.51mi
126 Wilson Ave Unit B Bakersfield, CA	1.0	1.0	650	$850	$1.31	14d	1	0.56mi
706 Huskey Dr Bakersfield, CA	2.0	1.0	832	$1,450	$1.74	43d	1	0.60mi
448 S Oildale Dr Bakersfield, CA	3.0	2.0	1080	$1,500	$1.39	2d	1	0.60mi
819 Washington Ave Bakersfield, CA	2.0	1.0	767	$1,295	$1.69	2d	1	0.60mi
1405 Yosemite Dr Unit 1405 Bakersfield, CA	2.0	1.0	712	$1,100	$1.54	43d	1	0.60mi
117 Harris Dr Bakersfield, CA	2.0	1.0	560	$1,300	$2.32	19d	1	0.62mi
811 Beardsley Ave Bakersfield, CA	2.0	1.0	800	$1,295	$1.62	2d	1	0.64mi
214 E Belle Ave Unit A Bakersfield, CA	1.0	1.0	875	$1,250	$1.43	2d	1	0.67mi
611 Ann Arbor Dr Unit A Bakersfield, CA	1.0	1.0	650	$1,100	$1.69	43d	1	0.67mi
901 Castaic Ave Bakersfield, CA	2.0	1.0	1076	$1,700	$1.58	2d	1	0.79mi
415 Arvin St Bakersfield, CA	1.0	1.0	800	$1,000	$1.25	2d	1	0.82mi
1905 McCray St Bakersfield, CA	2.0	1.0	736	$1,450	$1.97	2d	1	0.88mi
411 Highland Dr Bakersfield, CA	2.0	1.0	1051	$1,650	$1.57	2d	1	0.96mi
615 W China Grade Loop Bakersfield, CA	1.0–2.0	1.0–2.0	875	$1,850	$2.11	2d	6	1.10mi
3333 El Encanto Ct Bakersfield, CA	2.0	1.5	990	$1,495	$1.51	2d	1	1.22mi
3333 El Encanto Ct Bakersfield, CA	2.0	2.0	990	$1,595	$1.61	14d	1	1.22mi
3817 K St Unit A Bakersfield, CA	2.0	1.0	763	$1,285	$1.68	2d	1	1.26mi
2301 Olympic Dr Unit C Bakersfield, CA	1.0	1.0	756	$1,095	$1.45	2d	1	1.28mi
1201 40th St Bakersfield, CA	2.0–3.0	1.0–2.0	870	$1,075	$1.23	2d	1	1.29mi
901 W Columbus St Unit 266 Bakersfield, CA	2.0	1.0	864	$1,325	$1.53	21d	1	1.31mi
1951 Golden State Ave Bakersfield, CA	1.0–3.0	1.0–2.5	1017	$1,445	$1.42	2d	2	1.32mi
2600 Park Meadows Dr Bakersfield, CA	1.0–2.0	1.0–2.0	864	$1,495	$1.73	2d	2	1.33mi
1319 Wilson Ave Apt E Bakersfield, CA	1.0	1.0	600	$850	$1.42	2d	1	1.33mi
901 W Columbus St Unit 236 Bakersfield, CA	2.0	1.0	864	$1,325	$1.53	43d	1	1.36mi
901 W Columbus St Apt 232 Bakersfield, CA	2.0	1.0	864	$1,165	$1.35	21d	1	1.37mi
901 W Columbus St Bakersfield, CA	1.0–2.0	1.0	807	$1,425	$1.77	2d	12	1.37mi

Listing history 3 events

1. 2026-05-19
   listed $124,900 Active
2. 2025-12-15
   soldstatus $75,000
3. 1992-02-14
   soldstatus $47,000

ⓘ 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: $2,024 · $169/mo
• Projected year-2 tax: $2,024 · $169/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 39 unhealthy d/yr today · 45 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,736
• − Mortgage interest: −$6,996
• − Property taxes: −$2,024
• − Insurance: −$624
• − Repairs & maintenance: −$1,259
• − Management: −$1,259
• − Depreciation: −$3,633
• Taxable loss: −$60
• Est. tax savings @ 24.0%: +$14
• After-tax cash flow: $1,938/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: Beardsley Elementary
• NCES district ID: 0604260
• Math proficiency: 7% ▼ -12.00%
• Reading proficiency: 18% ▼ -16.00%
• Median HH income: $28,808
• Composite: 9.63/100
• National rank: #9841
• State rank: #501 of 517 in CA

Livability — Oildale

• Score: 58/100
• State rank: #680
• US rank: #20848

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oildale, CA
• County: Kern County · 710,371 people
• Metro: Bakersfield, CA
• Population (ZIP): 55,078
• Household income: $62,445
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 2931.0

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 0.57)
• Race & ethnicity: White 57% Hispanic / Latino 32% Two or more races 15% Black 3% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Slovak 3% Italian 1% Romanian 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 80% English-only · Spanish 17%

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: ▼ -4.52%
• Current HPI: 825.65
• Rent YoY: ▲ 2.22%
• 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

+165.7% since first listed

3 events — show timeline

• 2026-05-19 Listed $124,900 GEMLS
• 2025-12-15 Sold (Public Records) $75,000 Public Records
• 1992-02-14 Sold (Public Records) $47,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $2,024 · +3.5% YoY. Source: county tax records.