32 Golfers Ln · Oildale, CA 93308

$17,999

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 29 Days on market

Built 1970

---

Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Appreciation +2.7/10.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

This is a 2 bedroom, 2 bath mobile home in the 55+ Highland Knolls Estates community as is seeestimate attached and call listing agent for further details. Buyer/investor subject to park applicationapproval. OBO.

Key facts

• Built 1970
• Listed 29 days

Property features AI

Exterior

• Parking: Carport
• Utilities: Public water
• Home design: Manufactured home zoning (MH); Owned space
• Construction: Other roof (see remarks)
• Exterior features: Enclosed patio; Located in the Highland Knolls neighborhood; Cross street: James Rd

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central A/C
• Interior features: Formal living room; Central A/C

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $18k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $18k).
• Recommended offer: $18k (1.5% below list) — sets the bar for market timing.
• Cap rate 91.9% 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.
• Standard Elementary (suburban): math 16% / reading 27% proficiency, ranked #1,227 of 1,400 in CA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Highland Elementary (729 students, 84% FRL) — zoned schools average 84% FRL vs 66% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.2%/yr); 307 active listings in the ZIP; 24 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).
• This rent runs 34% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $124 of loan paydown is wiped out by about $540 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.
• At projected returns (-3.0% appreciation + 2.2% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($18k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 5→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $17,729 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 9.84% ✓
• Cap rate: 91.89%
• Cash-on-cash: 305.71%
• DSCR: 14.60
• GRM: 0.8

CMA / ARV

• ARV (on-the-fly): $89,280
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
181 Sousa Ln	0.18mi	2/2.0 (-1)	1,440 (0%)	1mo	$90,000	$63	85
222 Par	0.16mi	3/2.0	1,536 (+7%)	6mo	$75,000	$49	76
46 Golfers Ln	0.07mi	3/2.0	1,344 (-7%)	19mo	$83,000	$62	70
144 Love Ln	0.15mi	2/2.0 (-1)	1,316 (-9%)	22mo	$110,000	$84	55
900 James Rd #55	0.55mi	2/2.0 (-1)	1,440 (0%)	18mo	$56,000	$39	55
900 James Rd #83	0.55mi	2/2.0 (-1)	1,248 (-13%)	23mo	$49,950	$40	28

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: —
• Equity multiple: 16.38×
• Total profit: $77,499
• Equity at exit: $2,684

10-year hold

• IRR: —
• Equity multiple: 34.20×
• Total profit: $167,295
• Equity at exit: $1,556

Cash invested: $5,040 (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: 0.8×

Monthly cashflow live

• Estimated rent: $1,771 high
• Mortgage (P&I): −$94
• Tax from tax record: −$13 /mo · $160/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $1,284

Break-even live

Break-even rent $146

Max offer price $17,999

Occupancy floor 23%

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: $4,500
• Closing costs: $540
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3600 N Chester Ave Unit 10-B Bakersfield, CA	2.0	1.0	953	$1,295	$1.36	2d	1	0.46mi
208 Electra Ave Bakersfield, CA	3.0	2.0	1614	$2,000	$1.24	43d	1	0.60mi
524 Sunset Meadow Ln Bakersfield, CA	4.0	2.0	1346	$2,150	$1.60	2d	1	0.67mi
530 Sunset Meadow Ln Bakersfield, CA	3.0	2.0	1116	$2,050	$1.84	2d	1	0.67mi
516 Yellow Meadow Ct Unit C Bakersfield, CA	2.0	2.0	977	$1,720	$1.76	2d	1	0.71mi
548 Yellow Meadow Ct Unit C Bakersfield, CA	2.0	2.0	925	$1,595	$1.72	2d	1	0.74mi
549 Yellow Meadow Ct Unit D Bakersfield, CA	3.0	2.0	1200	$1,825	$1.52	23d	1	0.79mi
725 Greenwood Meadow Ln Bakersfield, CA	2.0	1.0	935	$1,600	$1.71	21d	1	0.91mi
805 Sunset Meadow Ln Bakersfield, CA	3.0	2.0	1163	$2,050	$1.76	2d	1	0.92mi
3433 Rustic Meadow Ct Apt B Bakersfield, CA	2.0	2.0	1115	$1,750	$1.57	2d	1	0.96mi
930 Day Ave Unit C Bakersfield, CA	2.0	1.5	900	$1,395	$1.55	43d	1	1.00mi
930 Day Ave Unit A Bakersfield, CA	2.0	1.5	900	$1,395	$1.55	2d	1	1.00mi
932 Day Ave Unit D Bakersfield, CA	2.0	1.0	900	$1,295	$1.44	2d	1	1.00mi
3125 Park Meadows Dr Unit B Bakersfield, CA	2.0	2.0	898	$1,595	$1.78	2d	1	1.02mi
101 Star Ct Bakersfield, CA	3.0	2.0	1040	$2,145	$2.06	43d	1	1.02mi
706 Orchid Dr Apt A Bakersfield, CA	3.0	2.0	1233	$1,900	$1.54	2d	1	1.13mi
2609 Violet Ct Bakersfield, CA	3.0	2.0	1471	$2,100	$1.43	43d	1	1.13mi
2600 Park Meadows Dr Bakersfield, CA	1.0–2.0	1.0–2.0	864	$1,495	$1.73	2d	2	1.27mi
2413 Ashby St Unit 1 Bakersfield, CA	3.0	1.0	1230	$1,750	$1.42	14d	1	1.28mi
210 Douglas St Unit B Bakersfield, CA	2.0	1.5	1274	$1,400	$1.10	2d	1	1.28mi
2309 Manor St Bakersfield, CA	3.0	1.0	1090	$1,725	$1.58	2d	1	1.38mi
615 W China Grade Loop Bakersfield, CA	1.0–2.0	1.0–2.0	875	$1,850	$2.11	2d	6	1.38mi
411 Highland Dr Bakersfield, CA	2.0	1.0	1051	$1,650	$1.57	2d	1	1.40mi
2001 Bedford Way Bakersfield, CA	4.0	2.0	1500	$2,500	$1.67	3d	1	1.45mi

Listing history 15 events

1. 2026-06-17
   status $17,999 Pending 29 DOM
2. 2026-06-17
   days on market $17,999 Active 29 DOM
3. 2026-06-16
   days on market $17,999 Active 28 DOM
4. 2026-06-15
   days on market $17,999 Active 27 DOM
5. 2026-06-14
   days on market $17,999 Active 25 DOM
6. 2026-06-10
   days on market $17,999 Active 22 DOM
7. 2026-06-09
   days on market $17,999 Active 21 DOM
8. 2026-06-08
   days on market $17,999 Active 20 DOM
9. 2026-06-07
   days on market $17,999 Active 19 DOM
10. 2026-06-05
    days on market $17,999 Active 16 DOM
11. 2026-06-03
    days on market $17,999 Active 15 DOM
12. 2026-06-03
    days on market $17,999 Active 14 DOM
13. 2026-06-01
    days on market $17,999 Active 13 DOM
14. 2026-05-31
    days on market $17,999 Active 12 DOM
15. 2026-05-18
    listed $17,999 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: $160 · $13/mo
• Projected year-2 tax: $160 · $13/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 6/10 Major
• 🌡 Heat 8/10 Severe 5 d/yr ≥104°F today · 12 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: $21,253
• − Mortgage interest: −$1,008
• − Property taxes: −$160
• − Insurance: −$90
• − Repairs & maintenance: −$1,700
• − Management: −$1,700
• − Depreciation: −$524
• Taxable income: $16,070
• Est. tax owed @ 24.0%: −$3,857
• After-tax cash flow: $11,550/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: Standard Elementary
• NCES district ID: 0637890
• Math proficiency: 16% ▬ 0.00%
• Reading proficiency: 27% ▼ -3.00%
• Median HH income: $40,574
• Composite: 21.42/100
• National rank: #13640
• State rank: #1227 of 1400 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

1 event — show timeline

• 2026-05-18 Listed $17,999 GEMLS

Property tax history

+3.6%/yr

Latest (2025): $160 · +8.7% YoY. Source: county tax records.