330 Roberts Ln · Oildale, CA 93308

$1,975,000

54 bd · 45.0 ba · 9,785 sqft · MultiFamily public records · 59 Days on market

Built 1982 0.68 ac lot $202/sqft · 48% above area Est $1332k · 48% over

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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 +27.5/30.0
• DSCR +9.7/10.0
• 1% rule +7.7/10.0
• 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
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 18 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Well-positioned 18-unit multifamily investment property located in the strong rental market of North Bakersfield, offering investors the opportunity to acquire a stable, income-producing apartment building with long-term upside potential. Built in 1982, the property consists of approximately 9,785 square feet of building area situated on a 29,620 square foot lot, providing ample space for tenant parking and accessibility. The property features approximately 40 on-site parking spaces, an attractive amenity that supports tenant convenience and occupancy stability. The asset is offered at approximately $201.84 per square foot and $109,722 per unit, providing a competitive price basis compared to similar multifamily properties for sale in Bakersfield. The property is currently operating at a 6% cap rate, making it an appealing opportunity for investors seeking a cash flowing multifamily investment with reliable performance. The property benefits from 5 Section 8 units, providing stable, government-backed rental income and helping reduce vacancy risk. Bakersfield continues to experience steady demand for affordable housing, supporting consistent occupancy and long-term rental growth potential. This 18-unit apartment complex is well suited for investors seeking both passive income and future appreciation in a growing Central California rental market. The property offers convenient access to major transportation routes including California State Route 99, as well as key commercial corridors such as Airport Drive and North Chester Avenue, connecting residents to employment centers, schools, shopping, and everyday services throughout the Bakersfield area. Nearby amenities include retail, dining, and regional shopping destinations such as Valley Plaza Mall, one of the largest retail centers in the San Joaquin Valley. The surrounding neighborhood consists of established residential communities with consistent rental demand and ongoing growth, supporting long-term investment performance. This residential income property presents a compelling opportunity for investors seeking a Bakersfield multifamily investment with strong fundamentals, stable income, and future upside potential.

Key facts

• 0.68 acre lot
• 40 parking spots
• Built 1982

What this means for you Summary

Snapshot

• This is a 18 × 3-bed/2.5-bath units multifamily listed at $1.98M.

Deal economics

• At list price, monthly cash flow is $6k ($70k/yr) — positive. Per door: $325/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($25k rent vs $1.98M).
• Recommended offer: $1.92M (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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+, schools B+; 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.
• Market conditions: Rents rising (+2.2%/yr); 307 active listings in the ZIP; 3,244 units permitted in Kern County in 2024 (73 in 5+ unit buildings).
• At $25,142/mo this rent would consume 483% of the median local household income ($62k/yr) (locally 2931% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $14k of loan paydown is wiped out by about $59k 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 $553k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($1.92M) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 25y 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 $1.45M; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,915,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.27% ✓
• Cap rate: 9.85%
• Cash-on-cash: 12.71%
• DSCR: 1.57
• GRM: 6.5

CMA / ARV

• ARV (median comp): $1,332,240
• List price: $1,975,000
• Delta: 48.25%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 1.6%
• Equity multiple: 1.06×
• Total profit: $34,097
• Equity at exit: $294,479

10-year hold

• IRR: 10.5%
• Equity multiple: 1.78×
• Total profit: $433,470
• Equity at exit: $170,762

Cash invested: $553,000 (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: 117.8×

Monthly cashflow live

• Estimated rent: $25,142 high
• Mortgage (P&I): −$10,357
• Tax from tax record: −$2,824 /mo · $33,887/yr
• Insurance: −$823
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,280
• Net cashflow: $5,858

Break-even live

Break-even rent $17,727

Max offer price $1,975,000

Occupancy floor 72%

18-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 18× units	3	2.5	$25,146
Total (18 units)			$25,142

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: $493,750
• Closing costs: $59,250
• Reserves months: —
• Total cash needed: —

Listing history 46 events

1. 2026-06-18
   days on market $1,975,000 Active 59 DOM
2. 2026-06-17
   days on market $1,975,000 Active 58 DOM
3. 2026-06-16
   days on market $1,975,000 Active 57 DOM
4. 2026-06-15
   days on market $1,975,000 Active 56 DOM
5. 2026-06-14
   days on market $1,975,000 Active 54 DOM
6. 2026-06-10
   days on market $1,975,000 Active 51 DOM
7. 2026-06-09
   days on market $1,975,000 Active 50 DOM
8. 2026-06-08
   days on market $1,975,000 Active 49 DOM
9. 2026-06-07
   days on market $1,975,000 Active 48 DOM
10. 2026-06-05
    days on market $1,975,000 Active 45 DOM
11. 2026-06-03
    days on market $1,975,000 Active 44 DOM
12. 2026-06-03
    days on market $1,975,000 Active 43 DOM
13. 2026-06-01
    days on market $1,975,000 Active 42 DOM
14. 2026-05-31
    days on market $1,975,000 Active 41 DOM
15. 2026-03-24
    listed $1,975,000 Active 2206-char remark

    Show marketing remark (2206 chars)

    Well-positioned 18-unit multifamily investment property located in the strong rental market of North Bakersfield, offering investors the opportunity to acquire a stable, income-producing apartment building with long-term upside potential. Built in 1982, the property consists of approximately 9,785 square feet of building area situated on a 29,620 square foot lot, providing ample space for tenant parking and accessibility. The property features approximately 40 on-site parking spaces, an attractive amenity that supports tenant convenience and occupancy stability. The asset is offered at approximately $201.84 per square foot and $109,722 per unit, providing a competitive price basis compared to similar multifamily properties for sale in Bakersfield. The property is currently operating at a 6% cap rate, making it an appealing opportunity for investors seeking a cash flowing multifamily investment with reliable performance. The property benefits from 5 Section 8 units, providing stable, government-backed rental income and helping reduce vacancy risk. Bakersfield continues to experience steady demand for affordable housing, supporting consistent occupancy and long-term rental growth potential. This 18-unit apartment complex is well suited for investors seeking both passive income and future appreciation in a growing Central California rental market. The property offers convenient access to major transportation routes including California State Route 99, as well as key commercial corridors such as Airport Drive and North Chester Avenue, connecting residents to employment centers, schools, shopping, and everyday services throughout the Bakersfield area. Nearby amenities include retail, dining, and regional shopping destinations such as Valley Plaza Mall, one of the largest retail centers in the San Joaquin Valley. The surrounding neighborhood consists of established residential communities with consistent rental demand and ongoing growth, supporting long-term investment performance. This residential income property presents a compelling opportunity for investors seeking a Bakersfield multifamily investment with strong fundamentals, stable income, and future upside potential.

16. 2025-06-27
    historical
17. 2025-04-11
    price $1,997,000
18. 2025-03-21
    price $2,033,000
19. 2025-03-01
    listed $2,070,000 Active
20. 2025-02-25
    historical
21. 2024-12-19
    historical
22. 2024-12-06
    price $2,117,000
23. 2024-09-25
    listed $2,157,000 Active
24. 2024-09-21
    historical
25. 2024-08-21
    status Active
26. 2024-08-20
    historical
27. 2024-08-18
    price $2,279,000
28. 2024-08-13
    price $2,277,000
29. 2024-07-30
    price $2,327,000
30. 2024-06-22
    listed $2,377,000 Active
31. 2024-06-16
    historical
32. 2022-05-31
    soldstatus $1,447,000
33. 2020-08-07
    soldstatus $825,000
34. 2007-12-11
    soldstatus $825,000
35. 2007-12-11
    soldstatus $825,000
36. 2007-10-29
    historical
37. 2007-10-29
    price $875,000
38. 2007-09-12
    listed $825,000
39. 2004-07-13
    price $670,000
40. 2004-02-06
    soldstatus $675,000
41. 2004-02-06
    soldstatus $675,000
42. 2003-06-18
    historical
43. 2003-06-12
    listed $675,000
44. 2002-05-29
    price $450,000
45. 2002-01-28
    historical
46. 2001-11-13
    listed $460,000

ⓘ 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: $33,887 · $2,824/mo
• Projected year-2 tax: $33,887 · $2,824/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 5/10 Major
• 🌡 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: $301,704
• − Mortgage interest: −$110,631
• − Property taxes: −$33,887
• − Insurance: −$9,875
• − Repairs & maintenance: −$24,136
• − Management: −$24,136
• − Depreciation: −$57,455
• Taxable income: $41,584
• Est. tax owed @ 24.0%: −$9,980
• After-tax cash flow: $60,319/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

+329.3% since first listed

32 events — show timeline

• 2026-03-24 Listed $1,975,000 TheMLS
• 2025-06-27 Listing Removed — CRMLS
• 2025-04-11 Price Changed $1,997,000 CRMLS
• 2025-03-21 Price Changed $2,033,000 CRMLS
• 2025-03-01 Listed $2,070,000 CRMLS
• 2025-02-25 Coming Soon — CRMLS
• 2024-12-19 Listing Removed — CRMLS
• 2024-12-06 Price Changed $2,117,000 CRMLS
• 2024-09-25 Listed $2,157,000 CRMLS
• 2024-09-21 Coming Soon — CRMLS
• 2024-08-21 Relisted — CRMLS
• 2024-08-20 Listing Removed — CRMLS
• 2024-08-18 Price Changed $2,279,000 CRMLS
• 2024-08-13 Price Changed $2,277,000 CRMLS
• 2024-07-30 Price Changed $2,327,000 CRMLS
• 2024-06-22 Listed $2,377,000 CRMLS
• 2024-06-16 Coming Soon — CRMLS
• 2022-05-31 Sold (Public Records) $1,447,000 Public Records
• 2020-08-07 Sold (Public Records) $825,000 Public Records
• 2007-12-11 Sold (Public Records) $825,000 Public Records
• 2007-12-11 Sold (MLS) $825,000 GEMLS
• 2007-10-29 Price Changed $875,000 GEMLS
• 2007-10-29 Delisted — GEMLS
• 2007-09-12 Listed $825,000 GEMLS
• 2004-07-13 Price Changed $670,000 GEMLS
• 2004-02-06 Sold (Public Records) $675,000 Public Records
• 2004-02-06 Sold (MLS) $675,000 GEMLS
• 2003-06-18 Delisted — GEMLS
• 2003-06-12 Listed $675,000 GEMLS
• 2002-05-29 Price Changed $450,000 GEMLS
• 2002-01-28 Delisted — GEMLS
• 2001-11-13 Listed $460,000 GEMLS

Property tax history

+10.1%/yr

Latest (2025): $33,887 · +3.5% YoY. Source: county tax records.