285 FLORENCE Ln · Oildale, CA 93308

$75,000

2 bd · 1.0 ba · 840 sqft · Manufactured public records · 110 Days on market

Built 1982 $89/sqft · 63% above area

---

Why this score? — see what drove the B- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

Well-maintained 2-bedroom, 1-bath mobile home offering 840 sq ft of comfortable living space in the desirable Riverdale Village community. This home features a functional layout with inviting living areas, abundant natural light, and an efficient use of space throughout. Enjoy a gated yard that provides added privacy and room for outdoor relaxation, plus a large covered carport with ample parking. Riverdale Village offers wonderful community amenities, including a swimming pool and a fully equipped fitness center. The neighborhood is welcoming and designed for residents of all ages. Conveniently located near shopping, dining, and everyday essentials, this home combines comfort, community, and convenience.

Key facts

• Fitness center
• Covered carport
• Community amenities

Tags

• GATED YARD
• COVERED CARPORT
• COMMUNITY AMENITIES
• SWIMMING POOL
• FITNESS CENTER
• WELCOMING NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $586 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.7% 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; 35 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 $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.75% ✓
• Cap rate: 15.67%
• Cash-on-cash: 33.49%
• DSCR: 2.49
• GRM: 4.7

CMA / ARV

• ARV (median comp): $46,130
• List price: $75,000
• Delta: 62.58%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
287 Florence Ln	0.02mi	2/2.0	790 (-6%)	1mo	$17,500	$22	84
269 Teakwood Ln	0.07mi	2/1.0	864 (+3%)	16mo	$35,000	$41	79
144 Torrey Pine Ln	0.09mi	2/2.0	880 (+5%)	13mo	$32,000	$36	73
281 Teakwood Ln	0.03mi	2/2.0	764 (-9%)	9mo	$50,000	$65	72
324 Nita Ln	0.05mi	2/1.0	732 (-13%)	5mo	$50,000	$68	72
5000 Pierce #19	0.44mi	2/1.5	860 (+2%)	10mo	$7,500	$9	66
279 Teakwood Ln	0.04mi	2/1.5	720 (-14%)	16mo	$75,000	$104	60
188 Kings Ln	0.09mi	2/1.0	720 (-14%)	20mo	$61,000	$85	55
175 Kings Ln	0.06mi	3/2.0 (+1)	960 (+14%)	15mo	$114,900	$120	52
166 Hickorywood Ln	0.10mi	2/1.0	720 (-14%)	24mo	$62,000	$86	52

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: 27.9%
• Equity multiple: 2.15×
• Total profit: $24,132
• Equity at exit: $11,183

10-year hold

• IRR: 34.9%
• Equity multiple: 4.09×
• Total profit: $64,861
• Equity at exit: $6,485

Cash invested: $21,000 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,316 high
• Mortgage (P&I): −$393
• Tax from tax record: −$29 /mo · $346/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $586

Break-even live

Break-even rent $574

Max offer price $75,000

Occupancy floor 50%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 Belmont Ave Bakersfield, CA	1.0	1.0	1000	$625	$0.62	44d	1	0.22mi
627 Beardsley Ave Bakersfield, CA	3.0	1.0	967	$1,575	$1.63	44d	1	0.26mi
811 Beardsley Ave Bakersfield, CA	2.0	1.0	800	$1,295	$1.62	3d	1	0.26mi
117 Harris Dr Bakersfield, CA	2.0	1.0	560	$1,300	$2.32	19d	1	0.28mi
706 Huskey Dr Bakersfield, CA	2.0	1.0	832	$1,450	$1.74	44d	1	0.31mi
213 Oildale Dr Unit A Bakersfield, CA	2.0	2.0	928	$1,195	$1.29	3d	1	0.31mi
502 Beardsley Ave Unit T Bakersfield, CA	1.0	1.0	624	$950	$1.52	44d	1	0.37mi
327 McCord Ave Unit 6 Bakersfield, CA	3.0	1.0	1000	$1,500	$1.50	3d	1	0.48mi
819 Washington Ave Bakersfield, CA	2.0	1.0	767	$1,295	$1.69	3d	1	0.52mi
448 S Oildale Dr Bakersfield, CA	3.0	2.0	1080	$1,500	$1.39	3d	1	0.53mi
313 Beardsley Ave Unit 315 B Bakersfield, CA	1.0	1.0	550	$850	$1.55	3d	1	0.58mi
222 Moneta Ave Unit 222 Bakersfield, CA	3.0	2.0	1040	$1,700	$1.63	3d	1	0.61mi
419 Washington Ave Unit 417 Bakersfield, CA	3.0	2.0	975	$1,500	$1.54	3d	1	0.64mi
611 Wilson Ave Unit B Bakersfield, CA	2.0	1.0	750	$1,195	$1.59	44d	1	0.64mi
222 Harding Ave Unit B Bakersfield, CA	3.0	2.0	1100	$1,750	$1.59	3d	1	0.65mi
214 Beardsley Ave Unit 12 Bakersfield, CA	2.0	2.0	655	$1,095	$1.67	3d	1	0.67mi
214 Beardsley Ave Unit 11 Bakersfield, CA	1.0	1.0	650	$950	$1.46	3d	1	0.67mi
210 Beardsley Ave Unit 8 Bakersfield, CA	1.0	1.0	650	$895	$1.38	3d	1	0.69mi
901 Castaic Ave Bakersfield, CA	2.0	1.0	1076	$1,700	$1.58	3d	1	0.76mi
120 Harding Ave Unit D Bakersfield, CA	1.0	1.0	1000	$900	$0.90	3d	1	0.78mi
1405 Yosemite Dr Unit 1405 Bakersfield, CA	2.0	1.0	712	$1,100	$1.54	44d	1	0.80mi
611 Ann Arbor Dr Unit A Bakersfield, CA	1.0	1.0	650	$1,100	$1.69	44d	1	0.86mi
126 Wilson Ave Unit B Bakersfield, CA	1.0	1.0	650	$850	$1.31	14d	1	0.98mi
1319 Wilson Ave Apt E Bakersfield, CA	1.0	1.0	600	$850	$1.42	3d	1	1.07mi
214 E Belle Ave Unit A Bakersfield, CA	1.0	1.0	875	$1,250	$1.43	3d	1	1.08mi
3333 El Encanto Ct Bakersfield, CA	2.0	2.0	990	$1,595	$1.61	14d	1	1.09mi
3333 El Encanto Ct Bakersfield, CA	2.0	1.5	990	$1,495	$1.51	3d	1	1.09mi
415 Arvin St Bakersfield, CA	1.0	1.0	800	$1,000	$1.25	3d	1	1.11mi
1905 McCray St Bakersfield, CA	2.0	1.0	736	$1,450	$1.97	3d	1	1.13mi
1951 Golden State Ave Bakersfield, CA	1.0–3.0	1.0–2.5	1017	$1,445	$1.42	3d	2	1.21mi
411 Highland Dr Bakersfield, CA	2.0	1.0	1051	$1,650	$1.57	3d	1	1.25mi
615 W China Grade Loop Bakersfield, CA	1.0–2.0	1.0–2.0	875	$1,850	$2.11	3d	6	1.29mi
3817 K St Unit A Bakersfield, CA	2.0	1.0	763	$1,285	$1.68	3d	1	1.36mi
1201 40th St Bakersfield, CA	2.0–3.0	1.0–2.0	870	$1,075	$1.23	3d	1	1.41mi
2600 Park Meadows Dr Bakersfield, CA	1.0–2.0	1.0–2.0	864	$1,495	$1.73	3d	2	1.48mi

Listing history 15 events

1. 2026-06-18
   days on market $75,000 Active 110 DOM
2. 2026-06-17
   days on market $75,000 Active 109 DOM
3. 2026-06-16
   days on market $75,000 Active 108 DOM
4. 2026-06-15
   days on market $75,000 Active 107 DOM
5. 2026-06-14
   days on market $75,000 Active 105 DOM
6. 2026-06-10
   days on market $75,000 Active 102 DOM
7. 2026-06-09
   days on market $75,000 Active 101 DOM
8. 2026-06-08
   days on market $75,000 Active 100 DOM
9. 2026-06-07
   days on market $75,000 Active 99 DOM
10. 2026-06-05
    days on market $75,000 Active 96 DOM
11. 2026-06-03
    days on market $75,000 Active 95 DOM
12. 2026-06-03
    days on market $75,000 Active 94 DOM
13. 2026-06-01
    days on market $75,000 Active 93 DOM
14. 2026-05-31
    days on market $75,000 Active 92 DOM
15. 2026-02-28
    listed $75,000 Active 714-char remark

    Show marketing remark (714 chars)

    Well-maintained 2-bedroom, 1-bath mobile home offering 840 sq ft of comfortable living space in the desirable Riverdale Village community. This home features a functional layout with inviting living areas, abundant natural light, and an efficient use of space throughout. Enjoy a gated yard that provides added privacy and room for outdoor relaxation, plus a large covered carport with ample parking. Riverdale Village offers wonderful community amenities, including a swimming pool and a fully equipped fitness center. The neighborhood is welcoming and designed for residents of all ages. Conveniently located near shopping, dining, and everyday essentials, this home combines comfort, community, and convenience.

ⓘ 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: $346 · $29/mo
• Projected year-2 tax: $570 · $48/mo
• Expected delta: +$224/yr (+$19/mo · 64.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥105°F today · 16 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: $15,789
• − Mortgage interest: −$4,201
• − Property taxes: −$346
• − Insurance: −$375
• − Repairs & maintenance: −$1,263
• − Management: −$1,263
• − Depreciation: −$2,182
• Taxable income: $6,160
• Est. tax owed @ 24.0%: −$1,478
• After-tax cash flow: $5,555/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

1 event — show timeline

• 2026-02-28 Listed $75,000 CRMLS