1113 Evelyn Ct. Ct · Ridgecrest, CA 93555

$255,000

3 bd · 2.0 ba · 1,710 sqft · SingleFamily public records · 28 Days on market

Built 1986 8,276 sqft lot $149/sqft · 16% below area Est $303k · 16% under

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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).

• ARV discount +14.6/15.0
• Cash flow +10.0/30.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• DSCR +2.9/10.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well cared for and full of opportunity, this nearly original 1986 home is tucked away on a well established cul de sac in the North West. Offering 3 bedrooms, 2 bathrooms, and two separate living areas, there is plenty of space to spread out, gather, or create any setup that fits your lifestyle. The primary bedroom features its own en suite that could be used for an office, or creatively framed in for a 4th bedroom. You will find indoor laundry, a breakfast bar in the kitchen, as well as a built in hutch that separates the two living rooms. Outside, you will appreciate the great front and backyard landscaping, offering inviting curb appeal and enjoyable outdoor space. The oversized two car garage provides extra room for parking, storage, or hobbies. A recently certified tile roof adds peace of mind. Even better, the home inspection has already been completed, required repairs have been made, and this property is ready to go for its next owner. If you have been searching for a solid home that needs some finishing touches, in a desirable Northwest location, this one deserves a look.

Key facts

• 8,276 sq ft lot
• 2 garage spots
• Built 1986

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-153 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (30.8% below list).
• Recommended offer: $177k (30.8% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.0% in Ridgecrest — 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 70/100 on livability (#243 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+; Watch: amenities D+, cost of living D+, crime F.
• Sierra Sands Unified (town): math 25% / reading 39% proficiency, ranked #294 of 517 in CA (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Las Flores Elementary (math 35% / reading 44%, grade F, #621 of 1,571 statewide, top 42%, 526 students, 38% FRL); James Monroe Middle (math 16% / reading 29%, grade F, #382 of 498 statewide, top 78%, 548 students, 49% FRL); Burroughs High (math 37% / reading 70%, grade C-, #281 of 1,170 statewide, top 24%, 1,479 students, 40% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: Rents rising (+3.6%/yr); 332 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $8k 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

• It's been on market 28 days — a 2% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $103k; list at $255k implies a 148% gain — meaningful room to come down on a strong offer.

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 $176,587 (30.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.69% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.57%
• DSCR: 0.89
• GRM: 12.0

CMA / ARV

• ARV (median comp): $303,013
• List price: $255,000
• Delta: -15.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1113 Evelyn Ct. Ct	0.00mi	3/2.0	1,710 (0%)	0mo	$260,000	$152	100
1025 Mary Ann Ave	0.08mi	3/2.0	1,585 (-7%)	4mo	$285,000	$180	81
1032 W Las Flores Ave	0.06mi	3/2.0	1,563 (-9%)	3mo	$192,000	$123	80
1204 W Robert	0.35mi	3/2.0	1,704 (-0%)	4mo	$349,000	$205	80
515 N Las Posas St	0.25mi	4/2.0 (+1)	1,815 (+6%)	2mo	$275,000	$152	71
1016 W Las Flores	0.11mi	3/2.0	1,480 (-14%)	2mo	$260,000	$176	70
1116 W Tamarisk Ave	0.40mi	4/2.0 (+1)	1,778 (+4%)	4mo	$400,000	$225	67
400 N Mono St	0.23mi	3/2.0	1,464 (-14%)	2mo	$315,000	$215	64
603 Kevin Ct	0.66mi	3/2.0	1,791 (+5%)	4mo	$328,570	$183	58
731 Randall St	0.46mi	4/2.0 (+1)	1,893 (+11%)	3mo	$195,000	$103	53
526 W Las Flores Ave	0.72mi	2/2.0 (-1)	1,593 (-7%)	2mo	$240,000	$151	48
541 Trisha Ct	0.69mi	3/2.0	1,466 (-14%)	2mo	$270,000	$184	42

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 · 3.58% rent growth · sell at horizon

5-year hold

• IRR: -20.1%
• Equity multiple: 0.30×
• Total profit: $-50,124
• Equity at exit: $38,021

10-year hold

• IRR: -12.1%
• Equity multiple: 0.27×
• Total profit: $-52,304
• Equity at exit: $22,048

Cash invested: $71,400 (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 93555

• Home prices YoY: -24.0%
• Rents YoY: 3.6%
• Active inventory: 332
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,766 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$104 /mo · $1,252/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $-153

Break-even live

Break-even rent $1,959

Max offer price $228,002

Occupancy floor —

Sensitivity live

Price	-10% $-8	-5% $-81	+0% $-153	+5% $-225	+10% $-297
Rent	-10% $-292	-5% $-223	+0% $-153	+5% $-83	+10% $-13
Rate	-1.0pp $-24	-0.5pp $-88	base $-153	+0.5pp $-219	+1.0pp $-286

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1128 Argus Ave Ridgecrest, CA	3.0	2.0	1346	$11,800	$8.77	45d	1	0.25mi
1105 Rebecca Ave Ridgecrest, CA	4.0	2.0	1807	$2,400	$1.33	21d	1	0.25mi
825 Capehart Ct Unit D Ridgecrest, CA	3.0	2.0	1147	$1,200	$1.05	4d	1	0.46mi
816 Capehart Ct Unit A Ridgecrest, CA	3.0	2.0	1147	$1,250	$1.09	45d	1	0.47mi
824 Capehart Ct Apt C Ridgecrest, CA	3.0	2.0	1147	$1,250	$1.09	4d	1	0.47mi
1019 Scott St Ridgecrest, CA	3.0	2.0	1700	$3,400	$2.00	4d	1	0.77mi
818 Sherri St Ridgecrest, CA	4.0	2.0	2087	$2,400	$1.15	4d	1	0.78mi
247 Peg St Ridgecrest, CA	3.0	2.0	1876	$1,500	$0.80	4d	1	0.78mi
401 N Norma St Ridgecrest, CA	3.0	2.0	1360	$1,500	$1.10	4d	1	0.79mi
1127 N Mono Ct Ridgecrest, CA	3.0	2.0	1234	$1,900	$1.54	12d	1	0.82mi
932 Kinnett Ave Ridgecrest, CA	3.0	2.0	1236	$1,550	$1.25	4d	1	0.85mi
320 Vista St Ridgecrest, CA	4.0	2.0	1556	$1,950	$1.25	45d	1	0.86mi
740 W Church Ave Ridgecrest, CA	4.0	2.0	1500	$1,800	$1.20	21d	1	0.87mi
1019 Peg St Ridgecrest, CA	4.0	2.0	1458	$1,800	$1.23	5d	1	0.91mi
225 N Helena St Ridgecrest, CA	3.0	2.0	1527	$1,750	$1.15	4d	1	0.97mi
419 Jean Ave Ridgecrest, CA	3.0	2.0	1583	$1,585	$1.00	4d	1	1.00mi
432 Thomas St Ridgecrest, CA	4.0	2.0	1904	$2,500	$1.31	4d	1	1.01mi
332 N Alvord St Unit 332 Ridgecrest, CA	3.0	2.0	1100	$1,100	$1.00	45d	1	1.02mi
539 Sydnor Ave Ridgecrest, CA	2.0	1.0	1053	$1,200	$1.14	16d	1	1.02mi
423 Tepatitlan Ct Ridgecrest, CA	2.0	2.0	1447	$1,750	$1.21	4d	1	1.12mi
401 Tepatitlan Ct Ridgecrest, CA	4.0	3.0	2062	$2,000	$0.97	4d	1	1.17mi
430 W Wilson Ave Ridgecrest, CA	3.0	1.0	1080	$1,350	$1.25	4d	1	1.21mi
533 W Ward Ave Unit C Ridgecrest, CA	3.0	2.5	1295	$1,300	$1.00	21d	1	1.21mi
201 Drummond Ave Unit 217 Ridgecrest, CA	2.0	2.0	1080	$1,000	$0.93	4d	1	1.23mi
201 W Drummond Ave Ridgecrest, CA	3.0	2.0	1190	$1,150	$0.97	4d	1	1.23mi
201 Drummond Ave Unit 239 Ridgecrest, CA	2.0	2.0	1080	$1,500	$1.39	4d	1	1.24mi
940 W Graaf Ave Unit B Ridgecrest, CA	3.0	2.0	1100	$1,100	$1.00	45d	1	1.27mi
936 W Boston Ave Ridgecrest, CA	4.0	2.0	1835	$2,100	$1.14	46d	1	1.29mi
1025 W Perdew Ave Apt C Ridgecrest, CA	3.0	2.0	1158	$1,200	$1.04	4d	1	1.30mi
418 Mount Baldy Cir Ridgecrest, CA	3.0	2.0	1497	$1,950	$1.30	4d	1	1.30mi
228 Yellowstone Pl Ridgecrest, CA	3.0	2.0	1871	$2,100	$1.12	4d	1	1.31mi
212 Washington Way Ridgecrest, CA	4.0	2.0	1785	$1,880	$1.05	4d	1	1.31mi
428 W Ward Ave Ridgecrest, CA	3.0	2.0	1498	$1,850	$1.23	4d	1	1.32mi
1205 W Mariposa Ave Unit B Ridgecrest, CA	3.0	2.0	1300	$1,550	$1.19	4d	1	1.37mi
204 W Robertson Rd Apt C Ridgecrest, CA	2.0	1.0	1215	$1,150	$0.95	45d	1	1.40mi
637 W Perdew Ave Apt C Ridgecrest, CA	3.0	2.0	1100	$1,300	$1.18	4d	1	1.40mi
616 W Graaf Ave Apt C Ridgecrest, CA	3.0	2.0	1200	$1,350	$1.12	45d	1	1.41mi
616 W Graaf Ave Apt C Ridgecrest, CA	3.0	2.0	1200	$1,250	$1.04	23d	1	1.41mi
804 S Nevada St Ridgecrest, CA	4.0	2.0	1470	$1,900	$1.29	45d	1	1.45mi
506 S Alvord St Ridgecrest, CA	4.0	2.0	1971	$1,800	$0.91	5d	1	1.45mi

Listing history 5 events

1. 2026-05-15
   status Pending 1097-char remark

   Show marketing remark (1097 chars)

   Well cared for and full of opportunity, this nearly original 1986 home is tucked away on a well established cul de sac in the North West. Offering 3 bedrooms, 2 bathrooms, and two separate living areas, there is plenty of space to spread out, gather, or create any setup that fits your lifestyle. The primary bedroom features its own en suite that could be used for an office, or creatively framed in for a 4th bedroom. You will find indoor laundry, a breakfast bar in the kitchen, as well as a built in hutch that separates the two living rooms. Outside, you will appreciate the great front and backyard landscaping, offering inviting curb appeal and enjoyable outdoor space. The oversized two car garage provides extra room for parking, storage, or hobbies. A recently certified tile roof adds peace of mind. Even better, the home inspection has already been completed, required repairs have been made, and this property is ready to go for its next owner. If you have been searching for a solid home that needs some finishing touches, in a desirable Northwest location, this one deserves a look.

2. 2026-05-01
   price $255,000 1097-char remark

   Show marketing remark (1097 chars)

   Well cared for and full of opportunity, this nearly original 1986 home is tucked away on a well established cul de sac in the North West. Offering 3 bedrooms, 2 bathrooms, and two separate living areas, there is plenty of space to spread out, gather, or create any setup that fits your lifestyle. The primary bedroom features its own en suite that could be used for an office, or creatively framed in for a 4th bedroom. You will find indoor laundry, a breakfast bar in the kitchen, as well as a built in hutch that separates the two living rooms. Outside, you will appreciate the great front and backyard landscaping, offering inviting curb appeal and enjoyable outdoor space. The oversized two car garage provides extra room for parking, storage, or hobbies. A recently certified tile roof adds peace of mind. Even better, the home inspection has already been completed, required repairs have been made, and this property is ready to go for its next owner. If you have been searching for a solid home that needs some finishing touches, in a desirable Northwest location, this one deserves a look.

3. 2026-04-17
   listed $275,000 Active 1097-char remark

   Show marketing remark (1097 chars)

   Well cared for and full of opportunity, this nearly original 1986 home is tucked away on a well established cul de sac in the North West. Offering 3 bedrooms, 2 bathrooms, and two separate living areas, there is plenty of space to spread out, gather, or create any setup that fits your lifestyle. The primary bedroom features its own en suite that could be used for an office, or creatively framed in for a 4th bedroom. You will find indoor laundry, a breakfast bar in the kitchen, as well as a built in hutch that separates the two living rooms. Outside, you will appreciate the great front and backyard landscaping, offering inviting curb appeal and enjoyable outdoor space. The oversized two car garage provides extra room for parking, storage, or hobbies. A recently certified tile roof adds peace of mind. Even better, the home inspection has already been completed, required repairs have been made, and this property is ready to go for its next owner. If you have been searching for a solid home that needs some finishing touches, in a desirable Northwest location, this one deserves a look.

4. 1993-06-07
   soldstatus $103,000
5. 1986-06-06
   soldstatus $99,000

ⓘ 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: $1,252 · $104/mo
• Projected year-2 tax: $1,938 · $162/mo
• Expected delta: +$686/yr (+$57/mo · 54.7%)

ⓘ 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 6 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 14 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,190
• − Mortgage interest: −$14,284
• − Property taxes: −$1,252
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,695
• − Management: −$1,695
• − Depreciation: −$7,418
• Taxable loss: −$6,430
• Est. tax savings @ 24.0%: +$1,543
• After-tax cash flow: $-291/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: Sierra Sands Unified
• NCES district ID: 0636800
• Math proficiency: 25% ▼ -11.00%
• Reading proficiency: 39% ▼ -11.00%
• Median HH income: $58,937
• Composite: 28.66/100
• National rank: #6699
• State rank: #294 of 517 in CA

Livability — Ridgecrest

• Score: 70/100
• State rank: #243
• US rank: #8014

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ridgecrest, CA
• County: Kern County · 710,371 people
• City population: 33,845
• Metro: Bakersfield, CA
• Population (ZIP): 33,845
• Household income: $86,700
• Rent vs Own: 37.5% rent · 62.5% own
• Severe rent burden: 975.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 20% Two or more races 12% Black 4% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 7% · Canada
• Languages at home: 84% English-only · Spanish 11% Other Indo-European 1% Other Asian/Pacific 1%

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: ▼ -120.17%
• Current HPI: 380.5208
• Rent YoY: ▲ 3.58%
• 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

+157.6% since first listed

5 events — show timeline

• 2026-05-15 Pending — SSMLS
• 2026-05-01 Price Changed $255,000 SSMLS
• 2026-04-17 Listed $275,000 SSMLS
• 1993-06-07 Sold (Public Records) $103,000 Public Records
• 1986-06-06 Sold (Public Records) $99,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,252 · +4.5% YoY. Source: county tax records.