2042 Girard St #130 · Delano, CA 93215

$55,900

2 bd · 2.0 ba · 924 sqft · Manufactured public records · 196 Days on market

Built 1980 $895/mo HOA · 51% of rent ↓ 14% since listing

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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 +23.7/30.0
• 1% rule +10.0/10.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 2-bedroom, 2-bath mobile home nestled in Cypress Gardens! This cozy retreat offers comfortable living with a covered carport, two spacious storage sheds, and convenient laundry hookups. One bathroom has been thoughtfully converted into a large closet (unpermitted), creating additional storage and flexibility. With a warm, inviting feel throughout, this home is move-in ready and waiting for its next owner to make it their own.

Key facts

• Large closet
• Covered carport
• Laundry hookups

Tags

• COVERED CARPORT
• TWO SPACIOUS STORAGE SHEDS
• LAUNDRY HOOKUPS
• LARGE CLOSET

Property features AI

Finance

• Other: Owner occupant
• HOA & community: Cypress Gardens MHP homeowners association; HOA fee $895 monthly; Association clubhouse/recreation; Association pool

Exterior

• Parking: Carport
• Utilities: Public water; Sewer
• Home design: Mobile home (MH zoning); Owned space
• Construction: Other roof (see remarks); Other exterior material (see remarks)
• Exterior features: Covered patio; Accessory unit; Community pool

Interior

• Kitchen: Range/Oven
• Bathrooms: 2 full bathrooms
• Heating & cooling: Evaporative cooling
• Interior features: Great room; Breakfast area; Split wing floorplan; Range/Oven

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $56k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $56k).
• Recommended offer: $49k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 3.2% in Delano — 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 50/100 on livability (#1,143 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: cost of living D, amenities F, commute F.
• Delano Union Elementary (suburban): math 32% / reading 43% proficiency, ranked #860 of 1,400 in CA (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Terrace Elementary (442 students, 94% FRL) — zoned schools average 94% FRL vs 76% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 149 active listings in the ZIP; 8 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 $386 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.

Negotiation context

• It's been on market 196 days — a 12% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $9k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 51% of rent.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,192 (12.0% below list)

Questions for the listing agent

1. It's been on market 196 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 3.14% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.19%
• DSCR: 1.36
• GRM: 2.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -2.8%
• Equity multiple: 0.89×
• Total profit: $-1,680
• Equity at exit: $8,335

10-year hold

• IRR: 7.8%
• Equity multiple: 1.62×
• Total profit: $9,638
• Equity at exit: $4,833

Cash invested: $15,652 (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 93215

• Home prices YoY: -15.4%
• Active inventory: 149
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,757 high
• Mortgage (P&I): −$293
• Tax est. 1.5%: −$70 /mo · $838/yr
• Insurance: −$23
• HOA: −$895
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $107

Break-even live

Break-even rent $1,622

Max offer price $55,900

Occupancy floor 89%

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: $13,975
• Closing costs: $1,677
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
420 20th Ave Unit F Delano, CA	3.0	2.0	1100	$1,900	$1.73	2d	1	0.38mi
420 20th Ave Apt E Delano, CA	2.0	1.0	990	$1,650	$1.67	43d	1	0.38mi
420 20th Ave Unit C Delano, CA	3.0	2.0	1100	$1,900	$1.73	43d	1	0.38mi
2032 Norwalk St Delano, CA	3.0	2.0	1040	$2,100	$2.02	2d	1	0.42mi
1736 Inyo St Apt D Delano, CA	2.0	1.0	900	$1,325	$1.47	2d	1	0.42mi
1200 County Line Rd Delano, CA	2.0	1.0	978	$1,710	$1.75	2d	5	0.45mi
1225 Lexington St Unit B Delano, CA	3.0	2.0	983	$1,700	$1.73	2d	1	0.86mi
529 Main St Delano, CA	3.0	1.0	920	$1,850	$2.01	10d	1	1.48mi

HOA detail

• Monthly dues: $895 · $10,740/yr

Listing history 19 events

1. 2026-06-18
   days on market $55,900 Active 196 DOM
2. 2026-06-17
   days on market $55,900 Active 195 DOM
3. 2026-06-16
   days on market $55,900 Active 194 DOM
4. 2026-06-15
   days on market $55,900 Active 193 DOM
5. 2026-06-14
   days on market $55,900 Active 191 DOM
6. 2026-06-13
   days on market $55,900 Active 190 DOM
7. 2026-06-10
   days on market $55,900 Active 188 DOM
8. 2026-06-09
   days on market $55,900 Active 187 DOM
9. 2026-06-08
   days on market $55,900 Active 186 DOM
10. 2026-06-07
    days on market $55,900 Active 185 DOM
11. 2026-06-05
    days on market $55,900 Active 182 DOM
12. 2026-06-03
    days on market $55,900 Active 181 DOM
13. 2026-06-03
    days on market $55,900 Active 180 DOM
14. 2026-06-01
    days on market $55,900 Active 179 DOM
15. 2026-05-31
    days on market $55,900 Active 178 DOM
16. 2026-02-15
    status Active
17. 2026-01-03
    status Pending
18. 2025-12-02
    price $55,900
19. 2025-10-21
    listed $65,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 30 unhealthy d/yr today · 34 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,085
• − Mortgage interest: −$3,131
• − Property taxes: −$838
• − Insurance: −$280
• − Repairs & maintenance: −$1,687
• − Management: −$1,687
• − HOA: −$10,740
• − Depreciation: −$1,626
• Taxable income: $1,096
• Est. tax owed @ 24.0%: −$263
• After-tax cash flow: $1,018/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: Delano Union Elementary
• NCES district ID: 0610890
• Math proficiency: 32% ▲ 6.00%
• Reading proficiency: 43% ▲ 4.00%
• Median HH income: $36,893
• Composite: 33.68/100
• National rank: #10442
• State rank: #860 of 1400 in CA

Livability — Delano

• Score: 50/100
• State rank: #1143
• US rank: #25752

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Delano, CA
• Population (ZIP): 53,627

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: Predominantly Hispanic (77%)
• Race & ethnicity: Hispanic / Latino 77% Two or more races 37% Asian 13% White 5% Black 4%
• Hispanic origin (detail): Mexican 73%
• Foreign-born: 34% · Canada, Vietnam
• Languages at home: 26% English-only · Spanish 64% Tagalog/Filipino 6% Other Asian/Pacific 3%

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: ▼ -70.32%
• Current HPI: 385.3136
• Rent YoY: —
• Metro: —
• 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

-14.0% since first listed

4 events — show timeline

• 2026-02-15 Relisted — GEMLS
• 2026-01-03 Pending — GEMLS
• 2025-12-02 Price Changed $55,900 GEMLS
• 2025-10-21 Listed $65,000 GEMLS

Property tax history

+4.1%/yr

Latest (2025): $73 · +11.6% YoY. Source: county tax records.