13399 Davenport St · North Edwards, CA 93523

$320,000

2 bd · 1.0 ba · 3,252 sqft · MultiFamily public records · 31 Days on market

Built 1964 10,018 sqft lot

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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 +19.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• Appreciation +4.7/10.0
• 1% rule +4.0/10.0
• Livability +2.7/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Discover this rare cash-flowing quadraplex perfectly positioned in a high-demand rental market. Nestled in a low-density, suburban-rural mix neighborhood, this unique property offers tenants the peaceful, small-town vibe they crave, complete with plenty of open space and room to roam. The property serves as a highly desirable housing hub for personnel working at nearby Edwards Air Force Base, ensuring a steady stream of qualified, reliable tenants. Investors will love the low-vacancy risk and excellent rental history. Tenants will love the quiet community atmosphere, easy commutes, and wide-open skies. Whether you want to add a stable performer to your portfolio or execute a value-add strat

Key facts

• Low vacancy risk
• 0.23 acre lot
• Built 1964

Tags

• CASH FLOWING QUADRAPLEX
• HIGH DEMAND RENTAL MARKET
• LOW DENSITY NEIGHBORHOOD
• STEADY STREAM OF TENANTS
• LOW VACANCY RISK
• EXCELLENT RENTAL HISTORY

Property features AI

Finance

• Financial info: Price per unit listed at $150,000; Rents reported: $575, $700, $475 (individual unit rents shown); Gross rent multiplier: 11.49; Buyer to verify rent control

Exterior

• Utilities: Electricity paid by tenants (individual); No master electric account; Gas paid by tenants; Water heater: some paid by landlord, some paid by tenant; Water paid by tenants
• Home design: Stucco construction; Shingle roof
• Construction: Stucco exterior; Shingle roof
• Exterior features: Approximately 20-year-old roof; Zoned R-3

Interior

• Bedrooms: Two 2-bedroom units; Two 1-bedroom units
• Bathrooms: Four 1-bath units
• Heating & cooling: Central air/evaporator; Wall furnace
• Interior features: Two-unit building

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/?-bath units multifamily listed at $320k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive. Per door: $119/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $287k (10.2% below list).
• Recommended offer: $287k (10.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 53/100 on livability (#930 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, cost of living A; Watch: employment D, schools F, crime F.
• Muroc Joint Unified (rural): math 22% / reading 39% proficiency, ranked #340 of 517 in CA (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 93 active listings in the ZIP; 3,244 units permitted in Kern County in 2024 (73 in 5+ unit buildings).

Forward outlook

• In year one you build about $35 of equity ($2k loan paydown + $-2k appreciation (-0.7% local appreciation)).
• 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 31 days — a 3% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago; this cycle's ask is 7% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $191k; list at $320k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $287,400 (10.2% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 10% 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. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.90% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.86%
• DSCR: 1.22
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.68% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.1%
• Equity multiple: 0.95×
• Total profit: $-4,403
• Equity at exit: $82,179

10-year hold

• IRR: 5.2%
• Equity multiple: 1.52×
• Total profit: $46,285
• Equity at exit: $90,574

Cash invested: $89,600 (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 93523

• Home prices YoY: -0.2%
• Active inventory: 93
• Price-to-rent: 18.6×

Monthly cashflow live

• Estimated rent: $2,874 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$96 /mo · $1,157/yr
• Insurance: −$133
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$604
• Net cashflow: $237

Break-even live

Break-even rent $2,574

Max offer price $320,000

Occupancy floor 87%

Sensitivity live

Price	-10% $419	-5% $328	+0% $237	+5% $147	+10% $56
Rent	-10% $10	-5% $124	+0% $237	+5% $351	+10% $464
Rate	-1.0pp $399	-0.5pp $319	base $237	+0.5pp $154	+1.0pp $70

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	—	$2,874
Total (2 units)			$2,874

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $320,000 Active 31 DOM
2. 2026-06-18
   days on market $320,000 Active 28 DOM
3. 2026-06-17
   days on market $320,000 Active 27 DOM
4. 2026-06-16
   days on market $320,000 Active 26 DOM
5. 2026-06-15
   days on market $320,000 Active 25 DOM
6. 2026-06-13
   days on market $320,000 Active 23 DOM
7. 2026-06-13
   days on market $320,000 Active 22 DOM
8. 2026-06-09
   days on market $320,000 Active 19 DOM
9. 2026-06-08
   days on market $320,000 Active 18 DOM
10. 2026-06-07
    days on market $320,000 Active 17 DOM
11. 2026-06-04
    days on market $320,000 Active 14 DOM
12. 2026-06-03
    days on market $320,000 Active 13 DOM
13. 2026-06-02
    days on market $320,000 Active 12 DOM
14. 2026-06-01
    days on market $320,000 Active 11 DOM
15. 2026-05-31
    days on market $320,000 Active 10 DOM
16. 2026-05-19
    listed $300,000 Active
17. 2025-10-23
    historical
18. 2025-09-25
    price $289,000
19. 2025-04-22
    listed $299,000 Active
20. 2011-09-20
    historical
21. 2011-08-31
    listed $80,000
22. 2005-12-20
    soldstatus $191,000
23. 1995-01-04
    soldstatus $81,000

ⓘ 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: $1,157 · $96/mo
• Projected year-2 tax: $2,432 · $203/mo
• Expected delta: +$1,275/yr (+$106/mo · 110.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,488
• − Mortgage interest: −$17,925
• − Property taxes: −$1,157
• − Insurance: −$3,102
• − Repairs & maintenance: −$2,759
• − Management: −$2,759
• − Depreciation: −$9,309
• Taxable loss: −$2,524
• Est. tax savings @ 24.0%: +$606
• After-tax cash flow: $3,454/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: Muroc Joint Unified
• NCES district ID: 0626490
• Math proficiency: 22% ▼ -13.00%
• Reading proficiency: 39% ▼ -9.00%
• Median HH income: $47,457
• Composite: 26.31/100
• National rank: #7241
• State rank: #340 of 517 in CA

Livability — North Edwards

• Score: 53/100
• State rank: #930
• US rank: #24267

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Edwards, CA
• Population (ZIP): 3,681

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 0.67)
• Race & ethnicity: White 54% Two or more races 22% Hispanic / Latino 13% Black 12% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Italian 6% Lithuanian 3% Iranian 2%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 4% Other Asian/Pacific 1% Tagalog/Filipino 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: ▼ -0.68%
• Current HPI: 354.8553
• 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

+295.1% since first listed

9 events — show timeline

• 2026-05-22 Price Changed $320,000 AVMLS
• 2026-05-19 Listed $300,000 AVMLS
• 2025-10-23 Listing Removed — CRMLS
• 2025-09-25 Price Changed $289,000 CRMLS
• 2025-04-22 Listed $299,000 CRMLS
• 2011-09-20 Listing Removed — AVMLS
• 2011-08-31 Listed $80,000 AVMLS
• 2005-12-20 Sold (Public Records) $191,000 Public Records
• 1995-01-04 Sold (Public Records) $81,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $1,157 · +1.4% YoY. Source: county tax records.