307 S Curry St · Tehachapi, CA 93561

$125,000

2 bd · 1.0 ba · 795 sqft · SingleFamily public records · 57 Days on market

Built 1929 3,845 sqft lot $157/sqft · 52% below area

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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
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Schools +3.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

307 S Curry St is an in-town Tehachapi home with a downtown-close location and quick Hwy 58 access. 2 bedrooms, 1 bathroom, approx. 795 sq ft, built 1929, on an approx. 3,485 sq ft lot. Single-level layout with kitchen + laundry area and two bedrooms. Composition roof. Zoning noted as R1 (buyer to verify allowable uses, setbacks, and any development standards). EZ access to City events, shopping, and schools. No garage. Solid option for an investor rental hold or a buyer looking for a smaller footprint in a central Tehachapi location. Buyer to verify all information including square footage, lot size, zoning, utilities, permits, and property condition. Property is being sold "as-is" and will require rehabilitation to bring into compliance with City correction requirements. Buyer to perform their own due diligence and will be required to enter into an agreement with the City of Tehachapi to repair the property as a condition of Court approval.

Key facts

• Quick hwy 58 access
• Access to shopping
• Single-level layout

Tags

• DOWNTOWN-CLOSE LOCATION
• QUICK HWY 58 ACCESS
• SINGLE-LEVEL LAYOUT
• COMPOSITION ROOF
• EZ ACCESS TO CITY EVENTS
• ACCESS TO SHOPPING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $525 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 3.5% in Tehachapi — 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 51/100 on livability (#1,093 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A; Watch: employment D+, crime F, amenities F.
• Tehachapi Unified (town): math 26% / reading 40% proficiency, ranked #285 of 517 in CA (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Tompkins Elementary (math 26% / reading 32%, grade F, #891 of 1,571 statewide, top 57%, 642 students, 44% FRL); Jacobsen Middle (math 20% / reading 38%, grade F, #224 of 498 statewide, top 46%, 917 students, 33% FRL); Tehachapi High (math 32% / reading 57%, grade F, #434 of 1,170 statewide, top 39%, 1,254 students, 32% FRL) — zoned schools at 36% FRL track the district average.
• Market conditions: Rents flat; 658 active listings in the ZIP; 11 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 $864 of loan paydown is wiped out by about $4k 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 + 0.1% rent growth), your $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $25k; list at $125k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.30% ✓
• Cap rate: 11.34%
• Cash-on-cash: 18.01%
• DSCR: 1.80
• GRM: 6.4

CMA / ARV

• ARV (median comp): $258,126
• List price: $125,000
• Delta: -51.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28250 Griffin St	0.65mi	2/1.0	788 (-1%)	5mo	$185,000	$235	64
131 W H St	0.27mi	3/1.0 (+1)	836 (+5%)	13mo	$165,000	$197	63
225 E H St	0.37mi	2/1.0	773 (-3%)	23mo	$275,000	$356	59
909 S Curry St	0.60mi	2/1.0	688 (-14%)	6mo	$240,000	$349	44

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 · 0.05% rent growth · sell at horizon

5-year hold

• IRR: 6.4%
• Equity multiple: 1.24×
• Total profit: $8,464
• Equity at exit: $18,638

10-year hold

• IRR: 13.2%
• Equity multiple: 1.92×
• Total profit: $32,110
• Equity at exit: $10,808

Cash invested: $35,000 (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 93561

• Home prices YoY: -23.9%
• Rents YoY: 0.1%
• Active inventory: 658
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,631 high
• Mortgage (P&I): −$656
• Tax from tax record: −$56 /mo · $668/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $525

Break-even live

Break-even rent $966

Max offer price $125,000

Occupancy floor 63%

Sensitivity live

Price	-10% $596	-5% $561	+0% $525	+5% $490	+10% $455
Rent	-10% $396	-5% $461	+0% $525	+5% $590	+10% $654
Rate	-1.0pp $588	-0.5pp $557	base $525	+0.5pp $493	+1.0pp $460

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
207 E E St Tehachapi, CA	2.0	1.0	704	$1,300	$1.85	45d	1	0.24mi
217 E I St Tehachapi, CA	2.0	1.0	854	$1,795	$2.10	4d	1	0.41mi
212 E J St Tehachapi, CA	1.0	1.0	690	$1,350	$1.96	4d	1	0.43mi
420 N Mill St Tehachapi, CA	2.0	1.0	850	$1,875	$2.21	4d	1	0.49mi
516 Valley Blvd Apt 8 Tehachapi, CA	2.0	1.0	790	$1,325	$1.68	4d	1	0.53mi
814 Aspen Dr Apt A Tehachapi, CA	2.0	1.0	800	$1,575	$1.97	45d	1	0.67mi
630 Cherry Ln Unit 642A Tehachapi, CA	2.0	2.0	1032	$1,599	$1.55	25d	1	0.81mi
630 Cherry Ln Unit 634B Tehachapi, CA	1.0	1.0	758	$1,399	$1.85	22d	1	0.81mi
630 Cherry Ln Tehachapi, CA	2.0	2.0	1032	$1,549	$1.50	45d	1	0.81mi
600 Cherry Ln Tehachapi, CA	2.0	1.0	720	$1,475	$2.05	4d	1	0.82mi
49500 Alan Ave Tehachapi, CA	3.0	2.0	936	$2,200	$2.35	4d	1	1.08mi

Listing history 4 events

1. 2026-03-29
   listed $125,000 Active 966-char remark

   Show marketing remark (966 chars)

   307 S Curry St is an in-town Tehachapi home with a downtown-close location and quick Hwy 58 access. 2 bedrooms, 1 bathroom, approx. 795 sq ft, built 1929, on an approx. 3,485 sq ft lot. Single-level layout with kitchen + laundry area and two bedrooms. Composition roof. Zoning noted as R1 (buyer to verify allowable uses, setbacks, and any development standards). EZ access to City events, shopping, and schools. No garage. Solid option for an investor rental hold or a buyer looking for a smaller footprint in a central Tehachapi location. Buyer to verify all information including square footage, lot size, zoning, utilities, permits, and property condition. Property is being sold "as-is" and will require rehabilitation to bring into compliance with City correction requirements. Buyer to perform their own due diligence and will be required to enter into an agreement with the City of Tehachapi to repair the property as a condition of Court approval.

2. 2026-02-09
   listed $125,000 Active
3. 2025-10-23
   listed $125,000 Active
4. 1995-11-17
   soldstatus $25,000

ⓘ 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: $668 · $56/mo
• Projected year-2 tax: $950 · $79/mo
• Expected delta: +$282/yr (+$23/mo · 42.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥90°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 17 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,574
• − Mortgage interest: −$7,002
• − Property taxes: −$668
• − Insurance: −$625
• − Repairs & maintenance: −$1,566
• − Management: −$1,566
• − Depreciation: −$3,636
• Taxable income: $4,511
• Est. tax owed @ 24.0%: −$1,083
• After-tax cash flow: $5,222/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: Tehachapi Unified
• NCES district ID: 0638880
• Math proficiency: 26% ▼ -5.00%
• Reading proficiency: 40% ▼ -6.00%
• Median HH income: $59,230
• Composite: 29.52/100
• National rank: #6497
• State rank: #285 of 517 in CA

Livability — Tehachapi

• Score: 51/100
• State rank: #1093
• US rank: #25419

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tehachapi, CA
• County: Kern County · 710,371 people
• City population: 31,175
• Metro: Bakersfield, CA
• Population (ZIP): 31,175
• Household income: $87,357
• Rent vs Own: 20.2% rent · 79.8% own
• Severe rent burden: 568.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 24% Two or more races 9% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Italian 6% Lithuanian 3% Slovak 3%
• Foreign-born: 10% · Canada, China
• Languages at home: 83% English-only · Spanish 13% Chinese 1% Other Indo-European 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: ▼ -116.70%
• Current HPI: 371.6546
• Rent YoY: ▬ 0.05%
• 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

+400.0% since first listed

4 events — show timeline

• 2026-03-29 Listed $125,000 CRMLS
• 2026-02-09 Listed $125,000 SSMLS
• 2025-10-23 Listed $125,000 TAAR
• 1995-11-17 Sold (Public Records) $25,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $668 · +1.3% YoY. Source: county tax records.