9131 Rosedale Hwy #49 · Greenacres, CA 93312

$104,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured · 10 Days on market

Built 1976 Good condition $77/sqft · 30% above area Est $80k · 30% over ↓ 16% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Livability +3.1/5.0
• Rent growth +3.0/5.0
• Schools +2.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Greenacres 55+ community living! Located just minutes from major retail centers, popular restaurants, grocery stores, a movie theater, and everyday conveniences, this property places everything you need close to home. This well-maintained home has seen numerous updates, including a beautifully remodeled kitchen in 2023 featuring quartz countertops, a custom tile backsplash, and stainless-steel appliances. New vinyl flooring was installed throughout in 2021, and the primary bathroom was updated with a walk-in shower and handicap-accessible safety rails for added comfort and convenience. Additional improvements include a new HVAC system installed in 2022, as well as exterior paint

Key facts

• Quartz countertops
• Vinyl flooring
• Remodeled kitchen

Tags

• REMODELED KITCHEN
• QUARTZ COUNTERTOPS
• CUSTOM TILE BACKSPLASH
• STAINLESS STEEL APPLIANCES
• VINYL FLOORING
• WALK IN SHOWER

Property features AI

Finance

• Other: Directions: From Coffee and Rosedale Hwy, head west on Rosedale Hwy and south into park
• Financial info: Monthly land lease of $619 (park); Rent includes trash, water, sewer (see remarks)
• HOA & community: Senior community; Suburban setting; Park name: Greenacres Estates; Manager approval required

Exterior

• Parking: Carport; Has parking; Located in Greenacres Estates mobile home park
• Utilities: Public sewer; District/public water
• Home design: Mobile home (double-wide); Single-story; Mobile home remains on site; 56 x 24 mobile dimensions
• Construction: Year built per assessor; Assessor-provided living area
• Exterior features: No pool; No fencing; Rectangular lot shape

Interior

• Kitchen: Microwave; Range/stove hood; Dishwasher
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: Front entry; Single-level (entry on main level)
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $104k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $990 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $104k).

Location & tenants

• Location reads 61/100 on livability (#552 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment B+; Watch: schools D, health & safety D, crime D-.
• Fruitvale Elementary (urban): math 25% / reading 25% proficiency, ranked #369 of 517 in CA (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+1.9%/yr); 203 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $719 of loan paydown is wiped out by about $3k 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 + 1.9% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,000

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D 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?
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: 2.08% ✓
• Cap rate: 17.71%
• Cash-on-cash: 40.79%
• DSCR: 2.81
• GRM: 4.0

CMA / ARV

• ARV (median comp): $80,000
• List price: $104,000
• Delta: 55.00%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9131 Rosedale Hwy #33	0.02mi	2/2.0	1,391 (+4%)	6mo	$115,000	$83	88
9131 Rosedale Hwy #54	0.04mi	3/2.0 (+1)	1,498 (+12%)	0mo	$145,000	$97	73

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 · 1.86% rent growth · sell at horizon

5-year hold

• IRR: 36.0%
• Equity multiple: 2.50×
• Total profit: $43,771
• Equity at exit: $15,507

10-year hold

• IRR: 42.1%
• Equity multiple: 4.76×
• Total profit: $109,590
• Equity at exit: $8,992

Cash invested: $29,120 (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 93312

• Rents YoY: 1.9%
• Active inventory: 203
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,163 high
• Mortgage (P&I): −$545
• Tax est. 1.5%: −$130 /mo · $1,560/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $990

Break-even live

Break-even rent $910

Max offer price $104,000

Occupancy floor 49%

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: $26,000
• Closing costs: $3,120
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9109 Chattaroy St Bakersfield, CA	3.0	2.0	1375	$2,200	$1.60	3d	1	0.42mi
8706 Hoodsport Ave Bakersfield, CA	3.0	2.0	1417	$2,250	$1.59	21d	1	0.58mi
9131 Anchor Island Ct Bakersfield, CA	3.0	2.0	1360	$2,499	$1.84	3d	1	0.60mi
3900 Riverlakes Dr Bakersfield, CA	1.0–3.0	1.0–2.0	974	$1,900	$1.95	3d	6	1.06mi
10909 Baron Ave Bakersfield, CA	3.0	2.0	1132	$2,300	$2.03	10d	1	1.19mi
8207 Pebble Cove Ct Apt A Bakersfield, CA	3.0	2.0	1100	$1,875	$1.70	44d	1	1.25mi
8105 Pebble Cove Ct Unit C Bakersfield, CA	2.0	2.0	900	$1,550	$1.72	23d	1	1.28mi
4302 Pebble Creek Dr Unit A Bakersfield, CA	3.0	2.0	1100	$1,875	$1.70	3d	1	1.31mi
4510 Pebble Creek Dr Apt C Bakersfield, CA	2.0	2.0	950	$1,675	$1.76	44d	1	1.45mi
4510 Pebble Creek Dr Apt C Bakersfield, CA	2.0	2.0	950	$1,675	$1.76	3d	1	1.45mi
4510 Pebble Creek Dr Apt C Bakersfield, CA	2.0	2.0	1000	$1,500	$1.50	10d	1	1.45mi
10217 Polo Saddle Dr Bakersfield, CA	3.0	2.0	1281	$2,103	$1.64	14d	1	1.45mi
10302 Polo Saddle Dr Bakersfield, CA	3.0	2.0	1492	$2,395	$1.61	3d	1	1.48mi
3301 Chuckwagon St Bakersfield, CA	3.0	2.5	1689	$2,350	$1.39	3d	1	1.49mi

Listing history 17 events

1. 2026-06-18
   days on market $104,000 Active 10 DOM
2. 2026-06-17
   days on market $104,000 Active 9 DOM
3. 2026-06-16
   days on market $104,000 Active 8 DOM
4. 2026-06-15
   days on market $104,000 Active 7 DOM
5. 2026-06-14
   days on market $104,000 Active 5 DOM
6. 2026-06-13
   days on market $104,000 Active 4 DOM
7. 2026-06-10
   days on market $104,000 Active 2 DOM
8. 2026-06-09
   pricedays on marketlisting id $104,000 Active 1 DOM
9. 2026-06-08
   days on market $124,000 Active 25 DOM
10. 2026-06-07
    days on market $124,000 Active 24 DOM
11. 2026-06-05
    days on market $124,000 Active 21 DOM
12. 2026-06-03
    days on market $124,000 Active 20 DOM
13. 2026-06-03
    days on market $124,000 Active 19 DOM
14. 2026-06-02
    remarks 699-char remark
15. 2026-06-01
    days on market $124,000 Active 18 DOM
16. 2026-05-31
    days on market $124,000 Active 17 DOM
17. 2026-05-14
    listed $124,000 Active 1012-char remark

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 42 unhealthy d/yr today · 45 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,953
• − Mortgage interest: −$5,826
• − Property taxes: −$1,560
• − Insurance: −$520
• − Repairs & maintenance: −$2,076
• − Management: −$2,076
• − Depreciation: −$3,025
• Taxable income: $10,869
• Est. tax owed @ 24.0%: −$2,609
• After-tax cash flow: $9,270/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.

Condition & rehab AI · 30 photos

Good 75/100 Cosmetic rehab

This manufactured home is in good condition with recent updates, making it a good investment for both resale and rental.

Value-add opportunities

• Both paint the exterior siding — enhances curb appeal and value
• Both replace the ceiling fans — improves comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both paint the exterior siding — enhances curb appeal and value ↑
• Both replace the ceiling fans — improves comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Fruitvale Elementary
• NCES district ID: 0614700
• Math proficiency: 25% ▼ -29.00%
• Reading proficiency: 25% ▼ -33.00%
• Median HH income: $70,941
• Composite: 24.07/100
• National rank: #7759
• State rank: #369 of 517 in CA

Livability — Greenacres

• Score: 61/100
• State rank: #552
• US rank: #18334

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenacres, CA
• County: Kern County · 710,371 people
• City population: 58,265
• Metro: Bakersfield, CA
• Population (ZIP): 58,384
• Household income: $114,195
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 964.0

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 0.61)
• Race & ethnicity: White 53% Hispanic / Latino 33% Two or more races 21% Asian 6% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Lithuanian 2% Italian 2% Russian 1%
• Foreign-born: 12% · Canada, China, Vietnam
• Languages at home: 76% English-only · Spanish 16% Arabic 2% Other Indo-European 2%

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: ▼ -194.46%
• Current HPI: 325.3919
• Rent YoY: ▲ 1.86%
• 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

-16.1% since first listed

5 events — show timeline

• 2026-06-08 Listed $104,000 CRMLS
• 2026-06-08 Listed $104,000 GEMLS
• 2026-06-08 Listing Removed — CRMLS
• 2026-05-20 Listed $124,000 GEMLS
• 2026-05-14 Listed $124,000 CRMLS