1211 S Lamb Rd · Ridgecrest, CA 93555

$168,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 21 Days on market

Built 1978 2.07 ac lot

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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).

• Cash flow +12.8/30.0
• ARV discount +7.5/15.0
• DSCR +3.8/10.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• Schools +2.9/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your peaceful retreat! This 2-bedroom, 1.75-bath doublewide home sits on a permanent foundation and offers the space and flexibility you've been looking for. Inside, you'll find a large, inviting living room filled with natural light-perfect for everyday living or hosting guests. The well-arranged kitchen features ample counter space and plenty of cabinetry, making meal prep, storage, and organization both easy and efficient. Step outside to enjoy covered patios ideal for relaxing mornings or evening sunsets. The 2+acre lot gives you room to expand, garden, bring animals, or simply enjoy the open space and privacy. Take in beautiful mountain views by day and sparkling city lights by night. A rare opportunity to own land, views, and a home that qualifies for financing-all in one package!

Key facts

• Covered patios
• Permanent foundation
• Large living room

Tags

• PERMANENT FOUNDATION
• LARGE LIVING ROOM
• WELL-ARRANGED KITCHEN
• COVERED PATIOS
• 2 ACRE LOT
• MOUNTAIN VIEWS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $168k.

Deal economics

• At list price, monthly cash flow is $-15 ($-177/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (21.9% below list).
• Recommended offer: $131k (21.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: schools C-, amenities D+, cost of living D+.
• 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.
• Market conditions: Rents rising (+3.6%/yr); 328 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• San Bernardino County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $57k; list at $168k implies a 195% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 9→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,286 (21.9% 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. Built in 1978 — 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. 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?
5. 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?
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: 0.78% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.38%
• DSCR: 0.98
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.58% rent growth · sell at horizon

5-year hold

• IRR: -16.4%
• Equity multiple: 0.42×
• Total profit: $-27,437
• Equity at exit: $25,049

10-year hold

• IRR: -7.2%
• Equity multiple: 0.53×
• Total profit: $-22,092
• Equity at exit: $14,526

Cash invested: $47,040 (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: 328
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,313 high
• Mortgage (P&I): −$881
• Tax from tax record: −$101 /mo · $1,210/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $-15

Break-even live

Break-even rent $1,331

Max offer price $165,400

Occupancy floor 96%

Sensitivity live

Price	-10% $80	-5% $33	+0% $-15	+5% $-62	+10% $-110
Rent	-10% $-118	-5% $-67	+0% $-15	+5% $37	+10% $89
Rate	-1.0pp $70	-0.5pp $28	base $-15	+0.5pp $-58	+1.0pp $-103

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: $42,000
• Closing costs: $5,040
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1300 E Church Ave Apt 3 Ridgecrest, CA	2.0	1.0	1000	$1,000	$1.00	3d	1	1.33mi
413 S Richmond Rd Unit B Ridgecrest, CA	2.0	1.0	990	$875	$0.88	11d	1	1.33mi
224 Larkspur St Ridgecrest, CA	3.0	2.0	1362	$1,995	$1.46	3d	1	1.43mi
305 S Richmond Rd Unit A Ridgecrest, CA	3.0	1.5	1168	$1,275	$1.09	44d	1	1.44mi
134 S Locust St Apt B Ridgecrest, CA	3.0	3.0	1150	$1,425	$1.24	3d	1	1.46mi
128 S Locust St Apt B Ridgecrest, CA	3.0	2.5	1100	$1,200	$1.09	3d	1	1.48mi

Listing history 5 events

1. 2026-05-06
   status Pending 808-char remark

   Show marketing remark (808 chars)

   Welcome to your peaceful retreat! This 2-bedroom, 1.75-bath doublewide home sits on a permanent foundation and offers the space and flexibility you've been looking for. Inside, you'll find a large, inviting living room filled with natural light-perfect for everyday living or hosting guests. The well-arranged kitchen features ample counter space and plenty of cabinetry, making meal prep, storage, and organization both easy and efficient. Step outside to enjoy covered patios ideal for relaxing mornings or evening sunsets. The 2+acre lot gives you room to expand, garden, bring animals, or simply enjoy the open space and privacy. Take in beautiful mountain views by day and sparkling city lights by night. A rare opportunity to own land, views, and a home that qualifies for financing-all in one package!

2. 2026-04-14
   listed $168,000 Active 808-char remark

   Show marketing remark (808 chars)

   Welcome to your peaceful retreat! This 2-bedroom, 1.75-bath doublewide home sits on a permanent foundation and offers the space and flexibility you've been looking for. Inside, you'll find a large, inviting living room filled with natural light-perfect for everyday living or hosting guests. The well-arranged kitchen features ample counter space and plenty of cabinetry, making meal prep, storage, and organization both easy and efficient. Step outside to enjoy covered patios ideal for relaxing mornings or evening sunsets. The 2+acre lot gives you room to expand, garden, bring animals, or simply enjoy the open space and privacy. Take in beautiful mountain views by day and sparkling city lights by night. A rare opportunity to own land, views, and a home that qualifies for financing-all in one package!

3. 2003-04-11
   soldstatus $57,000
4. 1996-10-24
   soldstatus $35,000
5. 1990-05-09
   soldstatus $45,000

ⓘ 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: $1,210 · $101/mo
• Projected year-2 tax: $1,277 · $106/mo
• Expected delta: +$66/yr (+$6/mo · 5.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 9 d/yr ≥103°F today · 26 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,754
• − Mortgage interest: −$9,411
• − Property taxes: −$1,210
• − Insurance: −$840
• − Repairs & maintenance: −$1,260
• − Management: −$1,260
• − Depreciation: −$4,887
• Taxable loss: −$3,115
• Est. tax savings @ 24.0%: +$748
• After-tax cash flow: $571/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

• 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 (San Bernardino County) Hauer SSP2

• Today (2025): 2,300,329 people
• By 2030: 2,378,907 · +3.4%
• By 2040: 2,523,137 · +9.7%
• By 2050: 2,642,388 · +14.9%
• By 2075: 2,880,769 · +25.2%
• By 2100: 2,909,436 · +26.5%

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 · San Bernardino

• 2024 margin: Toss-up / Even · D 47.5% · R 49.7% · Other 2.8%
• 2008→2024 swing: -8.5pp toward R · 2008: 6.3pp · 2024: -2.1pp
• All cycles: 2024: R+2.1 2020: D+10.7 2016: D+9.8 2012: D+5.4 2008: D+6.3

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

+273.3% since first listed

5 events — show timeline

• 2026-05-06 Pending — SSMLS
• 2026-04-14 Listed $168,000 SSMLS
• 2003-04-11 Sold (Public Records) $57,000 Public Records
• 1996-10-24 Sold (Public Records) $35,000 Public Records
• 1990-05-09 Sold (Public Records) $45,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,210 · +5.8% YoY. Source: county tax records.