224 Mccord #4 · Oildale, CA 93308

$20,000

2 bd · 1.0 ba · 564 sqft · Manufactured · 38 Days on market

Manufactured home Built 1976 $35/sqft · 60% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Appreciation +2.7/10.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0

Listing remarks MLS

Ez Seller Financing On Nice Mobile Home-low Space Rent!new Carpet-whole Interior & Ext Like New!lots Of Cabinets & Strgnice, Adult Park!seller Finance W/ $2000 Down, Or Just Closing Costs!

Key facts

• Garage
• Built 1976
• Listed 38 days

Property features AI

Finance

• Other: Parcel number 11436004007; Directions: Take Highway 99 North. Exit on Airport Drive. Turn right on Roberts Lane, right on Plymouth, then left on Mccord.
• Financial info: Land lease of $500 monthly
• HOA & community: Part of an association; Community features include biking; Park name: Idle Wheels Mobile Homes Park; Manager approval required for residency; Pets: contact manager/park for details

Exterior

• Parking: Attached garage with space for 1 vehicle (total 1 parking space)
• Utilities: Public sewer; District/public water
• Home design: Single (mobile) home — Stylecrest model; Mobile home remains in place; Entry at front; Total of 1 story; Mobile dimensions approximately 12 ft. by 47 ft.
• Construction: Living area per public records; Year built per public records
• Exterior features: No pool; One shed on the property; Lot characterized as 0–1 unit per acre

Interior

• Bathrooms: 1 full bathroom
• Interior features: Front entry; One-level (single story) home
• Laundry & utility: Community laundry facilities

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $20k.

Deal economics

• At list price, monthly cash flow is $708 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $19k (3.0% below list) — sets the bar for market timing.
• Cap rate 48.8% vs local median 3.9% in Oildale — 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 58/100 on livability (#680 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: crime F, amenities F, commute F.
• Beardsley Elementary (suburban): math 7% / reading 18% proficiency, ranked #501 of 517 in CA (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: North Beardsley Elementary (math 8% / reading 17%, grade F, #1,477 of 1,571 statewide, top 94%, 752 students, 98% FRL); Beardsley Junior High (math 8% / reading 22%, grade F, #461 of 498 statewide, top 93%, 400 students, 94% FRL); North High (reading 75%, 2,214 students, 87% FRL) — zoned schools average 93% FRL vs 76% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.2%/yr); 313 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 $138 of loan paydown is wiped out by about $600 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 + 2.2% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($19k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 28y ago; this cycle's ask has dropped $5k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $5k; list at $20k implies a 281% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $19,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1976 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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. 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?
7. 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.
8. 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.
9. 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: 5.36% ✓
• Cap rate: 48.78%
• Cash-on-cash: 151.73%
• DSCR: 7.75
• GRM: 1.6

CMA / ARV

• ARV (median comp): $50,000
• List price: $20,000
• Delta: -60.00%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Harris Dr	0.66mi	3/2.0 (+1)	560 (-1%)	3mo	$180,000	$321	56

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 · 2.22% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.33×
• Total profit: $41,039
• Equity at exit: $2,982

10-year hold

• IRR: —
• Equity multiple: 17.16×
• Total profit: $90,504
• Equity at exit: $1,729

Cash invested: $5,600 (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 93308

• Home prices YoY: -0.5%
• Rents YoY: 2.2%
• Active inventory: 313
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,071 high
• Mortgage (P&I): −$105
• Tax est. 1.5%: −$25 /mo · $300/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $708

Break-even live

Break-even rent $175

Max offer price $20,000

Occupancy floor 29%

Sensitivity live

Price	-10% $722	-5% $715	+0% $708	+5% $701	+10% $694
Rent	-10% $623	-5% $666	+0% $708	+5% $750	+10% $793
Rate	-1.0pp $718	-0.5pp $713	base $708	+0.5pp $703	+1.0pp $698

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
214 Beardsley Ave Bakersfield, CA	1.0	1.0	450	$850	$1.89	5d	1	0.19mi
214 Beardsley Ave Unit 12 Bakersfield, CA	2.0	2.0	655	$1,095	$1.67	5d	1	0.19mi
214 Beardsley Ave Unit 11 Bakersfield, CA	1.0	1.0	650	$950	$1.46	5d	1	0.19mi
210 Beardsley Ave Unit 8 Bakersfield, CA	1.0	1.0	650	$895	$1.38	5d	1	0.20mi
313 Beardsley Ave Unit 315 B Bakersfield, CA	1.0	1.0	550	$850	$1.55	5d	1	0.24mi
502 Beardsley Ave Unit T Bakersfield, CA	1.0	1.0	624	$950	$1.52	46d	1	0.36mi
701 Lilac St Unit 1/2 Bakersfield, CA	1.0	1.0	400	$895	$2.24	5d	1	0.50mi
126 Wilson Ave Unit B Bakersfield, CA	1.0	1.0	650	$850	$1.31	16d	1	0.66mi
117 Harris Dr Bakersfield, CA	2.0	1.0	560	$1,300	$2.32	21d	1	0.68mi
611 Wilson Ave Unit B Bakersfield, CA	2.0	1.0	750	$1,195	$1.59	46d	1	0.78mi
1405 Yosemite Dr Unit 1405 Bakersfield, CA	2.0	1.0	712	$1,100	$1.54	46d	1	0.89mi
611 Ann Arbor Dr Unit A Bakersfield, CA	1.0	1.0	650	$1,100	$1.69	46d	1	0.95mi
901 W Columbus St Bakersfield, CA	1.0–2.0	1.0	807	$1,425	$1.77	5d	12	1.07mi
1905 McCray St Bakersfield, CA	2.0	1.0	736	$1,450	$1.97	5d	1	1.12mi
3850 Q St Bakersfield, CA	1.0	1.0	531	$1,100	$2.07	5d	1	1.21mi
3800 Q St Bakersfield, CA	1.0	1.0	495	$1,075	$2.17	5d	4	1.24mi
3701 Q St Bakersfield, CA	2.0	1.0	615	$1,200	$1.95	5d	5	1.31mi
615 W China Grade Loop Bakersfield, CA	1.0–2.0	1.0–2.0	875	$1,850	$2.11	5d	6	1.37mi

Listing history 20 events

1. 2026-06-22
   days on market $20,000 Active 38 DOM
2. 2026-06-18
   days on market $20,000 Active 35 DOM
3. 2026-06-17
   days on market $20,000 Active 34 DOM
4. 2026-06-16
   days on market $20,000 Active 33 DOM
5. 2026-06-15
   days on market $20,000 Active 32 DOM
6. 2026-06-14
   days on market $20,000 Active 30 DOM
7. 2026-06-10
   pricedays on market $20,000 Active 27 DOM
8. 2026-06-09
   days on market $25,000 Active 26 DOM
9. 2026-06-08
   days on market $25,000 Active 25 DOM
10. 2026-06-07
    days on market $25,000 Active 24 DOM
11. 2026-06-05
    days on market $25,000 Active 21 DOM
12. 2026-06-03
    days on market $25,000 Active 20 DOM
13. 2026-06-03
    days on market $25,000 Active 19 DOM
14. 2026-06-01
    days on market $25,000 Active 18 DOM
15. 2026-05-31
    days on market $25,000 Active 17 DOM
16. 2026-05-14
    listed $25,000 Active 561-char remark
17. 1998-09-08
    soldstatus $5,250 207-char remark

    Show marketing remark (207 chars)

    Ez Seller Financing On Nice Mobile Home-low Space Rent!new Carpet-whole Interior & Ext Like New!lots Of Cabinets & Strgnice, Adult Park!seller Finance W/ $2000 Down, Or Just Closing Costs!

18. 1998-08-18
    historical 207-char remark

    Show marketing remark (207 chars)

    Ez Seller Financing On Nice Mobile Home-low Space Rent!new Carpet-whole Interior & Ext Like New!lots Of Cabinets & Strgnice, Adult Park!seller Finance W/ $2000 Down, Or Just Closing Costs!

19. 1998-08-18
    price $6,950 207-char remark

    Show marketing remark (207 chars)

    Ez Seller Financing On Nice Mobile Home-low Space Rent!new Carpet-whole Interior & Ext Like New!lots Of Cabinets & Strgnice, Adult Park!seller Finance W/ $2000 Down, Or Just Closing Costs!

20. 1998-06-16
    listed $5,250 207-char remark

    Show marketing remark (207 chars)

    Ez Seller Financing On Nice Mobile Home-low Space Rent!new Carpet-whole Interior & Ext Like New!lots Of Cabinets & Strgnice, Adult Park!seller Finance W/ $2000 Down, Or Just Closing Costs!

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 39 unhealthy d/yr today · 45 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,855
• − Mortgage interest: −$1,120
• − Property taxes: −$300
• − Insurance: −$100
• − Repairs & maintenance: −$1,028
• − Management: −$1,028
• − Depreciation: −$582
• Taxable income: $8,696
• Est. tax owed @ 24.0%: −$2,087
• After-tax cash flow: $6,410/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: Beardsley Elementary
• NCES district ID: 0604260
• Math proficiency: 7% ▼ -12.00%
• Reading proficiency: 18% ▼ -16.00%
• Median HH income: $28,808
• Composite: 9.63/100
• National rank: #9841
• State rank: #501 of 517 in CA

Livability — Oildale

• Score: 58/100
• State rank: #680
• US rank: #20848

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oildale, CA
• County: Kern County · 710,371 people
• Metro: Bakersfield, CA
• Population (ZIP): 55,078
• Household income: $62,445
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 2931.0

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 0.57)
• Race & ethnicity: White 57% Hispanic / Latino 32% Two or more races 15% Black 3% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Slovak 3% Italian 1% Romanian 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 80% English-only · Spanish 17%

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: ▼ -4.52%
• Current HPI: 825.65
• Rent YoY: ▲ 2.22%
• 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

+281.0% since first listed

6 events — show timeline

• 2026-06-09 Price Changed $20,000 CRMLS
• 2026-05-14 Listed $25,000 CRMLS
• 1998-09-08 Sold (MLS) $5,250 GEMLS
• 1998-08-18 Price Changed $6,950 GEMLS
• 1998-08-18 Delisted — GEMLS
• 1998-06-16 Listed $5,250 GEMLS