9037 S Loop · California City, CA 93505

$242,500

3 bd · 2.0 ba · 1,235 sqft · SingleFamily public records · 61 Days on market

Built 2004 10,364 sqft lot $196/sqft · 14% below area Est $282k · 14% under

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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).

• ARV discount +13.7/15.0
• Cash flow +11.8/30.0
• Appreciation +10.0/10.0
• Rent growth +3.9/5.0
• DSCR +3.5/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0
• Schools +2.1/10.0

Listing remarks MLS

Welcome to this beautiful 3 bedroom, 2 bathroom home perfect for comfortable family living and entertaining. The entire home boasts new flooring and new paint, giving it a fresh, move in ready feel. The functional layout includes a nice size living room, ideal for relaxation. The kitchen features a convenient layout with a designated dining area. Step outside to enjoy the expansive outdoor space. The property features a large fenced yard, providing privacy and plenty of room for activities, along with the added convenience of an RV gate. Enjoy outdoor dining or simply relax on the covered patio located both in the front and back of the house. Parking is easy with the attached 2 car garage.

Key facts

• New flooring
• Large fenced yard
• New paint

Tags

• NEW FLOORING
• NEW PAINT
• DESIGNATED DINING AREA
• LARGE FENCED YARD
• RV GATE
• COVERED PATIO

Property features AI

Exterior

• Parking: Attached 2-car garage; 2 total parking spaces
• Utilities: Public water (district); Septic tank
• Home design: One-story house; No common walls; Single unit property; No accessory dwelling unit
• Construction: Year built information from assessor
• Exterior features: House with a view; Lot in a rural setting; Community amenities nearby: golf course, biking, dog park, hiking, fishing, lake, park

Interior

• Bedrooms: 3 main-level bedrooms
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central cooling
• Interior features: Single-level home with front-door entry; All bedrooms located on the main floor; Primary suite
• Laundry & utility: Laundry area located in the garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $242k.

Deal economics

• At list price, monthly cash flow is $-65 ($-783/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (24.6% below list).
• Recommended offer: $183k (24.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 44/100 on livability (#1,329 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: crime F, amenities F, commute F.
• Mojave Unified (town): math 25% / reading 25% proficiency, ranked #411 of 517 in CA (top 80%) — 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: Hacienda Elementary (528 students, 92% FRL); California City Middle (501 students, 87% FRL); California City High (655 students, 85% FRL).
• Market conditions: Rents rising fast (+5.5%/yr); 704 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 3,244 units permitted in Kern County in 2024 (73 in 5+ unit buildings).
• This rent runs 37% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Kern County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 5.5% rent growth), your $68k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 2 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 $12k; list at $242k implies a 2009% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,918 (24.6% 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. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.75% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.15%
• DSCR: 0.95
• GRM: 11.0

CMA / ARV

• ARV (median comp): $281,518
• List price: $242,500
• Delta: -13.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8813 Fir Ave	0.33mi	3/2.0	1,255 (+2%)	8mo	$265,000	$211	75
8668 S Loop Blvd	0.45mi	3/2.0	1,277 (+3%)	1mo	$290,000	$227	73
9236 Bay Ave	0.42mi	3/2.0	1,222 (-1%)	7mo	$225,000	$184	72
9312 California City Blvd	0.54mi	3/2.0	1,248 (+1%)	4mo	$265,000	$212	70
20100 87th	0.58mi	3/2.0	1,222 (-1%)	3mo	$240,000	$196	69
20636 91st St	0.15mi	3/2.0	1,388 (+12%)	6mo	$295,000	$213	67
20774 Village Ct	0.67mi	3/2.0	1,245 (+1%)	2mo	$295,000	$237	66
20201 Airway Blvd	0.48mi	3/2.0	1,311 (+6%)	4mo	$190,000	$145	64
20024 87th	0.60mi	3/2.0	1,173 (-5%)	2mo	$335,000	$286	62
8412 Ironwood	0.65mi	3/1.0	1,224 (-1%)	3mo	$158,000	$129	61
20805 W Lake Dr	0.69mi	3/2.0	1,263 (+2%)	8mo	$299,000	$237	57
8651 S South Loop Boulevard Blvd	0.49mi	2/1.0 (-1)	1,050 (-15%)	8mo	$143,280	$136	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 5.45% rent growth · sell at horizon

5-year hold

• IRR: 24.2%
• Equity multiple: 2.95×
• Total profit: $132,462
• Equity at exit: $218,463

10-year hold

• IRR: 22.0%
• Equity multiple: 6.94×
• Total profit: $403,550
• Equity at exit: $471,124

Cash invested: $67,900 (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 93505

• Home prices YoY: 13.0%
• Rents YoY: 5.5%
• Active inventory: 704
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,829 high
• Mortgage (P&I): −$1,272
• Tax from tax record: −$138 /mo · $1,651/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $-65

Break-even live

Break-even rent $1,912

Max offer price $230,976

Occupancy floor 99%

Sensitivity live

Price	-10% $72	-5% $3	+0% $-65	+5% $-134	+10% $-203
Rent	-10% $-210	-5% $-137	+0% $-65	+5% $7	+10% $79
Rate	-1.0pp $57	-0.5pp $-4	base $-65	+0.5pp $-128	+1.0pp $-192

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: $60,625
• Closing costs: $7,275
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9213 Holly Ave California City, CA	3.0	2.0	1339	$1,900	$1.42	5d	1	0.19mi
20321 88th St California City, CA	3.0	2.0	1176	$2,100	$1.79	25d	1	0.33mi
8651 S Loop Blvd California City, CA	2.0	1.0	1050	$1,650	$1.57	5d	1	0.46mi
8648 Lime Ave California City, CA	3.0	2.0	1459	$2,400	$1.64	25d	1	0.46mi
8848 Oleander Ave California City, CA	3.0	2.0	1302	$1,900	$1.46	25d	1	0.47mi
9225 Peach Ave Unit A California City, CA	3.0	2.0	1275	$1,950	$1.53	25d	1	0.49mi
8712 California City Blvd Unit 2 California City, CA	2.0	1.5	715	$1,150	$1.61	25d	1	0.56mi
20001 Airway Blvd California City, CA	3.0	2.0	1050	$2,400	$2.29	25d	1	0.61mi
8560 Nipa Ave California City, CA	3.0	2.0	1309	$1,850	$1.41	16d	1	0.62mi
8709 Xavier Ave Unit 3 California City, CA	2.0	1.0	900	$1,500	$1.67	16d	1	0.65mi
9610 Oleander Ave Unit A California City, CA	2.0	1.0	1300	$1,575	$1.21	25d	1	0.65mi
8816 Fuchsia Ave Unit PASSTHROUGH B California City, CA	2.0	2.0	1077	$1,550	$1.44	16d	1	0.74mi
8655 N Loop Blvd Unit A California City, CA	2.0	1.0	850	$1,800	$2.12	25d	1	0.74mi
8531 Columbine Ave Unit B California City, CA	2.0	2.0	1000	$1,300	$1.30	16d	1	0.76mi
20912 83rd St Unit C California City, CA	2.0	1.0	784	$1,150	$1.47	25d	1	0.80mi
20961 83rd St Unit 6 California City, CA	2.0	2.0	1100	$1,300	$1.18	25d	1	0.85mi
21411 Hacienda Blvd Unit D California City, CA	2.0	2.0	898	$1,475	$1.64	25d	1	0.92mi
8160 Kalmia Ave California City, CA	3.0	2.0	1277	$1,795	$1.41	25d	1	0.93mi
8100 Fernwood Ave California City, CA	3.0	2.0	1336	$1,850	$1.38	25d	1	0.94mi
8449 Viburnum Ave California City, CA	3.0	2.0	1218	$1,695	$1.39	1d	1	0.98mi
8318 Dogbane Ave Unit F California City, CA	2.0	1.0	880	$1,350	$1.53	25d	1	0.99mi
21113 Nemophilia St Unit C California City, CA	2.0	1.0	761	$1,250	$1.64	25d	1	1.00mi
9387 N Loop Blvd California City, CA	2.0	1.0	807	$1,150	$1.43	25d	1	1.03mi
8260 Viburnum Ave California City, CA	3.0	2.0	1338	$2,000	$1.49	4d	1	1.11mi
9524 Sally Ave Unit C California City, CA	2.0	1.5	1140	$1,300	$1.14	25d	1	1.13mi
9931 Putter Ct California City, CA	3.0	2.0	1445	$1,675	$1.16	5d	1	1.14mi
9548 Sally Ave Unit B California City, CA	3.0	2.5	1200	$1,695	$1.41	25d	1	1.14mi
8173 Viburnum Ave California City, CA	3.0	2.0	1482	$2,150	$1.45	4d	1	1.14mi
21187 Conklin Blvd California City, CA	3.0	2.0	1473	$1,800	$1.22	16d	1	1.16mi
9749 N Loop Blvd California City, CA	2.0	1.0	900	$1,350	$1.50	12d	1	1.22mi
9749 N Loop Blvd California City, CA	2.0	1.0	900	$1,350	$1.50	25d	1	1.22mi
9749 N Loop Blvd California City, CA	2.0	1.0	900	$1,350	$1.50	5d	1	1.22mi
21032 79th St California City, CA	4.0	2.0	1228	$2,100	$1.71	25d	1	1.25mi
9817 N Loop Blvd California City, CA	2.0	1.5	850	$1,075	$1.26	4d	1	1.26mi
9825 N Loop Blvd Unit B California City, CA	2.0	1.0	883	$1,350	$1.53	20d	1	1.27mi
21306 Bancroft Ct California City, CA	2.0	2.0	906	$1,800	$1.99	5d	1	1.30mi
9848 Sally Ave Unit 2 California City, CA	2.0	1.0	980	$1,495	$1.53	25d	1	1.32mi
9933 N Loop Blvd Unit B California City, CA	2.0	2.0	895	$1,875	$2.09	25d	1	1.34mi
7819 Walpole Ave California City, CA	2.0	1.0	900	$1,399	$1.55	25d	1	1.43mi
21001 Berry St Unit 5 California City, CA	2.0	1.0	890	$1,150	$1.29	25d	1	1.48mi

Listing history 19 events

1. 2026-06-22
   days on market $242,500 Active 61 DOM
2. 2026-06-18
   days on market $242,500 Active 58 DOM
3. 2026-06-17
   days on market $242,500 Active 57 DOM
4. 2026-06-16
   days on market $242,500 Active 56 DOM
5. 2026-06-15
   days on market $242,500 Active 55 DOM
6. 2026-06-14
   days on market $242,500 Active 53 DOM
7. 2026-06-13
   days on market $242,500 Active 52 DOM
8. 2026-06-10
   days on market $242,500 Active 50 DOM
9. 2026-06-09
   days on market $242,500 Active 49 DOM
10. 2026-06-08
    days on market $242,500 Active 48 DOM
11. 2026-06-07
    days on market $242,500 Active 47 DOM
12. 2026-06-05
    days on market $242,500 Active 44 DOM
13. 2026-06-03
    days on market $242,500 Active 43 DOM
14. 2026-06-03
    days on market $242,500 Active 42 DOM
15. 2026-06-01
    days on market $242,500 Active 41 DOM
16. 2026-05-31
    days on market $242,500 Active 40 DOM
17. 2026-04-21
    listed $242,500 Active 698-char remark
18. 2026-04-20
    listed $242,500 Active 698-char remark

    Show marketing remark (698 chars)

    Welcome to this beautiful 3 bedroom, 2 bathroom home perfect for comfortable family living and entertaining. The entire home boasts new flooring and new paint, giving it a fresh, move in ready feel. The functional layout includes a nice size living room, ideal for relaxation. The kitchen features a convenient layout with a designated dining area. Step outside to enjoy the expansive outdoor space. The property features a large fenced yard, providing privacy and plenty of room for activities, along with the added convenience of an RV gate. Enjoy outdoor dining or simply relax on the covered patio located both in the front and back of the house. Parking is easy with the attached 2 car garage.

19. 1991-06-10
    soldstatus $11,500

ⓘ 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: $1,651 · $138/mo
• Projected year-2 tax: $1,843 · $154/mo
• Expected delta: +$192/yr (+$16/mo · 11.7%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 13 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,950
• − Mortgage interest: −$13,584
• − Property taxes: −$1,651
• − Insurance: −$1,212
• − Repairs & maintenance: −$1,756
• − Management: −$1,756
• − Depreciation: −$7,055
• Taxable loss: −$5,063
• Est. tax savings @ 24.0%: +$1,215
• After-tax cash flow: $432/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: Mojave Unified
• NCES district ID: 0625230
• Math proficiency: 25% ▲ 11.00%
• Reading proficiency: 25% ▼ -1.00%
• Median HH income: $43,017
• Composite: 21.4/100
• National rank: #8350
• State rank: #411 of 517 in CA

Livability — California City

• Score: 44/100
• State rank: #1329
• US rank: #26753

Category grades

Amenities F Commute F Cost of living C 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: California City, CA
• County: Kern County · 710,371 people
• City population: 14,353
• Metro: Bakersfield, CA
• Population (ZIP): 14,353
• Household income: $59,827
• Rent vs Own: 44.6% rent · 55.4% own
• Severe rent burden: 883.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Hispanic / Latino 40% White 30% Black 22% Two or more races 16% Native American 3% Asian 1%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Italian 3% Lithuanian 1% Romanian 1%
• Foreign-born: 13% · Canada, Dominican Republic
• Languages at home: 68% English-only · Spanish 29%

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: ▲ 46.32%
• Current HPI: 402.4192
• Rent YoY: ▲ 5.45%
• 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

+2008.7% since first listed

3 events — show timeline

• 2026-04-21 Listed $242,500 CRMLS
• 2026-04-20 Listed $242,500 AVMLS
• 1991-06-10 Sold (Public Records) $11,500 Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,651 · -4.9% YoY. Source: county tax records.