1258 W Rosamond Blvd Spc 68 · Rosamond, CA 93560

$125,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 9 Days on market

Built 1979 Est $121k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.2/10.0
• ARV discount +6.0/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Very spacious and beautiful 3 bed/2 bath home recently REMODELATED inside and outside, new cabinets in the kitchen, new floors, freshly painted. Master bedroom has a new vanity and faucets. Electric lock in two principal doors. New MILGARD windows. New central swamp cooler and new window coolers. New central heating system. This property is amazing is fully fenced, very private and secure. System Alexa connected. Electric gate that works with solar panel(12'long+2 Remote controls. . You do not want to miss out very close to the freeway.

Key facts

• Bonus room
• Updated kitchen
• Granite countertops

Tags

• BONUS ROOM
• FULLY FENCED LOT
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• CUSTOM TILE BACKSPLASH
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Space number Spc 68; APN 258-200-68; Sign present at property
• Financial info: Deposit listed as $3,000 (buyer to verify); Park deposit: buyer to verify; New space rent $750
• HOA & community: Rosamond Mobile Home Park (space rent listed at $750); All ages allowed; Park manager phone available

Exterior

• Utilities: Natural gas
• Home design: Mobile home (manufactured 1979); Skirted; 60 ft long by 12 ft wide
• Construction: Metal roof (buyer to verify); Manufactured by Skyline, model Skylne; Serial numbers: 03720803MA and 03720803MB; Trade name Homette
• Exterior features: Fully fenced; Community pool (mobile home park)

Interior

• Kitchen: Gas range; Microwave
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat (gas); Central air / evaporative cooling; Wall or window evaporative unit
• Interior features: Gas range; Microwave; Shed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 16.5% vs local median 4.3% in Rosamond — 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 49/100 on livability (#1,178 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: schools F, crime F, amenities F.
• Southern Kern Unified (town): math 25% / reading 25% proficiency, ranked #387 of 517 in CA (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 458 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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).
• This rent runs 37% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $4k of equity ($864 loan paydown + $3k appreciation (2.4% local appreciation)).
• Kern County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 6y ago 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 $97k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $125,000

Questions for the listing agent

1. Built in 1979 — 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 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?
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. 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: 1.89% ✓
• Cap rate: 16.47%
• Cash-on-cash: 36.33%
• DSCR: 2.62
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $120,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1335 Richfield Ave	0.37mi	3/2.0	1,296 (-4%)	3mo	$320,000	$247	74
3300 W 15th St Spc 340	0.57mi	3/2.0	1,344 (0%)	6mo	$120,000	$89	68
3300 15th W #389	0.57mi	3/2.0	1,440 (+7%)	1mo	$102,000	$71	61
—	0.51mi	4/2.0 (+1)	1,325 (-1%)	13mo	$125,000	$94	58
3300 W 15th St W #360	0.57mi	3/2.0	1,440 (+7%)	5mo	$130,000	$90	57
3300 W 15th St Spc 151	0.57mi	3/2.0	1,440 (+7%)	9mo	$131,000	$91	54
3300 15th St W #367	0.57mi	4/2.0 (+1)	1,392 (+4%)	13mo	$129,900	$93	52
3300 15th St W #59	0.57mi	3/3.0	1,420 (+6%)	15mo	$120,000	$85	47
3300 15th St W #39	0.57mi	3/2.0	1,536 (+14%)	6mo	$65,000	$42	44
3300 W 15th St #194	0.57mi	3/2.0	1,152 (-14%)	7mo	$117,000	$102	44
3300 15th St W #102	0.57mi	3/2.0	1,488 (+11%)	15mo	$122,100	$82	43
3300 15th St W #263	0.57mi	3/2.0	1,152 (-14%)	8mo	$53,650	$47	43

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

Projected returns pro-forma

2.4% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.0%
• Equity multiple: 3.25×
• Total profit: $78,659
• Equity at exit: $52,066

10-year hold

• IRR: 41.5%
• Equity multiple: 6.44×
• Total profit: $190,418
• Equity at exit: $77,159

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 93560

• Home prices YoY: 0.6%
• Active inventory: 458
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,367 high
• Mortgage (P&I): −$656
• Tax from tax record: −$103 /mo · $1,237/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $1,060

Break-even live

Break-even rent $1,026

Max offer price $125,000

Occupancy floor 50%

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 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3400 15th St W Unit 21 Rosamond, CA	2.0	1.0	950	$1,495	$1.57	10d	1	0.54mi
1838 Center St Unit A Rosamond, CA	3.0	2.5	1495	$2,000	$1.34	1d	1	0.57mi
1838 Center St Unit A Rosamond, CA	3.0	2.5	1475	$2,000	$1.36	10d	1	0.57mi
2821 Desert St Unit C Rosamond, CA	2.0	1.0	975	$1,795	$1.84	1d	1	0.61mi
3400 15th St W Unit 118 Rosamond, CA	2.0	1.5	1050	$1,600	$1.52	10d	1	0.61mi
3400 15th St W Rosamond, CA	2.0	1.0	1000	$1,498	$1.50	1d	4	0.71mi
2910 B St Rosamond, CA	2.0	1.5	1775	$1,542	$0.87	19d	1	0.77mi
2051 Candice Ave Rosamond, CA	3.0	2.0	1345	$2,395	$1.78	15d	1	0.88mi
3172 Shelley St Rosamond, CA	4.0	2.0	1192	$2,300	$1.93	22d	1	0.91mi
1953 Marie Ave Apt A Rosamond, CA	4.0	3.0	1753	$2,550	$1.45	43d	1	1.04mi
1953 Marie Ave Apt A Rosamond, CA	4.0	3.0	1753	$2,550	$1.45	3d	1	1.04mi
1943 Pengilley Ave Rosamond, CA	3.0	2.0	1379	$2,600	$1.89	1d	1	1.10mi
1225 Barrington Ave Rosamond, CA	3.0	2.0	1072	$2,200	$2.05	1d	1	1.10mi
2300 Panorama Ln Rosamond, CA	2.0	2.0	1121	$2,300	$2.05	43d	1	1.22mi
2516 Starbrite Ave Rosamond, CA	3.0	2.0	1542	$2,900	$1.88	1d	1	1.26mi
2416 W Valley Vis Rosamond, CA	3.0	2.0	1343	$2,250	$1.68	15d	1	1.31mi
2608 Starbrite Ave Rosamond, CA	4.0	2.0	1542	$2,795	$1.81	1d	1	1.34mi
2436 Horizon Dr Rosamond, CA	3.0	2.0	1416	$4,500	$3.18	43d	1	1.35mi
3317 Dale Ct Rosamond, CA	3.0	2.0	1330	$800	$0.60	1d	1	1.47mi

Listing history 8 events

1. 2026-06-18
   days on market $125,000 Active 9 DOM
2. 2026-06-17
   days on market $125,000 Active 8 DOM
3. 2026-06-16
   days on market $125,000 Active 7 DOM
4. 2026-06-15
   days on market $125,000 Active 6 DOM
5. 2026-06-13
   days on market $125,000 Active 4 DOM
6. 2026-06-13
   days on market $125,000 Active 3 DOM
7. 2026-06-10
   remarks 506-char remark
8. 2026-06-10
   listed $125,000 Active 1 DOM

ⓘ 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: $1,237 · $103/mo
• Projected year-2 tax: $1,237 · $103/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 6 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 14 unhealthy d/yr today · 18 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,410
• − Mortgage interest: −$7,002
• − Property taxes: −$1,237
• − Insurance: −$625
• − Repairs & maintenance: −$2,273
• − Management: −$2,273
• − Depreciation: −$3,636
• Taxable income: $11,364
• Est. tax owed @ 24.0%: −$2,727
• After-tax cash flow: $9,988/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: Southern Kern Unified
• NCES district ID: 0637620
• Math proficiency: 25% ▲ 7.00%
• Reading proficiency: 25% ▼ -8.00%
• Median HH income: $54,523
• Composite: 22.5/100
• National rank: #8093
• State rank: #387 of 517 in CA

Livability — Rosamond

• Score: 49/100
• State rank: #1178
• US rank: #25952

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rosamond, CA
• County: Kern County · 710,371 people
• City population: 22,119
• Metro: Bakersfield, CA
• Population (ZIP): 22,119
• Household income: $77,431
• Rent vs Own: 22.6% rent · 77.4% own
• Severe rent burden: 425.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 45% White 32% Two or more races 17% Black 13% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Portuguese 2% Italian 2% Lithuanian 1%
• Foreign-born: 13% · Canada
• Languages at home: 68% English-only · Spanish 28% Other Indo-European 2% Other Asian/Pacific 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: ▲ 2.40%
• Current HPI: 403.7206
• Rent YoY: —
• 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

+150.0% since first listed

11 events — show timeline

• 2026-06-09 Listed $125,000 AVMLS
• 2022-03-29 Listing Removed — AVMLS
• 2022-03-25 Sold (MLS) $97,000 AVMLS
• 2022-02-03 Relisted — AVMLS
• 2021-12-21 Price Changed $119,900 AVMLS
• 2021-12-20 Relisted — AVMLS
• 2021-10-13 Listed $129,900 AVMLS
• 2020-10-17 Listing Removed — AVMLS
• 2020-10-08 Sold (MLS) $40,000 AVMLS
• 2020-08-25 Price Changed $47,000 AVMLS
• 2020-07-20 Listed $50,000 AVMLS

Property tax history

+26.2%/yr

Latest (2025): $1,237 · +7.2% YoY. Source: county tax records.