10921 Rome Beauty · California City, CA 93505

$239,000

3 bd · 2.0 ba · 1,056 sqft · SingleFamily public records · 29 Days on market

Built 1971 6,744 sqft lot

---

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).

• Appreciation +10.0/10.0
• Cash flow +8.3/30.0
• ARV discount +7.5/15.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Livability +2.2/5.0
• Schools +2.1/10.0
• 1% rule +1.8/10.0

Listing remarks MLS

Beautifully fully remodeled and move-in ready, this California City home feels like a brand-new home at an affordable price. Featuring an open-concept kitchen, modern upgrades throughout, natural gas, public sewer and a covered patio, this home offers both comfort and convenience. Major upgrades include a new roof, flooring, remodeled bathrooms and kitchen with updated plumbing, new paint and texture throughout, upgraded lighting, new windows, sliding door, stucco, water heater, doors, and a finished garage. Washer and dryer hookups are available both inside and in the garage, plus a new high-quality range top. Located just north of Edwards Air Force Base and near parks, shopping, schools, golf, and outdoor recreation including hiking, dirt biking, and ATV riding, this home offers peaceful High Desert living with wide open views and everyday convenience.

Key facts

• Upgraded lighting
• Open-concept kitchen
• Covered patio

Tags

• OPEN-CONCEPT KITCHEN
• COVERED PATIO
• NEW ROOF
• REMODELED BATHROOMS
• UPDATED PLUMBING
• UPGRADED LIGHTING

Property features AI

Finance

• Other: One total unit; 0–1 unit/acre lot characteristic; Two or more common walls (attached); No ADU on property
• HOA & community: Community offers biking, hiking and park access

Exterior

• Parking: Attached 2-car garage; Two total parking spaces
• Utilities: Public sewer; District/Public water
• Home design: Attached house; Single-story; Front entry
• Construction: Attached property; Assessor listed year built source
• Exterior features: No pool

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Electric heating; Baseboard heating; Heat pump cooling; Evaporative cooling
• Interior features: All bedrooms on the main level; Front entry; One-level layout; Has a view
• Laundry & utility: Laundry inside the home

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $-218 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (16.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (31.9% below list).
• Recommended offer: $163k (31.9% 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: schools F, crime F, amenities 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.
• Market conditions: Rents rising fast (+5.5%/yr); 703 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 33% 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.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 15y 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 $100k; list at $239k implies a 139% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,855 (31.9% 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 1971 — 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 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?
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: 0.68% ✗
• Cap rate: 5.20%
• Cash-on-cash: -3.92%
• DSCR: 0.83
• GRM: 12.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 22.1%
• Equity multiple: 2.80×
• Total profit: $120,304
• Equity at exit: $215,310

10-year hold

• IRR: 20.4%
• Equity multiple: 6.59×
• Total profit: $374,298
• Equity at exit: $464,324

Cash invested: $66,920 (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: 703
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,629 high
• Mortgage (P&I): −$1,253
• Tax from tax record: −$152 /mo · $1,824/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $-218

Break-even live

Break-even rent $1,905

Max offer price $200,422

Occupancy floor —

Sensitivity live

Price	-10% $-83	-5% $-151	+0% $-218	+5% $-286	+10% $-354
Rent	-10% $-347	-5% $-283	+0% $-218	+5% $-154	+10% $-90
Rate	-1.0pp $-98	-0.5pp $-158	base $-218	+0.5pp $-280	+1.0pp $-343

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21601 Randsburg Mojave Rd Unit C California City, CA	2.0	2.0	896	$1,150	$1.28	3d	1	0.52mi
21306 Bancroft Ct California City, CA	2.0	2.0	906	$1,800	$1.99	4d	1	0.87mi
21187 Conklin Blvd California City, CA	3.0	2.0	1473	$1,800	$1.22	15d	1	0.93mi
9931 Putter Ct California City, CA	3.0	2.0	1445	$1,675	$1.16	4d	1	0.94mi
9933 N Loop Blvd Unit B California City, CA	2.0	2.0	895	$1,875	$2.09	24d	1	1.08mi
9848 Sally Ave Unit 2 California City, CA	2.0	1.0	980	$1,495	$1.53	24d	1	1.15mi
9825 N Loop Blvd Unit B California City, CA	2.0	1.0	883	$1,350	$1.53	20d	1	1.18mi
9817 N Loop Blvd California City, CA	2.0	1.5	850	$1,075	$1.26	3d	1	1.19mi
9749 N Loop Blvd California City, CA	2.0	1.0	900	$1,350	$1.50	12d	1	1.25mi
9749 N Loop Blvd California City, CA	2.0	1.0	900	$1,350	$1.50	24d	1	1.25mi
9749 N Loop Blvd California City, CA	2.0	1.0	900	$1,350	$1.50	4d	1	1.25mi
9548 Sally Ave Unit B California City, CA	3.0	2.5	1200	$1,695	$1.41	24d	1	1.47mi

Listing history 48 events

1. 2026-06-18
   days on market $239,000 Active 29 DOM
2. 2026-06-17
   days on market $239,000 Active 28 DOM
3. 2026-06-16
   days on market $239,000 Active 27 DOM
4. 2026-06-15
   days on market $239,000 Active 26 DOM
5. 2026-06-14
   days on market $239,000 Active 24 DOM
6. 2026-06-13
   days on market $239,000 Active 23 DOM
7. 2026-06-10
   days on market $239,000 Active 21 DOM
8. 2026-06-09
   days on market $239,000 Active 20 DOM
9. 2026-06-08
   days on market $239,000 Active 19 DOM
10. 2026-06-07
    days on market $239,000 Active 18 DOM
11. 2026-06-05
    days on market $239,000 Active 15 DOM
12. 2026-06-03
    days on market $239,000 Active 14 DOM
13. 2026-06-03
    days on market $239,000 Active 13 DOM
14. 2026-06-01
    days on market $239,000 Active 12 DOM
15. 2026-05-31
    days on market $239,000 Active 11 DOM
16. 2026-05-20
    listed $239,000 Active
17. 2026-05-19
    listed $239,000 Active 866-char remark

    Show marketing remark (866 chars)

    Beautifully fully remodeled and move-in ready, this California City home feels like a brand-new home at an affordable price. Featuring an open-concept kitchen, modern upgrades throughout, natural gas, public sewer and a covered patio, this home offers both comfort and convenience. Major upgrades include a new roof, flooring, remodeled bathrooms and kitchen with updated plumbing, new paint and texture throughout, upgraded lighting, new windows, sliding door, stucco, water heater, doors, and a finished garage. Washer and dryer hookups are available both inside and in the garage, plus a new high-quality range top. Located just north of Edwards Air Force Base and near parks, shopping, schools, golf, and outdoor recreation including hiking, dirt biking, and ATV riding, this home offers peaceful High Desert living with wide open views and everyday convenience.

18. 2025-06-27
    soldstatus $100,000
19. 2019-11-01
    soldstatus $124,000
20. 2019-08-02
    soldstatus $92,000 Closed Sale 206-char remark

    Show marketing remark (206 chars)

    Great Opportunity ! 1st Time Buyers Welcome or Investors! 3 Bed 2 Bath house priced to sell! Nice size yard, 2 Car garage in a nice neighborhood close to schools and shopping! Great Price for the cozy home!

21. 2019-08-02
    soldstatus $92,000 Closed

    Show marketing remark (206 chars)

    Great Opportunity ! 1st Time Buyers Welcome or Investors! 3 Bed 2 Bath house priced to sell! Nice size yard, 2 Car garage in a nice neighborhood close to schools and shopping! Great Price for the cozy home!

22. 2019-08-02
    soldstatus $92,000

    Show marketing remark (206 chars)

    Great Opportunity ! 1st Time Buyers Welcome or Investors! 3 Bed 2 Bath house priced to sell! Nice size yard, 2 Car garage in a nice neighborhood close to schools and shopping! Great Price for the cozy home!

23. 2019-07-07
    status Pending Sale 206-char remark

    Show marketing remark (206 chars)

    Great Opportunity ! 1st Time Buyers Welcome or Investors! 3 Bed 2 Bath house priced to sell! Nice size yard, 2 Car garage in a nice neighborhood close to schools and shopping! Great Price for the cozy home!

24. 2019-07-07
    status Pending

    Show marketing remark (206 chars)

    Great Opportunity ! 1st Time Buyers Welcome or Investors! 3 Bed 2 Bath house priced to sell! Nice size yard, 2 Car garage in a nice neighborhood close to schools and shopping! Great Price for the cozy home!

25. 2019-06-19
    status Active 206-char remark

    Show marketing remark (206 chars)

    Great Opportunity ! 1st Time Buyers Welcome or Investors! 3 Bed 2 Bath house priced to sell! Nice size yard, 2 Car garage in a nice neighborhood close to schools and shopping! Great Price for the cozy home!

26. 2019-06-18
    status Active
27. 2019-06-04
    status Pending Sale 206-char remark

    Show marketing remark (206 chars)

    Great Opportunity ! 1st Time Buyers Welcome or Investors! 3 Bed 2 Bath house priced to sell! Nice size yard, 2 Car garage in a nice neighborhood close to schools and shopping! Great Price for the cozy home!

28. 2019-06-04
    status Pending

    Show marketing remark (206 chars)

    Great Opportunity ! 1st Time Buyers Welcome or Investors! 3 Bed 2 Bath house priced to sell! Nice size yard, 2 Car garage in a nice neighborhood close to schools and shopping! Great Price for the cozy home!

29. 2019-05-01
    price $107,999

    Show marketing remark (206 chars)

    Great Opportunity ! 1st Time Buyers Welcome or Investors! 3 Bed 2 Bath house priced to sell! Nice size yard, 2 Car garage in a nice neighborhood close to schools and shopping! Great Price for the cozy home!

30. 2019-05-01
    price $107,999 206-char remark

    Show marketing remark (206 chars)

    Great Opportunity ! 1st Time Buyers Welcome or Investors! 3 Bed 2 Bath house priced to sell! Nice size yard, 2 Car garage in a nice neighborhood close to schools and shopping! Great Price for the cozy home!

31. 2019-04-30
    price $114,999

    Show marketing remark (206 chars)

    Great Opportunity ! 1st Time Buyers Welcome or Investors! 3 Bed 2 Bath house priced to sell! Nice size yard, 2 Car garage in a nice neighborhood close to schools and shopping! Great Price for the cozy home!

32. 2019-04-30
    price $114,999 206-char remark

    Show marketing remark (206 chars)

    Great Opportunity ! 1st Time Buyers Welcome or Investors! 3 Bed 2 Bath house priced to sell! Nice size yard, 2 Car garage in a nice neighborhood close to schools and shopping! Great Price for the cozy home!

33. 2019-04-30
    price $1,149,999

    Show marketing remark (206 chars)

    Great Opportunity ! 1st Time Buyers Welcome or Investors! 3 Bed 2 Bath house priced to sell! Nice size yard, 2 Car garage in a nice neighborhood close to schools and shopping! Great Price for the cozy home!

34. 2019-02-25
    listed $115,000 Active 206-char remark

    Show marketing remark (206 chars)

    Great Opportunity ! 1st Time Buyers Welcome or Investors! 3 Bed 2 Bath house priced to sell! Nice size yard, 2 Car garage in a nice neighborhood close to schools and shopping! Great Price for the cozy home!

35. 2019-02-25
    listed $115,000 Active

    Show marketing remark (206 chars)

    Great Opportunity ! 1st Time Buyers Welcome or Investors! 3 Bed 2 Bath house priced to sell! Nice size yard, 2 Car garage in a nice neighborhood close to schools and shopping! Great Price for the cozy home!

36. 2015-04-03
    historical
37. 2012-10-10
    soldstatus $39,900
38. 2012-07-18
    listed $39,900
39. 2012-07-18
    historical
40. 2012-02-28
    listed $44,900
41. 2012-02-28
    historical
42. 2011-12-16
    listed $44,900
43. 2011-12-16
    historical
44. 2011-10-04
    listed $44,900
45. 2011-06-22
    listed $49,900
46. 1999-01-12
    soldstatus $33,500
47. 1996-03-21
    soldstatus $33,000
48. 1988-05-02
    soldstatus $85,000

ⓘ 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: $1,824 · $152/mo
• Projected year-2 tax: $1,824 · $152/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 13 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,543
• − Mortgage interest: −$13,388
• − Property taxes: −$1,824
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,563
• − Management: −$1,563
• − Depreciation: −$6,953
• Taxable loss: −$6,944
• Est. tax savings @ 24.0%: +$1,667
• After-tax cash flow: $-954/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

+181.2% since first listed

33 events — show timeline

• 2026-05-20 Listed $239,000 CRMLS
• 2026-05-19 Listed $239,000 AVMLS
• 2025-06-27 Sold (Public Records) $100,000 Public Records
• 2019-11-01 Sold (Public Records) $124,000 Public Records
• 2019-08-02 Sold (Public Records) $92,000 Public Records
• 2019-08-02 Sold (MLS) $92,000 AVMLS
• 2019-08-02 Sold (MLS) $92,000 CRMLS
• 2019-07-07 Pending — CRMLS
• 2019-07-07 Pending — AVMLS
• 2019-06-19 Relisted — CRMLS
• 2019-06-18 Relisted — AVMLS
• 2019-06-04 Pending — CRMLS
• 2019-06-04 Pending — AVMLS
• 2019-05-01 Price Changed $107,999 AVMLS
• 2019-05-01 Price Changed $107,999 CRMLS
• 2019-04-30 Price Changed $114,999 AVMLS
• 2019-04-30 Price Changed $114,999 CRMLS
• 2019-04-30 Price Changed $1,149,999 AVMLS
• 2019-02-25 Listed $115,000 AVMLS
• 2019-02-25 Listed $115,000 CRMLS
• 2015-04-03 Listing Removed — AVMLS
• 2012-10-10 Sold (MLS) $39,900 AVMLS
• 2012-07-18 Listing Removed — AVMLS
• 2012-07-18 Listed $39,900 AVMLS
• 2012-02-28 Listing Removed — AVMLS
• 2012-02-28 Listed $44,900 AVMLS
• 2011-12-16 Listing Removed — AVMLS
• 2011-12-16 Listed $44,900 AVMLS
• 2011-10-04 Listed $44,900 AVMLS
• 2011-06-22 Listed $49,900 AVMLS
• 1999-01-12 Sold (Public Records) $33,500 Public Records
• 1996-03-21 Sold (Public Records) $33,000 Public Records
• 1988-05-02 Sold (Public Records) $85,000 Public Records

Property tax history

+9.0%/yr

Latest (2025): $1,824 · -5.0% YoY. Source: county tax records.