162 Love Ln · Oildale, CA 93308

$48,500

2 bd · 2.0 ba · 784 sqft · Manufactured public records · 22 Days on market

Built 1987 $62/sqft · at area comps Est $49k · at est. $795/mo HOA · 55% of rent

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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 +13.6/30.0
• 1% rule +10.0/10.0
• ARV discount +8.3/15.0
• DSCR +4.1/10.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Appreciation +2.7/10.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Don't miss this cozy manufactured home in the very desired Highland Knolls 55+ Mobile Estates located in the Northwest. This 2-bedroom, 1-bath home features some tasteful updates in the kitchen and bathroom and located on a desirable corner lot. Enjoy an active lifestyle with fantastic community amenities such as a pool, recreation center with a pool table, exercise equipment and a Library. Washing machine, dryer, and refrigerator included for your convenience. Monthly space rent is approx. $675.and water/trash/sewer is approx. $82.20. Sold As-Is, Cash Only.

Key facts

• Recent remodeling
• Fruit trees
• Corner lot

Tags

• CORNER LOT
• RECENT REMODELING
• FRUIT TREES
• RECREATION CENTER

Property features AI

Finance

• Other: Neighborhood: Highland Knolls; Directions available: N. Chester past Merle Haggard/Manor to first turn (at Baptist Church), left to Tennis Courts, follow around up to the Clubhouse; on the south corner of Love Lane
• HOA & community: Highland Knolls HOA; HOA fee $795 monthly; Association clubhouse and recreation; Association gym/exercise room; Association pool; Association security; Association park; Association has pet rules (call for info); Homeowners association

Exterior

• Parking: Carport
• Utilities: Public water; Sewer
• Home design: Manufactured home zoning (MH); Owned space; Vacant
• Construction: Composition roof
• Exterior features: Covered patio; Community pool; Accessory unit on the property; Corner lot; Adult community amenities

Interior

• Kitchen: Range/Oven; Dishwasher; Disposal
• Bathrooms: One 3/4 bathroom
• Heating & cooling: Evaporative cooling; Floor/wall heater
• Interior features: Great room; Range/Oven; Dishwasher; Disposal; Evaporative cooling; Floor/wall heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $48k.

Deal economics

• At list price, monthly cash flow is $3 ($32/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $48k).
• Recommended offer: $48k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.4% 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.
• Standard Elementary (suburban): math 16% / reading 27% proficiency, ranked #1,227 of 1,400 in CA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Highland Elementary (729 students, 84% FRL) — zoned schools average 84% FRL vs 66% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.2%/yr); 307 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 $335 of loan paydown is wiped out by about $1k 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.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 28y 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 $31k; list at $48k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 55% of rent.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 5→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $47,772 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.96% ✓
• Cap rate: 6.36%
• Cash-on-cash: 0.23%
• DSCR: 1.01
• GRM: 2.8

CMA / ARV

• ARV (median comp): $49,329
• List price: $48,500
• Delta: -1.68%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
162 Love Ln	0.00mi	2/1.0	784 (0%)	0mo	$44,500	$57	96
83 Eagle Ln	0.15mi	2/2.0	840 (+7%)	10mo	$55,000	$65	72
900 James Rd #11	0.63mi	2/1.5	720 (-8%)	13mo	$19,500	$27	44
900 James Rd #7	0.63mi	2/1.5	720 (-8%)	16mo	$16,000	$22	42

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: -17.6%
• Equity multiple: 0.39×
• Total profit: $-8,297
• Equity at exit: $7,232

10-year hold

• IRR: -12.6%
• Equity multiple: 0.30×
• Total profit: $-9,446
• Equity at exit: $4,193

Cash invested: $13,580 (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: 307
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,434 high
• Mortgage (P&I): −$254
• Tax est. 1.5%: −$61 /mo · $728/yr
• Insurance: −$20
• HOA: −$795
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $3

Break-even live

Break-even rent $1,431

Max offer price $48,500

Occupancy floor 95%

Sensitivity live

Price	-10% $36	-5% $19	+0% $3	+5% $-14	+10% $-31
Rent	-10% $-111	-5% $-54	+0% $3	+5% $59	+10% $116
Rate	-1.0pp $27	-0.5pp $15	base $3	+0.5pp $-10	+1.0pp $-23

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: $12,125
• Closing costs: $1,455
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3600 N Chester Ave Unit 10-B Bakersfield, CA	2.0	1.0	953	$1,295	$1.36	3d	1	0.37mi
3518 N Chester Ave Unit 6 Bakersfield, CA	1.0	1.0	542	$995	$1.84	44d	1	0.38mi
730 James Rd Bakersfield, CA	2.0	1.0	835	$1,175	$1.41	3d	1	0.42mi
530 Sunset Meadow Ln Bakersfield, CA	3.0	2.0	1116	$2,050	$1.84	3d	1	0.66mi
516 Yellow Meadow Ct Unit C Bakersfield, CA	2.0	2.0	977	$1,720	$1.76	3d	1	0.69mi
548 Yellow Meadow Ct Unit C Bakersfield, CA	2.0	2.0	925	$1,595	$1.72	3d	1	0.73mi
725 Greenwood Meadow Ln Bakersfield, CA	2.0	1.0	935	$1,600	$1.71	22d	1	0.91mi
930 Day Ave Unit A Bakersfield, CA	2.0	1.5	900	$1,395	$1.55	3d	1	0.91mi
930 Day Ave Unit C Bakersfield, CA	2.0	1.5	900	$1,395	$1.55	44d	1	0.91mi
932 Day Ave Unit D Bakersfield, CA	2.0	1.0	900	$1,295	$1.44	3d	1	0.92mi
101 Star Ct Bakersfield, CA	3.0	2.0	1040	$2,145	$2.06	44d	1	0.95mi
3433 Rustic Meadow Ct Apt B Bakersfield, CA	2.0	2.0	1115	$1,750	$1.57	3d	1	0.97mi
3125 Park Meadows Dr Unit B Bakersfield, CA	1.0	1.0	718	$1,495	$2.08	44d	1	1.01mi
3125 Park Meadows Dr Unit B Bakersfield, CA	2.0	2.0	898	$1,595	$1.78	3d	1	1.01mi
2301 Olympic Dr Unit C Bakersfield, CA	1.0	1.0	756	$1,095	$1.45	3d	1	1.21mi
2600 Park Meadows Dr Bakersfield, CA	1.0–2.0	1.0–2.0	864	$1,495	$1.73	3d	2	1.24mi
2309 Manor St Bakersfield, CA	3.0	1.0	1090	$1,725	$1.58	3d	1	1.29mi
615 W China Grade Loop Bakersfield, CA	1.0–2.0	1.0–2.0	875	$1,850	$2.11	3d	6	1.34mi
411 Highland Dr Bakersfield, CA	2.0	1.0	1051	$1,650	$1.57	3d	1	1.35mi
1905 McCray St Bakersfield, CA	2.0	1.0	736	$1,450	$1.97	3d	1	1.46mi
415 Arvin St Bakersfield, CA	1.0	1.0	800	$1,000	$1.25	3d	1	1.49mi

HOA detail

• Monthly dues: $795 · $9,540/yr
• Likely covers: watersewertrashpool

Listing history 15 events

1. 2026-06-02
   status $48,500 Pending 22 DOM
2. 2026-06-01
   days on market $48,500 Active 22 DOM
3. 2026-05-31
   days on market $48,500 Active 21 DOM
4. 2026-05-11
   listed $48,500 Active 727-char remark
5. 2025-08-18
   soldstatus $31,000 Sold 564-char remark

   Show marketing remark (564 chars)

   Don't miss this cozy manufactured home in the very desired Highland Knolls 55+ Mobile Estates located in the Northwest. This 2-bedroom, 1-bath home features some tasteful updates in the kitchen and bathroom and located on a desirable corner lot. Enjoy an active lifestyle with fantastic community amenities such as a pool, recreation center with a pool table, exercise equipment and a Library. Washing machine, dryer, and refrigerator included for your convenience. Monthly space rent is approx. $675.and water/trash/sewer is approx. $82.20. Sold As-Is, Cash Only.

6. 2025-08-08
   status Pending 564-char remark

   Show marketing remark (564 chars)

   Don't miss this cozy manufactured home in the very desired Highland Knolls 55+ Mobile Estates located in the Northwest. This 2-bedroom, 1-bath home features some tasteful updates in the kitchen and bathroom and located on a desirable corner lot. Enjoy an active lifestyle with fantastic community amenities such as a pool, recreation center with a pool table, exercise equipment and a Library. Washing machine, dryer, and refrigerator included for your convenience. Monthly space rent is approx. $675.and water/trash/sewer is approx. $82.20. Sold As-Is, Cash Only.

7. 2025-08-04
   historical Active - Contingent 564-char remark

   Show marketing remark (564 chars)

   Don't miss this cozy manufactured home in the very desired Highland Knolls 55+ Mobile Estates located in the Northwest. This 2-bedroom, 1-bath home features some tasteful updates in the kitchen and bathroom and located on a desirable corner lot. Enjoy an active lifestyle with fantastic community amenities such as a pool, recreation center with a pool table, exercise equipment and a Library. Washing machine, dryer, and refrigerator included for your convenience. Monthly space rent is approx. $675.and water/trash/sewer is approx. $82.20. Sold As-Is, Cash Only.

8. 2025-08-02
   status Active 564-char remark

   Show marketing remark (564 chars)

   Don't miss this cozy manufactured home in the very desired Highland Knolls 55+ Mobile Estates located in the Northwest. This 2-bedroom, 1-bath home features some tasteful updates in the kitchen and bathroom and located on a desirable corner lot. Enjoy an active lifestyle with fantastic community amenities such as a pool, recreation center with a pool table, exercise equipment and a Library. Washing machine, dryer, and refrigerator included for your convenience. Monthly space rent is approx. $675.and water/trash/sewer is approx. $82.20. Sold As-Is, Cash Only.

9. 2025-08-01
   historical Active - Contingent 564-char remark

   Show marketing remark (564 chars)

   Don't miss this cozy manufactured home in the very desired Highland Knolls 55+ Mobile Estates located in the Northwest. This 2-bedroom, 1-bath home features some tasteful updates in the kitchen and bathroom and located on a desirable corner lot. Enjoy an active lifestyle with fantastic community amenities such as a pool, recreation center with a pool table, exercise equipment and a Library. Washing machine, dryer, and refrigerator included for your convenience. Monthly space rent is approx. $675.and water/trash/sewer is approx. $82.20. Sold As-Is, Cash Only.

10. 2025-07-13
    price $33,000 564-char remark

    Show marketing remark (564 chars)

    Don't miss this cozy manufactured home in the very desired Highland Knolls 55+ Mobile Estates located in the Northwest. This 2-bedroom, 1-bath home features some tasteful updates in the kitchen and bathroom and located on a desirable corner lot. Enjoy an active lifestyle with fantastic community amenities such as a pool, recreation center with a pool table, exercise equipment and a Library. Washing machine, dryer, and refrigerator included for your convenience. Monthly space rent is approx. $675.and water/trash/sewer is approx. $82.20. Sold As-Is, Cash Only.

11. 2025-05-22
    listed $35,000 Active 564-char remark

    Show marketing remark (564 chars)

    Don't miss this cozy manufactured home in the very desired Highland Knolls 55+ Mobile Estates located in the Northwest. This 2-bedroom, 1-bath home features some tasteful updates in the kitchen and bathroom and located on a desirable corner lot. Enjoy an active lifestyle with fantastic community amenities such as a pool, recreation center with a pool table, exercise equipment and a Library. Washing machine, dryer, and refrigerator included for your convenience. Monthly space rent is approx. $675.and water/trash/sewer is approx. $82.20. Sold As-Is, Cash Only.

12. 1998-05-29
    soldstatus $14,500

    Show marketing remark (207 chars)

    Light Earthtone Colors. Vaulted Ceiling, Free Standing Stove & Refridg, Mini Blinds, Curtains, Drapes, Bay Window Furniture May Be Negotiable, And 2 Storage Sheds. Pro10 Furniture Negotiable.

13. 1998-05-19
    price $16,500

    Show marketing remark (207 chars)

    Light Earthtone Colors. Vaulted Ceiling, Free Standing Stove & Refridg, Mini Blinds, Curtains, Drapes, Bay Window Furniture May Be Negotiable, And 2 Storage Sheds. Pro10 Furniture Negotiable.

14. 1998-05-19
    historical

    Show marketing remark (207 chars)

    Light Earthtone Colors. Vaulted Ceiling, Free Standing Stove & Refridg, Mini Blinds, Curtains, Drapes, Bay Window Furniture May Be Negotiable, And 2 Storage Sheds. Pro10 Furniture Negotiable.

15. 1998-01-19
    listed $14,500

    Show marketing remark (207 chars)

    Light Earthtone Colors. Vaulted Ceiling, Free Standing Stove & Refridg, Mini Blinds, Curtains, Drapes, Bay Window Furniture May Be Negotiable, And 2 Storage Sheds. Pro10 Furniture Negotiable.

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 5 d/yr ≥104°F today · 12 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: $17,207
• − Mortgage interest: −$2,717
• − Property taxes: −$728
• − Insurance: −$242
• − Repairs & maintenance: −$1,377
• − Management: −$1,377
• − HOA: −$9,540
• − Depreciation: −$1,411
• Taxable loss: −$183
• Est. tax savings @ 24.0%: +$44
• After-tax cash flow: $76/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: Standard Elementary
• NCES district ID: 0637890
• Math proficiency: 16% ▬ 0.00%
• Reading proficiency: 27% ▼ -3.00%
• Median HH income: $40,574
• Composite: 21.42/100
• National rank: #13640
• State rank: #1227 of 1400 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

+234.5% since first listed

13 events — show timeline

• 2026-06-02 Pending — GEMLS
• 2026-05-11 Listed $48,500 GEMLS
• 2025-08-18 Sold (MLS) $31,000 GEMLS
• 2025-08-08 Pending — GEMLS
• 2025-08-04 Contingent — GEMLS
• 2025-08-02 Relisted — GEMLS
• 2025-08-01 Contingent — GEMLS
• 2025-07-13 Price Changed $33,000 GEMLS
• 2025-05-22 Listed $35,000 GEMLS
• 1998-05-29 Sold (MLS) $14,500 GEMLS
• 1998-05-19 Delisted — GEMLS
• 1998-05-19 Price Changed $16,500 GEMLS
• 1998-01-19 Listed $14,500 GEMLS

Property tax history

+2.5%/yr

Latest (2025): $44 · +6.5% YoY. Source: county tax records.