3303 Sierra Hwy #64 · Rosamond, CA 93560

$110,000

3 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 124 Days on market

Built 1990 $104/sqft · 43% above area Est $77k · 43% over

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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
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome to this charming and well-maintained 3 bedroom, 2 bathroom home located in the desirable Whispering Hills Mobile Home Park. This gated property features a lovely covered porch — perfect for relaxing mornings or evening gatherings — along with convenient 2-car parking. Inside, you'll find newly installed central heating and air conditioning to keep you comfortable year-round. The kitchen is equipped with updated stainless steel appliances, and a new sink offering both style and functionality for everyday living. This home combines comfort, convenience, and value. Don't miss out — schedule your showing today!

Key facts

• Covered porch
• Gated
• Community pool

Tags

• GATED
• COVERED PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.9% 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; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 35% 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 $3k of equity ($761 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 $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask has dropped $8k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $110k implies a 267% 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 $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 2.08% ✓
• Cap rate: 18.92%
• Cash-on-cash: 45.09%
• DSCR: 3.01
• GRM: 4.0

CMA / ARV

• ARV (median comp): $76,846
• List price: $110,000
• Delta: 43.14%
• Verdict: OVERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3303 Sierra Hwy Spc 32	0.00mi	3/2.0	1,056 (0%)	11mo	$108,000	$102	91
3303 Sierra #55	0.00mi	3/2.0	940 (-11%)	17mo	$70,000	$74	67
3303 Sierra Hwy	0.00mi	3/2.0	940 (-11%)	17mo	$70,000	$74	67
3300 15th St W #217	0.58mi	3/1.0	1,056 (0%)	3mo	$45,000	$43	67
3303 Sierra Hwy #61	0.00mi	3/2.0	1,152 (+9%)	24mo	$118,200	$103	65
3303 Sierra Hwy #37	0.00mi	2/2.0 (-1)	924 (-12%)	16mo	$105,000	$114	61
3300 W 15th St #194	0.58mi	3/2.0	1,152 (+9%)	7mo	$117,000	$102	52
3300 15th St W #263	0.58mi	3/2.0	1,152 (+9%)	8mo	$53,650	$47	51
3300 W 15th #388	0.58mi	2/2.0 (-1)	1,000 (-5%)	10mo	$105,000	$105	51
3300 W 15th St Spc 91	0.58mi	2/2.0 (-1)	960 (-9%)	15mo	$99,500	$104	40

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: 49.6%
• Equity multiple: 3.71×
• Total profit: $83,501
• Equity at exit: $45,818

10-year hold

• IRR: 49.8%
• Equity multiple: 7.44×
• Total profit: $198,293
• Equity at exit: $67,900

Cash invested: $30,800 (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: 4.0×

Monthly cashflow live

• Estimated rent: $2,288 high
• Mortgage (P&I): −$577
• Tax from tax record: −$28 /mo · $334/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $1,157

Break-even live

Break-even rent $823

Max offer price $110,000

Occupancy floor 44%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3172 Shelley St Rosamond, CA	4.0	2.0	1192	$2,300	$1.93	22d	1	0.27mi
2300 Panorama Ln Rosamond, CA	2.0	2.0	1121	$2,300	$2.05	44d	1	0.43mi
3400 15th St W Unit 21 Rosamond, CA	2.0	1.0	950	$1,495	$1.57	10d	1	0.45mi
3400 15th St W Unit 118 Rosamond, CA	2.0	1.5	1050	$1,600	$1.52	10d	1	0.48mi
3400 15th St W Rosamond, CA	2.0	1.0	1000	$1,498	$1.50	1d	4	0.50mi
2821 Desert St Unit C Rosamond, CA	2.0	1.0	975	$1,795	$1.84	1d	1	0.51mi
2416 W Valley Vis Rosamond, CA	3.0	2.0	1343	$2,250	$1.68	15d	1	0.53mi
2436 Horizon Dr Rosamond, CA	3.0	2.0	1416	$4,500	$3.18	44d	1	0.57mi
1838 Center St Unit A Rosamond, CA	3.0	2.5	1495	$2,000	$1.34	1d	1	0.65mi
1838 Center St Unit A Rosamond, CA	3.0	2.5	1475	$2,000	$1.36	10d	1	0.65mi
2541 Diamond St Unit 3 Rosamond, CA	2.0	1.0	700	$1,200	$1.71	1d	1	0.76mi
3317 Dale Ct Rosamond, CA	3.0	2.0	1330	$800	$0.60	1d	1	0.77mi
2051 Candice Ave Rosamond, CA	3.0	2.0	1345	$2,395	$1.78	15d	1	0.93mi
1225 Barrington Ave Rosamond, CA	3.0	2.0	1072	$2,200	$2.05	1d	1	0.95mi
2776 Sycamore Ave Rosamond, CA	2.0	1.0	800	$1,175	$1.47	2d	1	1.06mi
1943 Pengilley Ave Rosamond, CA	3.0	2.0	1379	$2,600	$1.89	1d	1	1.36mi

Listing history 18 events

1. 2026-05-14
   status Pending 640-char remark

   Show marketing remark (640 chars)

   Welcome to this charming and well-maintained 3 bedroom, 2 bathroom home located in the desirable Whispering Hills Mobile Home Park. This gated property features a lovely covered porch — perfect for relaxing mornings or evening gatherings — along with convenient 2-car parking. Inside, you'll find newly installed central heating and air conditioning to keep you comfortable year-round. The kitchen is equipped with updated stainless steel appliances, and a new sink offering both style and functionality for everyday living. This home combines comfort, convenience, and value. Don't miss out — schedule your showing today!

2. 2026-05-07
   price $110,000 640-char remark

   Show marketing remark (640 chars)

   Welcome to this charming and well-maintained 3 bedroom, 2 bathroom home located in the desirable Whispering Hills Mobile Home Park. This gated property features a lovely covered porch — perfect for relaxing mornings or evening gatherings — along with convenient 2-car parking. Inside, you'll find newly installed central heating and air conditioning to keep you comfortable year-round. The kitchen is equipped with updated stainless steel appliances, and a new sink offering both style and functionality for everyday living. This home combines comfort, convenience, and value. Don't miss out — schedule your showing today!

3. 2026-04-29
   status Active 640-char remark

   Show marketing remark (640 chars)

   Welcome to this charming and well-maintained 3 bedroom, 2 bathroom home located in the desirable Whispering Hills Mobile Home Park. This gated property features a lovely covered porch — perfect for relaxing mornings or evening gatherings — along with convenient 2-car parking. Inside, you'll find newly installed central heating and air conditioning to keep you comfortable year-round. The kitchen is equipped with updated stainless steel appliances, and a new sink offering both style and functionality for everyday living. This home combines comfort, convenience, and value. Don't miss out — schedule your showing today!

4. 2026-04-29
   status Pending 640-char remark

   Show marketing remark (640 chars)

   Welcome to this charming and well-maintained 3 bedroom, 2 bathroom home located in the desirable Whispering Hills Mobile Home Park. This gated property features a lovely covered porch — perfect for relaxing mornings or evening gatherings — along with convenient 2-car parking. Inside, you'll find newly installed central heating and air conditioning to keep you comfortable year-round. The kitchen is equipped with updated stainless steel appliances, and a new sink offering both style and functionality for everyday living. This home combines comfort, convenience, and value. Don't miss out — schedule your showing today!

5. 2026-04-26
   status Active 640-char remark

   Show marketing remark (640 chars)

   Welcome to this charming and well-maintained 3 bedroom, 2 bathroom home located in the desirable Whispering Hills Mobile Home Park. This gated property features a lovely covered porch — perfect for relaxing mornings or evening gatherings — along with convenient 2-car parking. Inside, you'll find newly installed central heating and air conditioning to keep you comfortable year-round. The kitchen is equipped with updated stainless steel appliances, and a new sink offering both style and functionality for everyday living. This home combines comfort, convenience, and value. Don't miss out — schedule your showing today!

6. 2026-04-18
   status Pending 640-char remark

   Show marketing remark (640 chars)

   Welcome to this charming and well-maintained 3 bedroom, 2 bathroom home located in the desirable Whispering Hills Mobile Home Park. This gated property features a lovely covered porch — perfect for relaxing mornings or evening gatherings — along with convenient 2-car parking. Inside, you'll find newly installed central heating and air conditioning to keep you comfortable year-round. The kitchen is equipped with updated stainless steel appliances, and a new sink offering both style and functionality for everyday living. This home combines comfort, convenience, and value. Don't miss out — schedule your showing today!

7. 2026-03-31
   price $114,999 640-char remark

   Show marketing remark (640 chars)

   Welcome to this charming and well-maintained 3 bedroom, 2 bathroom home located in the desirable Whispering Hills Mobile Home Park. This gated property features a lovely covered porch — perfect for relaxing mornings or evening gatherings — along with convenient 2-car parking. Inside, you'll find newly installed central heating and air conditioning to keep you comfortable year-round. The kitchen is equipped with updated stainless steel appliances, and a new sink offering both style and functionality for everyday living. This home combines comfort, convenience, and value. Don't miss out — schedule your showing today!

8. 2026-01-02
   listed $117,999 Active 640-char remark

   Show marketing remark (640 chars)

   Welcome to this charming and well-maintained 3 bedroom, 2 bathroom home located in the desirable Whispering Hills Mobile Home Park. This gated property features a lovely covered porch — perfect for relaxing mornings or evening gatherings — along with convenient 2-car parking. Inside, you'll find newly installed central heating and air conditioning to keep you comfortable year-round. The kitchen is equipped with updated stainless steel appliances, and a new sink offering both style and functionality for everyday living. This home combines comfort, convenience, and value. Don't miss out — schedule your showing today!

9. 2024-09-15
   historical
10. 2024-07-17
    price $113,000
11. 2024-07-17
    price $113,000
12. 2024-04-21
    price $124,900
13. 2024-04-21
    price $124,900
14. 2024-04-17
    listed $127,900 Active
15. 2017-04-28
    historical
16. 2017-04-27
    soldstatus $30,000 Closed
17. 2017-04-07
    status Pending
18. 2017-01-25
    listed $44,900 Active

ⓘ 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: $334 · $28/mo
• Projected year-2 tax: $836 · $70/mo
• Expected delta: +$502/yr (+$42/mo · 150.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 6 d/yr ≥101°F today · 15 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: $27,460
• − Mortgage interest: −$6,162
• − Property taxes: −$334
• − Insurance: −$550
• − Repairs & maintenance: −$2,197
• − Management: −$2,197
• − Depreciation: −$3,200
• Taxable income: $12,821
• Est. tax owed @ 24.0%: −$3,077
• After-tax cash flow: $10,810/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

+145.0% since first listed

18 events — show timeline

• 2026-05-14 Pending — AVMLS
• 2026-05-07 Price Changed $110,000 AVMLS
• 2026-04-29 Relisted — AVMLS
• 2026-04-29 Pending — AVMLS
• 2026-04-26 Relisted — AVMLS
• 2026-04-18 Pending — AVMLS
• 2026-03-31 Price Changed $114,999 AVMLS
• 2026-01-02 Listed $117,999 AVMLS
• 2024-09-15 Listing Removed — CRMLS
• 2024-07-17 Price Changed $113,000 AVMLS
• 2024-07-17 Price Changed $113,000 CRMLS
• 2024-04-21 Price Changed $124,900 AVMLS
• 2024-04-21 Price Changed $124,900 CRMLS
• 2024-04-17 Listed $127,900 CRMLS
• 2017-04-28 Listing Removed — AVMLS
• 2017-04-27 Sold (MLS) $30,000 AVMLS
• 2017-04-07 Pending — AVMLS
• 2017-01-25 Listed $44,900 AVMLS

Property tax history

+4.3%/yr

Latest (2025): $334 · +8.3% YoY. Source: county tax records.