109 Verna St · Bodfish, CA 93205

$109,500

2 bd · 1.0 ba · 560 sqft · Manufactured public records · 31 Days on market

Built 1985 8,276 sqft lot

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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 +28.1/30.0
• DSCR +10.0/10.0
• Appreciation +9.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0

Listing remarks

Come and take a look at this beauty! This lovely 1985 Singlewide Manu Home with additions is, just in a word, well, really COOL! Move in ready, comes with most of the major furnishings down to the pots and pans, just a unique home that has a lot of "presence" about it as you walk through. It's a warm, inviting property to live life from inside and out. The Kitchen has a lot of cabinet and counter space, both the Livingroom and Family Room have lots of space and options as well. Two FULL Bathrooms too! None of this half or 3/4 Bathroom stuff in this home. The Bedrooms. .. are great, both are big and have lots of closet space, and the larger Main Bedroom has it's own private Deck. O

Key facts

• Private deck
• Fenced back yard
• Move in ready

Tags

• MOVE IN READY
• KITCHEN CABINET SPACE
• PRIVATE DECK
• FENCED BACK YARD

Property features AI

Exterior

• Parking: Detached garage with 1-car capacity
• Utilities: Cable available; Propane; Septic tank
• Home design: Manufactured single-wide home; Single-story
• Construction: Composition/shingle roof
• Exterior features: Deck; Covered porch; Patio; Partial fencing; Shed(s); RV/boat storage; Has a view

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: 6 total rooms (bedroom count not specified)
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Ceiling fans; Evaporative cooling
• Interior features: Window coverings; Crawl space basement
• Laundry & utility: Washer and dryer included; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $106k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 5.9% in Bodfish — 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 48/100 on livability (#1,207 in CA) — a working-class tenant base; expect higher turnover. Strengths: cost of living B+; Watch: housing D+, schools F, amenities F.
• Kernville Union Elementary (rural): math 20% / reading 37% proficiency, ranked #1,128 of 1,400 in CA (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 36 active listings in the ZIP; 3,244 units permitted in Kern County in 2024 (73 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($757 loan paydown + $10k appreciation (9.3% local appreciation)).
• Kern County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (9.3% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 4 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 $30k; list at $110k implies a 265% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wildfire risk; extreme-heat days projected 11→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,215 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.18% ✓
• Cap rate: 10.05%
• Cash-on-cash: 13.44%
• DSCR: 1.60
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $63,840
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Park Way	0.36mi	2/1.0	550 (-2%)	20mo	$47,500	$86	64
412 Park Way	0.57mi	1/1.0 (-1)	510 (-9%)	6mo	$58,000	$114	48

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

Projected returns pro-forma

9.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.0%
• Equity multiple: 3.36×
• Total profit: $72,260
• Equity at exit: $93,308

10-year hold

• IRR: 27.0%
• Equity multiple: 7.45×
• Total profit: $197,807
• Equity at exit: $195,799

Cash invested: $30,660 (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 93205

• Home prices YoY: 2.1%
• Active inventory: 36
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,289 medium
• Mortgage (P&I): −$574
• Tax from tax record: −$55 /mo · $664/yr
• Insurance: −$46
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $277

Break-even live

Break-even rent $939

Max offer price $109,500

Occupancy floor 74%

Sensitivity live

Price	-10% $339	-5% $308	+0% $277	+5% $246	+10% $215
Rent	-10% $175	-5% $226	+0% $277	+5% $328	+10% $379
Rate	-1.0pp $332	-0.5pp $305	base $277	+0.5pp $248	+1.0pp $220

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: $27,375
• Closing costs: $3,285
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-22
   status Pending
2. 2026-05-19
   status Active
3. 2026-04-15
   status Pending
4. 2026-04-04
   status Active
5. 2026-03-13
   status Pending
6. 2026-03-06
   status Active
7. 2026-02-13
   status Pending
8. 2026-02-04
   listed $109,500 Active
9. 1988-09-08
   soldstatus $30,000

ⓘ 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: $664 · $55/mo
• Projected year-2 tax: $832 · $69/mo
• Expected delta: +$168/yr (+$14/mo · 25.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 6/10 Major 11 d/yr ≥93°F today · 28 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 24 unhealthy d/yr today · 30 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,471
• − Mortgage interest: −$6,134
• − Property taxes: −$664
• − Insurance: −$1,345
• − Repairs & maintenance: −$1,238
• − Management: −$1,238
• − Depreciation: −$3,185
• Taxable income: $1,667
• Est. tax owed @ 24.0%: −$400
• After-tax cash flow: $2,922/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: Kernville Union Elementary
• NCES district ID: 0619590
• Math proficiency: 20% ▲ 4.00%
• Reading proficiency: 37% ▲ 11.00%
• Median HH income: $29,896
• Composite: 25.91/100
• National rank: #12766
• State rank: #1128 of 1400 in CA

Livability — Bodfish

• Score: 48/100
• State rank: #1207
• US rank: #26114

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bodfish, CA
• Population (ZIP): 2,191

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: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 6% Native American 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Lithuanian 4% Portuguese 2% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3% French/Haitian/Cajun 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: ▲ 9.33%
• Current HPI: 447.8088
• Rent YoY: —
• Metro: —
• 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

+265.0% since first listed

9 events — show timeline

• 2026-05-22 Pending — SSMLS
• 2026-05-19 Relisted — SSMLS
• 2026-04-15 Pending — SSMLS
• 2026-04-04 Relisted — SSMLS
• 2026-03-13 Pending — SSMLS
• 2026-03-06 Relisted — SSMLS
• 2026-02-13 Pending — SSMLS
• 2026-02-04 Listed $109,500 SSMLS
• 1988-09-08 Sold (Public Records) $30,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $664 · +3.1% YoY. Source: county tax records.