9709 Irene Ave · California City, CA 93505

$285,000

3 bd · 2.0 ba · 1,785 sqft · SingleFamily public records · 69 Days on market

Built 1987 10,454 sqft lot $160/sqft · 14% below area Est $332k · 14% under

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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).

• ARV discount +13.9/15.0
• Appreciation +10.0/10.0
• Cash flow +9.8/30.0
• Rent growth +3.9/5.0
• DSCR +2.8/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0
• Schools +2.1/10.0

Listing remarks MLS

Welcome to this beautifully renovated 3 bedroom, 2 bathroom home offering 1,785 sq ft of thoughtfully designed living space on a generous 10,454 sq ft lot. This move in ready property blends modern upgrades with timeless charm, creating a home that truly stands out. Step inside to a bright and inviting interior filled with natural light. The expansive living room is anchored by a cozy fireplace, setting the tone for comfort and style. Warm wood flooring flows through the main living areas, while the bedrooms offer a soft, relaxing retreat. The kitchen is both stylish and functional, featuring classic wood cabinetry, ample storage, and included appliances, making it the heart of the home. A dedicated laundry room with additional cabinetry adds extra ease and organization. The primary suite serves as a private escape, complete with a walk in closet and a dual sink vanity designed for everyday luxury. Two additional bedrooms provide versatile space for guests, a home office, or growing needs. Step outside to a spacious backyard with endless possibilities, perfect for entertaining, relaxing, or creating your dream outdoor oasis. Whether it is hosting gatherings or enjoying quiet evenings under the open sky, this yard delivers. Additional highlights include central air conditioning and an attached 2 car garage. Recently renovated and move in ready, this home offers the perfect combination of space, comfort, and elevated living. Homes like this do not come around often.

Key facts

• 0.24 acre lot
• 2 garage spots
• Built 1987

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-181 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (11.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (24.3% below list).
• Recommended offer: $216k (24.3% 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 43% 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 $30k of equity ($2k loan paydown + $28k 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 ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 4→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,661 (24.3% 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. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.76% ✗
• Cap rate: 5.53%
• Cash-on-cash: -2.72%
• DSCR: 0.88
• GRM: 11.0

CMA / ARV

• ARV (median comp): $332,482
• List price: $285,000
• Delta: -14.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9701 Susan Ave	0.06mi	3/2.0	1,753 (-2%)	3mo	$345,000	$197	92
9925 Irene Ave	0.25mi	3/2.5	1,750 (-2%)	0mo	$280,000	$160	82
21601 Adler	0.38mi	3/2.0	1,859 (+4%)	1mo	$360,000	$194	75
9840 Margery Ave	0.28mi	3/2.0	1,625 (-9%)	2mo	$275,000	$169	70
9418 Karen Ave	0.30mi	3/2.0	1,626 (-9%)	3mo	$258,000	$159	69
9629 Mendiburu Rd	0.40mi	3/2.0	1,900 (+6%)	3mo	$410,000	$216	68
9801 Evelyn Ave	0.29mi	4/2.0 (+1)	1,923 (+8%)	4mo	$325,000	$169	65
9709 Susan Ave	0.06mi	4/3.5 (+1)	1,994 (+12%)	3mo	$390,000	$196	64
9644 Raymond Ave	0.50mi	4/2.0 (+1)	1,720 (-4%)	4mo	$360,000	$209	62
21851 101st St	0.46mi	3/2.0	1,960 (+10%)	4mo	$209,000	$107	59
10121 Margery Ave	0.46mi	4/2.5 (+1)	2,035 (+14%)	0mo	$370,000	$182	48
9143 Rea Avenue Ave	0.60mi	3/2.0	1,522 (-15%)	3mo	$344,400	$226	45

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

Projected returns pro-forma

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

5-year hold

• IRR: 23.1%
• Equity multiple: 2.87×
• Total profit: $149,104
• Equity at exit: $256,751

10-year hold

• IRR: 21.1%
• Equity multiple: 6.77×
• Total profit: $460,327
• Equity at exit: $553,692

Cash invested: $79,800 (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 93505

• Home prices YoY: 13.0%
• Rents YoY: 5.5%
• Active inventory: 703
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,157 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$272 /mo · $3,259/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $-181

Break-even live

Break-even rent $2,386

Max offer price $252,989

Occupancy floor —

Sensitivity live

Price	-10% $-20	-5% $-101	+0% $-181	+5% $-262	+10% $-343
Rent	-10% $-352	-5% $-266	+0% $-181	+5% $-96	+10% $-11
Rate	-1.0pp $-38	-0.5pp $-109	base $-181	+0.5pp $-255	+1.0pp $-330

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21319 Conklin Ct California City, CA	2.0	2.0	1816	$2,200	$1.21	45d	1	0.42mi
21235 Windsong St California City, CA	3.0	3.0	1780	$2,100	$1.18	24d	1	0.46mi
21187 Conklin Blvd California City, CA	3.0	2.0	1473	$1,800	$1.22	15d	1	0.55mi
9931 Putter Ct California City, CA	3.0	2.0	1445	$1,675	$1.16	4d	1	0.55mi
10193 Evelyn Ave California City, CA	3.0	2.0	1616	$2,150	$1.33	15d	1	0.63mi
9019 Evelyn Ave California City, CA	4.0	2.0	1731	$2,600	$1.50	4d	1	0.66mi
21231 Corwin St California City, CA	3.0	2.0	1632	$2,500	$1.53	24d	1	0.82mi
9213 Holly Ave California City, CA	3.0	2.0	1339	$1,900	$1.42	4d	1	1.15mi
21398 Baldwin Ln California City, CA	4.0	2.0	1527	$2,000	$1.31	3d	1	1.26mi
8801 S Loop Blvd California City, CA	3.0	2.0	1537	$2,600	$1.69	24d	1	1.35mi
8332 Rea Ave California City, CA	4.0	3.0	1861	$2,500	$1.34	4d	1	1.41mi
8307 Charles Pl California City, CA	3.0	2.0	1498	$1,750	$1.17	15d	1	1.42mi

Listing history 30 events

1. 2026-06-18
   days on market $285,000 Active 69 DOM
2. 2026-06-17
   days on market $285,000 Active 68 DOM
3. 2026-06-16
   days on market $285,000 Active 67 DOM
4. 2026-06-15
   days on market $285,000 Active 66 DOM
5. 2026-06-14
   days on market $285,000 Active 64 DOM
6. 2026-06-13
   days on market $285,000 Active 63 DOM
7. 2026-06-10
   days on market $285,000 Active 61 DOM
8. 2026-06-09
   days on market $285,000 Active 60 DOM
9. 2026-06-08
   days on market $285,000 Active 59 DOM
10. 2026-06-07
    days on market $285,000 Active 58 DOM
11. 2026-06-05
    days on market $285,000 Active 55 DOM
12. 2026-06-03
    days on market $285,000 Active 54 DOM
13. 2026-06-03
    days on market $285,000 Active 53 DOM
14. 2026-06-01
    days on market $285,000 Active 52 DOM
15. 2026-05-31
    days on market $285,000 Active 51 DOM
16. 2026-04-16
    historical $1,875
17. 2026-04-10
    listed $285,000 Active 1488-char remark

    Show marketing remark (1488 chars)

    Welcome to this beautifully renovated 3 bedroom, 2 bathroom home offering 1,785 sq ft of thoughtfully designed living space on a generous 10,454 sq ft lot. This move in ready property blends modern upgrades with timeless charm, creating a home that truly stands out. Step inside to a bright and inviting interior filled with natural light. The expansive living room is anchored by a cozy fireplace, setting the tone for comfort and style. Warm wood flooring flows through the main living areas, while the bedrooms offer a soft, relaxing retreat. The kitchen is both stylish and functional, featuring classic wood cabinetry, ample storage, and included appliances, making it the heart of the home. A dedicated laundry room with additional cabinetry adds extra ease and organization. The primary suite serves as a private escape, complete with a walk in closet and a dual sink vanity designed for everyday luxury. Two additional bedrooms provide versatile space for guests, a home office, or growing needs. Step outside to a spacious backyard with endless possibilities, perfect for entertaining, relaxing, or creating your dream outdoor oasis. Whether it is hosting gatherings or enjoying quiet evenings under the open sky, this yard delivers. Additional highlights include central air conditioning and an attached 2 car garage. Recently renovated and move in ready, this home offers the perfect combination of space, comfort, and elevated living. Homes like this do not come around often.

18. 2026-03-30
    listed $1,875
19. 2026-03-18
    historical $1,850
20. 2026-02-13
    price $1,850
21. 2026-01-07
    listed $1,895
22. 2023-08-14
    historical
23. 2022-11-20
    historical
24. 2021-12-23
    soldstatus $270,000 Closed Sale 269-char remark

    Show marketing remark (269 chars)

    This Beautiful well maintained 3 bedroom, 2 full bath home is waiting for it's next family. Sitting almost on a quarter acre lot, with 1785 sqft of living space. Has plenty of room for a growing family and all the toys, and animals. This home ready for it's new family.

25. 2021-12-17
    soldstatus $270,000
26. 2021-12-16
    soldstatus $270,000 Closed
27. 2021-12-01
    status Pending Sale 269-char remark

    Show marketing remark (269 chars)

    This Beautiful well maintained 3 bedroom, 2 full bath home is waiting for it's next family. Sitting almost on a quarter acre lot, with 1785 sqft of living space. Has plenty of room for a growing family and all the toys, and animals. This home ready for it's new family.

28. 2021-11-29
    listed $269,000 Active 269-char remark

    Show marketing remark (269 chars)

    This Beautiful well maintained 3 bedroom, 2 full bath home is waiting for it's next family. Sitting almost on a quarter acre lot, with 1785 sqft of living space. Has plenty of room for a growing family and all the toys, and animals. This home ready for it's new family.

29. 2021-11-08
    listed $269,000 Active
30. 1988-03-11
    soldstatus $91,500

ⓘ 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: $3,259 · $272/mo
• Projected year-2 tax: $3,259 · $272/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 4 d/yr ≥101°F today · 11 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 13 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,879
• − Mortgage interest: −$15,964
• − Property taxes: −$3,259
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,070
• − Management: −$2,070
• − Depreciation: −$8,291
• Taxable loss: −$7,201
• Est. tax savings @ 24.0%: +$1,728
• After-tax cash flow: $-446/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

-98.0% since first listed

15 events — show timeline

• 2026-04-16 Rental Removed $1,875 APPFOLIO
• 2026-04-10 Listed $285,000 AVMLS
• 2026-03-30 Listed for Rent $1,875 APPFOLIO
• 2026-03-18 Rental Removed $1,850 APPFOLIO
• 2026-02-13 Price Changed $1,850 APPFOLIO
• 2026-01-07 Listed for Rent $1,895 APPFOLIO
• 2023-08-14 Rental Removed — APPFOLIO
• 2022-11-20 Rental Removed — APPFOLIO
• 2021-12-23 Sold (MLS) $270,000 CRMLS
• 2021-12-17 Sold (Public Records) $270,000 Public Records
• 2021-12-16 Sold (MLS) $270,000 AVMLS
• 2021-12-01 Pending — CRMLS
• 2021-11-29 Listed $269,000 CRMLS
• 2021-11-08 Listed $269,000 AVMLS
• 1988-03-11 Sold (Public Records) $91,500 Public Records

Property tax history

+8.1%/yr

Latest (2025): $3,259 · -5.3% YoY. Source: county tax records.