900 James Rd #2 · Oildale, CA 93308

$57,000

2 bd · 1.0 ba · 800 sqft · Manufactured public records · 31 Days on market

Built 1969 Est $46k · 25% over

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Why this score? — see what drove the C+ 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
• 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
• ARV discount +0.0/15.0

Listing remarks

Welcome to this beautifully updated home located in the desirable 55+ community of Highland View Mobile Home Park! Pride of ownership shines throughout with countless upgrades completed over the years, including dual pane windows, updated flooring, quartz countertops, custom cabinetry, PEX plumbing, tankless water heater, and beautifully remodeled bathrooms. The spacious kitchen features upgraded appliances, deep sink, and abundant storage, while the open living areas offer comfort and functionality. Outside, enjoy professionally landscaped grounds, privacy fencing with gated access, covered shade awnings, storage shed, and a backyard orange tree that produces loads of citrus seasonally. Ad

Key facts

• Custom cabinetry
• Quartz countertops
• Pex plumbing

Tags

• DUAL PANE WINDOWS
• QUARTZ COUNTERTOPS
• CUSTOM CABINETRY
• PEX PLUMBING
• TANKLESS WATER HEATER
• REMODELED BATHROOMS

Property features AI

Finance

• HOA & community: Association clubhouse/recreation; Association pool; Association park

Exterior

• Parking: Carport
• Utilities: Public water; Sewer
• Home design: Has RV space; Located in Highland Knolls neighborhood; Facing/Cross street: Petrol Rd
• Construction: Composition roof
• Exterior features: Covered patio; Accessory unit; Community pool; Adult community; Leased space; RV space available (TBD - $45 per space)

Interior

• Kitchen: Range/oven; Dishwasher; Microwave
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Evaporative cooling
• Interior features: Great room; Evaporative cooling

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $57k.

Deal economics

• At list price, monthly cash flow is $723 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $57k).
• Recommended offer: $55k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.5% 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; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 $394 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 2.2% rent growth), your $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($55k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 4→9/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $55,290 (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. Built in 1969 — 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 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?
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: 2.48% ✓
• Cap rate: 21.52%
• Cash-on-cash: 54.37%
• DSCR: 3.42
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $45,600
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
900 James Rd #11	0.00mi	2/1.5	720 (-10%)	13mo	$19,500	$27	71
900 James Rd #7	0.00mi	2/1.5	720 (-10%)	15mo	$16,000	$22	68
162 Love Ln	0.63mi	2/1.0	784 (-2%)	0mo	$44,500	$57	67
83 Eagle Ln	0.57mi	2/2.0	840 (+5%)	10mo	$55,000	$65	53

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: 51.7%
• Equity multiple: 3.24×
• Total profit: $35,740
• Equity at exit: $8,499

10-year hold

• IRR: 56.7%
• Equity multiple: 6.39×
• Total profit: $86,065
• Equity at exit: $4,928

Cash invested: $15,960 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,414 high
• Mortgage (P&I): −$299
• Tax est. 1.5%: −$71 /mo · $855/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $723

Break-even live

Break-even rent $499

Max offer price $57,000

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: $14,250
• Closing costs: $1,710
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
730 James Rd Bakersfield, CA	2.0	1.0	835	$1,175	$1.41	2d	1	0.26mi
530 Sunset Meadow Ln Bakersfield, CA	3.0	2.0	1116	$2,050	$1.84	2d	1	0.95mi
3433 Rustic Meadow Ct Apt B Bakersfield, CA	2.0	2.0	1115	$1,750	$1.57	2d	1	1.01mi
3600 N Chester Ave Unit 10-B Bakersfield, CA	2.0	1.0	953	$1,295	$1.36	2d	1	1.01mi
516 Yellow Meadow Ct Unit C Bakersfield, CA	2.0	2.0	977	$1,720	$1.76	2d	1	1.01mi
548 Yellow Meadow Ct Unit C Bakersfield, CA	2.0	2.0	925	$1,595	$1.72	2d	1	1.01mi
3518 N Chester Ave Unit 6 Bakersfield, CA	1.0	1.0	542	$995	$1.84	43d	1	1.02mi
725 Greenwood Meadow Ln Bakersfield, CA	2.0	1.0	935	$1,600	$1.71	21d	1	1.07mi
3125 Park Meadows Dr Unit B Bakersfield, CA	2.0	2.0	898	$1,595	$1.78	2d	1	1.18mi
3125 Park Meadows Dr Unit B Bakersfield, CA	1.0	1.0	718	$1,495	$2.08	43d	1	1.18mi

Listing history 15 events

1. 2026-06-18
   days on market $57,000 Active 31 DOM
2. 2026-06-17
   days on market $57,000 Active 30 DOM
3. 2026-06-16
   days on market $57,000 Active 29 DOM
4. 2026-06-15
   days on market $57,000 Active 28 DOM
5. 2026-06-14
   days on market $57,000 Active 26 DOM
6. 2026-06-10
   days on market $57,000 Active 23 DOM
7. 2026-06-09
   days on market $57,000 Active 22 DOM
8. 2026-06-08
   days on market $57,000 Active 21 DOM
9. 2026-06-07
   days on market $57,000 Active 20 DOM
10. 2026-06-05
    days on market $57,000 Active 17 DOM
11. 2026-06-03
    days on market $57,000 Active 16 DOM
12. 2026-06-03
    days on market $57,000 Active 15 DOM
13. 2026-06-01
    days on market $57,000 Active 14 DOM
14. 2026-05-31
    days on market $57,000 Active 13 DOM
15. 2026-05-18
    listed $57,000 Active

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 4 d/yr ≥104°F today · 9 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 30 unhealthy d/yr today · 34 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,968
• − Mortgage interest: −$3,193
• − Property taxes: −$855
• − Insurance: −$285
• − Repairs & maintenance: −$1,357
• − Management: −$1,357
• − Depreciation: −$1,658
• Taxable income: $8,262
• Est. tax owed @ 24.0%: −$1,983
• After-tax cash flow: $6,695/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

1 event — show timeline

• 2026-05-18 Listed $57,000 GEMLS

Property tax history

-7.5%/yr

Latest (2025): $64 · +6.5% YoY. Source: county tax records.