41 Lakeview Dr · Wofford Heights, CA 93285

$174,900

1 bd · 2.0 ba · 720 sqft · MultiFamily public records · 200 Days on market

Built 1985 7,946 sqft lot $243/sqft · 144% above area Est $143k · 22% 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 +22.7/30.0
• Appreciation +10.0/10.0
• DSCR +7.3/10.0
• 1% rule +5.4/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Discover a rare opportunity with this well-maintained duplex offering two comfortable and flexible living spaces. Each unit features 2 bedrooms and 1 bathrooms, perfect for multi-generational living, house hacking, or rental income. Inside, both units offer bright, spacious living areas and well-equipped kitchens with generous cabinet and counter space, making daily living and entertaining a breeze. A shared laundry area and shared two-car garage, along with additional driveway parking, provide added convenience for both households. Step outside to enjoy a large, private backyard, ideal for relaxing, gardening, or hosting weekend gatherings. Whether you're looking to live in one unit and rent the other, bring family together under one roof while maintaining privacy, or expand your investment portfolio, this property delivers comfort, functionality, and long-term potential.

Key facts

• Private backyard
• 7,946 sq ft lot
• 2 parking spots

Tags

• WELL MAINTAINED DUPLEX
• FLEXIBLE LIVING SPACES
• BRIGHT SPACIOUS LIVING AREAS
• WELL EQUIPPED KITCHENS
• PRIVATE BACKYARD

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $175k.

Deal economics

• At list price, monthly cash flow is $300 ($4k/yr) — positive. Per door: $150/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 3.8% in Wofford Heights — 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 45/100 on livability (#1,317 in CA) — a working-class tenant base; expect higher turnover. Strengths: crime B, cost of living B; Watch: schools F, amenities F, commute 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: 94 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 $19k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Kern County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 200 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $77k; list at $175k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 200 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.04% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.35%
• DSCR: 1.33
• GRM: 8.0

CMA / ARV

• ARV (median comp): $143,230
• List price: $174,900
• Delta: 22.11%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.6%
• Equity multiple: 3.33×
• Total profit: $114,333
• Equity at exit: $157,564

10-year hold

• IRR: 25.7%
• Equity multiple: 7.57×
• Total profit: $321,634
• Equity at exit: $339,792

Cash invested: $48,972 (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 93285

• Home prices YoY: 4.8%
• Active inventory: 94
• Price-to-rent: 16.1×

Monthly cashflow live

• Estimated rent: $1,812 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$142 /mo · $1,699/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $300

Break-even live

Break-even rent $1,432

Max offer price $174,900

Occupancy floor 78%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,812
Total (2 units)			$1,812

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $174,900 Active 200 DOM
2. 2026-06-17
   days on market $174,900 Active 199 DOM
3. 2026-06-16
   days on market $174,900 Active 198 DOM
4. 2026-06-15
   days on market $174,900 Active 197 DOM
5. 2026-06-14
   days on market $174,900 Active 195 DOM
6. 2026-06-13
   days on market $174,900 Active 194 DOM
7. 2026-06-10
   days on market $174,900 Active 192 DOM
8. 2026-06-09
   days on market $174,900 Active 191 DOM
9. 2026-06-08
   days on market $174,900 Active 190 DOM
10. 2026-06-07
    days on market $174,900 Active 189 DOM
11. 2026-06-05
    days on market $174,900 Active 186 DOM
12. 2026-06-03
    days on market $174,900 Active 185 DOM
13. 2026-06-03
    days on market $174,900 Active 184 DOM
14. 2026-06-01
    days on market $174,900 Active 183 DOM
15. 2026-05-31
    days on market $174,900 Active 182 DOM
16. 2026-02-12
    price $174,900 885-char remark

    Show marketing remark (885 chars)

    Discover a rare opportunity with this well-maintained duplex offering two comfortable and flexible living spaces. Each unit features 2 bedrooms and 1 bathrooms, perfect for multi-generational living, house hacking, or rental income. Inside, both units offer bright, spacious living areas and well-equipped kitchens with generous cabinet and counter space, making daily living and entertaining a breeze. A shared laundry area and shared two-car garage, along with additional driveway parking, provide added convenience for both households. Step outside to enjoy a large, private backyard, ideal for relaxing, gardening, or hosting weekend gatherings. Whether you're looking to live in one unit and rent the other, bring family together under one roof while maintaining privacy, or expand your investment portfolio, this property delivers comfort, functionality, and long-term potential.

17. 2026-01-12
    status Active 885-char remark

    Show marketing remark (885 chars)

    Discover a rare opportunity with this well-maintained duplex offering two comfortable and flexible living spaces. Each unit features 2 bedrooms and 1 bathrooms, perfect for multi-generational living, house hacking, or rental income. Inside, both units offer bright, spacious living areas and well-equipped kitchens with generous cabinet and counter space, making daily living and entertaining a breeze. A shared laundry area and shared two-car garage, along with additional driveway parking, provide added convenience for both households. Step outside to enjoy a large, private backyard, ideal for relaxing, gardening, or hosting weekend gatherings. Whether you're looking to live in one unit and rent the other, bring family together under one roof while maintaining privacy, or expand your investment portfolio, this property delivers comfort, functionality, and long-term potential.

18. 2025-12-10
    status Pending Sale 885-char remark

    Show marketing remark (885 chars)

    Discover a rare opportunity with this well-maintained duplex offering two comfortable and flexible living spaces. Each unit features 2 bedrooms and 1 bathrooms, perfect for multi-generational living, house hacking, or rental income. Inside, both units offer bright, spacious living areas and well-equipped kitchens with generous cabinet and counter space, making daily living and entertaining a breeze. A shared laundry area and shared two-car garage, along with additional driveway parking, provide added convenience for both households. Step outside to enjoy a large, private backyard, ideal for relaxing, gardening, or hosting weekend gatherings. Whether you're looking to live in one unit and rent the other, bring family together under one roof while maintaining privacy, or expand your investment portfolio, this property delivers comfort, functionality, and long-term potential.

19. 2025-10-28
    listed $199,900 Active 885-char remark

    Show marketing remark (885 chars)

    Discover a rare opportunity with this well-maintained duplex offering two comfortable and flexible living spaces. Each unit features 2 bedrooms and 1 bathrooms, perfect for multi-generational living, house hacking, or rental income. Inside, both units offer bright, spacious living areas and well-equipped kitchens with generous cabinet and counter space, making daily living and entertaining a breeze. A shared laundry area and shared two-car garage, along with additional driveway parking, provide added convenience for both households. Step outside to enjoy a large, private backyard, ideal for relaxing, gardening, or hosting weekend gatherings. Whether you're looking to live in one unit and rent the other, bring family together under one roof while maintaining privacy, or expand your investment portfolio, this property delivers comfort, functionality, and long-term potential.

20. 2000-09-28
    soldstatus $77,000
21. 1989-01-12
    soldstatus $76,500

ⓘ 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: $1,699 · $142/mo
• Projected year-2 tax: $1,699 · $142/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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 16 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,744
• − Mortgage interest: −$9,797
• − Property taxes: −$1,699
• − Insurance: −$874
• − Repairs & maintenance: −$1,740
• − Management: −$1,740
• − Depreciation: −$5,088
• Taxable income: $807
• Est. tax owed @ 24.0%: −$194
• After-tax cash flow: $3,405/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 — Wofford Heights

• Score: 45/100
• State rank: #1317
• US rank: #26674

Category grades

Amenities F Commute F Cost of living B Crime B Employment F Housing F Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wofford Heights, CA
• Population (ZIP): 2,415

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 19% Two or more races 6%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Romanian 4% Subsaharan African 4% Iranian 2%
• Foreign-born: 8% · Canada
• Languages at home: 78% English-only · Spanish 15% Russian/Polish/Slavic 8%

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: ▲ 12.11%
• Current HPI: 264.1726
• 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

+128.6% since first listed

6 events — show timeline

• 2026-02-12 Price Changed $174,900 CRMLS
• 2026-01-12 Relisted — CRMLS
• 2025-12-10 Pending — CRMLS
• 2025-10-28 Listed $199,900 CRMLS
• 2000-09-28 Sold (Public Records) $77,000 Public Records
• 1989-01-12 Sold (Public Records) $76,500 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,699 · +2.8% YoY. Source: county tax records.