6600 Laurel Ave · Mountain Mesa, CA 93240

$239,900

3 bd · 2.0 ba · 1,560 sqft · SingleFamily public records · 24 Days on market

Built 1989 0.29 ac lot $154/sqft · 8% below area Est $261k · 8% under

---

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 +11.2/15.0
• Cash flow +8.7/30.0
• Appreciation +7.8/10.0
• Schools +2.6/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +2.2/10.0

Listing remarks MLS

Charming Lake Isabella home with a functional floor plan and plenty of outdoor space. Convenient location near amenities and recreational opportunities perfect for comfortable living!

Key facts

• Lake isabella home
• Garage conversion
• Outdoor space

Tags

• LAKE ISABELLA HOME
• FUNCTIONAL FLOOR PLAN
• OUTDOOR SPACE
• CONVENIENT LOCATION
• RECREATIONAL OPPORTUNITIES
• GARAGE CONVERSION

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Sewer
• Home design: Single-family property
• Construction: Slab foundation; Composition roof; Built on 0.29 acre lot
• Exterior features: RV space (12 x 40); Lot zoned R1

Interior

• Kitchen: Dishwasher
• Bathrooms: Two full bathrooms
• Interior features: Dishwasher; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-200 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (14.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (28.0% below list).
• Recommended offer: $173k (28.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 51/100 on livability (#1,092 in CA) — a working-class tenant base; expect higher turnover. Strengths: health & safety A+, housing A, crime B+; Watch: amenities F, commute F, employment 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.
• Zoned schools: Woodrow W. Wallace Elementary (418 students, 86% FRL); Woodrow Wallace Middle (273 students, 81% FRL); Kern Valley High (reading 75%, 466 students, 72% FRL).
• Market conditions: 135 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 3,244 units permitted in Kern County in 2024 (73 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($2k loan paydown + $13k appreciation (5.5% local appreciation)).
• Kern County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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.
• Current owner paid $143k; list at $240k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,732 (28.0% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.72% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.58%
• DSCR: 0.84
• GRM: 11.6

CMA / ARV

• ARV (median comp): $261,215
• List price: $239,900
• Delta: -4.33%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6600 Grace Ave	0.22mi	3/2.0	1,569 (+1%)	3mo	$210,000	$134	86
4312 Poplar St	0.11mi	3/2.0	1,521 (-2%)	7mo	$190,000	$125	84
6618 Dogwood Ave	0.10mi	3/2.0	1,594 (+2%)	9mo	$329,000	$206	84
6604 Laurel Ave	0.01mi	3/2.0	1,710 (+10%)	10mo	$289,000	$169	75
6316 Park Ave	0.27mi	3/2.0	1,638 (+5%)	6mo	$299,000	$183	74
6621 Linda Ave	0.21mi	3/2.0	1,482 (-5%)	14mo	$285,000	$192	70
6324 Park Ave Ave	0.24mi	3/2.0	1,500 (-4%)	22mo	$240,000	$160	64
3613 McCray Rd	0.57mi	3/2.0	1,512 (-3%)	13mo	$311,000	$206	58
6201 Sagebrush Road Rd	0.42mi	3/3.0	1,440 (-8%)	8mo	$350,000	$243	57
6118 Sagebrush Rd	0.53mi	3/3.0	1,628 (+4%)	18mo	$270,000	$166	49

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

Projected returns pro-forma

5.55% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.3%
• Equity multiple: 1.75×
• Total profit: $50,110
• Equity at exit: $144,044

10-year hold

• IRR: 12.4%
• Equity multiple: 3.37×
• Total profit: $159,184
• Equity at exit: $255,568

Cash invested: $67,172 (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 93240

• Home prices YoY: 1.6%
• Active inventory: 135
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,727 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$207 /mo · $2,483/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $-200

Break-even live

Break-even rent $1,981

Max offer price $204,500

Occupancy floor —

Sensitivity live

Price	-10% $-65	-5% $-132	+0% $-200	+5% $-268	+10% $-336
Rent	-10% $-337	-5% $-269	+0% $-200	+5% $-132	+10% $-64
Rate	-1.0pp $-80	-0.5pp $-139	base $-200	+0.5pp $-263	+1.0pp $-326

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6625 Park Ave Mountain Mesa, CA	2.0	2.0	1205	$1,750	$1.45	5d	1	0.14mi
6600 Linda Ave Mountain Mesa, CA	3.0	2.0	1170	$1,695	$1.45	45d	1	0.19mi

Listing history 33 events

1. 2026-06-21
   days on market $239,900 Active 24 DOM
2. 2026-06-18
   days on market $239,900 Active 21 DOM
3. 2026-06-17
   days on market $239,900 Active 20 DOM
4. 2026-06-16
   days on market $239,900 Active 19 DOM
5. 2026-06-15
   days on market $239,900 Active 18 DOM
6. 2026-06-14
   days on market $239,900 Active 16 DOM
7. 2026-06-13
   days on market $239,900 Active 15 DOM
8. 2026-06-10
   days on market $239,900 Active 13 DOM
9. 2026-06-09
   days on market $239,900 Active 12 DOM
10. 2026-06-08
    days on market $239,900 Active 11 DOM
11. 2026-06-07
    days on market $239,900 Active 10 DOM
12. 2026-06-05
    days on market $239,900 Active 7 DOM
13. 2026-06-03
    days on market $239,900 Active 6 DOM
14. 2026-06-03
    days on market $239,900 Active 5 DOM
15. 2026-06-01
    days on market $239,900 Active 4 DOM
16. 2026-05-31
    days on market $239,900 Active 3 DOM
17. 2026-05-17
    status Active 183-char remark

    Show marketing remark (183 chars)

    Charming Lake Isabella home with a functional floor plan and plenty of outdoor space. Convenient location near amenities and recreational opportunities perfect for comfortable living!

18. 2026-05-15
    price $239,900 286-char remark

    Show marketing remark (183 chars)

    Charming Lake Isabella home with a functional floor plan and plenty of outdoor space. Convenient location near amenities and recreational opportunities perfect for comfortable living!

19. 2026-05-15
    price $239,900 183-char remark

    Show marketing remark (183 chars)

    Charming Lake Isabella home with a functional floor plan and plenty of outdoor space. Convenient location near amenities and recreational opportunities perfect for comfortable living!

20. 2026-05-12
    price $249,900 183-char remark

    Show marketing remark (183 chars)

    Charming Lake Isabella home with a functional floor plan and plenty of outdoor space. Convenient location near amenities and recreational opportunities perfect for comfortable living!

21. 2026-05-07
    price $249,900 286-char remark
22. 2026-04-30
    listed $259,900 Active 183-char remark

    Show marketing remark (183 chars)

    Charming Lake Isabella home with a functional floor plan and plenty of outdoor space. Convenient location near amenities and recreational opportunities perfect for comfortable living!

23. 2026-04-30
    price $259,900 286-char remark

    Show marketing remark (183 chars)

    Charming Lake Isabella home with a functional floor plan and plenty of outdoor space. Convenient location near amenities and recreational opportunities perfect for comfortable living!

24. 2026-04-21
    price $264,900 286-char remark
25. 2026-04-17
    price $269,900 286-char remark
26. 2026-04-02
    price $279,900 286-char remark
27. 2026-03-24
    price $289,900 286-char remark
28. 2026-02-24
    listed $299,900 Active 286-char remark
29. 2018-10-25
    soldstatus $143,000 Closed Sale
30. 2018-10-25
    soldstatus $143,000
31. 2018-08-07
    listed $150,000 Active
32. 1989-05-18
    soldstatus $96,500
33. 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: $2,483 · $207/mo
• Projected year-2 tax: $2,483 · $207/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 7/10 Severe 7 d/yr ≥95°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 19 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,728
• − Mortgage interest: −$13,438
• − Property taxes: −$2,483
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,658
• − Management: −$1,658
• − Depreciation: −$6,979
• Taxable loss: −$6,689
• Est. tax savings @ 24.0%: +$1,605
• After-tax cash flow: $-799/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 — Mountain Mesa

• Score: 51/100
• State rank: #1092
• US rank: #25418

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mountain Mesa, CA
• Population (ZIP): 5,622

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 13% Two or more races 5% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 3% Portuguese 2% Iranian 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 4% Korean 1% 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: ▲ 5.55%
• Current HPI: 341.2481
• 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

+699.7% since first listed

18 events — show timeline

• 2026-05-28 Listed $239,900 GEMLS
• 2026-05-17 Relisted — SSMLS
• 2026-05-15 Price Changed $239,900 GEMLS
• 2026-05-15 Price Changed $239,900 SSMLS
• 2026-05-12 Price Changed $249,900 SSMLS
• 2026-05-07 Price Changed $249,900 GEMLS
• 2026-04-30 Listed $259,900 SSMLS
• 2026-04-30 Price Changed $259,900 GEMLS
• 2026-04-21 Price Changed $264,900 GEMLS
• 2026-04-17 Price Changed $269,900 GEMLS
• 2026-04-02 Price Changed $279,900 GEMLS
• 2026-03-24 Price Changed $289,900 GEMLS
• 2026-02-24 Listed $299,900 GEMLS
• 2018-10-25 Sold (Public Records) $143,000 Public Records
• 2018-10-25 Sold (MLS) $143,000 CRMLS
• 2018-08-07 Listed $150,000 CRMLS
• 1989-05-18 Sold (Public Records) $96,500 Public Records
• 1988-09-08 Sold (Public Records) $30,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $2,483 · +2.7% YoY. Source: county tax records.