400 E Roberts Ln #48 · Oildale, CA 93308

$59,900

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 134 Days on market

Built 1979 3,000 sqft lot $52/sqft · 25% below area Est $80k · 25% under

---

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 +30.0/30.0
• ARV discount +15.0/15.0
• 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

Listing remarks MLS

Welcome to your new home, located in the peaceful community of Mobiletown USA 55 and over community. This cute and cozy mobile home is calling your name. As you enter into the spacious living room, you'll find a great formal dining space, that leads to the kitchen, and indoor laundry area. Through the hallway, you have the primary bedroom with an on suite bathroom. Towards the end of the hallway, you have access to the main bathroom and second bedroom. Outside you have a lovely covered patio, plus covered parking with access inside the home. The park itself is gated, and residents have access to the club house, swimming pool, and beautiful grass area.

Key facts

• Indoor laundry area
• Covered parking
• Formal dining space

Tags

• FORMAL DINING SPACE
• INDOOR LAUNDRY AREA
• ON SUITE BATHROOM
• COVERED PATIO
• COVERED PARKING
• GATED PARK

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $736 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.0% 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+, schools B+; 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.
• Market conditions: Rents rising (+2.2%/yr); 307 active listings in the ZIP; 39 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 $414 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 17y ago; this cycle's ask has dropped $20k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $17k; list at $60k implies a 252% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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. 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 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: 2.33% ✓
• Cap rate: 21.05%
• Cash-on-cash: 52.69%
• DSCR: 3.34
• GRM: 3.6

CMA / ARV

• ARV (median comp): $80,000
• List price: $59,900
• Delta: -25.12%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
400 E Roberts Ln #46	0.00mi	2/2.0	1,152 (0%)	10mo	$130,000	$113	92
400 E Roberts Ln #110	0.00mi	2/1.8	1,200 (+4%)	20mo	$108,000	$90	76
400 E Roberts Ln #110	0.00mi	2/1.0	1,200 (+4%)	20mo	$108,000	$90	73
4324 Sabal Ct	0.70mi	2/2.0	1,152 (0%)	1mo	$40,000	$35	67
4209 Jewett Ave	0.75mi	2/2.0	1,200 (+4%)	8mo	$99,999	$83	52
4300 Prince St	0.73mi	2/2.0	1,248 (+8%)	7mo	$45,000	$36	47

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: 49.8%
• Equity multiple: 3.15×
• Total profit: $36,100
• Equity at exit: $8,931

10-year hold

• IRR: 55.0%
• Equity multiple: 6.21×
• Total profit: $87,405
• Equity at exit: $5,179

Cash invested: $16,772 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,395 high
• Mortgage (P&I): −$314
• Tax from tax record: −$27 /mo · $321/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $736

Break-even live

Break-even rent $463

Max offer price $59,900

Occupancy floor 42%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
214 E Belle Ave Unit A Bakersfield, CA	1.0	1.0	875	$1,250	$1.43	3d	1	0.17mi
106 E Warren Ave Bakersfield, CA	3.0	2.0	1169	$1,400	$1.20	10d	1	0.39mi
120 Harding Ave Unit D Bakersfield, CA	1.0	1.0	1000	$900	$0.90	3d	1	0.49mi
222 Moneta Ave Unit 222 Bakersfield, CA	3.0	2.0	1040	$1,700	$1.63	3d	1	0.59mi
222 Harding Ave Unit B Bakersfield, CA	3.0	2.0	1100	$1,750	$1.59	3d	1	0.62mi
327 McCord Ave Unit 6 Bakersfield, CA	3.0	1.0	1000	$1,500	$1.50	3d	1	0.73mi
901 W Columbus St Unit 266 Bakersfield, CA	2.0	1.0	864	$1,325	$1.53	21d	1	0.80mi
901 W Columbus St Apt 232 Bakersfield, CA	2.0	1.0	864	$1,165	$1.35	21d	1	0.80mi
4504 Tierra Verde St Unit C Bakersfield, CA	2.0	1.5	925	$1,595	$1.72	3d	1	0.81mi
901 W Columbus St Bakersfield, CA	1.0–2.0	1.0	807	$1,425	$1.77	3d	12	0.81mi
901 W Columbus St Unit 236 Bakersfield, CA	2.0	1.0	864	$1,325	$1.53	44d	1	0.82mi
213 Oildale Dr Unit A Bakersfield, CA	2.0	2.0	928	$1,195	$1.29	3d	1	0.88mi
419 Washington Ave Unit 417 Bakersfield, CA	3.0	2.0	975	$1,500	$1.54	3d	1	0.91mi
1201 40th St Bakersfield, CA	2.0–3.0	1.0–2.0	870	$1,075	$1.23	3d	1	0.92mi
448 S Oildale Dr Bakersfield, CA	3.0	2.0	1080	$1,500	$1.39	3d	1	0.94mi
3817 K St Unit A Bakersfield, CA	2.0	1.0	763	$1,285	$1.68	3d	1	0.97mi
627 Beardsley Ave Bakersfield, CA	3.0	1.0	967	$1,575	$1.63	44d	1	1.10mi
3700 Q St Bakersfield, CA	3.0	2.0	1088	$1,600	$1.47	3d	1	1.12mi
3701 Q St Bakersfield, CA	2.0	1.0	615	$1,200	$1.95	3d	5	1.13mi
627 Hood Dr Bakersfield, CA	3.0	1.0	1140	$1,795	$1.57	3d	1	1.15mi
706 Huskey Dr Bakersfield, CA	2.0	1.0	832	$1,450	$1.74	44d	1	1.17mi
611 Wilson Ave Unit B Bakersfield, CA	2.0	1.0	750	$1,195	$1.59	44d	1	1.17mi
1405 Yosemite Dr Unit 1405 Bakersfield, CA	2.0	1.0	712	$1,100	$1.54	44d	1	1.22mi
415 Arvin St Bakersfield, CA	1.0	1.0	800	$1,000	$1.25	3d	1	1.22mi
2301 Olympic Dr Unit C Bakersfield, CA	1.0	1.0	756	$1,095	$1.45	3d	1	1.25mi
2309 Manor St Bakersfield, CA	3.0	1.0	1090	$1,725	$1.58	3d	1	1.27mi
811 Beardsley Ave Bakersfield, CA	2.0	1.0	800	$1,295	$1.62	3d	1	1.27mi
2520 Loma Linda Dr Bakersfield, CA	3.0	2.0	1200	$2,075	$1.73	10d	1	1.29mi
501 Belmont Ave Bakersfield, CA	1.0	1.0	1000	$625	$0.62	44d	1	1.29mi
210 Douglas St Unit B Bakersfield, CA	2.0	1.5	1274	$1,400	$1.10	3d	1	1.30mi
1905 McCray St Bakersfield, CA	2.0	1.0	736	$1,450	$1.97	3d	1	1.33mi
2413 Ashby St Unit 1 Bakersfield, CA	3.0	1.0	1230	$1,750	$1.42	14d	1	1.34mi
411 Highland Dr Bakersfield, CA	2.0	1.0	1051	$1,650	$1.57	3d	1	1.34mi
3333 El Encanto Ct Bakersfield, CA	2.0	2.0	990	$1,595	$1.61	14d	1	1.34mi
3333 El Encanto Ct Bakersfield, CA	2.0	1.5	990	$1,495	$1.51	3d	1	1.34mi
1951 Golden State Ave Bakersfield, CA	1.0–3.0	1.0–2.5	1017	$1,445	$1.42	3d	2	1.38mi
819 Washington Ave Bakersfield, CA	2.0	1.0	767	$1,295	$1.69	3d	1	1.39mi
709 Francis St Bakersfield, CA	3.0	1.0	1300	$1,400	$1.08	44d	1	1.49mi
521 Walnut Ave Bakersfield, CA	1.0	1.0	1170	$750	$0.64	3d	1	1.49mi

Listing history 41 events

1. 2026-06-18
   days on market $59,900 Active 134 DOM
2. 2026-06-17
   days on market $59,900 Active 133 DOM
3. 2026-06-16
   days on market $59,900 Active 132 DOM
4. 2026-06-15
   days on market $59,900 Active 131 DOM
5. 2026-06-14
   days on market $59,900 Active 129 DOM
6. 2026-06-10
   days on market $59,900 Active 126 DOM
7. 2026-06-09
   days on market $59,900 Active 125 DOM
8. 2026-06-08
   days on market $59,900 Active 124 DOM
9. 2026-06-07
   days on market $59,900 Active 123 DOM
10. 2026-06-05
    days on market $59,900 Active 120 DOM
11. 2026-06-03
    days on market $59,900 Active 119 DOM
12. 2026-06-03
    days on market $59,900 Active 118 DOM
13. 2026-06-01
    days on market $59,900 Active 117 DOM
14. 2026-05-31
    days on market $59,900 Active 116 DOM
15. 2026-05-04
    price $59,900 659-char remark

    Show marketing remark (659 chars)

    Welcome to your new home, located in the peaceful community of Mobiletown USA 55 and over community. This cute and cozy mobile home is calling your name. As you enter into the spacious living room, you'll find a great formal dining space, that leads to the kitchen, and indoor laundry area. Through the hallway, you have the primary bedroom with an on suite bathroom. Towards the end of the hallway, you have access to the main bathroom and second bedroom. Outside you have a lovely covered patio, plus covered parking with access inside the home. The park itself is gated, and residents have access to the club house, swimming pool, and beautiful grass area.

16. 2026-02-06
    price $69,900 659-char remark

    Show marketing remark (659 chars)

    Welcome to your new home, located in the peaceful community of Mobiletown USA 55 and over community. This cute and cozy mobile home is calling your name. As you enter into the spacious living room, you'll find a great formal dining space, that leads to the kitchen, and indoor laundry area. Through the hallway, you have the primary bedroom with an on suite bathroom. Towards the end of the hallway, you have access to the main bathroom and second bedroom. Outside you have a lovely covered patio, plus covered parking with access inside the home. The park itself is gated, and residents have access to the club house, swimming pool, and beautiful grass area.

17. 2026-02-02
    listed $79,900 Active 659-char remark

    Show marketing remark (659 chars)

    Welcome to your new home, located in the peaceful community of Mobiletown USA 55 and over community. This cute and cozy mobile home is calling your name. As you enter into the spacious living room, you'll find a great formal dining space, that leads to the kitchen, and indoor laundry area. Through the hallway, you have the primary bedroom with an on suite bathroom. Towards the end of the hallway, you have access to the main bathroom and second bedroom. Outside you have a lovely covered patio, plus covered parking with access inside the home. The park itself is gated, and residents have access to the club house, swimming pool, and beautiful grass area.

18. 2025-10-27
    price $79,900
19. 2025-08-31
    listed $82,000 Active
20. 2025-08-20
    status Active
21. 2025-08-20
    price $72,900
22. 2025-07-24
    status Pending
23. 2025-07-21
    status Active
24. 2025-07-08
    status Pending
25. 2025-06-28
    price $69,900
26. 2025-05-08
    listed $72,900 Active
27. 2025-03-28
    price $72,900
28. 2025-02-18
    price $74,900
29. 2025-02-03
    listed $78,500 Active
30. 2025-01-16
    status Active
31. 2025-01-15
    status Pending
32. 2024-11-01
    listed $79,900 Active
33. 2024-10-25
    price $79,900
34. 2024-07-24
    listed $87,500 Active
35. 2024-06-28
    price $89,900
36. 2024-06-10
    price $95,000
37. 2024-04-17
    listed $105,000 Active
38. 2009-06-10
    soldstatus $17,000
39. 2009-05-22
    historical
40. 2009-05-22
    price $23,500
41. 2009-02-20
    listed $17,000

ⓘ 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: $321 · $27/mo
• Projected year-2 tax: $455 · $38/mo
• Expected delta: +$134/yr (+$11/mo · 41.8%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 39 unhealthy d/yr today · 45 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,743
• − Mortgage interest: −$3,355
• − Property taxes: −$321
• − Insurance: −$300
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$1,743
• Taxable income: $8,346
• Est. tax owed @ 24.0%: −$2,003
• After-tax cash flow: $6,834/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

+252.4% since first listed

27 events — show timeline

• 2026-05-04 Price Changed $59,900 GEMLS
• 2026-02-06 Price Changed $69,900 GEMLS
• 2026-02-02 Listed $79,900 GEMLS
• 2025-10-27 Price Changed $79,900 GEMLS
• 2025-08-31 Listed $82,000 GEMLS
• 2025-08-20 Relisted — GEMLS
• 2025-08-20 Price Changed $72,900 GEMLS
• 2025-07-24 Pending — GEMLS
• 2025-07-21 Relisted — GEMLS
• 2025-07-08 Pending — GEMLS
• 2025-06-28 Price Changed $69,900 GEMLS
• 2025-05-08 Listed $72,900 GEMLS
• 2025-03-28 Price Changed $72,900 GEMLS
• 2025-02-18 Price Changed $74,900 GEMLS
• 2025-02-03 Listed $78,500 GEMLS
• 2025-01-16 Relisted — GEMLS
• 2025-01-15 Pending — GEMLS
• 2024-11-01 Listed $79,900 GEMLS
• 2024-10-25 Price Changed $79,900 GEMLS
• 2024-07-24 Listed $87,500 GEMLS
• 2024-06-28 Price Changed $89,900 GEMLS
• 2024-06-10 Price Changed $95,000 GEMLS
• 2024-04-17 Listed $105,000 GEMLS
• 2009-06-10 Sold (MLS) $17,000 GEMLS
• 2009-05-22 Price Changed $23,500 GEMLS
• 2009-05-22 Delisted — GEMLS
• 2009-02-20 Listed $17,000 GEMLS

Property tax history

+16.1%/yr

Latest (2025): $321 · +6.5% YoY. Source: county tax records.