9007 Columbine · California City, CA 93505

$244,000

4 bd · 2.0 ba · 1,551 sqft · SingleFamily public records · 104 Days on market

Built 1970 9,583 sqft lot $157/sqft · 16% below area Est $291k · 16% under

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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 +17.4/30.0
• ARV discount +14.8/15.0
• Appreciation +10.0/10.0
• DSCR +5.4/10.0
• 1% rule +4.3/10.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0
• Schools +2.1/10.0

Listing remarks MLS

Beautiful 4-bedroom, 2-bathroom home offering 1,550 sq ft of comfortable living space. This well-maintained property is in good condition and features a functional floor plan with spacious bedrooms, a bright living area, and a welcoming atmosphere throughout. The kitchen offers ample cabinet space and flows nicely into the dining area, perfect for everyday living and entertaining. The primary bedroom provides privacy and comfort, while the additional bedrooms offer flexibility for family, guests, or a home office. The backyard offers great potential for outdoor enjoyment. Conveniently located near schools, shopping, and major commuter routes. A great opportunity to own a move-in ready home with plenty of potential!

Key facts

• 9,583 sq ft lot
• 2 garage spots
• Built 1970

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $244k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (7.1% below list).
• Recommended offer: $222k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 5.2% in California City — 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 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; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 3,244 units permitted in Kern County in 2024 (73 in 5+ unit buildings).
• At $2,266/mo this rent would consume 45% of the median local household income ($60k/yr) (locally 883% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $24k 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 + 5.5% rent growth), your $68k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 14y 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 $199k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,040 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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 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. 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: 0.93% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.25%
• DSCR: 1.14
• GRM: 9.0

CMA / ARV

• ARV (median comp): $291,157
• List price: $244,000
• Delta: -16.20%
• 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
21231 Corwin St	0.13mi	3/2.0 (-1)	1,632 (+5%)	4mo	$279,000	$171	76
8825 Xavier Ave	0.17mi	4/2.0	1,778 (+15%)	1mo	$270,000	$152	67
8873 Holly	0.55mi	3/2.0 (-1)	1,639 (+6%)	0mo	$260,000	$159	60
9331 Irene Ave	0.60mi	3/2.0 (-1)	1,507 (-3%)	4mo	$315,000	$209	59
8406 Poppy Blvd	0.71mi	3/2.0 (-1)	1,529 (-1%)	2mo	$250,000	$164	58
8412 Jimson Ave	0.67mi	3/2.0 (-1)	1,587 (+2%)	2mo	$270,000	$170	58
8400 Dogwood Ave	0.74mi	3/2.0 (-1)	1,535 (-1%)	3mo	$300,000	$195	57
8760 South Loop Blvd	0.63mi	4/2.0	1,429 (-8%)	5mo	$319,900	$224	53
9407 Irene Ave	0.62mi	3/2.0 (-1)	1,429 (-8%)	1mo	$325,000	$227	52
9418 Karen Ave	0.71mi	3/2.0 (-1)	1,626 (+5%)	3mo	$258,000	$159	52
8633 Hickory Dr	0.62mi	4/2.0	1,731 (+12%)	2mo	$355,000	$205	50
20412 90th St	0.70mi	3/2.0 (-1)	1,431 (-8%)	3mo	$250,000	$175	46

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: 27.5%
• Equity multiple: 3.20×
• Total profit: $150,388
• Equity at exit: $219,815

10-year hold

• IRR: 24.7%
• Equity multiple: 7.53×
• Total profit: $446,387
• Equity at exit: $474,038

Cash invested: $68,320 (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: 9.0×

Monthly cashflow live

• Estimated rent: $2,266 high
• Mortgage (P&I): −$1,280
• Tax from tax record: −$224 /mo · $2,687/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $185

Break-even live

Break-even rent $2,032

Max offer price $244,000

Occupancy floor 87%

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: $61,000
• Closing costs: $7,320
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21231 Corwin St California City, CA	3.0	2.0	1632	$2,500	$1.53	23d	1	0.12mi
8801 S Loop Blvd California City, CA	3.0	2.0	1537	$2,600	$1.69	23d	1	0.59mi
9213 Holly Ave California City, CA	3.0	2.0	1339	$1,900	$1.42	3d	1	0.63mi
9548 Sally Ave Unit B California City, CA	3.0	2.5	1200	$1,695	$1.41	23d	1	0.68mi
9019 Evelyn Ave California City, CA	4.0	2.0	1731	$2,600	$1.50	3d	1	0.74mi
20673 Medio St California City, CA	3.0	2.0	1690	$2,075	$1.23	23d	1	0.81mi
20321 88th St California City, CA	3.0	2.0	1176	$2,100	$1.79	23d	1	0.84mi
20312 Dean Ct California City, CA	3.0	2.0	1742	$1,975	$1.13	14d	1	0.92mi
8648 Lime Ave California City, CA	3.0	2.0	1459	$2,400	$1.64	23d	1	0.93mi
21235 Windsong St California City, CA	3.0	3.0	1780	$2,100	$1.18	23d	1	0.95mi
9931 Putter Ct California City, CA	3.0	2.0	1445	$1,675	$1.16	3d	1	0.99mi
21187 Conklin Blvd California City, CA	3.0	2.0	1473	$1,800	$1.22	14d	1	1.01mi
8100 Fernwood Ave California City, CA	3.0	2.0	1336	$1,850	$1.38	23d	1	1.01mi
8307 Charles Pl California City, CA	3.0	2.0	1498	$1,750	$1.17	14d	1	1.04mi
8332 Rea Ave California City, CA	4.0	3.0	1861	$2,500	$1.34	3d	1	1.04mi
8848 Oleander Ave California City, CA	3.0	2.0	1302	$1,900	$1.46	23d	1	1.05mi
21032 79th St California City, CA	4.0	2.0	1228	$2,100	$1.71	23d	1	1.06mi
8560 Nipa Ave California City, CA	3.0	2.0	1309	$1,850	$1.41	14d	1	1.08mi
9225 Peach Ave Unit A California City, CA	3.0	2.0	1275	$1,950	$1.53	23d	1	1.09mi
20001 Airway Blvd California City, CA	3.0	2.0	1050	$2,400	$2.29	23d	1	1.16mi
20425 81st St California City, CA	4.0	3.0	2215	$2,900	$1.31	19d	1	1.19mi
8160 Kalmia Ave California City, CA	3.0	2.0	1277	$1,795	$1.41	23d	1	1.20mi
20300 Graham St California City, CA	4.0	2.5	2016	$2,150	$1.07	23d	1	1.22mi
7733 Walpole Ave Unit A California City, CA	3.0	2.0	1600	$2,000	$1.25	23d	1	1.24mi
9000 Underwood Ave California City, CA	3.0	2.0	1540	$1,900	$1.23	23d	1	1.35mi
8512 Tamarack Ave California City, CA	3.0	2.0	1502	$1,875	$1.25	23d	1	1.38mi
10193 Evelyn Ave California City, CA	3.0	2.0	1616	$2,150	$1.33	14d	1	1.46mi
8312 Tamarack Ave California City, CA	3.0	2.0	1539	$1,900	$1.23	23d	1	1.47mi
8449 Viburnum Ave California City, CA	3.0	2.0	1218	$1,695	$1.39	2d	1	1.49mi

Listing history 50 events

1. 2026-06-18
   pricedays on market $244,000 Active 104 DOM
2. 2026-06-17
   days on market $245,000 Active 103 DOM
3. 2026-06-16
   days on market $245,000 Active 102 DOM
4. 2026-06-15
   statusdays on marketlisting id $245,000 Active 101 DOM
5. 2026-06-14
   statusdays on marketlisting id $245,000 Pending 91 DOM
6. 2026-06-13
   days on market $245,000 Active 100 DOM
7. 2026-06-10
   days on market $245,000 Active 98 DOM
8. 2026-06-09
   days on market $245,000 Active 97 DOM
9. 2026-06-08
   days on market $245,000 Active 96 DOM
10. 2026-06-07
    days on market $245,000 Active 95 DOM
11. 2026-06-05
    days on market $245,000 Active 92 DOM
12. 2026-06-03
    days on market $245,000 Active 91 DOM
13. 2026-06-03
    days on market $245,000 Active 90 DOM
14. 2026-06-01
    days on market $245,000 Active 89 DOM
15. 2026-05-31
    days on market $245,000 Active 88 DOM
16. 2026-03-04
    listed $245,000 Active 724-char remark

    Show marketing remark (724 chars)

    Beautiful 4-bedroom, 2-bathroom home offering 1,550 sq ft of comfortable living space. This well-maintained property is in good condition and features a functional floor plan with spacious bedrooms, a bright living area, and a welcoming atmosphere throughout. The kitchen offers ample cabinet space and flows nicely into the dining area, perfect for everyday living and entertaining. The primary bedroom provides privacy and comfort, while the additional bedrooms offer flexibility for family, guests, or a home office. The backyard offers great potential for outdoor enjoyment. Conveniently located near schools, shopping, and major commuter routes. A great opportunity to own a move-in ready home with plenty of potential!

17. 2026-03-04
    listed $245,000 Active 724-char remark

    Show marketing remark (724 chars)

    Beautiful 4-bedroom, 2-bathroom home offering 1,550 sq ft of comfortable living space. This well-maintained property is in good condition and features a functional floor plan with spacious bedrooms, a bright living area, and a welcoming atmosphere throughout. The kitchen offers ample cabinet space and flows nicely into the dining area, perfect for everyday living and entertaining. The primary bedroom provides privacy and comfort, while the additional bedrooms offer flexibility for family, guests, or a home office. The backyard offers great potential for outdoor enjoyment. Conveniently located near schools, shopping, and major commuter routes. A great opportunity to own a move-in ready home with plenty of potential!

18. 2022-09-12
    soldstatus $199,000 Closed Sale
19. 2022-09-12
    soldstatus $199,000
20. 2022-09-02
    status Pending Sale
21. 2022-08-01
    historical Active Under Contract
22. 2022-07-26
    price $199,900
23. 2022-07-25
    price $216,000
24. 2022-07-25
    price $217,000
25. 2022-07-23
    price $218,000
26. 2022-07-21
    price $219,000
27. 2022-07-19
    price $220,000
28. 2022-07-18
    price $221,000
29. 2022-07-17
    price $222,000
30. 2022-07-16
    price $223,000
31. 2022-07-13
    price $224,000
32. 2022-07-11
    price $225,000
33. 2022-07-08
    price $226,000
34. 2022-07-08
    price $227,000
35. 2022-07-05
    price $228,000
36. 2022-07-01
    listed $229,000 Active
37. 2022-06-30
    historical $229,000
38. 2022-06-27
    soldstatus $160,000
39. 2017-11-06
    soldstatus $113,000 Closed
40. 2017-11-06
    soldstatus $113,000
41. 2017-10-03
    status Pending
42. 2017-09-07
    price $113,000
43. 2017-07-27
    listed $115,000 Active
44. 2015-03-16
    historical
45. 2013-12-19
    soldstatus $42,500
46. 2013-10-21
    listed $47,000
47. 2013-06-30
    historical
48. 2013-01-18
    listed $55,000
49. 2013-01-18
    listed $55,000
50. 2012-12-21
    soldstatus $24,000

ⓘ 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: $2,687 · $224/mo
• Projected year-2 tax: $2,687 · $224/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 6 d/yr ≥101°F today · 16 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: $27,195
• − Mortgage interest: −$13,668
• − Property taxes: −$2,687
• − Insurance: −$1,220
• − Repairs & maintenance: −$2,176
• − Management: −$2,176
• − Depreciation: −$7,098
• Taxable loss: −$1,830
• Est. tax savings @ 24.0%: +$439
• After-tax cash flow: $2,661/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

+122.7% since first listed

37 events — show timeline

• 2026-03-04 Listed $245,000 CRMLS
• 2026-03-04 Listed $245,000 AVMLS
• 2022-09-12 Sold (Public Records) $199,000 Public Records
• 2022-09-12 Sold (MLS) $199,000 CRMLS
• 2022-09-02 Pending — CRMLS
• 2022-08-01 Contingent — CRMLS
• 2022-07-26 Price Changed $199,900 CRMLS
• 2022-07-25 Price Changed $216,000 CRMLS
• 2022-07-25 Price Changed $217,000 CRMLS
• 2022-07-23 Price Changed $218,000 CRMLS
• 2022-07-21 Price Changed $219,000 CRMLS
• 2022-07-19 Price Changed $220,000 CRMLS
• 2022-07-18 Price Changed $221,000 CRMLS
• 2022-07-17 Price Changed $222,000 CRMLS
• 2022-07-16 Price Changed $223,000 CRMLS
• 2022-07-13 Price Changed $224,000 CRMLS
• 2022-07-11 Price Changed $225,000 CRMLS
• 2022-07-08 Price Changed $226,000 CRMLS
• 2022-07-08 Price Changed $227,000 CRMLS
• 2022-07-05 Price Changed $228,000 CRMLS
• 2022-07-01 Listed $229,000 CRMLS
• 2022-06-30 Coming Soon $229,000 CRMLS
• 2022-06-27 Sold (Public Records) $160,000 Public Records
• 2017-11-06 Sold (Public Records) $113,000 Public Records
• 2017-11-06 Sold (MLS) $113,000 AVMLS
• 2017-10-03 Pending — AVMLS
• 2017-09-07 Price Changed $113,000 AVMLS
• 2017-07-27 Listed $115,000 AVMLS
• 2015-03-16 Listing Removed — AVMLS
• 2013-12-19 Sold (MLS) $42,500 AVMLS
• 2013-10-21 Listed $47,000 AVMLS
• 2013-06-30 Listing Removed — CRMLS
• 2013-01-18 Listed $55,000 AVMLS
• 2013-01-18 Listed $55,000 CRMLS
• 2012-12-21 Sold (MLS) $24,000 AVMLS
• 2012-11-19 Listed $24,900 AVMLS
• 2005-04-01 Sold (Public Records) $110,000 Public Records

Property tax history

+12.5%/yr

Latest (2025): $2,687 · -5.2% YoY. Source: county tax records.