102 Mason Rd · Bodfish, CA 93205

$195,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured · 56 Days on market

Built 1987 Fair condition 0.42 ac lot $116/sqft · at area comps Est $196k · at est. ↓ 9% since listing

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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).

• Cash flow +13.3/30.0
• Appreciation +9.7/10.0
• ARV discount +7.7/15.0
• DSCR +4.0/10.0
• 1% rule +3.7/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.4/5.0
• Condition / age +2.2/5.0

Listing remarks

If you are looking for a home with spectacular mountain views with a bounty of nature surrounding, then look no further. This beautiful home is not only on it's own lot, but the adjacent lot is included bringing the total lot size to just under 1/2 ACRE. This home features 3 bedrooms and 2 full baths. Open concept living space to kitchen with breakfast area and full dining. The cozy living room has an inviting wood burning fireplace with large window to take in those mountain views. Two decks to enjoy the sunrise as well as sunsets. Just bring your rocking chairs and sit awhile. The home has a shared community well so the water is the best tasting ever!! The home also has a detached 2 car g

Key facts

• Two decks
• Mountain views
• Detached garage

Tags

• MOUNTAIN VIEWS
• OPEN CONCEPT LIVING SPACE
• WOOD BURNING FIREPLACE
• TWO DECKS
• DETACHED GARAGE
• UPDATING INCLUDES FLOORING

Property features AI

Finance

• Other: Zoning: E(1/2)MH-County

Exterior

• Utilities: Septic tank
• Home design: Manufactured home (double-wide, not affixed); Residential property
• Construction: Composition roof (listed under exterior)
• Exterior features: Composition roof

Interior

• Kitchen: Dishwasher; Gas oven; Gas range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Evaporative cooling
• Interior features: Fireplace; Has view

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $195k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-2 ($-20/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (12.6% below list).
• Recommended offer: $170k (12.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 48/100 on livability (#1,207 in CA) — a working-class tenant base; expect higher turnover. Strengths: cost of living B+; Watch: housing D+, schools F, amenities 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: 36 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 $20k of equity ($1k loan paydown + $18k appreciation (9.3% local appreciation)).
• Kern County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (9.3% appreciation + 3.0% rent growth), your $55k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 12→32/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,371 (12.6% 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. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
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: 0.87% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.04%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (median comp): $196,085
• List price: $195,000
• Delta: -0.55%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

9.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.8%
• Equity multiple: 2.78×
• Total profit: $97,185
• Equity at exit: $166,165

10-year hold

• IRR: 20.5%
• Equity multiple: 6.21×
• Total profit: $284,296
• Equity at exit: $348,684

Cash invested: $54,600 (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 93205

• Home prices YoY: 2.1%
• Active inventory: 36
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,704 medium
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $-2

Break-even live

Break-even rent $1,706

Max offer price $194,758

Occupancy floor 95%

Sensitivity live

Price	-10% $133	-5% $66	+0% $-2	+5% $-69	+10% $-136
Rent	-10% $-136	-5% $-69	+0% $-2	+5% $66	+10% $133
Rate	-1.0pp $97	-0.5pp $48	base $-2	+0.5pp $-52	+1.0pp $-104

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 Larch Ct Bodfish, CA	2.0	2.0	1440	$1,600	$1.11	3d	1	0.88mi
216 Kearns Dr Bodfish, CA	2.0	2.0	1120	$1,900	$1.70	3d	1	1.29mi

Listing history 17 events

1. 2026-06-18
   days on market $195,000 Active 56 DOM
2. 2026-06-17
   days on market $195,000 Active 55 DOM
3. 2026-06-16
   days on market $195,000 Active 54 DOM
4. 2026-06-15
   days on market $195,000 Active 53 DOM
5. 2026-06-14
   days on market $195,000 Active 51 DOM
6. 2026-06-13
   days on market $195,000 Active 50 DOM
7. 2026-06-10
   days on market $195,000 Active 48 DOM
8. 2026-06-09
   days on market $195,000 Active 47 DOM
9. 2026-06-08
   days on market $195,000 Active 46 DOM
10. 2026-06-07
    days on market $195,000 Active 45 DOM
11. 2026-06-05
    days on market $195,000 Active 42 DOM
12. 2026-06-03
    days on market $195,000 Active 41 DOM
13. 2026-06-03
    days on market $195,000 Active 40 DOM
14. 2026-06-01
    days on market $195,000 Active 39 DOM
15. 2026-05-31
    days on market $195,000 Active 38 DOM
16. 2026-04-23
    listed $195,000 Active 913-char remark
17. 2024-10-21
    listed $214,900 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 9/10 Extreme
• 🌡 Heat 6/10 Major 12 d/yr ≥93°F today · 32 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 24 unhealthy d/yr today · 30 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,445
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$1,636
• − Management: −$1,636
• − Depreciation: −$5,673
• Taxable loss: −$3,322
• Est. tax savings @ 24.0%: +$797
• After-tax cash flow: $777/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance to improve its condition and value. Exterior siding and interior walls need significant attention, while carpet replacement will enhance comfort and curb appeal.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major interior walls — Peeling paint
• Major flooring — Worn carpet

Value-add opportunities

• Both paint exterior — Enhances curb appeal and value
• Both replace carpet — Improves comfort and value
• Both repair and paint interior walls — Improves living space and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
interior walls · Peeling paint	Major	$15,000–50,000
flooring · Worn carpet	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and value ↑
• Both replace carpet — Improves comfort and value ↑
• Both repair and paint interior walls — Improves living space and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Bodfish

• Score: 48/100
• State rank: #1207
• US rank: #26114

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bodfish, CA
• Population (ZIP): 2,191

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 6% Native American 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Lithuanian 4% Portuguese 2% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3% French/Haitian/Cajun 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: ▲ 9.33%
• Current HPI: 447.8088
• 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

-9.3% since first listed

2 events — show timeline

• 2026-04-23 Listed $195,000 SSMLS
• 2024-10-21 Listed $214,900 GEMLS