6201 Wible Rd #31 · Bakersfield, CA 93313

$44,950

2 bd · 1.0 ba · 672 sqft · Manufactured public records · 212 Days on market

Built 1979 3,100 sqft lot $67/sqft · 35% below area Est $69k · 35% under ↓ 18% since listing

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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
• Schools +4.2/10.0
• Rent growth +3.0/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable Mobile Home, it offers 2 bedrooms, one bathroom, inside laundry, a carport and a nice, covered deck patio. Great Location, close to shopping stores and freeway. Cash offers only, seller willing to finance with $15k down

Key facts

• Carport
• Covered deck patio
• Inside laundry

Tags

• INSIDE LAUNDRY
• CARPORT
• COVERED DECK PATIO

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 37.1% vs local median 3.6% in Bakersfield — 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 (#716 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: health & safety D, schools D-, crime F.
• Panama-Buena Vista Union (urban): math 37% / reading 52% proficiency, ranked #542 of 1,400 in CA (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.1%/yr); 271 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $310 of loan paydown is wiped out by about $1k 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 + 2.1% rent growth), your $13k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 212 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $39,556 (12.0% below list)

Questions for the listing agent

1. It's been on market 212 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 D-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: 4.12% ✓
• Cap rate: 37.08%
• Cash-on-cash: 109.96%
• DSCR: 5.89
• GRM: 2.0

CMA / ARV

• ARV (median comp): $68,968
• List price: $44,950
• Delta: -34.83%
• Verdict: UNDERPRICED
• Comps: 9 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.12% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.13×
• Total profit: $64,572
• Equity at exit: $6,702

10-year hold

• IRR: —
• Equity multiple: 12.47×
• Total profit: $144,369
• Equity at exit: $3,886

Cash invested: $12,586 (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 93313

• Home prices YoY: -20.4%
• Rents YoY: 2.1%
• Active inventory: 271
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,853 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $674/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $1,153

Break-even live

Break-even rent $393

Max offer price $44,950

Occupancy floor 33%

Sensitivity live

Price	-10% $1,184	-5% $1,169	+0% $1,153	+5% $1,138	+10% $1,122
Rent	-10% $1,007	-5% $1,080	+0% $1,153	+5% $1,226	+10% $1,300
Rate	-1.0pp $1,176	-0.5pp $1,165	base $1,153	+0.5pp $1,142	+1.0pp $1,130

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: $11,238
• Closing costs: $1,348
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4301 Poach St Unit B Bakersfield, CA	1.0	1.0	475	$1,325	$2.79	22d	1	1.23mi

Listing history 17 events

1. 2026-06-18
   days on market $44,950 Active 212 DOM
2. 2026-06-17
   days on market $44,950 Active 211 DOM
3. 2026-06-16
   days on market $44,950 Active 210 DOM
4. 2026-06-15
   days on market $44,950 Active 209 DOM
5. 2026-06-14
   days on market $44,950 Active 207 DOM
6. 2026-06-13
   days on market $44,950 Active 206 DOM
7. 2026-06-10
   days on market $44,950 Active 204 DOM
8. 2026-06-09
   days on market $44,950 Active 203 DOM
9. 2026-06-08
   days on market $44,950 Active 202 DOM
10. 2026-06-07
    days on market $44,950 Active 201 DOM
11. 2026-06-05
    days on market $44,950 Active 198 DOM
12. 2026-06-03
    days on market $44,950 Active 197 DOM
13. 2026-06-03
    days on market $44,950 Active 196 DOM
14. 2026-06-01
    days on market $44,950 Active 195 DOM
15. 2026-05-31
    days on market $44,950 Active 194 DOM
16. 2025-12-11
    price $44,950 230-char remark

    Show marketing remark (230 chars)

    Affordable Mobile Home, it offers 2 bedrooms, one bathroom, inside laundry, a carport and a nice, covered deck patio. Great Location, close to shopping stores and freeway. Cash offers only, seller willing to finance with $15k down

17. 2025-11-18
    listed $54,950 Active 230-char remark

    Show marketing remark (230 chars)

    Affordable Mobile Home, it offers 2 bedrooms, one bathroom, inside laundry, a carport and a nice, covered deck patio. Great Location, close to shopping stores and freeway. Cash offers only, seller willing to finance with $15k down

ⓘ 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 2/10 Low
• 🌡 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 33 unhealthy d/yr today · 37 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,237
• − Mortgage interest: −$2,518
• − Property taxes: −$674
• − Insurance: −$225
• − Repairs & maintenance: −$1,779
• − Management: −$1,779
• − Depreciation: −$1,308
• Taxable income: $13,955
• Est. tax owed @ 24.0%: −$3,349
• After-tax cash flow: $10,491/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: Panama-Buena Vista Union
• NCES district ID: 0606390
• Math proficiency: 37% ▲ 3.00%
• Reading proficiency: 52% ▲ 1.00%
• Median HH income: $63,361
• Composite: 41.71/100
• National rank: #7191
• State rank: #542 of 1400 in CA

Livability — Bakersfield

• Score: 58/100
• State rank: #716
• US rank: #21355

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bakersfield, CA
• County: Kern County · 710,371 people
• City population: 499,124
• Metro: Bakersfield, CA
• Population (ZIP): 61,843
• Household income: $91,943
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 1177.0

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 0.61)
• Race & ethnicity: Hispanic / Latino 57% Two or more races 28% White 22% Asian 13% Black 6%
• Hispanic origin (detail): Mexican 52%
• Common ancestry: British 1% Romanian 1%
• Foreign-born: 25% · Canada, Vietnam, China
• Languages at home: 45% English-only · Spanish 40% Other Indo-European 8% Other Asian/Pacific 2%

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: ▼ -85.95%
• Current HPI: 335.9445
• Rent YoY: ▲ 2.12%
• 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

-18.2% since first listed

2 events — show timeline

• 2025-12-11 Price Changed $44,950 GEMLS
• 2025-11-18 Listed $54,950 GEMLS