6201 Wible Rd #25 · Bakersfield, CA 93313

$59,000

2 bd · 1.0 ba · 816 sqft · Manufactured public records · 31 Days on market

Built 1967 $72/sqft · 26% above area Est $47k · 26% over

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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 +30.0/30.0
• 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
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Adorable Manufactured home in Southwest Bakersfield. This affordable home offers 2 bedrooms and a nice open floor plan. The master bedroom has it's own 3/4 bathroom and there is another 3/4 bath in the hallway for guests. It's walking distance to shopping and restaurants, easy access to the main streets and freeways. It has a covered patio big enough for 2 cars. Enjoy the community pool and club house that are very well maintained by the management.

Key facts

• Open floor plan
• Community pool
• Covered patio

Tags

• OPEN FLOOR PLAN
• WALKING DISTANCE TO SHOPPING
• EASY ACCESS TO MAIN STREETS
• COVERED PATIO
• COMMUNITY POOL
• CLUB HOUSE

Property features AI

Finance

• HOA & community: Homeowners association; Association pool

Exterior

• Parking: Carport
• Utilities: Public water; Sewer
• Home design: Manufactured home zoning (MH); Pre-owned; Owner-occupied
• Construction: Concrete/perimeter foundation; Roof: Other (see remarks)
• Exterior features: Covered patio; Community pool; Located in Crest Park neighborhood; Leased space (manufactured home community)

Interior

• Kitchen: Range/Oven
• Bathrooms: Two 3/4 bathrooms
• Heating & cooling: Central A/C
• Interior features: Great Room; Range/Oven; Central A/C

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $59k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $59k).
• Recommended offer: $57k (3.0% below list) — sets the bar for market timing.
• Cap rate 27.1% 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, crime F, amenities 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.
• Zoned schools: Roy W. Loudon Elementary (694 students, 89% FRL); Fred L. Thompson Junior High (728 students, 93% FRL); Ridgeview High (reading 95%, 2,688 students, 74% FRL) — zoned schools average 85% FRL vs 51% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.1%/yr); 273 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $408 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 + 2.1% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 5 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.
• Current owner paid $49k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $57,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 3.07% ✓
• Cap rate: 27.14%
• Cash-on-cash: 74.45%
• DSCR: 4.31
• GRM: 2.7

CMA / ARV

• ARV (median comp): $46,843
• List price: $59,000
• Delta: 27.87%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6201 Wible Rd #25	0.00mi	2/1.0	816 (0%)	23mo	$49,000	$60	81

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 · 2.12% rent growth · sell at horizon

5-year hold

• IRR: 73.3%
• Equity multiple: 4.28×
• Total profit: $54,149
• Equity at exit: $8,797

10-year hold

• IRR: 76.9%
• Equity multiple: 8.56×
• Total profit: $124,898
• Equity at exit: $5,101

Cash invested: $16,520 (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: 273
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,813 high
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $885/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $1,025

Break-even live

Break-even rent $516

Max offer price $59,000

Occupancy floor 38%

Sensitivity live

Price	-10% $1,066	-5% $1,045	+0% $1,025	+5% $1,004	+10% $984
Rent	-10% $882	-5% $953	+0% $1,025	+5% $1,096	+10% $1,168
Rate	-1.0pp $1,055	-0.5pp $1,040	base $1,025	+0.5pp $1,010	+1.0pp $994

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6401 Castleford St Unit C Bakersfield, CA	3.0	2.0	1125	$1,500	$1.33	21d	1	0.18mi
4508 Blossom Valley Ln Bakersfield, CA	3.0	2.0	1107	$1,850	$1.67	23d	1	0.73mi
6208 Stine Rd Apt B Bakersfield, CA	2.0	1.0	904	$1,495	$1.65	12d	1	0.92mi
5213 S H St Unit A Bakersfield, CA	2.0	1.0	850	$1,495	$1.76	5d	1	1.18mi
6600 Jerno Dr Bakersfield, CA	2.0–3.0	2.0	1104	$2,035	$1.84	4d	1	1.24mi

Listing history 28 events

1. 2026-06-22
   days on market $59,000 Active 31 DOM
2. 2026-06-18
   days on market $59,000 Active 28 DOM
3. 2026-06-17
   days on market $59,000 Active 27 DOM
4. 2026-06-16
   days on market $59,000 Active 26 DOM
5. 2026-06-15
   days on market $59,000 Active 25 DOM
6. 2026-06-14
   days on market $59,000 Active 23 DOM
7. 2026-06-13
   days on market $59,000 Active 22 DOM
8. 2026-06-10
   days on market $59,000 Active 20 DOM
9. 2026-06-09
   days on market $59,000 Active 19 DOM
10. 2026-06-08
    days on market $59,000 Active 18 DOM
11. 2026-06-07
    days on market $59,000 Active 17 DOM
12. 2026-06-05
    days on market $59,000 Active 14 DOM
13. 2026-06-03
    days on market $59,000 Active 13 DOM
14. 2026-06-03
    days on market $59,000 Active 12 DOM
15. 2026-06-01
    days on market $59,000 Active 11 DOM
16. 2026-05-31
    days on market $59,000 Active 10 DOM
17. 2026-02-04
    price $59,900
18. 2025-11-10
    listed $63,900 Active
19. 2025-06-18
    price $64,900
20. 2025-05-20
    price $69,900
21. 2025-05-05
    price $74,900
22. 2025-04-17
    listed $79,000 Active
23. 2024-07-18
    soldstatus $49,000 Closed Sale
24. 2024-07-12
    soldstatus $49,000 Sold
25. 2024-06-17
    status Pending
26. 2024-06-06
    price $50,000
27. 2024-03-18
    listed $54,000 Active
28. 2024-03-15
    listed $54,000 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 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: $21,761
• − Mortgage interest: −$3,305
• − Property taxes: −$885
• − Insurance: −$295
• − Repairs & maintenance: −$1,741
• − Management: −$1,741
• − Depreciation: −$1,716
• Taxable income: $12,078
• Est. tax owed @ 24.0%: −$2,899
• After-tax cash flow: $9,400/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

+9.3% since first listed

13 events — show timeline

• 2026-05-21 Listed $59,000 GEMLS
• 2026-02-04 Price Changed $59,900 GEMLS
• 2025-11-10 Listed $63,900 GEMLS
• 2025-06-18 Price Changed $64,900 GEMLS
• 2025-05-20 Price Changed $69,900 GEMLS
• 2025-05-05 Price Changed $74,900 GEMLS
• 2025-04-17 Listed $79,000 GEMLS
• 2024-07-18 Sold (MLS) $49,000 CRMLS
• 2024-07-12 Sold (MLS) $49,000 GEMLS
• 2024-06-17 Pending — GEMLS
• 2024-06-06 Price Changed $50,000 GEMLS
• 2024-03-18 Listed $54,000 CRMLS
• 2024-03-15 Listed $54,000 GEMLS

Property tax history

-9.7%/yr

Latest (2025): $8 · -90.6% YoY. Source: county tax records.