5000 Pierce Rd #5 · Oildale, CA 93308

$84,999

3 bd · 2.0 ba · 780 sqft · Manufactured · 16 Days on market

Built 1971 Good condition

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Appreciation +2.7/10.0
• Schools +1.0/10.0

Listing remarks

Welcome Home to 5000 Piercer Road spc 5, Bakersfield, CA! Discover this beautifully updated mobile home located in Bakersfield, offering comfortable living and modern appeal. This property features a spacious layout with 3 bedrooms and 2 full bathrooms, perfect for families or those seeking extra space. This property also offers a bonus room for more space.

Key facts

• Garage
• Community pool
• Built 1971

Property features AI

Finance

• Other: Lot reported as 0-1 unit/acre; Elevation units in feet
• HOA & community: Part of an association; Suburban community; Located in Bakersfield MHP (land-lease community); Land lease: $795

Exterior

• Parking: Attached garage; 1 garage space (1 total parking space)
• Utilities: Public sewer; Public/District water
• Home design: Single-unit mobile home; Single-story; Entry level: 1
• Construction: Mobile home approximately 12 ft by 65 ft; Year-built source: Builder
• Exterior features: Community pool; One shed on the property; Mobile home remains on site

Interior

• Bathrooms: 2 full bathrooms
• Interior features: One-level home; Entry on the left side
• Laundry & utility: No laundry hook-ups on site

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $571 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.4% 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.
• Beardsley Elementary (suburban): math 7% / reading 18% proficiency, ranked #501 of 517 in CA (top 97%) — 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 (+2.2%/yr); 307 active listings in the ZIP; 20 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 $587 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,724 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.73% ✓
• Cap rate: 14.35%
• Cash-on-cash: 28.79%
• DSCR: 2.28
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $50,700
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
287 Florence Ln	0.44mi	2/2.0 (-1)	790 (+1%)	1mo	$17,500	$22	72
5000 Pierce #19	0.01mi	2/1.5 (-1)	860 (+10%)	10mo	$7,500	$9	68
281 Teakwood Ln	0.45mi	2/2.0 (-1)	764 (-2%)	9mo	$50,000	$65	64
324 Nita Ln	0.49mi	2/1.0 (-1)	732 (-6%)	5mo	$50,000	$68	54
77 Cinnamon Ln	0.34mi	2/1.0 (-1)	672 (-14%)	2mo	$43,000	$64	50
279 Teakwood Ln	0.42mi	2/1.5 (-1)	720 (-8%)	16mo	$75,000	$104	48
144 Torrey Pine Ln	0.42mi	2/2.0 (-1)	880 (+13%)	13mo	$32,000	$36	43
188 Kings Ln	0.40mi	2/1.0 (-1)	720 (-8%)	20mo	$61,000	$85	42
269 Teakwood Ln	0.39mi	2/1.0 (-1)	864 (+11%)	16mo	$35,000	$41	41
166 Hickorywood Ln	0.51mi	2/1.0 (-1)	720 (-8%)	24mo	$62,000	$86	34

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: 22.2%
• Equity multiple: 1.90×
• Total profit: $21,474
• Equity at exit: $12,674

10-year hold

• IRR: 29.8%
• Equity multiple: 3.56×
• Total profit: $61,005
• Equity at exit: $7,349

Cash invested: $23,800 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,466 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $571

Break-even live

Break-even rent $744

Max offer price $84,999

Occupancy floor 56%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
811 Beardsley Ave Bakersfield, CA	2.0	1.0	800	$1,295	$1.62	3d	1	0.36mi
117 Harris Dr Bakersfield, CA	2.0	1.0	560	$1,300	$2.32	19d	1	0.41mi
706 Huskey Dr Bakersfield, CA	2.0	1.0	832	$1,450	$1.74	44d	1	0.48mi
627 Beardsley Ave Bakersfield, CA	3.0	1.0	967	$1,575	$1.63	44d	1	0.52mi
213 Oildale Dr Unit A Bakersfield, CA	2.0	2.0	928	$1,195	$1.29	3d	1	0.74mi
819 Washington Ave Bakersfield, CA	2.0	1.0	767	$1,295	$1.69	3d	1	0.75mi
448 S Oildale Dr Bakersfield, CA	3.0	2.0	1080	$1,500	$1.39	3d	1	0.78mi
327 McCord Ave Unit 6 Bakersfield, CA	3.0	1.0	1000	$1,500	$1.50	3d	1	0.87mi
901 Castaic Ave Bakersfield, CA	2.0	1.0	1076	$1,700	$1.58	3d	1	0.97mi
611 Wilson Ave Unit B Bakersfield, CA	2.0	1.0	750	$1,195	$1.59	44d	1	0.99mi
214 Beardsley Ave Unit 12 Bakersfield, CA	2.0	2.0	655	$1,095	$1.67	3d	1	1.04mi
222 Moneta Ave Unit 222 Bakersfield, CA	3.0	2.0	1040	$1,700	$1.63	3d	1	1.05mi
419 Washington Ave Unit 417 Bakersfield, CA	3.0	2.0	975	$1,500	$1.54	3d	1	1.06mi
222 Harding Ave Unit B Bakersfield, CA	3.0	2.0	1100	$1,750	$1.59	3d	1	1.10mi
3333 El Encanto Ct Bakersfield, CA	2.0	1.5	990	$1,495	$1.51	3d	1	1.13mi
3333 El Encanto Ct Bakersfield, CA	2.0	2.0	990	$1,595	$1.61	14d	1	1.13mi
1405 Yosemite Dr Unit 1405 Bakersfield, CA	2.0	1.0	712	$1,100	$1.54	44d	1	1.15mi
1951 Golden State Ave Bakersfield, CA	1.0–3.0	1.0–2.5	1017	$1,695	$1.67	3d	2	1.25mi
5451 Norris Rd Bakersfield, CA	2.0	1.0	570	$1,158	$2.03	3d	1	1.47mi
1905 McCray St Bakersfield, CA	2.0	1.0	736	$1,450	$1.97	3d	1	1.47mi

Listing history 12 events

1. 2026-06-18
   days on market $84,999 Active 16 DOM
2. 2026-06-17
   days on market $84,999 Active 15 DOM
3. 2026-06-16
   days on market $84,999 Active 14 DOM
4. 2026-06-15
   days on market $84,999 Active 13 DOM
5. 2026-06-14
   days on market $84,999 Active 11 DOM
6. 2026-06-10
   days on market $84,999 Active 8 DOM
7. 2026-06-09
   days on market $84,999 Active 7 DOM
8. 2026-06-08
   days on market $84,999 Active 6 DOM
9. 2026-06-07
   days on market $84,999 Active 5 DOM
10. 2026-06-05
    days on market $84,999 Active 2 DOM
11. 2026-06-03
    remarks 359-char remark
12. 2026-06-03
    listed $84,999 Active 1 DOM

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 18 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: $17,596
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,408
• − Management: −$1,408
• − Depreciation: −$2,473
• Taxable income: $5,847
• Est. tax owed @ 24.0%: −$1,403
• After-tax cash flow: $5,449/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 · 12 photos

Good 80/100 Cosmetic rehab

This beautifully updated mobile home in Bakersfield, CA is in good condition with minimal repairs needed. It offers a spacious layout with 3 bedrooms and 2 full bathrooms, perfect for families or those seeking extra space. The home's curb appeal and clean exterior make it an attractive option for both resale and rental.

Value-add opportunities

• Resale Paint exterior siding — Painting the exterior siding can enhance the home's curb appeal and increase its resale value.
• Rental Clean gutters — Clean gutters can prevent water damage and improve the home's rental value by reducing maintenance costs for potential tenants.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Painting the exterior siding can enhance the home's curb appeal and increase its resale value. ↑
• Rental Clean gutters — Clean gutters can prevent water damage and improve the home's rental value by reducing maintenance costs for potential tenants. ↑

ⓘ 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: Beardsley Elementary
• NCES district ID: 0604260
• Math proficiency: 7% ▼ -12.00%
• Reading proficiency: 18% ▼ -16.00%
• Median HH income: $28,808
• Composite: 9.63/100
• National rank: #9841
• State rank: #501 of 517 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

1 event — show timeline

• 2026-06-02 Listed $84,999 CRMLS