8836 Peach Ave · California City, CA 93505

$190,000

3 bd · 2.0 ba · 1,350 sqft · SingleFamily public records · 18 Days on market

Built 2006 9,583 sqft lot Est $262k · 27% under

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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 +18.9/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.0/10.0
• 1% rule +5.7/10.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0
• Schools +2.1/10.0

Listing remarks

* * * SHORT SALE * * * This home has 3 bedrooms with 2 baths with laminate, tile, and carpet throughout. The kitchen comes with quartz countertops with black appliances. This home plus is * * * PAID OFF SOLAR * * * and natural gas utilities. With RV access. Does need some TLC, excellent chance for buyers or investors. Priced for a quick sale, Note: terms and conditions will need final approval from lender

Key facts

• Paid off solar
• Rv access
• 9,583 sq ft lot

Tags

• PAID OFF SOLAR
• RV ACCESS

Property features AI

Finance

• Other: Zoning: R1; Lot is rectangular and paved/public streets; Legal tract: TRACT 2116; APN: 203-373-04-00-0; Square footage source: Assessor

Exterior

• Parking: 2-car garage
• Security: Security system (personal property included)
• Utilities: Public water; Septic system; 200+ amp electric service; 220V electric; Natural gas
• Home design: Ranch style; 1 story
• Construction: Stucco exterior; Composition shingle roof; Concrete slab foundation
• Exterior features: Back yard with wood fencing; Front zeroscape and rear zeroscape landscaping; RV access; Paid/owned solar panels

Interior

• Kitchen: Dishwasher; Refrigerator; Microwave; Gas range; Gas oven; Garbage disposal
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air
• Interior features: Dining in kitchen; Covered patio
• Laundry & utility: Hallway laundry location

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $196 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $187k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: crime F, amenities F, commute 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.
• Zoned schools: Hacienda Elementary (528 students, 92% FRL); California City Middle (501 students, 87% FRL); California City High (655 students, 85% FRL).
• Market conditions: Rents rising fast (+5.5%/yr); 704 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 3,244 units permitted in Kern County in 2024 (73 in 5+ unit buildings).
• This rent runs 41% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k 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 $53k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 20y 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: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,150 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.07% ✓
• Cap rate: 7.53%
• Cash-on-cash: 4.41%
• DSCR: 1.20
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $261,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20201 Airway Blvd	0.20mi	3/2.0	1,311 (-3%)	4mo	$190,000	$145	82
8485 Tamarack Ave	0.42mi	3/2.0	1,377 (+2%)	0mo	$205,000	$149	77
20100 87th	0.17mi	3/2.0	1,222 (-10%)	3mo	$240,000	$196	74
20024 87th	0.17mi	3/2.0	1,173 (-13%)	2mo	$335,000	$286	68
20412 90th St	0.44mi	3/2.0	1,431 (+6%)	3mo	$250,000	$175	67
9237 Peach Ave	0.43mi	3/2.0	1,465 (+8%)	5mo	$250,000	$171	62
8413 Viburnum Ave	0.54mi	3/2.0	1,437 (+6%)	5mo	$328,570	$229	60
8668 S Loop Blvd	0.66mi	3/2.0	1,277 (-5%)	1mo	$290,000	$227	59
8760 South Loop Blvd	0.53mi	4/2.0 (+1)	1,429 (+6%)	6mo	$319,900	$224	56
8412 Ironwood	0.56mi	3/1.0	1,224 (-9%)	3mo	$158,000	$129	52
8348 Lime	0.54mi	3/2.0	1,537 (+14%)	1mo	$265,150	$173	51
8325 Jacarada	0.61mi	4/2.0 (+1)	1,548 (+15%)	3mo	$299,990	$194	39

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: 28.5%
• Equity multiple: 3.28×
• Total profit: $121,150
• Equity at exit: $171,167

10-year hold

• IRR: 25.6%
• Equity multiple: 7.74×
• Total profit: $358,606
• Equity at exit: $369,128

Cash invested: $53,200 (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: 704
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,027 high
• Mortgage (P&I): −$996
• Tax from tax record: −$330 /mo · $3,957/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $196

Break-even live

Break-even rent $1,779

Max offer price $190,000

Occupancy floor 85%

Sensitivity live

Price	-10% $303	-5% $250	+0% $196	+5% $142	+10% $88
Rent	-10% $36	-5% $116	+0% $196	+5% $276	+10% $356
Rate	-1.0pp $291	-0.5pp $244	base $196	+0.5pp $146	+1.0pp $96

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8848 Oleander Ave California City, CA	3.0	2.0	1302	$1,900	$1.46	25d	1	0.07mi
20001 Airway Blvd California City, CA	3.0	2.0	1050	$2,400	$2.29	25d	1	0.17mi
9000 Underwood Ave California City, CA	3.0	2.0	1540	$1,900	$1.23	0d	1	0.28mi
20321 88th St California City, CA	3.0	2.0	1176	$2,100	$1.79	25d	1	0.31mi
8648 Lime Ave California City, CA	3.0	2.0	1459	$2,400	$1.64	25d	1	0.32mi
8560 Nipa Ave California City, CA	3.0	2.0	1309	$1,850	$1.41	16d	1	0.35mi
9225 Peach Ave Unit A California City, CA	3.0	2.0	1275	$1,950	$1.53	25d	1	0.39mi
8512 Tamarack Ave California City, CA	3.0	2.0	1502	$1,875	$1.25	25d	1	0.40mi
20312 Dean Ct California City, CA	3.0	2.0	1742	$1,975	$1.13	16d	1	0.42mi
8449 Viburnum Ave California City, CA	3.0	2.0	1218	$1,695	$1.39	1d	1	0.52mi
8801 S Loop Blvd California City, CA	3.0	2.0	1537	$2,600	$1.69	25d	1	0.54mi
8849 Glade Ave California City, CA	3.0	2.0	1586	$2,380	$1.50	11d	1	0.57mi
8312 Tamarack Ave California City, CA	3.0	2.0	1539	$1,900	$1.23	25d	1	0.61mi
9213 Holly Ave California City, CA	3.0	2.0	1339	$1,900	$1.42	5d	1	0.63mi
9610 Oleander Ave Unit A California City, CA	2.0	1.0	1300	$1,575	$1.21	25d	1	0.68mi
8260 Viburnum Ave California City, CA	3.0	2.0	1338	$2,000	$1.49	4d	1	0.68mi
8173 Viburnum Ave California City, CA	3.0	2.0	1482	$2,150	$1.45	4d	1	0.74mi
8651 S Loop Blvd California City, CA	2.0	1.0	1050	$1,650	$1.57	5d	1	0.76mi
8160 Kalmia Ave California City, CA	3.0	2.0	1277	$1,795	$1.41	25d	1	0.77mi
8124 Underwood Ave California City, CA	3.0	2.0	1507	$1,850	$1.23	25d	1	0.82mi
20673 Medio St California City, CA	3.0	2.0	1690	$2,075	$1.23	25d	1	0.85mi
8100 Fernwood Ave California City, CA	3.0	2.0	1336	$1,850	$1.38	25d	1	0.97mi
8709 Xavier Ave Unit 3 California City, CA	2.0	1.0	900	$1,500	$1.67	16d	1	1.05mi
20961 83rd St Unit 6 California City, CA	2.0	2.0	1100	$1,300	$1.18	25d	1	1.07mi
8531 Columbine Ave Unit B California City, CA	2.0	2.0	1000	$1,300	$1.30	16d	1	1.13mi
8816 Fuchsia Ave Unit PASSTHROUGH B California City, CA	2.0	2.0	1077	$1,550	$1.44	16d	1	1.19mi
21231 Corwin St California City, CA	3.0	2.0	1632	$2,500	$1.53	25d	1	1.22mi
8318 Dogbane Ave Unit F California City, CA	2.0	1.0	880	$1,350	$1.53	25d	1	1.27mi
21032 79th St California City, CA	4.0	2.0	1228	$2,100	$1.71	25d	1	1.41mi
21411 Hacienda Blvd Unit D California City, CA	2.0	2.0	898	$1,475	$1.64	25d	1	1.43mi

Listing history 13 events

1. 2026-06-22
   days on market $190,000 Active 18 DOM
2. 2026-06-18
   days on market $190,000 Active 15 DOM
3. 2026-06-17
   days on market $190,000 Active 14 DOM
4. 2026-06-16
   days on market $190,000 Active 13 DOM
5. 2026-06-15
   days on market $190,000 Active 12 DOM
6. 2026-06-14
   days on market $190,000 Active 10 DOM
7. 2026-06-13
   days on market $190,000 Active 9 DOM
8. 2026-06-10
   days on market $190,000 Active 7 DOM
9. 2026-06-09
   days on market $190,000 Active 6 DOM
10. 2026-06-08
    days on market $190,000 Active 5 DOM
11. 2026-06-07
    days on market $190,000 Active 4 DOM
12. 2026-06-05
    remarks 421-char remark
13. 2026-06-05
    listed $190,000 Active 1 DOM

ⓘ 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: $3,957 · $330/mo
• Projected year-2 tax: $3,957 · $330/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 7 d/yr ≥101°F today · 18 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: $24,319
• − Mortgage interest: −$10,643
• − Property taxes: −$3,957
• − Insurance: −$950
• − Repairs & maintenance: −$1,946
• − Management: −$1,946
• − Depreciation: −$5,527
• Taxable loss: −$649
• Est. tax savings @ 24.0%: +$156
• After-tax cash flow: $2,504/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

+744.4% since first listed

21 events — show timeline

• 2026-06-03 Listed $190,000 AVMLS
• 2024-10-31 Listing Removed — CRMLS
• 2024-04-11 Listed $315,000 CRMLS
• 2023-10-06 Listing Removed — CRMLS
• 2023-07-15 Listed $312,000 CRMLS
• 2022-08-05 Sold (MLS) $300,000 CRMLS
• 2022-08-05 Sold (MLS) $300,000 AVMLS
• 2022-08-04 Sold (Public Records) $300,000 Public Records
• 2022-07-10 Pending — CRMLS
• 2022-07-10 Pending — AVMLS
• 2022-07-05 Listed $285,000 CRMLS
• 2022-07-02 Listed $285,000 AVMLS
• 2015-03-18 Listing Removed — AVMLS
• 2015-03-17 Listing Removed — AVMLS
• 2008-09-05 Sold (MLS) $111,500 AVMLS
• 2008-04-11 Listed $104,900 AVMLS
• 2008-02-22 Listed $129,000 AVMLS
• 2007-05-08 Listed $148,500 AVMLS
• 2006-10-31 Sold (MLS) $230,000 AVMLS
• 2006-03-28 Listed $219,900 AVMLS
• 2006-01-05 Sold (Public Records) $22,500 Public Records

Property tax history

+13.9%/yr

Latest (2025): $3,957 · -5.4% YoY. Source: county tax records.