Off-Grid Mini-Home
For Sale
$268,400
19500 Arnold, California City, CA 93505
Two detached units offer separate living spaces with solar, septic, and public-water service.
Property Size865 SF
Lot Size0.53 Acres
Price / SF$310.29
Days on Market117
Property Features for 19500 Arnold
General Information
Standard status
Active
Size
865 SF
Lot size
0.53 Acres
Property subtype
Investment
Units
Unit Mix
2 x 1BR/1BA
Multifamily Units
2
Additional Details
Utilities to Site
Yes
Amenities
solar panels (16 panels, 540W each)
battery backup
mini-split AC/heat in both units
washer/dryer hookups in one unit
fully fenced lot
oversized finished shed with loft and electricity
gazebo/outdoor space
Building Details
Building Size
865 SF
Year Built
2024
Buildings
2
Units
2
Listing Agency:
Berkshire Hathaway HomeServices Troth, Realtors
Listed By:
Guadalupe Wrona · License #02044489
Source:
Elliman
Added: May 8
Changed: Aug 31
Last Checked: Aug 31 at 3:47PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Berkshire Hathaway HomeServices Troth, Realtors
Investment Insights
Based on property information with market context.
This duplex consists of two detached mini homes built in 2024 on a 0.53-acre lot. One unit measures 465 square feet and the other measures 400 square feet; each includes one bedroom and one bathroom. Both residences have mini-split AC/heat, while one includes washer/dryer hookups. The property operates off-grid with 16 solar panels rated at 540W each, battery backup, 220V power, septic, propane, and public water from Cal City Water.
The fully fenced grounds include an oversized finished shed with a loft and electricity, along with a gazebo and outdoor area. The layout supports separate occupancy, including living in one unit while using the other for rental purposes. California City amenities identified for the property include Central Park, Tierra Del Sol Golf Course, shopping, and dining, with Edwards Air Force Base also noted nearby. Potential long-term, mid-term, or short-term rental use is subject to buyer verification.
The fully fenced grounds include an oversized finished shed with a loft and electricity, along with a gazebo and outdoor area. The layout supports separate occupancy, including living in one unit while using the other for rental purposes. California City amenities identified for the property include Central Park, Tierra Del Sol Golf Course, shopping, and dining, with Edwards Air Force Base also noted nearby. Potential long-term, mid-term, or short-term rental use is subject to buyer verification.
Key Highlights
- Two detached mini homes built in 2024 on a 0.53‑acre lot
- 465‑square‑foot and 400‑square‑foot units, each with 1 bedroom and 1 bathroom
- Off‑grid solar system with 16 panels rated at 540W each and battery backup
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$10,797
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.02%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$215,940
$215.9K
Cap Rate 7%
$154,243
$154.2K
Cap Rate 9%
$119,967
$120.0K
Market Conditions
NOI Build-Up for 865 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$15.9K $18.36/SF
− Vacancy
−$457 −$0.53/SF
EGI
$15.4K $17.83/SF
− OpEx
−$4.6K −$5.35/SF
NOI
$10.8K $12.48/SF
Area
Kern County, CA
Vacancy
2.88%
Lease Rate
$18.36 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$215,940
Cap Rate 7%
$154,243
Cap Rate 9%
$119,967
Alternative Uses
Best Use
Multifamily LT 5
$154.2K
$135.0K – $180.0K
NOI $10,797 @ 7.0% cap · market cap 4.02%
Second Best
Apartment 5plus
$142.4K
$124.6K – $166.1K
NOI $9,965 @ 7.0% cap · market cap 3.71%
Theoretical Best
Warehouse
$184.8K
$161.7K – $215.6K
NOI $12,935 @ 7.0% cap · market cap 4.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
2
Businesses Nearby
Explore this area
Business Placement
Demographics for 93505, CA
14,880
Population
5,352
Households
2.8
Avg Household Size
35
Median Age
11%
College-Educated
79%
High-School Grad
65.0 sq mi
ZIP Area
229
Density / Sq Mi
$55,010
Median Household Income
$32,590
Median Earnings
$1,016
Median Rent
$239,600
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two detached units offer separate living spaces with solar, septic, and public-water service.
Where is this duplex located?
The property is located at 19500 Arnold California City, CA.
What is the asking price?
The asking price for this property is $268,400.
What are key features of this property?
This property features: Two detached mini homes built in 2024 on a 0.53‑acre lot; 465‑square‑foot and 400‑square‑foot units, each with 1 bedroom and 1 bathroom; Off‑grid solar system with 16 panels rated at 540W each and battery backup
