Investment Opportunity: Tudor Estate + ADU + Extra 5± Acres (Horse Property)

Asking Price: $1,200,000
Location: Frazier Park / Pine Mountain Club area, CA (Unincorporated Kern County)
Parcels: ~5 acres with main home plus an adjoining ~5-acre parcel (both horse properties)
Main Home (1991): 4 bed / 3 full bath; 3051 Sq Ft,  kitchen; formal living; separate family room; dining; 2‑car garage + workshop; large cellar; private well + storage tank
ADU: Unfinished 2BR/1BA conversion (former professional workshop) with its own garage and access to fenced garden; solar present (details TBD)

Why This Deal Works

• Immediate Value-Add: Finish the ADU (~$80,000 estimate) → projected value lift ≈ $350,000 (seller guidance). High ROI on a targeted, low-capex scope.

• Two Parcels = Multiple Exits: Keep as a multi‑generational compound; sell the improved estate and separately monetize the vacant 5‑acre parcel; or build a second residence/ADU on the extra parcel for additional upside.

• Horse‑Friendly Acreage: 10± usable acres with road frontage on all sides; meadows and panoramic mountain views appeal to lifestyle buyers.

• Utility & Self‑Sufficiency: Private water well + storage tank; workshop space; cellar storage; solar at ADU structure (details TBD).

Property Snapshot

• Main Residence (1991):

  • 4 bedrooms / 3 full baths; formal living + separate family room; dining room; chef‑scale kitchen

  • Primary suite with fireplace, balcony, marble jetted tub, dual sinks, walk‑in shower; vaulted/beam ceilings in formal spaces

  • Family room with wood‑burning stove, built‑ins, wet bar; laundry room; large cellar with stair lift (ideal wine/food storage)

  • Oversized 2‑car garage + workshop

• ADU (Unfinished):

  • Planned 2BR/1BA with large kitchen/living; own garage; adjacency to fenced garden; solar noted (specs TBD)

• Land:

  • Two adjoining ~5‑acre horse‑zoned parcels (≈10± acres total); road frontage on all sides; sweeping mountain/meadow vistas

Value‑Add Plan (Phase 1)

Scope: Complete ADU interior/exterior, systems, and final permits
Budget (est.): ~$80,000 (line‑item bid recommended)
Result: Increase total property value by ≈ $350,000 + (seller guidance)
Rationale: Adds legal second dwelling for multi‑gen living or income; broadens buyer pool; strengthens appraisal comps.

Back‑of‑Envelope:
Purchase $1,200,000 + Capex ~$80,000 = $1,280,000 basis
If value lift ≈ $350,000 → Pro forma value ≈ $1,550,000
Equity created ≈ $270,000 before selling costs, financing, carry, and reserves.

Optional Phase 2 – Extra 5± Acres

Options:

1. Entitle & Sell Parcel (quickest monetization)

2. Build a Second Home + Optional ADU (spec or owner‑user)

3. Modular / Prefab Route to control costs and timeline (subject to local codes)

Notes: Mountain/wildland‑urban interface (WUI) requirements, septic/well, grading, and access can influence costs and timeline. Obtain soils, survey, perc, and utility studies early.

Exit Strategies

• Fix‑and‑Flip (ADU Completion): Deliver a turnkey multi‑dwelling estate and sell into lifestyle buyer demand.

• BRRR/Long‑Term Hold: Rent main home + ADU for dual income (confirm local STR/LTR rules and TOT registration for STRs).

• Develop Second Parcel: Build/sell or build/hold; alternatively, sell the parcel post‑entitlement to a builder/owner‑user.

Risk & Mitigation (Summary)

• Permitting/Code: Confirm ADU status and final inspections; engage local GC familiar with Kern County Building & WUI.

• Cost Inflation: Lock materials; consider modular for Phase 2; include 10–15% contingency.

• Market Liquidity: Target multiple exits; maintain conservative pricing assumptions supported by current comps.

Contact me:

Offered at: $1,200,000
Contact: Julie Paul, Realtor — Ashby & Graff | DRE# 01964352
Phone: 818‑216‑4041
Web: juliepaulhomes.com

Information deemed reliable but not guaranteed. Buyer to verify all details, permits, and costs. Projections are illustrative and subject to change.