Mojave, CA Land for Sale: 0.12 Acres on Ophir Ave with Owner Financing

If you are looking for an inexpensive entry point into Kern County desert land, this is the kind of small parcel where due diligence matters as much as the price. The land itself is compact, so access, setbacks, water, septic, and legal-lot status should be reviewed before you build a plan around it.

LC26431 is a vacant land listing for APN 246-122-10-00-0 on Ophir Ave in Mojave, Kern County, California 93501. The parcel is listed at 0.12 acres, about 5,227 square feet, with a $6,500 cash price and a $10,000 owner-finance price.

The listing shows A-1 zoning, dirt road access, and utilities as well needed and septic needed. Those are listing facts, not county approvals; Kern County records and planning staff should confirm legal parcel status, permitted uses, and development feasibility.

Property image supplied with LC26431; confirm exact boundaries with county records, a survey, or title materials.

Property snapshot

Here is what the supplied listing data verifies, plus what each detail means for a practical land buyer.

Mojave and Kern County context

Mojave is an unincorporated community in Kern County, so county planning, assessor, and tax records are especially important. For buyers, the key local question is not only where the lot is, but whether the intended use fits county zoning, land division history, access standards, and utility requirements.

Parcel-specific facts from the listing are narrower: APN 246-122-10-00-0 is listed on Ophir Ave in ZIP 93501, with A-1 zoning, dirt road access, and well and septic needed. A site visit, title review, and county records should establish the actual boundaries, road status, surrounding conditions, and development constraints.

Supporting listing image for the 0.12-acre parcel; road condition, access rights, and utilities should be independently verified.

Potential uses and buyer fit

This parcel is most likely to interest a buyer who wants a low-cost Mojave land position and is willing to verify the details before assuming a specific use. The listing categories create possibilities to investigate, not approvals to rely on.

Because the lot is about 5,227 square feet and the listed utilities are well needed and septic needed, any improvement plan should be tested against zoning, permits, access, water, wastewater, setbacks, title restrictions, and recorded easements.

• Small-lot land ownership or future-use hold, after title, tax status, and legal access are confirmed.
• Residential or manufactured-home investigation only if Kern County confirms legal lot status, A-1 use standards, setbacks, access, water, septic, and permit feasibility.
• RV-related use only if county rules allow the duration, occupancy, sanitation, water supply, and site improvements planned.
• Light recreational day use only if access rights, parcel boundaries, safety, and local restrictions support it.
• Storage or utility-oriented concepts only after verifying zoning, permits, setbacks, screening, and any private restrictions.

Due diligence checklist before buying

For this property, the highest-value work is verifying what the listing cannot prove on its own: legal lot status, access, permitted use, utility feasibility, taxes, and written financing terms.

Owner financing notes

The listing offers two price paths: a $6,500 cash price and a $10,000 owner-finance price. Owner financing may reduce upfront cash compared with paying cash, but the total cost depends on the APR, fees, term length, and contract structure.

Stated financing terms include $500 down, 10% APR, a separate $249 processing and origination fee, and a contract for deed with deed transfer after final payment. The listing text also shows payment examples of $191.21 for 60 months, $149.39 for 84 months, and $119.06 for 120 months at 10% APR, with the fee separate.

Because the payment examples are described with a $9,000 financed amount while the same listing text also lists a $500 down payment, buyers should confirm the final down payment, financed balance, payment schedule, and deed timing in the written agreement.

• Does the written agreement use the $6,500 cash price or the $10,000 owner-finance price?
• What down payment and financed balance are actually used for the payment schedule?
• Is the $249 processing and origination fee due upfront, and are there any other fees?
• Is prepayment allowed, and when is the grant deed recorded or delivered?
• What happens if a payment is missed under the contract for deed?

How to compare this lot with other Mojave land

The headline price is low, but a 0.12-acre parcel with well and septic needed should be compared on usable square footage, legal access, zoning fit, water and wastewater feasibility, title condition, and improvement cost. Price per acre is not the most useful metric on a lot this small.

A larger parcel with documented access or clearer utility options may cost more upfront but be easier to plan around. If the goal is simply a low-cost land hold, compare taxes, title, access rights, and financing terms instead of relying on category labels.

Questions buyers may ask about this property and area

Bottom line

LC26431 is a compact, low-price Mojave land listing with a clear set of buyer questions: Is the parcel legally usable for your plan, can access be proven, and can water and septic be solved at a cost that still makes sense?

The $6,500 cash price and owner-financing option may make the property approachable, but the most important decision is not the monthly payment. It is whether Kern County due diligence supports the use you have in mind.

If you are interested, review the full listing details, request written financing terms, and verify the APN with official county resources before committing funds.