720 E Worth Ave #82 · Porterville, CA 93257

$49,900

3 bd · 2.0 ba · 1,272 sqft · Manufactured · 195 Days on market

Built 1983 Fair condition $39/sqft · 20% below area Est $63k · 20% under

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Talk a look at all this mobile home has to offer including a newer composition shingle roof replaced in 2024. Welcome to Space 82 in the Golden Hills Adult (55+) mobile home park in Porterville, CA. The home was built in 1983, has a split floorplan, three bedrooms, two full bathrooms and is 1272 square, feet. Located in a private, quiet area in the back of the park with a large lot with only one neighbor and a tall brick wall with views of mature, majestic trees. The open floorplan living room has vaulted ceiling and is adjacent to the dining space and kitchen. The dining space has a built in storage wall cabinet that opens to the kitchen, bar style dining and the living room. The private master bedroom has a spacious attached bathroom with a large soaker tub and separate shower stall. The kitchen has tile counter tops, plentiful prep counter space, cabinets, peninsula dining and includes a stainless steel refrigerator. Enjoy the peaceful community setting with a community swimming pool, clubhouse and views of the foothills. All of this, a newer roof and more for $65,500.

Key facts

• Split floorplan
• Large lot
• Tall brick wall

Tags

• LARGE LOT
• TALL BRICK WALL
• VIEWS OF MATURE TREES
• SPLIT FLOORPLAN
• OPEN FLOORPLAN LIVING ROOM
• STORAGE WALL BUILT IN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $50k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $899 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 27.9% vs local median 2.7% in Porterville — 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 60/100 on livability (#561 in CA) — a middle-class / working-renter tenant base. Strengths: housing A, commute A-; Watch: crime C-, cost of living D+, amenities F.
• Porterville Unified (urban): math 18% / reading 50% proficiency, ranked #302 of 517 in CA (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 84% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Vandalia Elementary (577 students, 90% FRL); Pioneer Middle (736 students, 94% FRL); Granite Hills High (math 19% / reading 48%, grade F, #656 of 1,170 statewide, top 57%, 1,242 students, 92% FRL).
• Market conditions: Rents rising fast (+4.1%/yr); 325 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,447 units permitted in Tulare County in 2024 (307 in 5+ unit buildings).
• This rent runs 32% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Tulare County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 195 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $19k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 3.15% ✓
• Cap rate: 27.90%
• Cash-on-cash: 77.18%
• DSCR: 4.43
• GRM: 2.6

CMA / ARV

• ARV (median comp): $62,529
• List price: $49,900
• Delta: -20.20%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
720 E Worth Ave #14	0.00mi	3/2.0	1,248 (-2%)	6mo	$80,000	$64	92
720 E Worth Ave #127	0.00mi	3/2.0	1,248 (-2%)	10mo	$67,000	$54	88
720 E Worth Ave #193	0.00mi	2/2.0 (-1)	1,316 (+4%)	16mo	$80,000	$61	76
720 E Worth Ave #224	0.00mi	3/2.0	1,344 (+6%)	20mo	$82,000	$61	74
720 E Worth Ave #48	0.00mi	2/2.0 (-1)	1,440 (+13%)	11mo	$60,000	$42	64
720 E Worth Ave #28	0.00mi	3/2.0	1,440 (+13%)	20mo	$75,000	$52	62
720 E Worth Ave #64	0.00mi	2/2.0 (-1)	1,440 (+13%)	22mo	$89,900	$62	55
720 E Worth Ave #36	0.00mi	2/2.0 (-1)	1,440 (+13%)	22mo	$70,000	$49	54
720 E Worth Ave	0.36mi	2/2.0 (-1)	1,440 (+13%)	11mo	$60,000	$42	47

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 · 4.07% rent growth · sell at horizon

5-year hold

• IRR: 78.4%
• Equity multiple: 4.64×
• Total profit: $50,885
• Equity at exit: $7,440

10-year hold

• IRR: 82.2%
• Equity multiple: 9.97×
• Total profit: $125,288
• Equity at exit: $4,314

Cash invested: $13,972 (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 93257

• Rents YoY: 4.1%
• Active inventory: 325
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,574 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $899

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 38%

Sensitivity live

Price	-10% $933	-5% $916	+0% $899	+5% $881	+10% $864
Rent	-10% $774	-5% $836	+0% $899	+5% $961	+10% $1,023
Rate	-1.0pp $924	-0.5pp $911	base $899	+0.5pp $886	+1.0pp $873

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
195 E Mountain View Ave Porterville, CA	2.0	1.0	1075	$1,200	$1.12	22d	1	0.86mi

Listing history 24 events

1. 2026-06-21
   days on market $49,900 Active 195 DOM
2. 2026-06-18
   days on market $49,900 Active 192 DOM
3. 2026-06-17
   days on market $49,900 Active 191 DOM
4. 2026-06-16
   days on market $49,900 Active 190 DOM
5. 2026-06-15
   price $49,900 Active 189 DOM
6. 2026-06-15
   days on market $59,500 Active 189 DOM
7. 2026-06-14
   days on market $59,500 Active 187 DOM
8. 2026-06-13
   days on market $59,500 Active 186 DOM
9. 2026-06-10
   days on market $59,500 Active 184 DOM
10. 2026-06-09
    days on market $59,500 Active 183 DOM
11. 2026-06-08
    days on market $59,500 Active 182 DOM
12. 2026-06-07
    days on market $59,500 Active 181 DOM
13. 2026-06-05
    days on market $59,500 Active 178 DOM
14. 2026-06-03
    days on market $59,500 Active 177 DOM
15. 2026-06-02
    days on market $59,500 Active 176 DOM
16. 2026-06-01
    days on market $59,500 Active 175 DOM
17. 2026-05-31
    days on market $59,500 Active 174 DOM
18. 2026-05-30
    days on market $59,500 Active 173 DOM
19. 2026-04-28
    price $59,500 1088-char remark

    Show marketing remark (1088 chars)

    Talk a look at all this mobile home has to offer including a newer composition shingle roof replaced in 2024. Welcome to Space 82 in the Golden Hills Adult (55+) mobile home park in Porterville, CA. The home was built in 1983, has a split floorplan, three bedrooms, two full bathrooms and is 1272 square, feet. Located in a private, quiet area in the back of the park with a large lot with only one neighbor and a tall brick wall with views of mature, majestic trees. The open floorplan living room has vaulted ceiling and is adjacent to the dining space and kitchen. The dining space has a built in storage wall cabinet that opens to the kitchen, bar style dining and the living room. The private master bedroom has a spacious attached bathroom with a large soaker tub and separate shower stall. The kitchen has tile counter tops, plentiful prep counter space, cabinets, peninsula dining and includes a stainless steel refrigerator. Enjoy the peaceful community setting with a community swimming pool, clubhouse and views of the foothills. All of this, a newer roof and more for $65,500.

20. 2026-02-02
    price $65,500 1088-char remark

    Show marketing remark (1088 chars)

    Talk a look at all this mobile home has to offer including a newer composition shingle roof replaced in 2024. Welcome to Space 82 in the Golden Hills Adult (55+) mobile home park in Porterville, CA. The home was built in 1983, has a split floorplan, three bedrooms, two full bathrooms and is 1272 square, feet. Located in a private, quiet area in the back of the park with a large lot with only one neighbor and a tall brick wall with views of mature, majestic trees. The open floorplan living room has vaulted ceiling and is adjacent to the dining space and kitchen. The dining space has a built in storage wall cabinet that opens to the kitchen, bar style dining and the living room. The private master bedroom has a spacious attached bathroom with a large soaker tub and separate shower stall. The kitchen has tile counter tops, plentiful prep counter space, cabinets, peninsula dining and includes a stainless steel refrigerator. Enjoy the peaceful community setting with a community swimming pool, clubhouse and views of the foothills. All of this, a newer roof and more for $65,500.

21. 2025-12-08
    listed $69,000 Active 1088-char remark

    Show marketing remark (1088 chars)

    Talk a look at all this mobile home has to offer including a newer composition shingle roof replaced in 2024. Welcome to Space 82 in the Golden Hills Adult (55+) mobile home park in Porterville, CA. The home was built in 1983, has a split floorplan, three bedrooms, two full bathrooms and is 1272 square, feet. Located in a private, quiet area in the back of the park with a large lot with only one neighbor and a tall brick wall with views of mature, majestic trees. The open floorplan living room has vaulted ceiling and is adjacent to the dining space and kitchen. The dining space has a built in storage wall cabinet that opens to the kitchen, bar style dining and the living room. The private master bedroom has a spacious attached bathroom with a large soaker tub and separate shower stall. The kitchen has tile counter tops, plentiful prep counter space, cabinets, peninsula dining and includes a stainless steel refrigerator. Enjoy the peaceful community setting with a community swimming pool, clubhouse and views of the foothills. All of this, a newer roof and more for $65,500.

22. 2021-12-02
    soldstatus $46,000 239-char remark

    Show marketing remark (239 chars)

    Mobile home shows Pride of Ownership, very well kept and has extra guest parking close by, 3 bedroom, 2 bath mobile home in Senior Park (55 or older). Peaceful setting on the outskirts of town but very close in, see this one to appreciate.

23. 2018-10-25
    soldstatus $15,000
24. 2018-09-05
    listed $19,900

ⓘ 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 9/10 Extreme
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 38 unhealthy d/yr today · 42 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,888
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$1,511
• − Management: −$1,511
• − Depreciation: −$1,452
• Taxable income: $10,622
• Est. tax owed @ 24.0%: −$2,549
• After-tax cash flow: $8,235/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

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and maintenance to improve its condition and value. Focus on exterior siding, interior walls, and living room carpet to enhance curb appeal and interior comfort.

Repairs flagged

• Major exterior siding — Peeling paint on exterior siding
• Major living room carpet — Worn carpet in living room
• Major interior walls — Peeling paint on interior walls

Value-add opportunities

• Both paint exterior siding — Enhances curb appeal and value
• Both replace carpet in living room — Improves comfort and value
• Both paint interior walls — Enhances interior appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Peeling paint on exterior siding	Major	$15,000–50,000
living room carpet · Worn carpet in living room	Major	$15,000–50,000
interior walls · Peeling paint on interior walls	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both paint exterior siding — Enhances curb appeal and value ↑
• Both replace carpet in living room — Improves comfort and value ↑
• Both paint interior walls — Enhances interior appearance and value ↑

ⓘ 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: Porterville Unified
• NCES district ID: 0600064
• Math proficiency: 18% ▼ -10.00%
• Reading proficiency: 50% ▲ 6.00%
• Median HH income: $35,157
• Composite: 27.97/100
• National rank: #6855
• State rank: #302 of 517 in CA

Livability — Porterville

• Score: 60/100
• State rank: #561
• US rank: #18537

Category grades

Amenities F Commute A- Cost of living D+ Crime C- Employment F Housing A Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Tulare County · 323,826 people
• City population: 80,467
• Metro: Visalia, CA
• Population (ZIP): 80,467
• Household income: $59,704
• Rent vs Own: 44.4% rent · 55.6% own
• Severe rent burden: 3028.0

Population outlook (Tulare County) Hauer SSP2

• Today (2025): 484,681 people
• By 2030: 496,241 · +2.4%
• By 2040: 518,507 · +7.0%
• By 2050: 534,920 · +10.4%
• By 2075: 548,417 · +13.2%
• By 2100: 513,085 · +5.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 23% White 21% Native American 3% Asian 2%
• Hispanic origin (detail): Mexican 69%
• Common ancestry: Iranian 1%
• Foreign-born: 26% · Canada
• Languages at home: 45% English-only · Spanish 52% Tagalog/Filipino 1% Arabic 1%

Political lean MEDSL · Tulare

• 2024 margin: Strong R (+20.7) · D 38.5% · R 59.2% · Other 2.3%
• 2008→2024 swing: -5.4pp toward R · 2008: -15.3pp · 2024: -20.7pp
• All cycles: 2024: R+20.7 2020: R+7.8 2016: R+12.1 2012: R+17.8 2008: R+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -375.52%
• Current HPI: 362.656
• Rent YoY: ▲ 4.07%
• Metro: Visalia, 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

+199.0% since first listed

6 events — show timeline

• 2026-04-28 Price Changed $59,500 TCMLS
• 2026-02-02 Price Changed $65,500 TCMLS
• 2025-12-08 Listed $69,000 TCMLS
• 2021-12-02 Sold (MLS) $46,000 TCMLS
• 2018-10-25 Sold (MLS) $15,000 TCMLS
• 2018-09-05 Listed $19,900 TCMLS