820 Chinowth St #73 · Visalia, CA 93277

$30,000

1 bd · 1.0 ba · 528 sqft · Manufactured · 102 Days on market

Built 1972 Fair condition $57/sqft · 36% below area Est $47k · 36% under ↓ 33% since listing

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Why this score? — see what drove the C- 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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• Schools +3.0/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Visalia's Country Manor Mobile Home Community. This Manufactured home is 528 Square Feet and is a single wide, one bedroom, one bath home. Walk into this home and find an open concept Living room, Dining Room, Kitchen area. Very open and spacious. Interior washroom with stackable washer/dryer are located inside . Large spacious bathroom with Bedroom at back end of the home. Perfect for those aged 55 and older and looking to downsize. Park is close to everything: Churches, Medical facilities, shopping centers and freeway. This community offers a laundry room, pool and club house. Schedule your viewing today! Park application required. Buyer has to be approved by the park. There is also a monthly space fee too in this park. $892/month

Key facts

• Laundry room
• Interior washroom
• Pool

Tags

• OPEN CONCEPT LIVING ROOM
• INTERIOR WASHROOM
• STACKABLE WASHER DRYER
• LARGE SPACIOUS BATHROOM
• LAUNDRY ROOM
• POOL

🏷️ Possibly a rental listed for sale. The $30,000 price doesn't fit this home's estimated sale value (~$46,804) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $30k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $816 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $27k (9.0% below list) — sets the bar for market timing.
• Cap rate 38.9% vs local median 3.3% in Visalia — 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 72/100 on livability (#196 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, employment B; Watch: amenities D, crime D-, cost of living F.
• Visalia Unified (urban): math 30% / reading 40% proficiency, ranked #273 of 517 in CA (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.3%/yr); 233 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,447 units permitted in Tulare County in 2024 (307 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $900 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 + 3.3% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($27k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $27,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% 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. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is D 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?
7. 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.
8. 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.
9. 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: 4.32% ✓
• Cap rate: 38.93%
• Cash-on-cash: 116.57%
• DSCR: 6.19
• GRM: 1.9

CMA / ARV

• ARV (median comp): $46,804
• List price: $30,000
• Delta: -35.90%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
820 S Chinowth Rd #101	0.10mi	2/1.0 (+1)	576 (+9%)	11mo	$29,900	$52	66

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 · 3.32% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.66×
• Total profit: $47,546
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 14.11×
• Total profit: $110,129
• Equity at exit: $2,594

Cash invested: $8,400 (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 93277

• Rents YoY: 3.3%
• Active inventory: 233
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,295 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$38 /mo · $450/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $816

Break-even live

Break-even rent $262

Max offer price $30,000

Occupancy floor 32%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1540 S Linwood St Unit 1540 Visalia, CA	2.0	1.0	750	$1,350	$1.80	43d	1	0.51mi

Listing history 18 events

1. 2026-06-18
   days on market $30,000 Active 102 DOM
2. 2026-06-17
   days on market $30,000 Active 101 DOM
3. 2026-06-16
   days on market $30,000 Active 100 DOM
4. 2026-06-15
   days on market $30,000 Active 99 DOM
5. 2026-06-14
   days on market $30,000 Active 97 DOM
6. 2026-06-13
   days on market $30,000 Active 96 DOM
7. 2026-06-10
   days on market $30,000 Active 94 DOM
8. 2026-06-09
   days on market $30,000 Active 93 DOM
9. 2026-06-08
   days on market $30,000 Active 92 DOM
10. 2026-06-07
    days on market $30,000 Active 91 DOM
11. 2026-06-05
    days on market $30,000 Active 88 DOM
12. 2026-06-03
    days on market $30,000 Active 87 DOM
13. 2026-06-02
    days on market $30,000 Active 86 DOM
14. 2026-06-01
    days on market $30,000 Active 85 DOM
15. 2026-05-31
    days on market $30,000 Active 84 DOM
16. 2026-05-30
    days on market $30,000 Active 83 DOM
17. 2026-03-18
    price $30,000 755-char remark

    Show marketing remark (755 chars)

    Welcome to Visalia's Country Manor Mobile Home Community. This Manufactured home is 528 Square Feet and is a single wide, one bedroom, one bath home. Walk into this home and find an open concept Living room, Dining Room, Kitchen area. Very open and spacious. Interior washroom with stackable washer/dryer are located inside . Large spacious bathroom with Bedroom at back end of the home. Perfect for those aged 55 and older and looking to downsize. Park is close to everything: Churches, Medical facilities, shopping centers and freeway. This community offers a laundry room, pool and club house. Schedule your viewing today! Park application required. Buyer has to be approved by the park. There is also a monthly space fee too in this park. $892/month

18. 2026-03-08
    listed $45,000 Active 755-char remark

    Show marketing remark (755 chars)

    Welcome to Visalia's Country Manor Mobile Home Community. This Manufactured home is 528 Square Feet and is a single wide, one bedroom, one bath home. Walk into this home and find an open concept Living room, Dining Room, Kitchen area. Very open and spacious. Interior washroom with stackable washer/dryer are located inside . Large spacious bathroom with Bedroom at back end of the home. Perfect for those aged 55 and older and looking to downsize. Park is close to everything: Churches, Medical facilities, shopping centers and freeway. This community offers a laundry room, pool and club house. Schedule your viewing today! Park application required. Buyer has to be approved by the park. There is also a monthly space fee too in this park. $892/month

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 40 unhealthy d/yr today · 43 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,544
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$150
• − Repairs & maintenance: −$1,243
• − Management: −$1,243
• − Depreciation: −$873
• Taxable income: $9,904
• Est. tax owed @ 24.0%: −$2,377
• After-tax cash flow: $7,415/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 Cosmetic rehab

This manufactured home is in fair condition with cosmetic repairs needed. Painting and replacing the carpet would significantly enhance its resale and rental value.

Repairs flagged

• Minor Awning — Worn appearance
• Minor Siding — Discoloration

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal
• Rental Replace carpet — Fresh carpet improves comfort and reduces maintenance

Renovation cost estimate screening

Repair item	Severity	Est. cost
Awning · Worn appearance	Minor	$500–3,000
Siding · Discoloration	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint enhances curb appeal ↑
• Rental Replace carpet — Fresh carpet improves comfort and reduces maintenance ↑

ⓘ 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: Visalia Unified
• NCES district ID: 0641160
• Math proficiency: 30% ▼ -3.00%
• Reading proficiency: 40% ▼ -10.00%
• Median HH income: $51,672
• Composite: 30.47/100
• National rank: #6223
• State rank: #273 of 517 in CA

Livability — Visalia

• Score: 72/100
• State rank: #196
• US rank: #6351

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Visalia, CA
• County: Tulare County · 323,826 people
• City population: 163,333
• Metro: Visalia, CA
• Population (ZIP): 53,985
• Household income: $80,548
• Rent vs Own: 40.3% rent · 59.7% own
• Severe rent burden: 1896.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Hispanic / Latino 48% White 40% Two or more races 21% Asian 4% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Russian 3% Iranian 2% Italian 2%
• Foreign-born: 12% · Canada, China
• Languages at home: 73% English-only · Spanish 22% Chinese 2% Other Asian/Pacific 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: ▼ -371.43%
• Current HPI: 310.349
• Rent YoY: ▲ 3.32%
• 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

-33.3% since first listed

2 events — show timeline

• 2026-03-18 Price Changed $30,000 TCMLS
• 2026-03-08 Listed $45,000 TCMLS