13936 Front St · Armona, CA 93202

$255,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 17 Days on market

Built 1947 9,750 sqft lot Est $258k · at est.

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Why this score? — see what drove the D+ 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 +13.5/30.0
• ARV discount +8.0/15.0
• Appreciation +6.6/10.0
• DSCR +4.1/10.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 13936 Front Street in Armona, CA. This inviting 3-bedroom, 1-bath home is situated on a spacious nearly 10,000 sq ft lot. This property features a nicely updated kitchen with granite countertops, a stainless steel oven, and durable laminate flooring throughout the home. The bathroom offers a beautifully upgraded shower, adding a modern touch. The large, fully fenced lot provides ample space with potential for RV parking, additional structures, or future expansion. With its generous lot size and versatile layout, this property presents a great opportunity for a variety of uses! Don't miss the chance to explore all the possibilities this property has to offer! Bed count is different than tax records. Buyer to verify if important.

Key facts

• Upgraded shower
• Updated kitchen
• Stainless steel oven

Tags

• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL OVEN
• DURABLE LAMINATE FLOORING
• UPGRADED SHOWER
• FULLY FENCED LOT

Property features AI

Exterior

• Utilities: Electric service on; Public sewer; Public utilities
• Home design: Single family residence
• Construction: Stucco exterior; Composition roof; Wood subfloor foundation
• Exterior features: One-level; Urban lot

Interior

• Bathrooms: 1 bathroom
• Heating & cooling: Central heating and cooling; Has heating; Has cooling
• Interior features: Gas appliances; Inside laundry
• Laundry & utility: Laundry located inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $8 ($94/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (22.1% below list).
• Recommended offer: $199k (22.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#564 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+; Watch: employment C-, cost of living D+, crime F.
• Hanford Joint Union High (urban): math 20% / reading 58% proficiency, ranked #765 of 1,400 in CA (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sierra Pacific High (1,072 students, 60% FRL).
• Market conditions: 6 active listings in the ZIP; 741 units permitted in Kings County in 2024 (307 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $8k appreciation (3.3% local appreciation)).
• At projected returns (3.3% appreciation + 3.0% rent growth), your $71k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $115k; list at $255k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,645 (22.1% below list)

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.78% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.13%
• DSCR: 1.01
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $258,048
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13630 Hood Ave	0.50mi	2/1.0	1,014 (+1%)	1mo	$310,000	$306	75
14191 Pimo St	0.38mi	3/1.0 (+1)	1,026 (+2%)	2mo	$320,000	$312	73
13826 7th St	0.16mi	2/1.0	912 (-10%)	8mo	$180,000	$197	70
14087 Hanford Armona Rd	0.23mi	2/1.5	1,034 (+3%)	21mo	$262,000	$253	65
10628 Balm Of Gilead	0.22mi	3/1.0 (+1)	1,100 (+9%)	11mo	$250,000	$227	61
11404 Grant St	0.64mi	3/2.0 (+1)	1,008 (0%)	1mo	$230,000	$228	60
10929 Cedar St	0.33mi	3/2.0 (+1)	1,080 (+7%)	20mo	$275,000	$255	47
10829 Arbor Dr	0.38mi	3/2.0 (+1)	1,073 (+6%)	20mo	$285,000	$266	46
11384 Manzanita St	0.60mi	3/2.0 (+1)	1,120 (+11%)	3mo	$288,000	$257	42
11414 14th Ave	0.62mi	3/2.0 (+1)	1,092 (+8%)	21mo	$280,000	$256	31
11462 Hume Cir	0.72mi	3/2.0 (+1)	1,102 (+9%)	15mo	$289,000	$262	30
11280 Alvin St	0.55mi	3/2.0 (+1)	1,156 (+15%)	20mo	$295,000	$255	24

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.29% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.4%
• Equity multiple: 1.49×
• Total profit: $35,111
• Equity at exit: $118,898

10-year hold

• IRR: 10.8%
• Equity multiple: 2.67×
• Total profit: $119,320
• Equity at exit: $186,602

Cash invested: $71,400 (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 93202

• Home prices YoY: 1.0%
• Active inventory: 6
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,986 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$118 /mo · $1,415/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $8

Break-even live

Break-even rent $1,976

Max offer price $255,000

Occupancy floor 95%

Sensitivity live

Price	-10% $152	-5% $80	+0% $8	+5% $-64	+10% $-136
Rent	-10% $-149	-5% $-71	+0% $8	+5% $86	+10% $165
Rate	-1.0pp $136	-0.5pp $73	base $8	+0.5pp $-58	+1.0pp $-125

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $255,000 Active 17 DOM
2. 2026-06-18
   days on market $255,000 Active 16 DOM
3. 2026-06-17
   days on market $255,000 Active 15 DOM
4. 2026-06-16
   days on market $255,000 Active 14 DOM
5. 2026-06-15
   days on market $255,000 Active 13 DOM
6. 2026-06-14
   days on market $255,000 Active 11 DOM
7. 2026-06-13
   days on market $255,000 Active 10 DOM
8. 2026-06-10
   days on market $255,000 Active 8 DOM
9. 2026-06-09
   days on market $255,000 Active 7 DOM
10. 2026-06-08
    days on market $255,000 Active 6 DOM
11. 2026-06-07
    days on market $255,000 Active 5 DOM
12. 2026-06-02
    days on marketlisting id $255,000 Active 1 DOM
13. 2026-06-01
    days on market $255,000 Active 27 DOM
14. 2026-05-31
    days on market $255,000 Active 26 DOM
15. 2026-05-30
    days on market $255,000 Active 25 DOM
16. 2026-05-05
    listed $255,000 Active

    Show marketing remark (747 chars)

    Welcome to 13936 Front Street in Armona, CA. This inviting 3-bedroom, 1-bath home is situated on a spacious nearly 10,000 sq ft lot. This property features a nicely updated kitchen with granite countertops, a stainless steel oven, and durable laminate flooring throughout the home. The bathroom offers a beautifully upgraded shower, adding a modern touch. The large, fully fenced lot provides ample space with potential for RV parking, additional structures, or future expansion. With its generous lot size and versatile layout, this property presents a great opportunity for a variety of uses! Don't miss the chance to explore all the possibilities this property has to offer! Bed count is different than tax records. Buyer to verify if important

17. 2026-05-05
    listed $255,000 Active 749-char remark

    Show marketing remark (747 chars)

    Welcome to 13936 Front Street in Armona, CA. This inviting 3-bedroom, 1-bath home is situated on a spacious nearly 10,000 sq ft lot. This property features a nicely updated kitchen with granite countertops, a stainless steel oven, and durable laminate flooring throughout the home. The bathroom offers a beautifully upgraded shower, adding a modern touch. The large, fully fenced lot provides ample space with potential for RV parking, additional structures, or future expansion. With its generous lot size and versatile layout, this property presents a great opportunity for a variety of uses! Don't miss the chance to explore all the possibilities this property has to offer! Bed count is different than tax records. Buyer to verify if important

18. 2026-05-05
    listed $255,000 Active 747-char remark

    Show marketing remark (747 chars)

    Welcome to 13936 Front Street in Armona, CA. This inviting 3-bedroom, 1-bath home is situated on a spacious nearly 10,000 sq ft lot. This property features a nicely updated kitchen with granite countertops, a stainless steel oven, and durable laminate flooring throughout the home. The bathroom offers a beautifully upgraded shower, adding a modern touch. The large, fully fenced lot provides ample space with potential for RV parking, additional structures, or future expansion. With its generous lot size and versatile layout, this property presents a great opportunity for a variety of uses! Don't miss the chance to explore all the possibilities this property has to offer! Bed count is different than tax records. Buyer to verify if important

19. 2021-03-03
    soldstatus $115,000
20. 2019-02-08
    soldstatus $70,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $1,415 · $118/mo
• Projected year-2 tax: $1,938 · $162/mo
• Expected delta: +$523/yr (+$44/mo · 37.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 31 unhealthy d/yr today · 35 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,837
• − Mortgage interest: −$14,284
• − Property taxes: −$1,415
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,907
• − Management: −$1,907
• − Depreciation: −$7,418
• Taxable loss: −$4,369
• Est. tax savings @ 24.0%: +$1,049
• After-tax cash flow: $1,143/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.

Schools (NCES district)

• District: Hanford Joint Union High
• NCES district ID: 0616500
• Math proficiency: 20% ▲ 1.00%
• Reading proficiency: 58% ▬ 0.00%
• Median HH income: $47,265
• Composite: 35.8/100
• National rank: #9626
• State rank: #765 of 1400 in CA

Livability — Armona

• Score: 60/100
• State rank: #564
• US rank: #18577

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Armona, CA
• City population: 4,014
• Population (ZIP): 4,014

Population outlook (Kings County) Hauer SSP2

• Today (2025): 147,136 people
• By 2030: 145,623 · -1.0%
• By 2040: 146,017 · -0.8%
• By 2050: 145,239 · -1.3%
• By 2075: 131,479 · -10.6%
• By 2100: 103,967 · -29.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (74%)
• Race & ethnicity: Hispanic / Latino 74% Two or more races 15% Asian 11% White 10% Native American 3% Black 1%
• Hispanic origin (detail): Mexican 74%
• Foreign-born: 34% · Canada, China
• Languages at home: 33% English-only · Spanish 55% Other Asian/Pacific 6% Chinese 5%

Political lean MEDSL · Kings

• 2024 margin: Strong R (+23.0) · D 37.4% · R 60.4% · Other 2.2%
• 2008→2024 swing: -8.9pp toward R · 2008: -14.1pp · 2024: -23.0pp
• All cycles: 2024: R+23.0 2020: R+12.2 2016: R+14.1 2012: R+16.3 2008: R+14.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.29%
• Current HPI: 347.6069
• Rent YoY: —
• Metro: —
• 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

+264.3% since first listed

5 events — show timeline

• 2026-05-05 Listed $255,000 TCMLS
• 2026-05-05 Listed $255,000 KCBOR
• 2026-05-05 Listed $255,000 FRESNOMLS
• 2021-03-03 Sold (Public Records) $115,000 Public Records
• 2019-02-08 Sold (Public Records) $70,000 Public Records

Property tax history

+8.9%/yr

Latest (2025): $1,415 · +5.2% YoY. Source: county tax records.