1120 E Joanne Ave · Pixley, CA 93225

$169,999

2 bd · 1.0 ba · 884 sqft · SingleFamily public records · 57 Days on market

Built 1962 7,920 sqft lot Est $259k · 34% under

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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 +20.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.1/10.0
• Schools +3.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perfect opportunity for first time home buyers! This amazing 2 bedroom and 1 bathroom is ready for you and your family. This cozy home is well maintained. With plenty of backyard space for entertainment, gardening or a furry friend. The highlight of the home has to be the amazing large backyard with 2 mature trees for the sunny days. As well as a large deck patio for entertaining. Call Listing Agent for a schedule for a showing today! This home will not last long!

Key facts

• 7,920 sq ft lot
• Built 1962
• Listed 57 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#989 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing B+; Watch: schools F, crime F, amenities F.
• Tulare Joint Union High (suburban): math 18% / reading 52% proficiency, ranked #280 of 517 in CA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 122 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago 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.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $164,899 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.01% ✓
• Cap rate: 7.97%
• Cash-on-cash: 6.00%
• DSCR: 1.27
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $259,012
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
316 S Maple St	0.29mi	2/1.0	920 (+4%)	23mo	$137,000	$149	61
561 W Bradbury Ave	0.74mi	3/1.8 (+1)	1,008 (+14%)	21mo	$295,000	$293	16

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.0%
• Equity multiple: 0.74×
• Total profit: $-12,397
• Equity at exit: $25,347

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $8,685
• Equity at exit: $14,698

Cash invested: $47,600 (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 93225

• Home prices YoY: -5.5%
• Active inventory: 122
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,715 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$154 /mo · $1,853/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $238

Break-even live

Break-even rent $1,414

Max offer price $169,999

Occupancy floor 81%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2023-02-02
   soldstatus $175,000 Closed 468-char remark

   Show marketing remark (468 chars)

   Perfect opportunity for first time home buyers! This amazing 2 bedroom and 1 bathroom is ready for you and your family. This cozy home is well maintained. With plenty of backyard space for entertainment, gardening or a furry friend. The highlight of the home has to be the amazing large backyard with 2 mature trees for the sunny days. As well as a large deck patio for entertaining. Call Listing Agent for a schedule for a showing today! This home will not last long!

2. 2023-02-02
   soldstatus $160,000

   Show marketing remark (468 chars)

   Perfect opportunity for first time home buyers! This amazing 2 bedroom and 1 bathroom is ready for you and your family. This cozy home is well maintained. With plenty of backyard space for entertainment, gardening or a furry friend. The highlight of the home has to be the amazing large backyard with 2 mature trees for the sunny days. As well as a large deck patio for entertaining. Call Listing Agent for a schedule for a showing today! This home will not last long!

3. 2023-01-30
   status Pending
4. 2022-12-13
   status Active

   Show marketing remark (468 chars)

   Perfect opportunity for first time home buyers! This amazing 2 bedroom and 1 bathroom is ready for you and your family. This cozy home is well maintained. With plenty of backyard space for entertainment, gardening or a furry friend. The highlight of the home has to be the amazing large backyard with 2 mature trees for the sunny days. As well as a large deck patio for entertaining. Call Listing Agent for a schedule for a showing today! This home will not last long!

5. 2022-12-13
   status Active 468-char remark

   Show marketing remark (468 chars)

   Perfect opportunity for first time home buyers! This amazing 2 bedroom and 1 bathroom is ready for you and your family. This cozy home is well maintained. With plenty of backyard space for entertainment, gardening or a furry friend. The highlight of the home has to be the amazing large backyard with 2 mature trees for the sunny days. As well as a large deck patio for entertaining. Call Listing Agent for a schedule for a showing today! This home will not last long!

6. 2022-11-09
   status Pending 468-char remark

   Show marketing remark (468 chars)

   Perfect opportunity for first time home buyers! This amazing 2 bedroom and 1 bathroom is ready for you and your family. This cozy home is well maintained. With plenty of backyard space for entertainment, gardening or a furry friend. The highlight of the home has to be the amazing large backyard with 2 mature trees for the sunny days. As well as a large deck patio for entertaining. Call Listing Agent for a schedule for a showing today! This home will not last long!

7. 2022-11-09
   status Pending

   Show marketing remark (468 chars)

   Perfect opportunity for first time home buyers! This amazing 2 bedroom and 1 bathroom is ready for you and your family. This cozy home is well maintained. With plenty of backyard space for entertainment, gardening or a furry friend. The highlight of the home has to be the amazing large backyard with 2 mature trees for the sunny days. As well as a large deck patio for entertaining. Call Listing Agent for a schedule for a showing today! This home will not last long!

8. 2022-10-24
   listed $169,999 Active 468-char remark

   Show marketing remark (468 chars)

   Perfect opportunity for first time home buyers! This amazing 2 bedroom and 1 bathroom is ready for you and your family. This cozy home is well maintained. With plenty of backyard space for entertainment, gardening or a furry friend. The highlight of the home has to be the amazing large backyard with 2 mature trees for the sunny days. As well as a large deck patio for entertaining. Call Listing Agent for a schedule for a showing today! This home will not last long!

9. 2022-10-24
   listed $169,999 Active

   Show marketing remark (468 chars)

   Perfect opportunity for first time home buyers! This amazing 2 bedroom and 1 bathroom is ready for you and your family. This cozy home is well maintained. With plenty of backyard space for entertainment, gardening or a furry friend. The highlight of the home has to be the amazing large backyard with 2 mature trees for the sunny days. As well as a large deck patio for entertaining. Call Listing Agent for a schedule for a showing today! This home will not last long!

10. 2007-09-07
    soldstatus $100,000
11. 2004-08-02
    soldstatus $44,000
12. 1988-06-13
    soldstatus $34,000

ⓘ 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: $1,853 · $154/mo
• Projected year-2 tax: $1,853 · $154/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 30 unhealthy d/yr today · 34 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,578
• − Mortgage interest: −$9,523
• − Property taxes: −$1,853
• − Insurance: −$850
• − Repairs & maintenance: −$1,646
• − Management: −$1,646
• − Depreciation: −$4,945
• Taxable income: $115
• Est. tax owed @ 24.0%: −$28
• After-tax cash flow: $2,829/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: Tulare Joint Union High
• NCES district ID: 0639930
• Math proficiency: 18% ▼ -6.00%
• Reading proficiency: 52% ▼ -1.00%
• Median HH income: $46,858
• Composite: 29.91/100
• National rank: #6384
• State rank: #280 of 517 in CA

Livability — Pixley

• Score: 52/100
• State rank: #989
• US rank: #24708

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pixley, CA
• Population (ZIP): 4,532

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 White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 14% Two or more races 8%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 5% Serbian 3% Portuguese 3%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 8% 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: ▼ -20.47%
• Current HPI: 354.6398
• 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

+370.6% since first listed

12 events — show timeline

• 2023-02-02 Sold (Public Records) $160,000 Public Records
• 2023-02-02 Sold (MLS) $175,000 TCMLS
• 2023-01-30 Pending — GEMLS
• 2022-12-13 Relisted — GEMLS
• 2022-12-13 Relisted — TCMLS
• 2022-11-09 Pending — TCMLS
• 2022-11-09 Pending — GEMLS
• 2022-10-24 Listed $169,999 GEMLS
• 2022-10-24 Listed $169,999 TCMLS
• 2007-09-07 Sold (Public Records) $100,000 Public Records
• 2004-08-02 Sold (Public Records) $44,000 Public Records
• 1988-06-13 Sold (Public Records) $34,000 Public Records

Property tax history

+8.2%/yr

Latest (2025): $1,853 · +0.5% YoY. Source: county tax records.