900 E Rankin Rd #119 · Tulare, CA 93274

$90,000

3 bd · 2.0 ba · 960 sqft · Manufactured · 118 Days on market

Built 1992 Est $75k · 20% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.2/5.0
• Schools +3.0/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Built in 1992, this modern-style mobile home is both well-maintained and move-in ready. Featuring a contemporary design, it offers a comfortable and functional living space. The home includes an inside laundry area for added convenience and a carport for easy parking and extra protection from the elements. Located in a welcoming family park community, residents can access a community pool, making it the perfect place for relaxing and enjoying time with loved ones. Whether you're a first-time buyer or looking for a cozy place to call home, this mobile home combines style, comfort, and community amenities for the ideal lifestyle.

Key facts

• Inside laundry area
• Community pool
• Carport

Tags

• INSIDE LAUNDRY AREA
• CARPORT
• COMMUNITY POOL

Property features AI

Finance

• Other: Private pool (also listed as community pool); Zoned residential
• HOA & community: Located in a park community

Exterior

• Parking: Attached carport; 1 carport space; Driveway
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Natural gas available; Water connected
• Home design: Manufactured in park (manufactured home); Double wide model ORC900; Single-story; No shared/common walls; Raised foundation; Facing direction not specified
• Construction: Vertical siding; Wood siding; Fiberglass skirting; Roof: Other/None specified
• Exterior features: Private yard; Covered front porch

Interior

• Kitchen: Range; Gas range; Free‑standing range; Range hood; Microwave; Refrigerator; Ice maker
• Flooring: Vinyl flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans for cooling
• Interior features: Ceiling fans; Laminate countertops; Vaulted ceilings
• Laundry & utility: Washer and dryer (washer/dryer included); Washer hookup; Indoor laundry room; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $791 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 18.5% vs local median 3.3% in Tulare — 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 58/100 on livability (#701 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: commute C-, employment D+, crime 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.
• Zoned schools: Palo Verde Elementary (499 students, 54% FRL); Tulare Union High (math 22% / reading 63%, grade F, #466 of 1,170 statewide, top 40%, 1,699 students, 78% FRL).
• Market conditions: Rents rising (+2.7%/yr); 355 active listings in the ZIP; 1,447 units permitted in Tulare County in 2024 (307 in 5+ unit buildings).
• This rent runs 32% of the median local income ($73k/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 $622 of loan paydown is wiped out by about $3k 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 + 2.7% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 D-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. 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?
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: 2.16% ✓
• Cap rate: 18.51%
• Cash-on-cash: 43.64%
• DSCR: 2.94
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $74,880
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
900 Rankin Rd	0.11mi	3/2.0	960 (0%)	11mo	$95,000	$99	86
900 E Rankin Rd #26	0.12mi	2/2.0 (-1)	960 (0%)	7mo	$75,000	$78	84
900 E Rankin Rd #30	0.11mi	2/2.0 (-1)	924 (-4%)	2mo	$70,000	$76	82
900 E Rankin Rd #42	0.12mi	3/2.0	1,056 (+10%)	2mo	$68,000	$64	76
900 E Rankin Rd #49	0.12mi	3/2.0	1,035 (+8%)	19mo	$105,000	$101	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 · 2.67% rent growth · sell at horizon

5-year hold

• IRR: 33.3%
• Equity multiple: 2.40×
• Total profit: $35,267
• Equity at exit: $13,419

10-year hold

• IRR: 40.1%
• Equity multiple: 4.71×
• Total profit: $93,399
• Equity at exit: $7,782

Cash invested: $25,200 (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 93274

• Rents YoY: 2.7%
• Active inventory: 355
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,947 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $791

Break-even live

Break-even rent $946

Max offer price $90,000

Occupancy floor 54%

Sensitivity live

Price	-10% $853	-5% $822	+0% $791	+5% $760	+10% $729
Rent	-10% $637	-5% $714	+0% $791	+5% $868	+10% $945
Rate	-1.0pp $836	-0.5pp $814	base $791	+0.5pp $768	+1.0pp $744

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $90,000 Active 118 DOM
2. 2026-06-18
   days on market $90,000 Active 115 DOM
3. 2026-06-17
   days on market $90,000 Active 114 DOM
4. 2026-06-16
   days on market $90,000 Active 113 DOM
5. 2026-06-15
   days on market $90,000 Active 112 DOM
6. 2026-06-14
   days on market $90,000 Active 110 DOM
7. 2026-06-13
   days on market $90,000 Active 109 DOM
8. 2026-06-10
   days on market $90,000 Active 107 DOM
9. 2026-06-09
   days on market $90,000 Active 106 DOM
10. 2026-06-08
    days on market $90,000 Active 105 DOM
11. 2026-06-07
    days on market $90,000 Active 104 DOM
12. 2026-06-05
    days on market $90,000 Active 101 DOM
13. 2026-06-03
    days on market $90,000 Active 100 DOM
14. 2026-06-02
    days on market $90,000 Active 99 DOM
15. 2026-06-01
    days on market $90,000 Active 98 DOM
16. 2026-05-31
    days on market $90,000 Active 97 DOM
17. 2026-05-30
    days on market $90,000 Active 96 DOM
18. 2026-02-23
    listed $90,000 Active

ⓘ 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 8/10 Severe FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 33 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,367
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$1,952
• − Repairs & maintenance: −$1,869
• − Management: −$1,869
• − Depreciation: −$2,618
• Taxable income: $8,666
• Est. tax owed @ 24.0%: −$2,080
• After-tax cash flow: $7,414/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 — Tulare

• Score: 58/100
• State rank: #701
• US rank: #21185

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tulare, CA
• County: Tulare County · 323,826 people
• City population: 80,026
• Metro: Visalia, CA
• Population (ZIP): 80,026
• Household income: $72,650
• Rent vs Own: 42.9% rent · 57.1% own
• Severe rent burden: 2393.0

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: Majority Hispanic (64%)
• Race & ethnicity: Hispanic / Latino 64% White 29% Two or more races 24% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 60%
• Common ancestry: Russian 7% Iranian 1% Italian 1%
• Foreign-born: 19% · Canada, Vietnam
• Languages at home: 52% English-only · Spanish 42% Other Indo-European 3% 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: ▼ -402.03%
• Current HPI: 316.0806
• Rent YoY: ▲ 2.67%
• 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

1 event — show timeline

• 2026-02-23 Listed $90,000 TCMLS