2627 W Midvalley Ave #95 · Visalia, CA 93277

$59,900

2 bd · 2.0 ba · 1,152 sqft · Manufactured · 162 Days on market

Built 1977 Est $73k · 17% under

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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
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this delightful 1,152 sq. ft. manufactured home featuring a spacious layout with two comfortable bedrooms and two full bathrooms. Built in 1977 and tastefully updated in 2021 with new flooring and fresh paint throughout, this home offers a warm and inviting atmosphere, perfect for relaxation. Enjoy the serene lifestyle in a well-maintained 55+ community, complete with amenities for active living including a pickleball court! Don't miss your chance to make this your new retreat in sunny Visalia!

Key facts

• Open floor plan
• Built in hutch
• Low maintenance yard

Tags

• DOUBLE WIDE MANUFACTURED HOME
• OPEN FLOOR PLAN
• BUILT IN HUTCH
• LOW MAINTENANCE YARD
• STATE OF THE ART CLUB HOUSE
• MODERN FITNESS ROOM

Property features AI

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer; Electricity connected; Natural gas available and connected; Water connected; Sewer connected
• Home design: Manufactured in park (manufactured home, double wide); Updated/remodeled condition; Entry level information not provided; Facing direction not provided
• Construction: Other construction materials; Pillar/post/pier foundation; 24 ft by 48 ft (mobile home dimensions); Madis model; Other skirting; Other roof
• Exterior features: Awning(s); Covered patio/porch; Deck

Interior

• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric)
• Interior features: Walk-in closet(s); Gas water heater
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 27.4% 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.
• 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: Rents rising (+3.3%/yr); 239 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $414 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $20k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 3.11% ✓
• Cap rate: 27.44%
• Cash-on-cash: 75.51%
• DSCR: 4.36
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $72,576
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2627 W Midvalley Ave #95	0.00mi	2/2.0	1,152 (0%)	0mo	$55,000	$48	100
2627 W Mid Valley Ave #125	0.23mi	2/2.0	1,152 (0%)	7mo	$72,500	$63	83
2627 Midvalley #3	0.12mi	2/2.0	1,248 (+8%)	7mo	$79,000	$63	75
2627 W Midvalley Spc 3 Ave	0.12mi	2/2.0	1,248 (+8%)	7mo	$79,000	$63	75
4715 S Verde Vista St	0.22mi	2/2.0	1,044 (-9%)	0mo	$299,000	$286	74
4648 S Terrace St	0.18mi	2/2.0	1,296 (+12%)	1mo	$294,000	$227	70
2627 W Mid Valley Ave #46	0.23mi	3/2.0 (+1)	1,056 (-8%)	2mo	$55,900	$53	69
26814 S Mooney Blvd Unit D173	0.30mi	3/2.0 (+1)	1,200 (+4%)	8mo	$61,400	$51	68
2400 W Midvalley Unit R7	0.23mi	2/2.0	1,248 (+8%)	12mo	$30,000	$24	65
26814 S Mooney Blvd Unit D156	0.28mi	3/2.0 (+1)	1,248 (+8%)	6mo	$75,000	$60	63
2400 W Midvalley Ave Unit D2	0.23mi	2/2.0	1,248 (+8%)	20mo	$54,000	$43	59
2400 W Midvalley Ave Unit M-7	0.26mi	2/2.0	1,296 (+12%)	12mo	$83,500	$64	57

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: 75.8%
• Equity multiple: 4.47×
• Total profit: $58,144
• Equity at exit: $8,931

10-year hold

• IRR: 79.6%
• Equity multiple: 9.33×
• Total profit: $139,785
• Equity at exit: $5,179

Cash invested: $16,772 (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: 239
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,860 high
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $1,055

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 38%

Sensitivity live

Price	-10% $1,097	-5% $1,076	+0% $1,055	+5% $1,035	+10% $1,014
Rent	-10% $909	-5% $982	+0% $1,055	+5% $1,129	+10% $1,202
Rate	-1.0pp $1,086	-0.5pp $1,071	base $1,055	+0.5pp $1,040	+1.0pp $1,024

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3940 S Shady Ct Apt 107 Visalia, CA	2.0	2.0	950	$1,695	$1.78	45d	1	0.56mi
3940 S Shady Ct Unit 123 Visalia, CA	2.0	1.0	910	$1,695	$1.86	45d	1	0.56mi
3940 S Shady Ct Apt 223 Visalia, CA	2.0	2.0	910	$1,950	$2.14	45d	1	0.57mi
3837 W Rialto Ave Visalia, CA	3.0	2.0	1475	$2,100	$1.42	45d	1	0.99mi
3909 W Nellis Ave Visalia, CA	3.0	2.0	1475	$2,100	$1.42	22d	1	1.00mi
3922 W Nellis Ave Visalia, CA	3.0	2.0	1475	$2,500	$1.69	45d	1	1.01mi
2546 W Victor Ct Unit 102 Visalia, CA	3.0	2.0	1200	$1,995	$1.66	45d	1	1.02mi
2401 W Sunnyside Ave Unit 2403 Visalia, CA	2.0	2.0	768	$1,600	$2.08	45d	1	1.11mi
1917 W Whitendale Ave Unit 1917 Visalia, CA	2.0	2.0	1048	$1,295	$1.24	45d	1	1.29mi
324 W Kimball Ave Visalia, CA	3.0	2.0	1297	$2,500	$1.93	15d	1	1.49mi

Listing history 13 events

1. 2026-05-15
   status Pending
2. 2026-05-01
   price $59,900
3. 2026-04-01
   price $64,900
4. 2026-02-25
   price $69,900
5. 2026-01-12
   price $74,900
6. 2025-12-03
   listed $79,900 Active
7. 2025-01-10
   soldstatus $90,000 Closed 510-char remark

   Show marketing remark (510 chars)

   Welcome to this delightful 1,152 sq. ft. manufactured home featuring a spacious layout with two comfortable bedrooms and two full bathrooms. Built in 1977 and tastefully updated in 2021 with new flooring and fresh paint throughout, this home offers a warm and inviting atmosphere, perfect for relaxation. Enjoy the serene lifestyle in a well-maintained 55+ community, complete with amenities for active living including a pickleball court! Don't miss your chance to make this your new retreat in sunny Visalia!

8. 2024-10-21
   status Pending 510-char remark

   Show marketing remark (510 chars)

   Welcome to this delightful 1,152 sq. ft. manufactured home featuring a spacious layout with two comfortable bedrooms and two full bathrooms. Built in 1977 and tastefully updated in 2021 with new flooring and fresh paint throughout, this home offers a warm and inviting atmosphere, perfect for relaxation. Enjoy the serene lifestyle in a well-maintained 55+ community, complete with amenities for active living including a pickleball court! Don't miss your chance to make this your new retreat in sunny Visalia!

9. 2024-10-02
   listed $95,000 Active 510-char remark

   Show marketing remark (510 chars)

   Welcome to this delightful 1,152 sq. ft. manufactured home featuring a spacious layout with two comfortable bedrooms and two full bathrooms. Built in 1977 and tastefully updated in 2021 with new flooring and fresh paint throughout, this home offers a warm and inviting atmosphere, perfect for relaxation. Enjoy the serene lifestyle in a well-maintained 55+ community, complete with amenities for active living including a pickleball court! Don't miss your chance to make this your new retreat in sunny Visalia!

10. 2017-02-07
    soldstatus $19,000 724-char remark

    Show marketing remark (724 chars)

    An Excellent Unit, priced for an Immediate Sale. Features 2 Bedrooms and 2 Baths. Kitchen has Newer Appliances and a New Dishwasher. Refrigerator and clothes Washer and Dryer are Included. A very Nice Exterior Shed as well! Large Covered Front Porch and Carport too. Conveniently Located near Park Clubhouse which is currently being expanded upon. VERY Nice Location and Park Amenities! The park is currently undergoing Major Improvements!! These include: A New Exercise Room, A Media Center with Wireless Internet, New Clubhouse Kitchen, Meeting Center and Entertainment Area as well as New Pickleball and Bocce Ball Courts, Walkways, Shady Seating Areas for relaxing outdoors, even a Dog Run!! Take Advantage, Won't Last!!

11. 2016-12-20
    listed $19,000 724-char remark

    Show marketing remark (724 chars)

    An Excellent Unit, priced for an Immediate Sale. Features 2 Bedrooms and 2 Baths. Kitchen has Newer Appliances and a New Dishwasher. Refrigerator and clothes Washer and Dryer are Included. A very Nice Exterior Shed as well! Large Covered Front Porch and Carport too. Conveniently Located near Park Clubhouse which is currently being expanded upon. VERY Nice Location and Park Amenities! The park is currently undergoing Major Improvements!! These include: A New Exercise Room, A Media Center with Wireless Internet, New Clubhouse Kitchen, Meeting Center and Entertainment Area as well as New Pickleball and Bocce Ball Courts, Walkways, Shady Seating Areas for relaxing outdoors, even a Dog Run!! Take Advantage, Won't Last!!

12. 2014-11-06
    soldstatus $21,500
13. 2014-06-23
    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 2/10 Low FEMA zone X (shaded) · 3% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 17 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: $22,320
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,786
• − Management: −$1,786
• − Depreciation: −$1,743
• Taxable income: $12,453
• Est. tax owed @ 24.0%: −$2,989
• After-tax cash flow: $9,677/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 — 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

+201.0% since first listed

13 events — show timeline

• 2026-05-15 Pending — TCMLS
• 2026-05-01 Price Changed $59,900 TCMLS
• 2026-04-01 Price Changed $64,900 TCMLS
• 2026-02-25 Price Changed $69,900 TCMLS
• 2026-01-12 Price Changed $74,900 TCMLS
• 2025-12-03 Listed $79,900 TCMLS
• 2025-01-10 Sold (MLS) $90,000 TCMLS
• 2024-10-21 Pending — TCMLS
• 2024-10-02 Listed $95,000 TCMLS
• 2017-02-07 Sold (MLS) $19,000 TCMLS
• 2016-12-20 Listed $19,000 TCMLS
• 2014-11-06 Sold (MLS) $21,500 TCMLS
• 2014-06-23 Listed $19,900 TCMLS