1633 Chase Ave · Corcoran, CA 93212

$235,000

2 bd · 2.0 ba · 1,168 sqft · SingleFamily public records · 158 Days on market

Built 2009 3,183 sqft lot Est $270k · 13% under

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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).

• ARV discount +13.3/15.0
• Appreciation +10.0/10.0
• Cash flow +9.3/30.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Schools +1.7/10.0

Listing remarks MLS

Welcome to your beautifully refreshed home, where modern design meets everyday comfort. This 2-bedroom, 2-bath gem offers a bright, open feel with all the right upgrades in place. Step inside to discover a fresh interior featuring sleek new LVP flooring, quartz countertops, and stylish new fixtures throughout. Every detail has been thoughtfully updated—from the freshly painted walls to the new landscaping that enhances the home's curb appeal. The kitchen and living areas create an inviting and cozy space perfect for relaxing or entertaining. Both bedrooms offer comfort and privacy, while the upgraded bathrooms add a touch of modern feel. Located near dining, shopping, and just minutes from Mark Twain Elementary and Corcoran High School, this home offers the perfect blend of convenience and contemporary style. Move-in ready and beautifully finished, this is the fresh start you've been waiting for!

Key facts

• Quartz countertops
• New landscaping
• New lvp flooring

Tags

• NEW LVP FLOORING
• QUARTZ COUNTERTOPS
• FRESHLY PAINTED WALLS
• NEW LANDSCAPING
• UPGRADED BATHROOMS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-171 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (12.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (26.2% below list).
• Recommended offer: $173k (26.2% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 4.1% in Corcoran — 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 49/100 on livability (#1,161 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: crime D, amenities F, commute F.
• Corcoran Joint Unified (town): math 12% / reading 30% proficiency, ranked #464 of 517 in CA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Bret Harte Elementary (531 students, 93% FRL); John Muir Middle (math 14% / reading 29%, grade F, #400 of 498 statewide, top 82%, 783 students, 88% FRL); Corcoran High (math 17% / reading 67%, grade F, #472 of 1,170 statewide, top 42%, 902 students, 84% FRL).
• Market conditions: 69 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 741 units permitted in Kings County in 2024 (307 in 5+ unit buildings).

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $173,492 (26.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 158 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
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 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?
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. 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?
8. 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.
9. 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.
10. 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: 0.74% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.12%
• DSCR: 0.86
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $269,808
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1633 Chase Ave	0.00mi	2/2.0	1,168 (0%)	1mo	$235,000	$201	99
1210 Village Dr	0.28mi	3/2.0 (+1)	1,208 (+3%)	4mo	$265,000	$219	73
1288 San Joaquin Ave	0.17mi	3/2.0 (+1)	1,124 (-4%)	10mo	$260,000	$231	72
910 Mariposa Ave	0.23mi	3/2.0 (+1)	1,120 (-4%)	10mo	$279,000	$249	69
1611 Letts Ave	0.38mi	3/1.0 (+1)	1,192 (+2%)	2mo	$239,000	$201	68
1813 Josephine Ave	0.51mi	3/2.0 (+1)	1,125 (-4%)	0mo	$268,000	$238	65
1509 Hall Ave	0.41mi	3/2.0 (+1)	1,080 (-8%)	3mo	$234,000	$217	61
1909 Estes Ave	0.50mi	3/2.0 (+1)	1,120 (-4%)	10mo	$261,500	$233	56
1311 Sherman Ave	0.24mi	2/1.0	1,032 (-12%)	12mo	$269,000	$261	56
1508 Claire Ave	0.60mi	3/2.0 (+1)	1,263 (+8%)	1mo	$235,000	$186	52
1016 Wigdal Ave	0.59mi	2/1.0	1,052 (-10%)	2mo	$210,000	$200	51
1811 Sherman Ave	0.58mi	3/1.0 (+1)	1,064 (-9%)	8mo	$270,000	$254	42

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.1%
• Equity multiple: 2.78×
• Total profit: $117,080
• Equity at exit: $211,707

10-year hold

• IRR: 19.8%
• Equity multiple: 6.37×
• Total profit: $353,291
• Equity at exit: $456,553

Cash invested: $65,800 (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 93212

• Home prices YoY: 6.5%
• Active inventory: 69
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,735 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$211 /mo · $2,534/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $-171

Break-even live

Break-even rent $1,951

Max offer price $204,816

Occupancy floor —

Sensitivity live

Price	-10% $-38	-5% $-104	+0% $-171	+5% $-237	+10% $-304
Rent	-10% $-308	-5% $-239	+0% $-171	+5% $-102	+10% $-34
Rate	-1.0pp $-53	-0.5pp $-111	base $-171	+0.5pp $-232	+1.0pp $-294

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1852 Whitley Ave Unit 1943 Corcoran, CA	2.0	2.5	1400	$1,695	$1.21	15d	1	0.71mi
756 Pickerell Ave Corcoran, CA	2.0	1.0	988	$1,500	$1.52	15d	1	0.78mi
1696 Hume Lake Ave Corcoran, CA	3.0	2.0	1213	$2,000	$1.65	15d	1	0.85mi

Listing history 10 events

1. 2026-05-15
   soldstatus $235,000 Closed 915-char remark

   Show marketing remark (915 chars)

   Welcome to your beautifully refreshed home, where modern design meets everyday comfort. This 2-bedroom, 2-bath gem offers a bright, open feel with all the right upgrades in place. Step inside to discover a fresh interior featuring sleek new LVP flooring, quartz countertops, and stylish new fixtures throughout. Every detail has been thoughtfully updated—from the freshly painted walls to the new landscaping that enhances the home's curb appeal. The kitchen and living areas create an inviting and cozy space perfect for relaxing or entertaining. Both bedrooms offer comfort and privacy, while the upgraded bathrooms add a touch of modern feel. Located near dining, shopping, and just minutes from Mark Twain Elementary and Corcoran High School, this home offers the perfect blend of convenience and contemporary style. Move-in ready and beautifully finished, this is the fresh start you've been waiting for!

2. 2026-04-17
   status Pending

   Show marketing remark (915 chars)

   Welcome to your beautifully refreshed home, where modern design meets everyday comfort. This 2-bedroom, 2-bath gem offers a bright, open feel with all the right upgrades in place. Step inside to discover a fresh interior featuring sleek new LVP flooring, quartz countertops, and stylish new fixtures throughout. Every detail has been thoughtfully updated—from the freshly painted walls to the new landscaping that enhances the home's curb appeal. The kitchen and living areas create an inviting and cozy space perfect for relaxing or entertaining. Both bedrooms offer comfort and privacy, while the upgraded bathrooms add a touch of modern feel. Located near dining, shopping, and just minutes from Mark Twain Elementary and Corcoran High School, this home offers the perfect blend of convenience and contemporary style. Move-in ready and beautifully finished, this is the fresh start you've been waiting for!

3. 2026-04-17
   status Pending 915-char remark

   Show marketing remark (915 chars)

   Welcome to your beautifully refreshed home, where modern design meets everyday comfort. This 2-bedroom, 2-bath gem offers a bright, open feel with all the right upgrades in place. Step inside to discover a fresh interior featuring sleek new LVP flooring, quartz countertops, and stylish new fixtures throughout. Every detail has been thoughtfully updated—from the freshly painted walls to the new landscaping that enhances the home's curb appeal. The kitchen and living areas create an inviting and cozy space perfect for relaxing or entertaining. Both bedrooms offer comfort and privacy, while the upgraded bathrooms add a touch of modern feel. Located near dining, shopping, and just minutes from Mark Twain Elementary and Corcoran High School, this home offers the perfect blend of convenience and contemporary style. Move-in ready and beautifully finished, this is the fresh start you've been waiting for!

4. 2026-03-06
   price $235,000 915-char remark

   Show marketing remark (915 chars)

   Welcome to your beautifully refreshed home, where modern design meets everyday comfort. This 2-bedroom, 2-bath gem offers a bright, open feel with all the right upgrades in place. Step inside to discover a fresh interior featuring sleek new LVP flooring, quartz countertops, and stylish new fixtures throughout. Every detail has been thoughtfully updated—from the freshly painted walls to the new landscaping that enhances the home's curb appeal. The kitchen and living areas create an inviting and cozy space perfect for relaxing or entertaining. Both bedrooms offer comfort and privacy, while the upgraded bathrooms add a touch of modern feel. Located near dining, shopping, and just minutes from Mark Twain Elementary and Corcoran High School, this home offers the perfect blend of convenience and contemporary style. Move-in ready and beautifully finished, this is the fresh start you've been waiting for!

5. 2026-03-06
   price $235,000

   Show marketing remark (915 chars)

   Welcome to your beautifully refreshed home, where modern design meets everyday comfort. This 2-bedroom, 2-bath gem offers a bright, open feel with all the right upgrades in place. Step inside to discover a fresh interior featuring sleek new LVP flooring, quartz countertops, and stylish new fixtures throughout. Every detail has been thoughtfully updated—from the freshly painted walls to the new landscaping that enhances the home's curb appeal. The kitchen and living areas create an inviting and cozy space perfect for relaxing or entertaining. Both bedrooms offer comfort and privacy, while the upgraded bathrooms add a touch of modern feel. Located near dining, shopping, and just minutes from Mark Twain Elementary and Corcoran High School, this home offers the perfect blend of convenience and contemporary style. Move-in ready and beautifully finished, this is the fresh start you've been waiting for!

6. 2026-02-23
   price $245,000
7. 2026-01-09
   price $245,000 915-char remark

   Show marketing remark (915 chars)

   Welcome to your beautifully refreshed home, where modern design meets everyday comfort. This 2-bedroom, 2-bath gem offers a bright, open feel with all the right upgrades in place. Step inside to discover a fresh interior featuring sleek new LVP flooring, quartz countertops, and stylish new fixtures throughout. Every detail has been thoughtfully updated—from the freshly painted walls to the new landscaping that enhances the home's curb appeal. The kitchen and living areas create an inviting and cozy space perfect for relaxing or entertaining. Both bedrooms offer comfort and privacy, while the upgraded bathrooms add a touch of modern feel. Located near dining, shopping, and just minutes from Mark Twain Elementary and Corcoran High School, this home offers the perfect blend of convenience and contemporary style. Move-in ready and beautifully finished, this is the fresh start you've been waiting for!

8. 2025-11-06
   listed $255,000 Active 915-char remark

   Show marketing remark (915 chars)

   Welcome to your beautifully refreshed home, where modern design meets everyday comfort. This 2-bedroom, 2-bath gem offers a bright, open feel with all the right upgrades in place. Step inside to discover a fresh interior featuring sleek new LVP flooring, quartz countertops, and stylish new fixtures throughout. Every detail has been thoughtfully updated—from the freshly painted walls to the new landscaping that enhances the home's curb appeal. The kitchen and living areas create an inviting and cozy space perfect for relaxing or entertaining. Both bedrooms offer comfort and privacy, while the upgraded bathrooms add a touch of modern feel. Located near dining, shopping, and just minutes from Mark Twain Elementary and Corcoran High School, this home offers the perfect blend of convenience and contemporary style. Move-in ready and beautifully finished, this is the fresh start you've been waiting for!

9. 2025-11-06
   listed $255,000 Active

   Show marketing remark (915 chars)

   Welcome to your beautifully refreshed home, where modern design meets everyday comfort. This 2-bedroom, 2-bath gem offers a bright, open feel with all the right upgrades in place. Step inside to discover a fresh interior featuring sleek new LVP flooring, quartz countertops, and stylish new fixtures throughout. Every detail has been thoughtfully updated—from the freshly painted walls to the new landscaping that enhances the home's curb appeal. The kitchen and living areas create an inviting and cozy space perfect for relaxing or entertaining. Both bedrooms offer comfort and privacy, while the upgraded bathrooms add a touch of modern feel. Located near dining, shopping, and just minutes from Mark Twain Elementary and Corcoran High School, this home offers the perfect blend of convenience and contemporary style. Move-in ready and beautifully finished, this is the fresh start you've been waiting for!

10. 2025-09-10
    soldstatus $170,000

ⓘ 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: $2,534 · $211/mo
• Projected year-2 tax: $2,534 · $211/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 ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 36 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,819
• − Mortgage interest: −$13,164
• − Property taxes: −$2,534
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,666
• − Management: −$1,666
• − Depreciation: −$6,836
• Taxable loss: −$6,221
• Est. tax savings @ 24.0%: +$1,493
• After-tax cash flow: $-557/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: Corcoran Joint Unified
• NCES district ID: 0609690
• Math proficiency: 12% ▼ -12.00%
• Reading proficiency: 30% ▼ -8.00%
• Median HH income: $34,649
• Composite: 17.2/100
• National rank: #9103
• State rank: #464 of 517 in CA

Livability — Corcoran

• Score: 49/100
• State rank: #1161
• US rank: #25849

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Corcoran, CA
• Population (ZIP): 23,407

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 25% White 12% Black 10% Native American 3% Asian 1%
• Hispanic origin (detail): Mexican 68% Puerto Rican 2%
• Common ancestry: Russian 1%
• Foreign-born: 24% · Canada
• Languages at home: 49% English-only · Spanish 49%

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: ▲ 24.86%
• Current HPI: 405.1924
• 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

+38.2% since first listed

10 events — show timeline

• 2026-05-15 Sold (MLS) $235,000 TCMLS
• 2026-04-17 Pending — KCBOR
• 2026-04-17 Pending — TCMLS
• 2026-03-06 Price Changed $235,000 TCMLS
• 2026-03-06 Price Changed $235,000 KCBOR
• 2026-02-23 Price Changed $245,000 KCBOR
• 2026-01-09 Price Changed $245,000 TCMLS
• 2025-11-06 Listed $255,000 KCBOR
• 2025-11-06 Listed $255,000 TCMLS
• 2025-09-10 Sold (Public Records) $170,000 Public Records

Property tax history

+9.3%/yr

Latest (2025): $2,534 · +127.6% YoY. Source: county tax records.