2400 W Midvalley Ave Unit S8 · Visalia, CA 93277

$99,900

2 bd · 2.0 ba · 1,440 sqft · Land · 155 Days on market

Built 1979 ↓ 17% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

How about the first 6 months of Space rent paid in advance?? Also, the seller may consider seller financing. Welcome to this beautifully remodeled 2-bedroom, 2-bath manufactured home located in a desirable adult community in Westlake Village. Enjoy a peaceful lifestyle surrounded by scenic lakes and ponds throughout the park, along with resort-style amenities including a clubhouse and sparkling swimming pool. This move-in-ready home features spacious living and family rooms, perfect for relaxing or entertaining. Freshly painted inside and out, the interior showcases new carpet and stylish laminate flooring throughout. The upgraded kitchen offers granite countertops, new appliances, and mode

Key facts

• Remodeled
• Clubhouse
• Swimming pool

Tags

• REMODELED
• SCENIC LAKES
• RESORT-STYLE AMENITIES
• CLUBHOUSE
• SWIMMING POOL
• SPACIOUS LIVING ROOMS

Property features AI

Finance

• HOA & community: Community pool (private, gunite, fenced)

Exterior

• Parking: Attached covered carport
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Natural gas available and connected; Electricity connected; 220V in laundry; Water connected (public/private/well indicated); Public sewer
• Home design: Manufactured in park (double wide manufactured home); Updated/remodeled condition; Single-story; Faces south; Vacant residential use; No common walls; Raised foundation with pillar/post/pier
• Construction: Wood siding; Composition roof; Model: Barrington; Skirt: Wood; Mobile home dimensions: 24' x 60'
• Exterior features: Awnings; Storage; Covered patio/porch; Close to clubhouse; City street frontage; Paved road; Public maintained road; Has a view; Accessible entrance with ramp

Interior

• Kitchen: Built-in gas range; Dishwasher; Garbage disposal; Gas water heater
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central heating (forced air); Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Ceiling fans; Granite counters; Pantry; Vaulted ceilings; Walk-in closets
• Laundry & utility: Laundry room; Washer hookup; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $100k.

Deal economics

• At list price, monthly cash flow is $867 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.7% 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); 233 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $691 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 + 3.3% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 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.

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 $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 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 1979 — 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: 1.97% ✓
• Cap rate: 16.70%
• Cash-on-cash: 37.19%
• DSCR: 2.65
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.32% rent growth · sell at horizon

5-year hold

• IRR: 33.5%
• Equity multiple: 2.42×
• Total profit: $39,684
• Equity at exit: $14,895

10-year hold

• IRR: 40.6%
• Equity multiple: 4.88×
• Total profit: $108,393
• Equity at exit: $8,638

Cash invested: $27,972 (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: 233
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,971 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $867

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 51%

Sensitivity live

Price	-10% $936	-5% $901	+0% $867	+5% $832	+10% $798
Rent	-10% $711	-5% $789	+0% $867	+5% $945	+10% $1,022
Rate	-1.0pp $917	-0.5pp $892	base $867	+0.5pp $841	+1.0pp $815

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3940 S Shady Ct Unit 123 Visalia, CA	2.0	1.0	910	$1,695	$1.86	44d	1	0.38mi
3940 S Shady Ct Apt 107 Visalia, CA	2.0	2.0	950	$1,695	$1.78	44d	1	0.38mi
3919 S Sallee Ct Visalia, CA	3.0	2.0	1642	$2,400	$1.46	22d	1	0.38mi
3940 S Shady Ct Apt 223 Visalia, CA	2.0	2.0	910	$1,950	$2.14	44d	1	0.39mi
2546 W Victor Ct Unit 102 Visalia, CA	3.0	2.0	1200	$1,995	$1.66	44d	1	0.81mi
3837 W Rialto Ave Visalia, CA	3.0	2.0	1475	$2,100	$1.42	44d	1	0.85mi
3909 W Nellis Ave Visalia, CA	3.0	2.0	1475	$2,100	$1.42	22d	1	0.88mi
3922 W Nellis Ave Visalia, CA	3.0	2.0	1475	$2,500	$1.69	44d	1	0.88mi
2704 W Whitendale Ave Visalia, CA	3.0	2.0	1583	$1,895	$1.20	22d	1	1.10mi
1917 W Whitendale Ave Unit 1917 Visalia, CA	2.0	2.0	1048	$1,295	$1.24	44d	1	1.11mi
1107 W Victor Ave Visalia, CA	3.0	2.0	1710	$2,500	$1.46	14d	1	1.18mi
3618 W Country Ave Visalia, CA	3.0	2.0	1618	$2,095	$1.29	44d	1	1.32mi
324 W Kimball Ave Visalia, CA	3.0	2.0	1297	$2,500	$1.93	14d	1	1.46mi

Listing history 25 events

1. 2026-06-18
   days on market $99,900 Active 155 DOM
2. 2026-06-17
   days on market $99,900 Active 154 DOM
3. 2026-06-16
   days on market $99,900 Active 153 DOM
4. 2026-06-15
   days on market $99,900 Active 152 DOM
5. 2026-06-14
   days on market $99,900 Active 150 DOM
6. 2026-06-13
   days on market $99,900 Active 149 DOM
7. 2026-06-10
   days on market $99,900 Active 147 DOM
8. 2026-06-09
   days on market $99,900 Active 146 DOM
9. 2026-06-08
   days on market $99,900 Active 145 DOM
10. 2026-06-07
    days on market $99,900 Active 144 DOM
11. 2026-06-03
    days on market $99,900 Active 140 DOM
12. 2026-06-02
    days on market $99,900 Active 139 DOM
13. 2026-06-01
    days on market $99,900 Active 138 DOM
14. 2026-05-31
    days on market $99,900 Active 137 DOM
15. 2026-05-30
    days on market $99,900 Active 136 DOM
16. 2026-01-14
    listed $99,900 Active
17. 2025-11-04
    historical
18. 2025-09-05
    price $94,900
19. 2025-09-05
    price $94,900
20. 2025-08-06
    price $99,900
21. 2025-08-06
    price $99,900
22. 2025-07-16
    listed $109,500 Active
23. 2025-06-26
    price $109,500
24. 2025-05-01
    listed $119,900 Active
25. 2025-05-01
    listed $119,900 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 4/10 Moderate FEMA zone X (shaded) · 21% 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: $23,653
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,892
• − Management: −$1,892
• − Depreciation: −$2,906
• Taxable income: $9,369
• Est. tax owed @ 24.0%: −$2,248
• After-tax cash flow: $8,153/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

-16.7% since first listed

10 events — show timeline

• 2026-01-14 Listed $99,900 TCMLS
• 2025-11-04 Listing Removed — CRMLS
• 2025-09-05 Price Changed $94,900 CRMLS
• 2025-09-05 Price Changed $94,900 TCMLS
• 2025-08-06 Price Changed $99,900 CRMLS
• 2025-08-06 Price Changed $99,900 TCMLS
• 2025-07-16 Listed $109,500 CRMLS
• 2025-06-26 Price Changed $109,500 TCMLS
• 2025-05-01 Listed $119,900 FRESNOMLS
• 2025-05-01 Listed $119,900 TCMLS

Property tax history

-3.3%/yr

Latest (2021): $60 · -3.1% YoY. Source: county tax records.