100 S Westwood St #17 · Porterville, CA 93257

$75,000

3 bd · 2.0 ba · 1,248 sqft · Land · 1 Days on market

Built 2005

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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
• Rent growth +3.5/5.0
• Schools +3.5/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in the sought-after 55+ Westwood community in west Porterville! Quiet, gated community & mobile park with amenities like use of pool, clubhouse, billiards, library, pickleball, court, Bocce ball, fire-pit and BBQ area. This 3-bedroom, 2-bathroom residence offers 1,200 sq. ft. of comfortable living space. Step inside & enjoy your spacious kitchen with an abundance of storage. The low maintenance front & backyard feature artificial turf + concrete for easy care! Additional storage is available with an extra storage shed! Other modern upgrades include fresh paint inside & out, solar screens on all windows & door, newer AC, water heater, and kitchen appl

Key facts

• Gated community
• Community amenities
• Swimming pool

Tags

• GATED COMMUNITY
• COMMUNITY AMENITIES
• SWIMMING POOL
• SOCIAL SPACES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $75k.

Deal economics

• At list price, monthly cash flow is $691 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 17.4% vs local median 2.7% in Porterville — 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 60/100 on livability (#561 in CA) — a middle-class / working-renter tenant base. Strengths: housing A, commute A-; Watch: crime C-, cost of living D+, schools F.
• Burton Elementary (urban): math 31% / reading 42% proficiency, ranked #805 of 1,400 in CA (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.1%/yr); 320 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $519 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 + 4.1% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y ago; this cycle's ask is 9% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $75,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.94% ✓
• Cap rate: 17.36%
• Cash-on-cash: 39.51%
• DSCR: 2.76
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.07% rent growth · sell at horizon

5-year hold

• IRR: 36.9%
• Equity multiple: 2.59×
• Total profit: $33,462
• Equity at exit: $11,183

10-year hold

• IRR: 44.1%
• Equity multiple: 5.40×
• Total profit: $92,449
• Equity at exit: $6,485

Cash invested: $21,000 (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 93257

• Rents YoY: 4.1%
• Active inventory: 320
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,458 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$36 /mo · $432/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $691

Break-even live

Break-even rent $583

Max offer price $75,000

Occupancy floor 48%

Sensitivity live

Price	-10% $734	-5% $713	+0% $691	+5% $670	+10% $649
Rent	-10% $576	-5% $634	+0% $691	+5% $749	+10% $807
Rate	-1.0pp $729	-0.5pp $711	base $691	+0.5pp $672	+1.0pp $652

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1776 W Olive Ave Apt 8 Porterville, CA	2.0	1.0	710	$1,150	$1.62	14d	1	0.72mi
1711 W Henderson Ave Porterville, CA	1.0–2.0	1.0–2.0	889	$1,700	$1.91	14d	1	1.27mi

Listing history 13 events

1. 2026-06-19
   pricestatusdays on marketlisting id $75,000 Active 1 DOM
2. 2026-04-30
   status Pending
3. 2026-03-12
   historical
4. 2026-02-05
   listed $69,000 Active
5. 2025-10-10
   price $69,000
6. 2025-07-10
   price $72,000
7. 2025-06-04
   price $77,568
8. 2025-04-03
   price $79,000
9. 2024-04-10
   price $125,000
10. 2024-04-10
    listed $25,000 Active
11. 2021-08-09
    soldstatus $83,000
12. 2015-10-26
    soldstatus $55,750
13. 2015-05-14
    listed $59,000

ⓘ 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: $432 · $36/mo
• Projected year-2 tax: $570 · $48/mo
• Expected delta: +$138/yr (+$11/mo · 31.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 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 33 unhealthy d/yr today · 37 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,500
• − Mortgage interest: −$4,201
• − Property taxes: −$432
• − Insurance: −$375
• − Repairs & maintenance: −$1,400
• − Management: −$1,400
• − Depreciation: −$2,182
• Taxable income: $7,510
• Est. tax owed @ 24.0%: −$1,802
• After-tax cash flow: $6,496/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: Burton Elementary
• NCES district ID: 0606570
• Math proficiency: 31% ▲ 4.00%
• Reading proficiency: 42% ▲ 3.00%
• Median HH income: $57,171
• Composite: 34.83/100
• National rank: #10012
• State rank: #805 of 1400 in CA

Livability — Porterville

• Score: 60/100
• State rank: #561
• US rank: #18537

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Porterville, CA
• County: Tulare County · 323,826 people
• City population: 80,467
• Metro: Visalia, CA
• Population (ZIP): 80,467
• Household income: $59,704
• Rent vs Own: 44.4% rent · 55.6% own
• Severe rent burden: 3028.0

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: Predominantly Hispanic (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 23% White 21% Native American 3% Asian 2%
• Hispanic origin (detail): Mexican 69%
• Common ancestry: Iranian 1%
• Foreign-born: 26% · Canada
• Languages at home: 45% English-only · Spanish 52% Tagalog/Filipino 1% 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: ▼ -375.52%
• Current HPI: 362.656
• Rent YoY: ▲ 4.07%
• 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

+16.9% since first listed

12 events — show timeline

• 2026-04-30 Pending — TCMLS
• 2026-03-12 Delisted — TCMLS
• 2026-02-05 Listed $69,000 TCMLS
• 2025-10-10 Price Changed $69,000 TCMLS
• 2025-07-10 Price Changed $72,000 TCMLS
• 2025-06-04 Price Changed $77,568 TCMLS
• 2025-04-03 Price Changed $79,000 TCMLS
• 2024-04-10 Price Changed $125,000 TCMLS
• 2024-04-10 Listed $25,000 TCMLS
• 2021-08-09 Sold (MLS) $83,000 TCMLS
• 2015-10-26 Sold (MLS) $55,750 TCMLS
• 2015-05-14 Listed $59,000 TCMLS

Property tax history

-6.5%/yr

Latest (2021): $432 · -0.3% YoY. Source: county tax records.