820 S Chinowth Rd #80 · Visalia, CA 93277

$71,899

2 bd · 1.0 ba · 784 sqft · Manufactured · 401 Days on market

Built 2015 Fair condition $92/sqft · 60% above area ↓ 20% since listing

---

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 +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Country Manor Mobile Home Community in Visalia. This 784 Sq. Ft. mobile home features an open floor plan with spacious Living room, Dining, and Kitchen area, 2 bedrooms and 1 bath. Perfect for those aged 55 and older looking to downsize. Central Heating and Cooling, new exterior skirt and leveled floors. Close to Schools, Churches, and Shopping centers. This community offers a laundry room, pool and club house. Schedule your viewing today!

Key facts

• Open floor plan
• Laundry room
• Leveled floors

Tags

• OPEN FLOOR PLAN
• CENTRAL HEATING AND COOLING
• NEW EXTERIOR SKIRT
• LEVELED FLOORS
• LAUNDRY ROOM
• POOL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $72k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $648 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $63k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.1% 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.
• Visalia Unified (urban): math 30% / reading 40% proficiency, ranked #273 of 517 in CA (top 53%) — 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; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 $497 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 401 days — a 12% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,271 (12.0% below list)

Questions for the listing agent

1. It's been on market 401 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 2.01% ✓
• Cap rate: 17.10%
• Cash-on-cash: 38.60%
• DSCR: 2.72
• GRM: 4.1

CMA / ARV

• ARV (median comp): $45,000
• List price: $71,899
• Delta: 59.78%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
820 S Chinowth St #98	0.00mi	2/2.0	800 (+2%)	3mo	$45,000	$56	90
820 S Chinowth St	0.08mi	2/2.0	800 (+2%)	3mo	$45,000	$56	86

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: 35.1%
• Equity multiple: 2.49×
• Total profit: $30,079
• Equity at exit: $10,720

10-year hold

• IRR: 42.1%
• Equity multiple: 5.04×
• Total profit: $81,316
• Equity at exit: $6,217

Cash invested: $20,132 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,449 high
• Mortgage (P&I): −$377
• Tax est. 1.5%: −$90 /mo · $1,078/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $648

Break-even live

Break-even rent $629

Max offer price $71,899

Occupancy floor 50%

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: $17,975
• Closing costs: $2,157
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3733 W Myrtle Ct Visalia, CA	2.0	1.0	850	$1,350	$1.59	44d	1	0.03mi
815 S Demaree St Apt 40 Visalia, CA	2.0	1.5	890	$1,300	$1.46	44d	1	0.09mi
815 S Demaree St Unit 33 Visalia, CA	2.0	1.5	890	$1,300	$1.46	21d	1	0.09mi
815 S Demaree St Unit 11 Visalia, CA	3.0	1.5	924	$1,400	$1.52	44d	1	0.09mi
4052 W Meadow Ave Visalia, CA	2.0	1.0	877	$1,340	$1.53	21d	1	0.10mi
3936 W Meadow Ave Visalia, CA	2.0	1.0	877	$1,365	$1.56	44d	1	0.14mi
3900-4054 W Meadow Ave Unit 4052 Visalia, CA	2.0	1.0	877	$1,340	$1.53	21d	1	0.14mi
3900-4054 W Meadow Ave Unit 3936 Visalia, CA	2.0	1.0	877	$1,365	$1.56	44d	1	0.14mi
3535 W Campus Ave Unit 11 Visalia, CA	2.0	1.0	850	$1,445	$1.70	14d	1	0.19mi
3535 W Campus Ave Unit 3535-8 Visalia, CA	2.0	1.0	850	$1,445	$1.70	44d	1	0.20mi
3537 W Campus Ave Unit 11 Visalia, CA	2.0	1.0	850	$1,445	$1.70	44d	1	0.20mi
3417 W Campus Ave Visalia, CA	2.0	2.0	1050	$1,450	$1.38	14d	1	0.32mi
700 S Linwood St Unit 720 Visalia, CA	2.0	1.0	1054	$1,650	$1.57	44d	1	0.36mi
4845 W Cypress Ave Visalia, CA	2.0	2.0	1027	$1,650	$1.61	44d	1	0.61mi
1540 S Linwood St Unit 1540 Visalia, CA	2.0	1.0	750	$1,350	$1.80	44d	1	0.62mi
4928 Westgate Ct Visalia, CA	2.0	1.0	1069	$2,200	$2.06	21d	1	0.73mi
1317 S Crowe St Unit A Visalia, CA	2.0	2.0	900	$1,575	$1.75	14d	1	1.02mi
5130 W Cambridge Ave Unit 5136 Visalia, CA	2.0	1.0	818	$1,400	$1.71	14d	1	1.02mi
5136 W Cambridge Ave Visalia, CA	2.0	1.0	818	$1,400	$1.71	14d	1	1.03mi
1311 S Crowe St Unit 1317A Visalia, CA	2.0	2.0	900	$1,575	$1.75	14d	1	1.03mi
1311 S Crowe St Unit 1323D Visalia, CA	2.0	2.0	900	$1,575	$1.75	21d	1	1.03mi
1323 S Crowe St Unit D Visalia, CA	2.0	2.0	900	$1,575	$1.75	21d	1	1.04mi
5505 W Tulare Ave #64 Visalia, CA	2.0	1.5	800	$1,495	$1.87	21d	1	1.06mi
5224 W Cambridge Ave Unit 5224 Visalia, CA	2.0	1.0	818	$1,450	$1.77	44d	1	1.06mi
4401 W Goshen Ave Visalia, CA	2.0	2.0	996	$1,695	$1.70	14d	2	1.12mi
1608 S Central St Unit 1608 Visalia, CA	2.0	1.0	800	$1,400	$1.75	44d	1	1.35mi

Listing history 19 events

1. 2026-06-18
   days on market $71,899 Active 401 DOM
2. 2026-06-17
   days on market $71,899 Active 400 DOM
3. 2026-06-16
   days on market $71,899 Active 399 DOM
4. 2026-06-15
   days on market $71,899 Active 398 DOM
5. 2026-06-14
   days on market $71,899 Active 396 DOM
6. 2026-06-13
   days on market $71,899 Active 395 DOM
7. 2026-06-10
   days on market $71,899 Active 393 DOM
8. 2026-06-09
   days on market $71,899 Active 392 DOM
9. 2026-06-08
   days on market $71,899 Active 391 DOM
10. 2026-06-07
    days on market $71,899 Active 390 DOM
11. 2026-06-05
    days on market $71,899 Active 387 DOM
12. 2026-06-03
    days on market $71,899 Active 386 DOM
13. 2026-06-02
    days on market $71,899 Active 385 DOM
14. 2026-06-01
    days on market $71,899 Active 384 DOM
15. 2026-05-31
    days on market $71,899 Active 383 DOM
16. 2026-05-30
    days on market $71,899 Active 382 DOM
17. 2026-04-23
    price $71,899 454-char remark

    Show marketing remark (454 chars)

    Welcome to Country Manor Mobile Home Community in Visalia. This 784 Sq. Ft. mobile home features an open floor plan with spacious Living room, Dining, and Kitchen area, 2 bedrooms and 1 bath. Perfect for those aged 55 and older looking to downsize. Central Heating and Cooling, new exterior skirt and leveled floors. Close to Schools, Churches, and Shopping centers. This community offers a laundry room, pool and club house. Schedule your viewing today!

18. 2025-09-10
    price $79,900 454-char remark

    Show marketing remark (454 chars)

    Welcome to Country Manor Mobile Home Community in Visalia. This 784 Sq. Ft. mobile home features an open floor plan with spacious Living room, Dining, and Kitchen area, 2 bedrooms and 1 bath. Perfect for those aged 55 and older looking to downsize. Central Heating and Cooling, new exterior skirt and leveled floors. Close to Schools, Churches, and Shopping centers. This community offers a laundry room, pool and club house. Schedule your viewing today!

19. 2025-05-09
    listed $89,900 Active 454-char remark

    Show marketing remark (454 chars)

    Welcome to Country Manor Mobile Home Community in Visalia. This 784 Sq. Ft. mobile home features an open floor plan with spacious Living room, Dining, and Kitchen area, 2 bedrooms and 1 bath. Perfect for those aged 55 and older looking to downsize. Central Heating and Cooling, new exterior skirt and leveled floors. Close to Schools, Churches, and Shopping centers. This community offers a laundry room, pool and club house. Schedule your viewing today!

ⓘ 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 5/10 Major FEMA zone X (shaded) · 61% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 16 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: $17,383
• − Mortgage interest: −$4,027
• − Property taxes: −$1,078
• − Insurance: −$359
• − Repairs & maintenance: −$1,391
• − Management: −$1,391
• − Depreciation: −$2,092
• Taxable income: $7,045
• Est. tax owed @ 24.0%: −$1,691
• After-tax cash flow: $6,079/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.

Condition & rehab AI · 4 photos

Fair 45/100 Cosmetic rehab

This mobile home is in fair condition with average exterior and interior features. It requires minor repairs and maintenance to improve its appearance and value.

Repairs flagged

• Minor Paint touch-ups — Paint appears faded in some areas
• Moderate Flooring replacement — Carpeted floors need replacement for better appearance

Value-add opportunities

• Both Paint touch-ups — Enhances curb appeal and interior aesthetics
• Both Flooring replacement — Improves living experience and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint touch-ups · Paint appears faded in some areas	Minor	$500–3,000
Flooring replacement · Carpeted floors need replacement for better appearance	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Both Paint touch-ups — Enhances curb appeal and interior aesthetics ↑
• Both Flooring replacement — Improves living experience and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Visalia Unified
• NCES district ID: 0641160
• Math proficiency: 30% ▼ -3.00%
• Reading proficiency: 40% ▼ -10.00%
• Median HH income: $51,672
• Composite: 30.47/100
• National rank: #6223
• State rank: #273 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

-20.0% since first listed

3 events — show timeline

• 2026-04-23 Price Changed $71,899 TCMLS
• 2025-09-10 Price Changed $79,900 TCMLS
• 2025-05-09 Listed $89,900 TCMLS