2400 W Midvalley Ave Unit F-1 · Visalia, CA 93277

$68,000

2 bd · 2.0 ba · 1,400 sqft · Manufactured · 228 Days on market

Built 1982 Fair condition $49/sqft · 7% below area Est $73k · 7% 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 +10.6/15.0
• 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 +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Darling home has been Freshly Painted outside and is Move-in Ready in this 55+ neighborhood! 2 bedrooms can easily be made back into 3 bedrooms if needed. The Lovely Master bath has been recently updated and offers a spacious Walk in Shower. The Open floor plan boasts a WOOD Burning Fireplace to enjoy on those Chilly nights! The newly installed Laminate Flooring is throughout and makes for easy cleaning! The Dining area is adorned with a built in Hutch. The Cheery Kitchen offers a nice view & the lovely Yard is fenced and has plenty of space for your furry friends. The Covered Patio is a Welcome place to sit and enjoy the beautiful views of the Sierra Nevada's and their awesome Sunrises! The Carport leads to a storage shed for those things you can't live without! Make this House your Home and come Enjoy the Clubhouse, Pool , 4 Ponds, Ducks and Geese that Westlake Village has to offer!

Key facts

• Laminate flooring
• Built in hutch
• Fenced yard

Tags

• WALK IN SHOWER
• WOOD BURNING FIREPLACE
• LAMINATE FLOORING
• BUILT IN HUTCH
• FENCED YARD
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $68k. Condition is rated fair.

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 $68k).
• Recommended offer: $60k (12.0% below list) — sets the bar for market timing.
• Cap rate 25.0% 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; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 $470 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 $19k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 228 days — a 12% lower offer ($60k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $21k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $59,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 228 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: 2.85% ✓
• Cap rate: 25.05%
• Cash-on-cash: 66.98%
• DSCR: 3.98
• GRM: 2.9

CMA / ARV

• ARV (median comp): $72,945
• List price: $68,000
• Delta: -6.78%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2400 W Midvalley Ave Unit F-1	0.00mi	2/2.0	1,400 (0%)	0mo	$68,000	$49	100
2400 W Midvalley Ave Unit R5	0.05mi	2/2.0	1,440 (+3%)	7mo	$175,000	$122	88
2627 W Midvalley Ave #104	0.28mi	2/2.0	1,380 (-1%)	4mo	$65,000	$47	81
2627 W Midvalley Ave #107	0.28mi	2/2.0	1,440 (+3%)	2mo	$95,000	$66	81
2627 W Midvalley Ave #88	0.31mi	2/2.0	1,440 (+3%)	4mo	$72,000	$50	78
4648 S Terrace St	0.21mi	2/2.0	1,296 (-7%)	1mo	$294,000	$227	78
2627 W Midvalley Ave #5	0.28mi	3/2.0 (+1)	1,440 (+3%)	3mo	$65,000	$45	75
2627 W Midvalley Ave #109	0.28mi	2/2.0	1,344 (-4%)	8mo	$90,000	$67	73
2627 Midvalley #3	0.28mi	2/2.0	1,248 (-11%)	6mo	$79,000	$63	63
2627 W Midvalley Spc 3 Ave	0.32mi	2/2.0	1,248 (-11%)	6mo	$79,000	$63	61
26814 S Mooney Blvd Unit D156	0.43mi	3/2.0 (+1)	1,248 (-11%)	6mo	$75,000	$60	52
26814 S Mooney Blvd Unit D173	0.44mi	3/2.0 (+1)	1,200 (-14%)	8mo	$61,400	$51	44

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: 66.7%
• Equity multiple: 4.01×
• Total profit: $57,326
• Equity at exit: $10,139

10-year hold

• IRR: 71.0%
• Equity multiple: 8.34×
• Total profit: $139,787
• Equity at exit: $5,879

Cash invested: $19,040 (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: 2.9×

Monthly cashflow live

• Estimated rent: $1,940 high
• Mortgage (P&I): −$357
• Tax est. 1.5%: −$85 /mo · $1,020/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $1,063

Break-even live

Break-even rent $595

Max offer price $68,000

Occupancy floor 40%

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Rent comps 14 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	43d	1	0.29mi
3940 S Shady Ct Unit 123 Visalia, CA	2.0	1.0	910	$1,695	$1.86	43d	1	0.29mi
3940 S Shady Ct Apt 223 Visalia, CA	2.0	2.0	910	$1,950	$2.14	43d	1	0.30mi
3919 S Sallee Ct Visalia, CA	3.0	2.0	1642	$2,400	$1.46	21d	1	0.31mi
2546 W Victor Ct Unit 102 Visalia, CA	3.0	2.0	1200	$1,995	$1.66	43d	1	0.75mi
3837 W Rialto Ave Visalia, CA	3.0	2.0	1475	$2,100	$1.42	43d	1	0.89mi
3922 W Nellis Ave Visalia, CA	3.0	2.0	1475	$2,500	$1.69	43d	1	0.92mi
3909 W Nellis Ave Visalia, CA	3.0	2.0	1475	$2,100	$1.42	21d	1	0.92mi
1917 W Whitendale Ave Unit 1917 Visalia, CA	2.0	2.0	1048	$1,295	$1.24	43d	1	1.03mi
2704 W Whitendale Ave Visalia, CA	3.0	2.0	1583	$1,895	$1.20	21d	1	1.04mi
1107 W Victor Ave Visalia, CA	3.0	2.0	1710	$2,500	$1.46	13d	1	1.09mi
3618 W Country Ave Visalia, CA	3.0	2.0	1618	$2,095	$1.29	43d	1	1.30mi
324 W Kimball Ave Visalia, CA	3.0	2.0	1297	$2,500	$1.93	13d	1	1.39mi
232 W Caldwell Ave Unit 19 Visalia, CA	2.0	1.0	988	$1,325	$1.34	21d	1	1.46mi

Listing history 9 events

1. 2026-05-16
   status Pending 910-char remark

   Show marketing remark (910 chars)

   This Darling home has been Freshly Painted outside and is Move-in Ready in this 55+ neighborhood! 2 bedrooms can easily be made back into 3 bedrooms if needed. The Lovely Master bath has been recently updated and offers a spacious Walk in Shower. The Open floor plan boasts a WOOD Burning Fireplace to enjoy on those Chilly nights! The newly installed Laminate Flooring is throughout and makes for easy cleaning! The Dining area is adorned with a built in Hutch. The Cheery Kitchen offers a nice view & the lovely Yard is fenced and has plenty of space for your furry friends. The Covered Patio is a Welcome place to sit and enjoy the beautiful views of the Sierra Nevada's and their awesome Sunrises! The Carport leads to a storage shed for those things you can't live without! Make this House your Home and come Enjoy the Clubhouse, Pool , 4 Ponds, Ducks and Geese that Westlake Village has to offer!

2. 2026-05-03
   price $68,000 910-char remark

   Show marketing remark (910 chars)

   This Darling home has been Freshly Painted outside and is Move-in Ready in this 55+ neighborhood! 2 bedrooms can easily be made back into 3 bedrooms if needed. The Lovely Master bath has been recently updated and offers a spacious Walk in Shower. The Open floor plan boasts a WOOD Burning Fireplace to enjoy on those Chilly nights! The newly installed Laminate Flooring is throughout and makes for easy cleaning! The Dining area is adorned with a built in Hutch. The Cheery Kitchen offers a nice view & the lovely Yard is fenced and has plenty of space for your furry friends. The Covered Patio is a Welcome place to sit and enjoy the beautiful views of the Sierra Nevada's and their awesome Sunrises! The Carport leads to a storage shed for those things you can't live without! Make this House your Home and come Enjoy the Clubhouse, Pool , 4 Ponds, Ducks and Geese that Westlake Village has to offer!

3. 2026-03-11
   price $75,000 910-char remark

   Show marketing remark (910 chars)

   This Darling home has been Freshly Painted outside and is Move-in Ready in this 55+ neighborhood! 2 bedrooms can easily be made back into 3 bedrooms if needed. The Lovely Master bath has been recently updated and offers a spacious Walk in Shower. The Open floor plan boasts a WOOD Burning Fireplace to enjoy on those Chilly nights! The newly installed Laminate Flooring is throughout and makes for easy cleaning! The Dining area is adorned with a built in Hutch. The Cheery Kitchen offers a nice view & the lovely Yard is fenced and has plenty of space for your furry friends. The Covered Patio is a Welcome place to sit and enjoy the beautiful views of the Sierra Nevada's and their awesome Sunrises! The Carport leads to a storage shed for those things you can't live without! Make this House your Home and come Enjoy the Clubhouse, Pool , 4 Ponds, Ducks and Geese that Westlake Village has to offer!

4. 2026-01-14
   price $83,995 910-char remark

   Show marketing remark (910 chars)

   This Darling home has been Freshly Painted outside and is Move-in Ready in this 55+ neighborhood! 2 bedrooms can easily be made back into 3 bedrooms if needed. The Lovely Master bath has been recently updated and offers a spacious Walk in Shower. The Open floor plan boasts a WOOD Burning Fireplace to enjoy on those Chilly nights! The newly installed Laminate Flooring is throughout and makes for easy cleaning! The Dining area is adorned with a built in Hutch. The Cheery Kitchen offers a nice view & the lovely Yard is fenced and has plenty of space for your furry friends. The Covered Patio is a Welcome place to sit and enjoy the beautiful views of the Sierra Nevada's and their awesome Sunrises! The Carport leads to a storage shed for those things you can't live without! Make this House your Home and come Enjoy the Clubhouse, Pool , 4 Ponds, Ducks and Geese that Westlake Village has to offer!

5. 2025-09-30
   listed $89,000 Active 910-char remark

   Show marketing remark (910 chars)

   This Darling home has been Freshly Painted outside and is Move-in Ready in this 55+ neighborhood! 2 bedrooms can easily be made back into 3 bedrooms if needed. The Lovely Master bath has been recently updated and offers a spacious Walk in Shower. The Open floor plan boasts a WOOD Burning Fireplace to enjoy on those Chilly nights! The newly installed Laminate Flooring is throughout and makes for easy cleaning! The Dining area is adorned with a built in Hutch. The Cheery Kitchen offers a nice view & the lovely Yard is fenced and has plenty of space for your furry friends. The Covered Patio is a Welcome place to sit and enjoy the beautiful views of the Sierra Nevada's and their awesome Sunrises! The Carport leads to a storage shed for those things you can't live without! Make this House your Home and come Enjoy the Clubhouse, Pool , 4 Ponds, Ducks and Geese that Westlake Village has to offer!

6. 2023-10-12
   soldstatus $48,000 Sold 642-char remark

   Show marketing remark (642 chars)

   Westlake Village Mobile Park is a senior 55+ mobile home park. It's a nature paradise with trees, lakes, and ducks all around. This park allows you the luxury of living in an oasis of peaceful serenity and it's only a few minutes drive to the shops, restaurants, movies, and a hospital. There are social activities at the clubhouse, a great pool and special spaces for your RV's.This double-wide unit has a nice porch where you can enjoy a quiet afternoon. It's being sold in as-is condition however, at close of escrow, seller agrees to install and pay for a new HVAC unit with full-asking price.Call today for your easy showing appointment.

7. 2023-09-26
   status Pending 642-char remark

   Show marketing remark (642 chars)

   Westlake Village Mobile Park is a senior 55+ mobile home park. It's a nature paradise with trees, lakes, and ducks all around. This park allows you the luxury of living in an oasis of peaceful serenity and it's only a few minutes drive to the shops, restaurants, movies, and a hospital. There are social activities at the clubhouse, a great pool and special spaces for your RV's.This double-wide unit has a nice porch where you can enjoy a quiet afternoon. It's being sold in as-is condition however, at close of escrow, seller agrees to install and pay for a new HVAC unit with full-asking price.Call today for your easy showing appointment.

8. 2023-09-15
   price $58,888 642-char remark

   Show marketing remark (642 chars)

   Westlake Village Mobile Park is a senior 55+ mobile home park. It's a nature paradise with trees, lakes, and ducks all around. This park allows you the luxury of living in an oasis of peaceful serenity and it's only a few minutes drive to the shops, restaurants, movies, and a hospital. There are social activities at the clubhouse, a great pool and special spaces for your RV's.This double-wide unit has a nice porch where you can enjoy a quiet afternoon. It's being sold in as-is condition however, at close of escrow, seller agrees to install and pay for a new HVAC unit with full-asking price.Call today for your easy showing appointment.

9. 2023-08-22
   listed $46,888 Active 642-char remark

   Show marketing remark (642 chars)

   Westlake Village Mobile Park is a senior 55+ mobile home park. It's a nature paradise with trees, lakes, and ducks all around. This park allows you the luxury of living in an oasis of peaceful serenity and it's only a few minutes drive to the shops, restaurants, movies, and a hospital. There are social activities at the clubhouse, a great pool and special spaces for your RV's.This double-wide unit has a nice porch where you can enjoy a quiet afternoon. It's being sold in as-is condition however, at close of escrow, seller agrees to install and pay for a new HVAC unit with full-asking price.Call today for your easy showing appointment.

ⓘ 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: $23,282
• − Mortgage interest: −$3,809
• − Property taxes: −$1,020
• − Insurance: −$340
• − Repairs & maintenance: −$1,863
• − Management: −$1,863
• − Depreciation: −$1,978
• Taxable income: $12,409
• Est. tax owed @ 24.0%: −$2,978
• After-tax cash flow: $9,775/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 · 12 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and updates to improve its condition and value. The kitchen and bathrooms need updating, and the exterior siding requires attention. Replacing the HVAC unit would also significantly improve the home's value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate bathroom fixtures — standard fixtures, dated tile
• Moderate exterior siding — moderate wear

Value-add opportunities

• Resale update kitchen cabinets and countertops — modernizing the kitchen would attract more buyers
• Resale replace bathroom fixtures and tile — modernizing the bathroom would attract more buyers
• Resale repair and paint exterior siding — improving the exterior would enhance curb appeal
• Both replace HVAC unit — improving HVAC would increase comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
bathroom fixtures · standard fixtures, dated tile	Moderate	$3,000–15,000
exterior siding · moderate wear	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Resale update kitchen cabinets and countertops — modernizing the kitchen would attract more buyers ↑
• Resale replace bathroom fixtures and tile — modernizing the bathroom would attract more buyers ↑
• Resale repair and paint exterior siding — improving the exterior would enhance curb appeal ↑
• Both replace HVAC unit — improving HVAC would increase comfort and energy efficiency ↑

ⓘ 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: 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

+45.0% since first listed

9 events — show timeline

• 2026-05-16 Pending — TCMLS
• 2026-05-03 Price Changed $68,000 TCMLS
• 2026-03-11 Price Changed $75,000 TCMLS
• 2026-01-14 Price Changed $83,995 TCMLS
• 2025-09-30 Listed $89,000 TCMLS
• 2023-10-12 Sold (MLS) $48,000 FRESNOMLS
• 2023-09-26 Pending — FRESNOMLS
• 2023-09-15 Price Changed $58,888 FRESNOMLS
• 2023-08-22 Listed $46,888 FRESNOMLS