175 S 19th Ave · Lemoore, CA 93245

$899,000

8 bd · 4.0 ba · 4,220 sqft · MultiFamily public records · 102 Days on market

Built 1964 9,997 sqft lot

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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).

• Cash flow +15.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Schools +3.5/10.0
• Rent growth +3.2/5.0
• 1% rule +3.1/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Great investment opportunity in Lemoore. This 4-unit multifamily property offers strong income potential for investors or owner-occupants looking to build their portfolio. Conveniently located near shopping, dining, schools, and major commuter routes.

Key facts

• Multifamily property
• Conveniently located
• 9,997 sq ft lot

Tags

• MULTIFAMILY PROPERTY
• STRONG INCOME POTENTIAL
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Covered parking
• Utilities: Electricity connected; Public sewer; Public utilities
• Home design: Quadruplex property
• Construction: Stucco construction; Composition roof; Concrete perimeter foundation; Built as a two-level structure
• Exterior features: Urban lot setting; Composition roof; Stucco exterior; Concrete perimeter foundation; Two stories

Interior

• Bathrooms: Four bathrooms
• Heating & cooling: Central heat/central cool
• Interior features: Central heating and cooling; No fireplace

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $899k.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive. Per door: $89/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $725k (19.4% below list).
• Recommended offer: $725k (19.4% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.8% in Lemoore — 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 58/100 on livability (#728 in CA) — a working-class tenant base; expect higher turnover. Strengths: commute A+, housing A+; Watch: amenities F, cost of living F, health & safety F.
• Lemoore Union High (suburban): math 25% / reading 55% proficiency, ranked #235 of 517 in CA (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: P. W. Engvall Elementary (math 39% / reading 52%, grade D-, #485 of 1,571 statewide, top 31%, 509 students, 78% FRL); Liberty Middle (math 41% / reading 58%, grade C, #104 of 498 statewide, top 21%, 666 students, 77% FRL); Lemoore High (math 27% / reading 59%, grade F, #460 of 1,170 statewide, top 40%, 1,861 students, 52% FRL).
• Market conditions: Rents rising (+2.9%/yr); 148 active listings in the ZIP; solid renter incomes; 741 units permitted in Kings County in 2024 (307 in 5+ unit buildings).
• At $7,246/mo this rent would consume 108% of the median local household income ($80k/yr) (locally 1317% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $27k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($818k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago 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.
• Current owner paid $260k; list at $899k implies a 246% gain — meaningful room to come down on a strong offer.

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 $724,600 (19.4% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.81% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.71%
• DSCR: 1.08
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.94% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.51×
• Total profit: $-123,727
• Equity at exit: $134,044

10-year hold

• IRR: -5.0%
• Equity multiple: 0.67×
• Total profit: $-81,844
• Equity at exit: $77,729

Cash invested: $251,720 (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 93245

• Rents YoY: 2.9%
• Active inventory: 148
• Price-to-rent: 41.4×

Monthly cashflow live

• Estimated rent: $7,246 high
• Mortgage (P&I): −$4,714
• Tax from tax record: −$277 /mo · $3,328/yr
• Insurance: −$375
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,522
• Net cashflow: $358

Break-even live

Break-even rent $6,793

Max offer price $899,000

Occupancy floor 90%

Sensitivity live

Price	-10% $867	-5% $612	+0% $358	+5% $103	+10% $-151
Rent	-10% $-214	-5% $72	+0% $358	+5% $644	+10% $930
Rate	-1.0pp $811	-0.5pp $587	base $358	+0.5pp $125	+1.0pp $-112

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$7,244
Total (4 units)			$7,246

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: $224,750
• Closing costs: $26,970
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-22
   days on market $899,000 Active 102 DOM
2. 2026-06-21
   days on market $899,000 Active 101 DOM
3. 2026-06-19
   days on market $899,000 Active 99 DOM
4. 2026-06-18
   days on market $899,000 Active 98 DOM
5. 2026-06-17
   days on market $899,000 Active 97 DOM
6. 2026-06-16
   days on market $899,000 Active 96 DOM
7. 2026-06-15
   days on market $899,000 Active 95 DOM
8. 2026-06-14
   days on market $899,000 Active 93 DOM
9. 2026-06-13
   days on market $899,000 Active 92 DOM
10. 2026-06-10
    days on market $899,000 Active 90 DOM
11. 2026-06-09
    days on market $899,000 Active 89 DOM
12. 2026-06-08
    days on market $899,000 Active 88 DOM
13. 2026-06-07
    days on market $899,000 Active 87 DOM
14. 2026-06-05
    days on market $899,000 Active 84 DOM
15. 2026-06-03
    days on market $899,000 Active 83 DOM
16. 2026-06-02
    days on market $899,000 Active 82 DOM
17. 2026-06-01
    days on market $899,000 Active 81 DOM
18. 2026-05-31
    days on market $899,000 Active 80 DOM
19. 2026-05-30
    days on market $899,000 Active 79 DOM
20. 2026-04-10
    price $899,000
21. 2026-03-12
    listed $899,000 Active 251-char remark

    Show marketing remark (251 chars)

    Great investment opportunity in Lemoore. This 4-unit multifamily property offers strong income potential for investors or owner-occupants looking to build their portfolio. Conveniently located near shopping, dining, schools, and major commuter routes.

22. 2026-03-09
    listed $1,200,000 Active
23. 2018-01-25
    historical
24. 2017-08-18
    listed $350,000
25. 2017-08-17
    listed $350,000
26. 2014-10-27
    soldstatus $260,000
27. 2014-10-27
    soldstatus $260,000
28. 2014-07-02
    listed $285,000
29. 1993-06-01
    soldstatus $125,000

ⓘ 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: $3,328 · $277/mo
• Projected year-2 tax: $6,832 · $569/mo
• Expected delta: +$3,504/yr (+$292/mo · 105.3%)

ⓘ 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 30 unhealthy d/yr today · 32 by 30 yrs out

Taxation est. · year 1

• Rental income: $86,952
• − Mortgage interest: −$50,358
• − Property taxes: −$3,328
• − Insurance: −$4,495
• − Repairs & maintenance: −$6,956
• − Management: −$6,956
• − Depreciation: −$26,153
• Taxable loss: −$11,294
• Est. tax savings @ 24.0%: +$2,711
• After-tax cash flow: $7,006/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: Lemoore Union High
• NCES district ID: 0621400
• Math proficiency: 25% ▲ 6.00%
• Reading proficiency: 55% ▲ 3.00%
• Median HH income: $54,752
• Composite: 34.83/100
• National rank: #5097
• State rank: #235 of 517 in CA

Livability — Lemoore

• Score: 58/100
• State rank: #728
• US rank: #21473

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lemoore, CA
• County: Kings County · 107,655 people
• City population: 37,971
• Metro: Hanford-Corcoran, CA
• Population (ZIP): 37,971
• Household income: $80,412
• Rent vs Own: 53.8% rent · 46.2% own
• Severe rent burden: 1317.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Hispanic / Latino 44% White 37% Two or more races 19% Black 7% Asian 6% Native American 2%
• Hispanic origin (detail): Mexican 39%
• Common ancestry: Italian 4% Russian 4% Lithuanian 2%
• Foreign-born: 14% · Canada
• Languages at home: 68% English-only · Spanish 26% Tagalog/Filipino 3% Other Indo-European 1%

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: ▼ -268.40%
• Current HPI: 272.7794
• Rent YoY: ▲ 2.94%
• Metro: Hanford-Corcoran, 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

+619.2% since first listed

10 events — show timeline

• 2026-04-10 Price Changed $899,000 FRESNOMLS
• 2026-03-12 Listed $899,000 KCBOR
• 2026-03-09 Listed $1,200,000 FRESNOMLS
• 2018-01-25 Listing Removed — CRMLS
• 2017-08-18 Listed $350,000 CRMLS
• 2017-08-17 Listed $350,000 FRESNOMLS
• 2014-10-27 Sold (Public Records) $260,000 Public Records
• 2014-10-27 Sold (MLS) $260,000 KCBOR
• 2014-07-02 Listed $285,000 KCBOR
• 1993-06-01 Sold (Public Records) $125,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $3,328 · +5.0% YoY. Source: county tax records.