415 N Akers St #104 · Visalia, CA 93291

$39,900

2 bd · 2.0 ba · 1,152 sqft · Land · 76 Days on market

Built 1973 $35/sqft · 41% below area Est $68k · 41% under ↓ 29% since listing

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Why this score? — see what drove the C- 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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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 MLS

Double Wide Mobile Home Located In A Nice Senior Community. This Home Needs TLC And Offers Great Potential. It Features A Large Living Room Open To The Dining Room With A Built-In Hutch. The Den Includes Built-In Shelving And Is Open To The Kitchen. The Bedrooms Are Spacious With Plenty Of Closet Space. This Home Is Priced To Sell.

Key facts

• Large living room
• Open to kitchen
• Built-in hutch

Tags

• DOUBLE WIDE MOBILE HOME
• LARGE LIVING ROOM
• BUILT-IN HUTCH
• BUILT-IN SHELVING
• OPEN TO KITCHEN
• PLENTY OF CLOSET SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $40k.

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 $40k).
• Recommended offer: $38k (6.0% below list) — sets the bar for market timing.
• Cap rate 40.0% 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.
• 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 (+3.1%/yr); 552 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 $276 of loan paydown is wiped out by about $1k 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 + 3.1% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($38k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major 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 $37,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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: 4.30% ✓
• Cap rate: 39.95%
• Cash-on-cash: 120.22%
• DSCR: 6.35
• GRM: 1.9

CMA / ARV

• ARV (median comp): $67,881
• List price: $39,900
• Delta: -41.22%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.12% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.82×
• Total profit: $65,027
• Equity at exit: $5,949

10-year hold

• IRR: —
• Equity multiple: 14.36×
• Total profit: $149,269
• Equity at exit: $3,450

Cash invested: $11,172 (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 93291

• Rents YoY: 3.1%
• Active inventory: 552
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,714 high
• Mortgage (P&I): −$209
• Tax from tax record: −$9 /mo · $106/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $1,119

Break-even live

Break-even rent $297

Max offer price $39,900

Occupancy floor 30%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4731 W School Ave Visalia, CA	3.0	2.0	1280	$1,900	$1.48	43d	1	0.47mi
201 N Bollinger St Visalia, CA	3.0	2.0	1194	$1,995	$1.67	43d	1	0.65mi
4845 W Cypress Ave Visalia, CA	2.0	2.0	1027	$1,650	$1.61	43d	1	0.78mi
4401 W Goshen Ave Visalia, CA	2.0	2.0	996	$1,695	$1.70	13d	2	0.80mi
700 S Linwood St Unit 720 Visalia, CA	2.0	1.0	1054	$1,650	$1.57	43d	1	0.88mi
4928 Westgate Ct Visalia, CA	2.0	1.0	1069	$2,200	$2.06	21d	1	0.98mi
5505 W Tulare Ave #64 Visalia, CA	2.0	1.5	800	$1,495	$1.87	21d	1	0.98mi
3733 W Myrtle Ct Visalia, CA	2.0	1.0	850	$1,350	$1.59	43d	1	1.15mi
4052 W Meadow Ave Visalia, CA	2.0	1.0	877	$1,340	$1.53	21d	1	1.18mi
4018 W Elowin Ct Visalia, CA	3.0	2.0	1290	$2,095	$1.62	43d	1	1.19mi
3900-4054 W Meadow Ave Unit 3936 Visalia, CA	2.0	1.0	877	$1,365	$1.56	43d	1	1.24mi
3900-4054 W Meadow Ave Unit 4052 Visalia, CA	2.0	1.0	877	$1,340	$1.53	21d	1	1.24mi
3936 W Meadow Ave Visalia, CA	2.0	1.0	877	$1,365	$1.56	43d	1	1.24mi
6710 W Doe Ave Visalia, CA	1.0–2.0	1.0–2.0	1017	$2,195	$2.16	2d	4	1.24mi
815 S Demaree St Apt 40 Visalia, CA	2.0	1.5	890	$1,300	$1.46	43d	1	1.27mi
815 S Demaree St Unit 11 Visalia, CA	3.0	1.5	924	$1,400	$1.52	43d	1	1.27mi
815 S Demaree St Unit 33 Visalia, CA	2.0	1.5	890	$1,300	$1.46	21d	1	1.27mi
5224 W Cambridge Ave Unit 5224 Visalia, CA	2.0	1.0	818	$1,450	$1.77	43d	1	1.29mi
5136 W Cambridge Ave Visalia, CA	2.0	1.0	818	$1,400	$1.71	13d	1	1.30mi
5130 W Cambridge Ave Unit 5136 Visalia, CA	2.0	1.0	818	$1,400	$1.71	13d	1	1.30mi
1540 S Linwood St Unit 1540 Visalia, CA	2.0	1.0	750	$1,350	$1.80	43d	1	1.31mi
3535 W Campus Ave Unit 11 Visalia, CA	2.0	1.0	850	$1,445	$1.70	13d	1	1.34mi
3535 W Campus Ave Unit 3535-8 Visalia, CA	2.0	1.0	850	$1,445	$1.70	43d	1	1.35mi
3537 W Campus Ave Unit 11 Visalia, CA	2.0	1.0	850	$1,445	$1.70	43d	1	1.36mi
1849 S Noyes St Visalia, CA	3.0	2.0	1497	$2,250	$1.50	43d	1	1.42mi
3417 W Campus Ave Visalia, CA	2.0	2.0	1050	$1,450	$1.38	13d	1	1.44mi

Listing history 21 events

1. 2026-06-18
   days on market $39,900 Active 76 DOM
2. 2026-06-17
   price $39,900 Active 75 DOM
3. 2026-06-17
   days on market $49,900 Active 75 DOM
4. 2026-06-16
   days on market $49,900 Active 74 DOM
5. 2026-06-15
   days on market $49,900 Active 73 DOM
6. 2026-06-14
   days on market $49,900 Active 71 DOM
7. 2026-06-13
   days on market $49,900 Active 70 DOM
8. 2026-06-10
   days on market $49,900 Active 68 DOM
9. 2026-06-09
   days on market $49,900 Active 67 DOM
10. 2026-06-08
    days on market $49,900 Active 66 DOM
11. 2026-06-07
    days on market $49,900 Active 65 DOM
12. 2026-06-05
    days on market $49,900 Active 62 DOM
13. 2026-06-03
    days on market $49,900 Active 61 DOM
14. 2026-06-02
    days on market $49,900 Active 60 DOM
15. 2026-06-01
    days on market $49,900 Active 59 DOM
16. 2026-05-31
    days on market $49,900 Active 58 DOM
17. 2026-05-30
    days on market $49,900 Active 57 DOM
18. 2026-04-03
    listed $49,900 Active 333-char remark

    Show marketing remark (333 chars)

    Double Wide Mobile Home Located In A Nice Senior Community. This Home Needs TLC And Offers Great Potential. It Features A Large Living Room Open To The Dining Room With A Built-In Hutch. The Den Includes Built-In Shelving And Is Open To The Kitchen. The Bedrooms Are Spacious With Plenty Of Closet Space. This Home Is Priced To Sell.

19. 2026-03-10
    price $54,900
20. 2026-02-06
    price $64,900
21. 2026-02-06
    price $69,900

ⓘ 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: $106 · $9/mo
• Projected year-2 tax: $303 · $25/mo
• Expected delta: +$197/yr (+$16/mo · 185.9%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 80% 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 37 unhealthy d/yr today · 39 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,566
• − Mortgage interest: −$2,235
• − Property taxes: −$106
• − Insurance: −$200
• − Repairs & maintenance: −$1,645
• − Management: −$1,645
• − Depreciation: −$1,161
• Taxable income: $13,574
• Est. tax owed @ 24.0%: −$3,258
• After-tax cash flow: $10,173/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: 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): 63,568
• Household income: $82,610
• Rent vs Own: 37.9% rent · 62.1% own
• Severe rent burden: 1764.0

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 53% White 34% Two or more races 17% Asian 9% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 48%
• Common ancestry: Russian 2% Iranian 2% Lithuanian 1%
• Foreign-born: 19% · Canada
• Languages at home: 58% English-only · Spanish 36% Other Asian/Pacific 3% Other Indo-European 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: ▼ -204.95%
• Current HPI: 329.0192
• Rent YoY: ▲ 3.12%
• 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

-28.6% since first listed

4 events — show timeline

• 2026-04-03 Listed $49,900 TCMLS
• 2026-03-10 Price Changed $54,900 TCMLS
• 2026-02-06 Price Changed $64,900 TCMLS
• 2026-02-06 Price Changed $69,900 TCMLS

Property tax history

-3.5%/yr

Latest (2021): $106 · -1.8% YoY. Source: county tax records.