720 E Worth Ave #168 · Porterville, CA 93257

$39,000

2 bd · 2.0 ba · 840 sqft · Manufactured · 138 Days on market

Built 1987 Good condition 27 ac lot $46/sqft · 20% below area Est $49k · 20% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for an affordable and newly remodeled home? You have found it! This newly remodeled mobile home has 2 bedrooms and 2 full bathrooms along with new carpet and flooring! The exterior of the home has been freshly painted and will give you a welcoming feel the second you walk through the door. Make your appointment today to see this nice home!

Key facts

• New carpet
• New flooring
• Freshly painted

Tags

• NEWLY REMODELED
• NEW CARPET
• NEW FLOORING
• FRESHLY PAINTED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $39k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $658 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $39k).
• Recommended offer: $34k (12.0% below list) — sets the bar for market timing.
• Cap rate 26.5% 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.
• Porterville Unified (urban): math 18% / reading 50% proficiency, ranked #302 of 517 in CA (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 84% free/reduced lunch — lower-income household profile, screen leases tightly.
• 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 $270 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 + 4.1% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $10k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $39k implies a 118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $34,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 3.01% ✓
• Cap rate: 26.53%
• Cash-on-cash: 72.29%
• DSCR: 4.22
• GRM: 2.8

CMA / ARV

• ARV (median comp): $49,000
• List price: $39,000
• Delta: -20.41%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
720 E Worth Ave #159	0.00mi	2/1.0	800 (-5%)	1mo	$52,000	$65	87
720 E Worth Ave #122	0.00mi	2/2.0	792 (-6%)	10mo	$59,500	$75	82
720 E Worth Ave #154	0.00mi	2/2.0	804 (-4%)	23mo	$59,000	$73	74
720 E Worth Ave Space 205 Ave	0.00mi	2/1.0	784 (-7%)	18mo	$45,000	$57	70
720 E Worth Ave Space 209 Ave	0.00mi	2/2.0	924 (+10%)	18mo	$49,500	$54	68
720 E Worth Ave Space 160 Ave	0.00mi	2/1.5	896 (+7%)	23mo	$59,000	$66	68
720 E Worth Avenue Ave #108	0.00mi	1/1.0 (-1)	925 (+10%)	14mo	$48,500	$52	62

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 · 4.07% rent growth · sell at horizon

5-year hold

• IRR: 73.2%
• Equity multiple: 4.38×
• Total profit: $36,871
• Equity at exit: $5,815

10-year hold

• IRR: 77.3%
• Equity multiple: 9.38×
• Total profit: $91,482
• Equity at exit: $3,372

Cash invested: $10,920 (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: 2.8×

Monthly cashflow live

• Estimated rent: $1,174 medium
• Mortgage (P&I): −$205
• Tax est. 1.5%: −$49 /mo · $585/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $658

Break-even live

Break-even rent $341

Max offer price $39,000

Occupancy floor 39%

Sensitivity live

Price	-10% $685	-5% $671	+0% $658	+5% $644	+10% $631
Rent	-10% $565	-5% $611	+0% $658	+5% $704	+10% $751
Rate	-1.0pp $677	-0.5pp $668	base $658	+0.5pp $648	+1.0pp $637

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
715 E River Ave Unit B Porterville, CA	2.0	1.0	725	$1,100	$1.52	44d	1	0.82mi
195 E Mountain View Ave Porterville, CA	2.0	1.0	1075	$1,200	$1.12	21d	1	0.86mi

Listing history 26 events

1. 2026-06-18
   days on market $39,000 Active 138 DOM
2. 2026-06-17
   days on market $39,000 Active 137 DOM
3. 2026-06-16
   days on market $39,000 Active 136 DOM
4. 2026-06-15
   days on market $39,000 Active 135 DOM
5. 2026-06-14
   days on market $39,000 Active 133 DOM
6. 2026-06-13
   days on market $39,000 Active 132 DOM
7. 2026-06-10
   days on market $39,000 Active 130 DOM
8. 2026-06-09
   days on market $39,000 Active 129 DOM
9. 2026-06-08
   days on market $39,000 Active 128 DOM
10. 2026-06-07
    days on market $39,000 Active 127 DOM
11. 2026-06-05
    days on market $39,000 Active 124 DOM
12. 2026-06-03
    days on market $39,000 Active 123 DOM
13. 2026-06-02
    days on market $39,000 Active 122 DOM
14. 2026-06-01
    days on market $39,000 Active 121 DOM
15. 2026-05-31
    days on market $39,000 Active 120 DOM
16. 2026-05-30
    days on market $39,000 Active 119 DOM
17. 2026-04-16
    price $39,000 349-char remark

    Show marketing remark (349 chars)

    Looking for an affordable and newly remodeled home? You have found it! This newly remodeled mobile home has 2 bedrooms and 2 full bathrooms along with new carpet and flooring! The exterior of the home has been freshly painted and will give you a welcoming feel the second you walk through the door. Make your appointment today to see this nice home!

18. 2026-03-26
    price $44,000 349-char remark

    Show marketing remark (349 chars)

    Looking for an affordable and newly remodeled home? You have found it! This newly remodeled mobile home has 2 bedrooms and 2 full bathrooms along with new carpet and flooring! The exterior of the home has been freshly painted and will give you a welcoming feel the second you walk through the door. Make your appointment today to see this nice home!

19. 2026-01-29
    listed $49,000 Active 349-char remark

    Show marketing remark (349 chars)

    Looking for an affordable and newly remodeled home? You have found it! This newly remodeled mobile home has 2 bedrooms and 2 full bathrooms along with new carpet and flooring! The exterior of the home has been freshly painted and will give you a welcoming feel the second you walk through the door. Make your appointment today to see this nice home!

20. 2024-12-05
    listed $47,000 Active
21. 2024-09-16
    price $47,000
22. 2024-08-26
    price $49,500
23. 2024-08-21
    price $52,000
24. 2024-07-29
    price $55,000
25. 2024-06-03
    listed $56,900 Active
26. 2021-01-21
    soldstatus $17,900

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 38 unhealthy d/yr today · 42 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,086
• − Mortgage interest: −$2,185
• − Property taxes: −$585
• − Insurance: −$195
• − Repairs & maintenance: −$1,127
• − Management: −$1,127
• − Depreciation: −$1,135
• Taxable income: $7,733
• Est. tax owed @ 24.0%: −$1,856
• After-tax cash flow: $6,038/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

Good 75/100 Cosmetic rehab

This newly remodeled mobile home is in good condition with fresh paint and new flooring. It offers a good balance of updates and maintenance, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Paint interior walls — Enhances curb appeal and interior aesthetics
• Both Replace carpet with hardwood flooring — Improves durability and adds value
• Both Install new kitchen appliances — Modernizes the kitchen and adds value
• Both Replace bathroom fixtures with modern ones — Enhances functionality and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replace carpet with hardwood flooring — Improves durability and adds value ↑
• Both Install new kitchen appliances — Modernizes the kitchen and adds value ↑
• Both Replace bathroom fixtures with modern ones — Enhances functionality and aesthetics ↑

ⓘ 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: Porterville Unified
• NCES district ID: 0600064
• Math proficiency: 18% ▼ -10.00%
• Reading proficiency: 50% ▲ 6.00%
• Median HH income: $35,157
• Composite: 27.97/100
• National rank: #6855
• State rank: #302 of 517 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

• 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

+117.9% since first listed

10 events — show timeline

• 2026-04-16 Price Changed $39,000 TCMLS
• 2026-03-26 Price Changed $44,000 TCMLS
• 2026-01-29 Listed $49,000 TCMLS
• 2024-12-05 Listed $47,000 TCMLS
• 2024-09-16 Price Changed $47,000 TCMLS
• 2024-08-26 Price Changed $49,500 TCMLS
• 2024-08-21 Price Changed $52,000 TCMLS
• 2024-07-29 Price Changed $55,000 TCMLS
• 2024-06-03 Listed $56,900 TCMLS
• 2021-01-21 Sold (MLS) $17,900 TCMLS