10208 Haven Ln · Home Garden, CA 93230

$210,000

3 bd · 2.0 ba · 1,738 sqft · SingleFamily public records · 58 Days on market

Built 1971 5,967 sqft lot Est $308k · 32% 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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +5.5/10.0
• Schools +3.6/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bd 2 bath home in need of TLC great for an investor or first time home buyer.

Key facts

• Close to schools
• Close to shopping
• Conveniently located

Tags

• CONVENIENTLY LOCATED
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING
• CLOSE TO MAJOR COMMUTER ROUTES

Property features AI

Exterior

• Utilities: Electric service on; Public sewer; Public utilities
• Home design: Single-family home; One story
• Construction: Stucco exterior; Composition roof; Concrete foundation; Built using public records for living area
• Exterior features: Urban lot setting; No solar

Interior

• Flooring: Laminate; Tile
• Bathrooms: 2 bathrooms
• Heating & cooling: Central heat and air
• Interior features: Laminate and tile flooring; Heating and central cooling
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $470 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $204k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 49/100 on livability (#1,152 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime B; Watch: amenities F, commute F, employment F.
• Hanford Joint Union High (urban): math 20% / reading 58% proficiency, ranked #765 of 1,400 in CA (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hanford High (1,549 students, 80% FRL).
• Market conditions: Rents rising (+2.9%/yr); 430 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 741 units permitted in Kings County in 2024 (307 in 5+ unit buildings).
• This rent runs 35% of the median local income ($76k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $89k; list at $210k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire 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 $203,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.05% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.60%
• DSCR: 1.43
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $307,626
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10811 Abby Ln	0.65mi	4/2.0 (+1)	1,878 (+8%)	3mo	$329,900	$176	49
10042 Camino Ramon	0.46mi	4/2.0 (+1)	1,493 (-14%)	12mo	$265,000	$177	40
9525 Garden Dr	0.69mi	3/2.0	1,522 (-12%)	19mo	$305,000	$200	31

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 · 2.87% rent growth · sell at horizon

5-year hold

• IRR: -2.0%
• Equity multiple: 0.92×
• Total profit: $-4,438
• Equity at exit: $31,312

10-year hold

• IRR: 7.5%
• Equity multiple: 1.56×
• Total profit: $33,218
• Equity at exit: $18,157

Cash invested: $58,800 (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 93230

• Rents YoY: 2.9%
• Active inventory: 430
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,206 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$83 /mo · $1,000/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $470

Break-even live

Break-even rent $1,610

Max offer price $210,000

Occupancy floor 74%

Sensitivity live

Price	-10% $589	-5% $530	+0% $470	+5% $411	+10% $351
Rent	-10% $296	-5% $383	+0% $470	+5% $557	+10% $645
Rate	-1.0pp $576	-0.5pp $524	base $470	+0.5pp $416	+1.0pp $361

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
994 S Harris St Hanford, CA	3.0	2.0	1278	$1,650	$1.29	14d	1	0.89mi
1078 Buena Vista Ln Hanford, CA	3.0	2.5	1301	$2,200	$1.69	21d	1	1.49mi

Listing history 18 events

1. 2026-06-18
   days on market $210,000 Active 58 DOM
2. 2026-06-17
   days on market $210,000 Active 57 DOM
3. 2026-06-16
   days on market $210,000 Active 56 DOM
4. 2026-06-15
   days on market $210,000 Active 55 DOM
5. 2026-06-14
   days on market $210,000 Active 53 DOM
6. 2026-06-13
   days on market $210,000 Active 52 DOM
7. 2026-06-10
   days on market $210,000 Active 50 DOM
8. 2026-06-09
   days on market $210,000 Active 49 DOM
9. 2026-06-08
   days on market $210,000 Active 48 DOM
10. 2026-06-07
    days on market $210,000 Active 47 DOM
11. 2026-06-03
    days on market $210,000 Active 43 DOM
12. 2026-06-02
    days on market $210,000 Active 42 DOM
13. 2026-06-01
    days on market $210,000 Active 41 DOM
14. 2026-05-31
    days on market $210,000 Active 40 DOM
15. 2026-05-30
    days on market $210,000 Active 39 DOM
16. 2026-04-20
    listed $210,000 Active
17. 2017-08-14
    soldstatus $89,000 79-char remark

    Show marketing remark (79 chars)

    3 bd 2 bath home in need of TLC great for an investor or first time home buyer.

18. 2017-01-23
    listed $92,900 79-char remark

    Show marketing remark (79 chars)

    3 bd 2 bath home in need of TLC great for an investor or first time home buyer.

ⓘ 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: $1,000 · $83/mo
• Projected year-2 tax: $1,596 · $133/mo
• Expected delta: +$596/yr (+$50/mo · 59.5%)

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 49 unhealthy d/yr today · 50 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,468
• − Mortgage interest: −$11,763
• − Property taxes: −$1,000
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,117
• − Management: −$2,117
• − Depreciation: −$6,109
• Taxable income: $2,310
• Est. tax owed @ 24.0%: −$554
• After-tax cash flow: $5,090/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: Hanford Joint Union High
• NCES district ID: 0616500
• Math proficiency: 20% ▲ 1.00%
• Reading proficiency: 58% ▬ 0.00%
• Median HH income: $47,265
• Composite: 35.8/100
• National rank: #9626
• State rank: #765 of 1400 in CA

Livability — Home Garden

• Score: 49/100
• State rank: #1152
• US rank: #25800

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Home Garden, CA
• County: Kings County · 107,655 people
• Metro: Hanford-Corcoran, CA
• Population (ZIP): 69,684
• Household income: $76,023
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 2081.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 52% White 35% Two or more races 19% Black 5% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 49%
• Common ancestry: Russian 6% Italian 2% Lithuanian 1%
• Foreign-born: 17% · Canada
• Languages at home: 65% English-only · Spanish 31% Other Indo-European 2% Tagalog/Filipino 2%

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: ▼ -267.79%
• Current HPI: 321.3409
• Rent YoY: ▲ 2.87%
• 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

+126.0% since first listed

3 events — show timeline

• 2026-04-20 Listed $210,000 FRESNOMLS
• 2017-08-14 Sold (MLS) $89,000 KCBOR
• 2017-01-23 Listed $92,900 KCBOR

Property tax history

-3.5%/yr

Latest (2025): $1,000 · +2.3% YoY. Source: county tax records.