1215 N Court St · Visalia, CA 93291

$250,000

2 bd · 1.0 ba · 1,400 sqft · SingleFamily public records · 111 Days on market

Built 1926 5,270 sqft lot $179/sqft · 12% below area Est $286k · 12% under

---

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).

• ARV discount +13.1/15.0
• Cash flow +11.0/30.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• DSCR +3.2/10.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Positioned in a high-demand rental pocket of Visalia, this 2-bedroom, 1.5-bath bungalow with an upstairs loft and attached 1-car garage is a turnkey investment opportunity tailored for savvy buyers seeking steady cash flow and long-term appreciation.The property is professionally managed and tenant-occupied with a dependable long-term resident in place, delivering immediate income from day one. Its functional floor plan, low-maintenance design, and walkable access to shopping, dining, and everyday amenities enhance tenant retention and reduce vacancy risk.Ideal for investors looking to expand their portfolio with a performing asset in a strong rental market, this property offers the advantages of consistent returns, minimal oversight, and future upside potential in a growing Central Valley community.

Key facts

• Walkable access
• Strong rental market
• 5,270 sq ft lot

Tags

• TURNKEY INVESTMENT OPPORTUNITY
• LOW-MAINTENANCE DESIGN
• WALKABLE ACCESS
• STRONG RENTAL MARKET

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-106 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (7.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (27.8% below list).
• Recommended offer: $181k (27.8% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $115k; list at $250k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• 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 $180,509 (27.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.72% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.81%
• DSCR: 0.92
• GRM: 11.5

CMA / ARV

• ARV (median comp): $285,549
• List price: $250,000
• Delta: -12.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1432 N Locust St	0.07mi	3/2.0 (+1)	1,285 (-8%)	3mo	$295,000	$230	72
312 NE 4th Ave	0.13mi	3/2.0 (+1)	1,475 (+5%)	7mo	$307,000	$208	70
601 N Church St	0.43mi	3/1.0 (+1)	1,462 (+4%)	5mo	$269,000	$184	64
1420 N Court St	0.05mi	3/2.0 (+1)	1,200 (-14%)	2mo	$275,225	$229	63
220 NW 1st Ave	0.31mi	3/3.0 (+1)	1,515 (+8%)	2mo	$360,000	$238	57
523 N Locust St	0.48mi	2/1.0	1,200 (-14%)	0mo	$330,000	$275	53
1825 N Liberty Ct	0.49mi	3/2.0 (+1)	1,240 (-11%)	0mo	$358,000	$289	49
223 W Buena Vista Ave	0.36mi	3/2.0 (+1)	1,193 (-15%)	4mo	$270,000	$226	47
1101 N Conyer St	0.49mi	3/2.0 (+1)	1,219 (-13%)	2mo	$330,000	$271	45
807 W Grove Ave	0.60mi	3/2.0 (+1)	1,239 (-12%)	2mo	$325,000	$262	43
729 W Perez Ave	0.57mi	3/2.0 (+1)	1,597 (+14%)	2mo	$370,000	$232	39
2141 N Highland St	0.67mi	3/2.0 (+1)	1,597 (+14%)	1mo	$365,000	$229	35

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 · 3.12% rent growth · sell at horizon

5-year hold

• IRR: -19.2%
• Equity multiple: 0.33×
• Total profit: $-47,123
• Equity at exit: $37,276

10-year hold

• IRR: -11.8%
• Equity multiple: 0.30×
• Total profit: $-49,190
• Equity at exit: $21,615

Cash invested: $70,000 (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: 11.5×

Monthly cashflow live

• Estimated rent: $1,805 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$117 /mo · $1,399/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $-106

Break-even live

Break-even rent $1,939

Max offer price $231,313

Occupancy floor —

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1101 N Stevenson St Visalia, CA	3.0	2.0	1350	$1,750	$1.30	43d	1	0.42mi
1216 N Conyer St Visalia, CA	2.0	1.0	996	$1,500	$1.51	43d	1	0.43mi
528 N Encina St Unit 530A Visalia, CA	3.0	1.0	1125	$1,795	$1.60	21d	1	0.50mi
803 E Prospect Ave Visalia, CA	2.0	1.0	960	$1,495	$1.56	21d	1	0.53mi
502 W School Ave Visalia, CA	1.0	1.0	900	$1,350	$1.50	13d	1	0.66mi
907 E Oakridge Ave Visalia, CA	2.0	2.0	1009	$1,695	$1.68	21d	1	0.90mi
312 1/2 N Park St Visalia, CA	2.0	1.0	944	$1,550	$1.64	13d	1	0.99mi
407 N Park St Visalia, CA	2.0	2.0	995	$1,550	$1.56	21d	1	1.01mi
401 N Park St Unit 407 Visalia, CA	2.0	2.0	995	$1,550	$1.56	21d	1	1.02mi
1737 W Buena Vista Ave Visalia, CA	3.0	2.0	1101	$1,950	$1.77	43d	1	1.02mi
309 W Noble Ave Visalia, CA	3.0	1.0	1609	$1,900	$1.18	13d	1	1.10mi
1630 E Knight Ct Visalia, CA	3.0	2.0	1419	$1,895	$1.34	43d	1	1.14mi
432 S Bridge St Visalia, CA	3.0	2.0	1200	$1,895	$1.58	13d	1	1.15mi
315 W Kaweah Ave Visalia, CA	3.0	1.0	1246	$1,750	$1.40	13d	1	1.15mi
711 E Noble Ave Unit 711C5 Visalia, CA	2.0	1.0	900	$1,350	$1.50	21d	1	1.18mi
1312 W Prescott Ave Visalia, CA	3.0	3.0	1672	$2,285	$1.37	21d	1	1.19mi
2008 E Douglas Ave Visalia, CA	3.0	2.0	1171	$1,900	$1.62	43d	1	1.26mi
2210 W Buena Vista Ave Visalia, CA	3.0	2.0	1201	$1,900	$1.58	21d	1	1.27mi
802 S Locust St Visalia, CA	3.0	2.5	1119	$2,100	$1.88	13d	1	1.35mi
1336 W Porter Ave Visalia, CA	3.0	2.0	1855	$2,500	$1.35	21d	1	1.41mi
203 E Taylor Ave Visalia, CA	3.0	2.0	1787	$2,300	$1.29	13d	1	1.44mi

Listing history 18 events

1. 2026-06-18
   days on market $250,000 Active 111 DOM
2. 2026-06-17
   days on market $250,000 Active 110 DOM
3. 2026-06-16
   days on market $250,000 Active 109 DOM
4. 2026-06-15
   days on market $250,000 Active 108 DOM
5. 2026-06-14
   days on market $250,000 Active 106 DOM
6. 2026-06-13
   days on market $250,000 Active 105 DOM
7. 2026-06-10
   days on market $250,000 Active 103 DOM
8. 2026-06-09
   days on market $250,000 Active 102 DOM
9. 2026-06-08
   days on market $250,000 Active 101 DOM
10. 2026-06-07
    days on market $250,000 Active 100 DOM
11. 2026-06-05
    days on market $250,000 Active 97 DOM
12. 2026-06-03
    days on market $250,000 Active 96 DOM
13. 2026-06-02
    days on market $250,000 Active 95 DOM
14. 2026-06-01
    days on market $250,000 Active 94 DOM
15. 2026-05-31
    days on market $250,000 Active 93 DOM
16. 2026-05-30
    days on market $250,000 Active 92 DOM
17. 2026-02-27
    listed $250,000 Active 811-char remark

    Show marketing remark (811 chars)

    Positioned in a high-demand rental pocket of Visalia, this 2-bedroom, 1.5-bath bungalow with an upstairs loft and attached 1-car garage is a turnkey investment opportunity tailored for savvy buyers seeking steady cash flow and long-term appreciation.The property is professionally managed and tenant-occupied with a dependable long-term resident in place, delivering immediate income from day one. Its functional floor plan, low-maintenance design, and walkable access to shopping, dining, and everyday amenities enhance tenant retention and reduce vacancy risk.Ideal for investors looking to expand their portfolio with a performing asset in a strong rental market, this property offers the advantages of consistent returns, minimal oversight, and future upside potential in a growing Central Valley community.

18. 2019-05-29
    soldstatus $115,000

ⓘ 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: $1,399 · $117/mo
• Projected year-2 tax: $1,900 · $158/mo
• Expected delta: +$501/yr (+$42/mo · 35.8%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 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: $21,661
• − Mortgage interest: −$14,004
• − Property taxes: −$1,399
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,733
• − Management: −$1,733
• − Depreciation: −$7,273
• Taxable loss: −$5,731
• Est. tax savings @ 24.0%: +$1,375
• After-tax cash flow: $106/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

+117.4% since first listed

2 events — show timeline

• 2026-02-27 Listed $250,000 FRESNOMLS
• 2019-05-29 Sold (Public Records) $115,000 Public Records

Property tax history

+15.9%/yr

Latest (2025): $1,399 · +2.9% YoY. Source: county tax records.