5505 W Tulare Ave #80 · Visalia, CA 93277

$45,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 124 Days on market

Built 1976 Est $78k · 42% under ↓ 8% 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

GREAT OPPORTUNITY to own your own home in a family community located close to schools and shopping! This 3 bedroom and 2 bath home has a split floor plan and is close to the park amenities that include a clubhouse, a pool and basketball court. Please call to view home

Key facts

• Close to schools
• Clubhouse
• Split floor plan

Tags

• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING
• SPLIT FLOOR PLAN
• CLOSE TO PARK AMENITIES
• CLUBHOUSE
• POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $40k (12.0% 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 (+3.3%/yr); 233 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $311 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 + 3.3% rent growth), your $13k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $4k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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: 4.43% ✓
• Cap rate: 40.01%
• Cash-on-cash: 120.41%
• DSCR: 6.36
• GRM: 1.9

CMA / ARV

• ARV (on-the-fly): $77,760
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5505 W Tulare Ave #80	0.00mi	3/2.0	1,440 (0%)	1mo	$45,000	$31	100
5505 W Tulare Ave #406	0.02mi	3/2.0	1,440 (0%)	7mo	$63,000	$44	94
5505 W Tulare Ave #337	0.02mi	3/2.0	1,400 (-3%)	4mo	$75,000	$54	91
5505 W Tulare Ave W #246	0.02mi	3/2.0	1,400 (-3%)	6mo	$58,720	$42	90
5505 W Tulare Ave #330	0.08mi	3/2.0	1,344 (-7%)	1mo	$105,000	$78	84
5505 W Tulare Ave #317	0.02mi	3/3.0	1,440 (0%)	22mo	$78,000	$54	77
5505 W Tulare Ave #339	0.02mi	3/2.0	1,248 (-13%)	9mo	$117,000	$94	70
5505 W Tulare Ave #47	0.08mi	2/2.0 (-1)	1,344 (-7%)	15mo	$53,000	$39	68
5505 W Tulare Ave #402	0.08mi	3/2.0	1,608 (+12%)	21mo	$169,000	$105	60

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 · 3.32% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.87×
• Total profit: $73,909
• Equity at exit: $6,710

10-year hold

• IRR: —
• Equity multiple: 14.56×
• Total profit: $170,831
• Equity at exit: $3,891

Cash invested: $12,600 (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 93277

• Rents YoY: 3.3%
• Active inventory: 233
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,994 high
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $1,264

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 32%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4928 Westgate Ct Visalia, CA	2.0	1.0	1069	$2,200	$2.06	21d	1	0.34mi
4845 W Cypress Ave Visalia, CA	2.0	2.0	1027	$1,650	$1.61	43d	1	0.49mi
1849 S Noyes St Visalia, CA	3.0	2.0	1497	$2,250	$1.50	43d	1	0.63mi
700 S Linwood St Unit 720 Visalia, CA	2.0	1.0	1054	$1,650	$1.57	43d	1	0.75mi
1927 S Julieann Ct Visalia, CA	3.0	2.0	1671	$2,000	$1.20	21d	1	0.86mi
5948 W Crowley Ave Visalia, CA	3.0	2.0	1566	$2,270	$1.45	21d	1	0.93mi
5936 W Oak Ave Visalia, CA	3.0	2.0	1679	$1,950	$1.16	43d	1	0.97mi
4052 W Meadow Ave Visalia, CA	2.0	1.0	877	$1,340	$1.53	21d	1	0.98mi
3900-4054 W Meadow Ave Unit 4052 Visalia, CA	2.0	1.0	877	$1,340	$1.53	21d	1	1.00mi
3900-4054 W Meadow Ave Unit 3936 Visalia, CA	2.0	1.0	877	$1,365	$1.56	43d	1	1.00mi
3936 W Meadow Ave Visalia, CA	2.0	1.0	877	$1,365	$1.56	43d	1	1.00mi
4731 W School Ave Visalia, CA	3.0	2.0	1280	$1,900	$1.48	43d	1	1.02mi
201 N Bollinger St Visalia, CA	3.0	2.0	1194	$1,995	$1.67	43d	1	1.04mi
5433 W La Vida Ct Visalia, CA	4.0	2.5	1513	$2,095	$1.38	43d	1	1.07mi
537 N Tommy St Visalia, CA	3.0	2.0	1706	$2,995	$1.76	43d	1	1.09mi
1021 W Payson Ave Visalia, CA	4.0	3.0	1758	$2,595	$1.48	43d	1	1.13mi
815 S Demaree St Unit 33 Visalia, CA	2.0	1.5	890	$1,300	$1.46	21d	1	1.13mi
815 S Demaree St Unit 11 Visalia, CA	3.0	1.5	924	$1,400	$1.52	43d	1	1.13mi
815 S Demaree St Apt 40 Visalia, CA	2.0	1.5	890	$1,300	$1.46	43d	1	1.13mi
1212 S Demaree St Visalia, CA	4.0	2.0	1644	$2,500	$1.52	43d	1	1.15mi
4700 W Caldwell Ave Visalia, CA	1.0–3.0	1.0–2.0	889	$2,581	$2.90	13d	5	1.34mi
3417 W Campus Ave Visalia, CA	2.0	2.0	1050	$1,450	$1.38	13d	1	1.37mi
4905 W Hemlock Ave Visalia, CA	3.0	2.0	1563	$1,895	$1.21	21d	1	1.39mi
3618 W Country Ave Visalia, CA	3.0	2.0	1618	$2,095	$1.29	43d	1	1.45mi
4230 W Grove Ct Visalia, CA	3.0	2.0	1734	$2,300	$1.33	21d	1	1.46mi

Listing history 7 events

1. 2026-04-05
   status Pending
2. 2026-03-23
   status Active
3. 2026-03-05
   status Pending
4. 2026-02-04
   status Active
5. 2026-01-18
   historical Active Under Contract
6. 2026-01-02
   price $45,000
7. 2025-11-13
   listed $49,000 Active

ⓘ 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 (shaded) · 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 37 unhealthy d/yr today · 39 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,929
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,914
• − Management: −$1,914
• − Depreciation: −$1,309
• Taxable income: $15,371
• Est. tax owed @ 24.0%: −$3,689
• After-tax cash flow: $11,483/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): 53,985
• Household income: $80,548
• Rent vs Own: 40.3% rent · 59.7% own
• Severe rent burden: 1896.0

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 48% White 40% Two or more races 21% Asian 4% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Russian 3% Iranian 2% Italian 2%
• Foreign-born: 12% · Canada, China
• Languages at home: 73% English-only · Spanish 22% Chinese 2% Other Asian/Pacific 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: ▼ -371.43%
• Current HPI: 310.349
• Rent YoY: ▲ 3.32%
• 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

-8.2% since first listed

7 events — show timeline

• 2026-04-05 Pending — TCMLS
• 2026-03-23 Relisted — TCMLS
• 2026-03-05 Pending — TCMLS
• 2026-02-04 Relisted — TCMLS
• 2026-01-18 Contingent — TCMLS
• 2026-01-02 Price Changed $45,000 TCMLS
• 2025-11-13 Listed $49,000 TCMLS