100 S Westwood St #129 · Porterville, CA 93257

$85,000

3 bd · 2.0 ba · 1,456 sqft · Land · 56 Days on market

Built 1997 8.28 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.5/5.0
• Schools +3.5/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Westwood Village, a gated community and one of Porterville's most desirable mobile home parks. This nicely maintained manufactured home offers a well-kept exterior with low-maintenance landscaping, a covered entry, and a convenient location within the park. Pride of ownership is evident from the moment you arrive. Inside, this 3-bedroom, 2-bath home features a functional and comfortable layout with ample storage throughout. The bright kitchen offers abundant cabinetry and opens to a cozy nook—perfect for casual dining or a small office space. The comfortable primary bedroom includes a walk-in closet and a private bath with dual vanities, a tub, and a separate shower. Additional highlights include a 2-car garage with extensive built-in cabinets and a workshop area, plus a newly installed covered ramp from the garage to the back entry for added accessibility and protection from the elements. This move-in ready home combines comfort, convenience, and value—schedule your private showing today!

Key facts

• Gated community
• Covered entry
• Abundant cabinetry

Tags

• GATED COMMUNITY
• LOW MAINTENANCE LANDSCAPING
• COVERED ENTRY
• AMPLE STORAGE
• ABUNDANT CABINETRY
• WALK IN CLOSET

Property features AI

Finance

• Other: Located in Westwood Village mobilehome park; Lot size and living area sourced from public records
• HOA & community: Located in a senior community (Westwood Village); Community amenities include pool and common street lighting/sidewalks

Exterior

• Parking: Attached garage (2 spaces); Garage parking; 2 total parking spaces
• Utilities: Public sewer; Public/district water; Electricity connected; Sewer and water connected
• Home design: Single-story mobile home; One total story; Entry at ground level; Mobile home remains on site; Mobile dimensions approximately 28 ft by 52 ft
• Construction: Built (year per public records); Construction details per public records
• Exterior features: Covered porch; Patio; Community pool; Street lighting; Sidewalks

Interior

• Kitchen: Kitchen present
• Bedrooms: Includes bedroom(s) (one-level entry)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central cooling
• Interior features: Ceiling fan; One-level living
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $85k.

Deal economics

• At list price, monthly cash flow is $816 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.8% 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.
• Burton Elementary (urban): math 31% / reading 42% proficiency, ranked #805 of 1,400 in CA (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.1%/yr); 320 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,447 units permitted in Tulare County in 2024 (307 in 5+ unit buildings).
• This rent runs 34% of the median local income ($60k/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 $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $23k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.97% ✓
• Cap rate: 17.81%
• Cash-on-cash: 41.14%
• DSCR: 2.83
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.07% rent growth · sell at horizon

5-year hold

• IRR: 38.8%
• Equity multiple: 2.68×
• Total profit: $39,996
• Equity at exit: $12,674

10-year hold

• IRR: 45.7%
• Equity multiple: 5.59×
• Total profit: $109,306
• Equity at exit: $7,349

Cash invested: $23,800 (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 93257

• Rents YoY: 4.1%
• Active inventory: 320
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,677 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$28 /mo · $336/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $816

Break-even live

Break-even rent $645

Max offer price $85,000

Occupancy floor 46%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1711 W Henderson Ave Porterville, CA	1.0–2.0	1.0–2.0	889	$1,700	$1.91	13d	1	1.27mi

Listing history 19 events

1. 2026-06-18
   days on market $85,000 Active 56 DOM
2. 2026-06-17
   days on market $85,000 Active 55 DOM
3. 2026-06-16
   days on market $85,000 Active 54 DOM
4. 2026-06-15
   days on market $85,000 Active 53 DOM
5. 2026-06-14
   days on market $85,000 Active 51 DOM
6. 2026-06-13
   pricedays on market $85,000 Active 50 DOM
7. 2026-06-10
   days on market $108,000 Active 48 DOM
8. 2026-06-09
   days on market $108,000 Active 47 DOM
9. 2026-06-08
   days on market $108,000 Active 46 DOM
10. 2026-06-07
    days on market $108,000 Active 45 DOM
11. 2026-06-05
    days on market $108,000 Active 42 DOM
12. 2026-06-03
    days on market $108,000 Active 41 DOM
13. 2026-06-02
    days on market $108,000 Active 40 DOM
14. 2026-06-01
    days on market $108,000 Active 39 DOM
15. 2026-05-31
    days on market $108,000 Active 38 DOM
16. 2026-05-30
    days on market $108,000 Active 37 DOM
17. 2026-04-23
    listed $108,000 Active 1027-char remark

    Show marketing remark (1027 chars)

    Welcome to Westwood Village, a gated community and one of Porterville's most desirable mobile home parks. This nicely maintained manufactured home offers a well-kept exterior with low-maintenance landscaping, a covered entry, and a convenient location within the park. Pride of ownership is evident from the moment you arrive. Inside, this 3-bedroom, 2-bath home features a functional and comfortable layout with ample storage throughout. The bright kitchen offers abundant cabinetry and opens to a cozy nook—perfect for casual dining or a small office space. The comfortable primary bedroom includes a walk-in closet and a private bath with dual vanities, a tub, and a separate shower. Additional highlights include a 2-car garage with extensive built-in cabinets and a workshop area, plus a newly installed covered ramp from the garage to the back entry for added accessibility and protection from the elements. This move-in ready home combines comfort, convenience, and value—schedule your private showing today!

18. 2026-04-23
    listed $108,000 Active

    Show marketing remark (1027 chars)

    Welcome to Westwood Village, a gated community and one of Porterville's most desirable mobile home parks. This nicely maintained manufactured home offers a well-kept exterior with low-maintenance landscaping, a covered entry, and a convenient location within the park. Pride of ownership is evident from the moment you arrive. Inside, this 3-bedroom, 2-bath home features a functional and comfortable layout with ample storage throughout. The bright kitchen offers abundant cabinetry and opens to a cozy nook—perfect for casual dining or a small office space. The comfortable primary bedroom includes a walk-in closet and a private bath with dual vanities, a tub, and a separate shower. Additional highlights include a 2-car garage with extensive built-in cabinets and a workshop area, plus a newly installed covered ramp from the garage to the back entry for added accessibility and protection from the elements. This move-in ready home combines comfort, convenience, and value—schedule your private showing today!

19. 2021-07-06
    soldstatus $105,000 610-char remark

    Show marketing remark (610 chars)

    Your Buyer is going to love this home! Very well maintained, move in ready manufactured home in Westwood Village Park! Lots and Lots of cabinets in the bright kitchen and throughout the home. One of the nicest features this home offers is the nook off of the kitchen for casual dining and enough space for computer/office; in addition, there is a two-car garage that is so nice to have, 3 spacious bedrooms; walk in closet in master; master bath has dual vanities with both tub and shower, and tons of storage areas and even a work-shop area! The yard maintenance is impeccable; make your appointment today!

ⓘ 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: $336 · $28/mo
• Projected year-2 tax: $646 · $54/mo
• Expected delta: +$310/yr (+$26/mo · 92.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 24% 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 33 unhealthy d/yr today · 37 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,129
• − Mortgage interest: −$4,761
• − Property taxes: −$336
• − Insurance: −$425
• − Repairs & maintenance: −$1,610
• − Management: −$1,610
• − Depreciation: −$2,473
• Taxable income: $8,913
• Est. tax owed @ 24.0%: −$2,139
• After-tax cash flow: $7,652/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: Burton Elementary
• NCES district ID: 0606570
• Math proficiency: 31% ▲ 4.00%
• Reading proficiency: 42% ▲ 3.00%
• Median HH income: $57,171
• Composite: 34.83/100
• National rank: #10012
• State rank: #805 of 1400 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

• Census place: Porterville, CA
• 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

+2.9% since first listed

3 events — show timeline

• 2026-04-23 Listed $108,000 TCMLS
• 2026-04-23 Listed $108,000 CRMLS
• 2021-07-06 Sold (MLS) $105,000 TCMLS

Property tax history

-1.5%/yr

Latest (2021): $336 · -0.4% YoY. Source: county tax records.