225 N Akers St #121 · Visalia, CA 93291

$48,500

2 bd · 2.0 ba · 1,488 sqft · Land · 80 Days on market

Built 1971 $33/sqft · 29% below area Est $68k · 29% under ↓ 19% since listing

---

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 MLS

Step into comfort and convenience in this well maintained doublewide home located in the peaceful 55+ community of Willow Glen. Known for its quiet atmosphere, mature landscaping, and friendly neighbors, Willow Glen offers a welcoming environment for relaxed senior living. This spacious 1971 home features a large living room, formal dining area, and a versatile den/media room—ideal for hosting guests or enjoying quiet evenings at home. With two bedrooms and two bathrooms, including a full primary suite, the layout provides both comfort and privacy. Recent upgrades include new heating and AC units for year round efficiency. Residents of Willow Glen enjoy beautifully kept grounds, a sparkling community pool, a park like setting, and abundant visitor parking, and even a dog park! A wonderful opportunity to join one of Visalia's most established and well loved senior parks. AC and Furnace replaced in March of 2025. Extensive list of Upgrades and Maintenance provided at request.

Key facts

• Visitor parking
• Community pool
• Park like setting

Tags

• MATURE LANDSCAPING
• COMMUNITY POOL
• PARK LIKE SETTING
• VISITOR PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $48k.

Deal economics

• At list price, monthly cash flow is $837 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $48k).
• Recommended offer: $46k (6.0% below list) — sets the bar for market timing.
• Cap rate 37.6% 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); 560 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $335 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 + 3.1% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($46k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $45,590 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
8. 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.
9. 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: 4.17% ✓
• Cap rate: 37.55%
• Cash-on-cash: 111.64%
• DSCR: 5.97
• GRM: 2.0

CMA / ARV

• ARV (median comp): $67,881
• List price: $48,500
• Delta: -28.55%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.12% rent growth · sell at horizon

5-year hold

• IRR: 74.1%
• Equity multiple: 4.39×
• Total profit: $45,976
• Equity at exit: $7,232

10-year hold

• IRR: 78.0%
• Equity multiple: 9.16×
• Total profit: $110,859
• Equity at exit: $4,193

Cash invested: $13,580 (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: 560
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $2,023 high
• Mortgage (P&I): −$254
• Tax est. 1.5%: −$61 /mo · $728/yr
• Insurance: −$20
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $837

Break-even live

Break-even rent $964

Max offer price $48,500

Occupancy floor 54%

Sensitivity live

Price	-10% $870	-5% $854	+0% $837	+5% $820	+10% $803
Rent	-10% $677	-5% $757	+0% $837	+5% $917	+10% $997
Rate	-1.0pp $861	-0.5pp $849	base $837	+0.5pp $824	+1.0pp $811

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: $12,125
• Closing costs: $1,455
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5948 W Crowley Ave Visalia, CA	3.0	2.0	1566	$2,270	$1.45	22d	1	0.26mi
5936 W Oak Ave Visalia, CA	3.0	2.0	1679	$1,950	$1.16	45d	1	0.26mi
537 N Tommy St Visalia, CA	3.0	2.0	1706	$2,995	$1.76	45d	1	0.31mi
4731 W School Ave Visalia, CA	3.0	2.0	1280	$1,900	$1.48	45d	1	0.53mi
201 N Bollinger St Visalia, CA	3.0	2.0	1194	$1,995	$1.67	45d	1	0.70mi
4845 W Cypress Ave Visalia, CA	2.0	2.0	1027	$1,650	$1.61	45d	1	0.70mi
700 S Linwood St Unit 720 Visalia, CA	2.0	1.0	1054	$1,650	$1.57	45d	1	0.84mi
4928 Westgate Ct Visalia, CA	2.0	1.0	1069	$2,200	$2.06	22d	1	0.87mi
4230 W Grove Ct Visalia, CA	3.0	2.0	1734	$2,300	$1.33	22d	1	0.92mi
4401 W Goshen Ave Visalia, CA	2.0	2.0	996	$1,695	$1.70	15d	2	0.93mi
4052 W Meadow Ave Visalia, CA	2.0	1.0	877	$1,340	$1.53	22d	1	1.16mi
3900-4054 W Meadow Ave Unit 3936 Visalia, CA	2.0	1.0	877	$1,365	$1.56	45d	1	1.21mi
3900-4054 W Meadow Ave Unit 4052 Visalia, CA	2.0	1.0	877	$1,340	$1.53	22d	1	1.21mi
3936 W Meadow Ave Visalia, CA	2.0	1.0	877	$1,365	$1.56	45d	1	1.21mi
815 S Demaree St Unit 33 Visalia, CA	2.0	1.5	890	$1,300	$1.46	22d	1	1.25mi
815 S Demaree St Apt 40 Visalia, CA	2.0	1.5	890	$1,300	$1.46	45d	1	1.25mi
815 S Demaree St Unit 11 Visalia, CA	3.0	1.5	924	$1,400	$1.52	45d	1	1.25mi
6710 W Doe Ave Visalia, CA	1.0–2.0	1.0–2.0	1017	$2,195	$2.16	3d	4	1.31mi
1849 S Noyes St Visalia, CA	3.0	2.0	1497	$2,250	$1.50	45d	1	1.32mi
4018 W Elowin Ct Visalia, CA	3.0	2.0	1290	$2,095	$1.62	45d	1	1.33mi
3417 W Campus Ave Visalia, CA	2.0	2.0	1050	$1,450	$1.38	15d	1	1.44mi
1927 S Julieann Ct Visalia, CA	3.0	2.0	1671	$2,000	$1.20	22d	1	1.48mi

Listing history 3 events

1. 2026-05-14
   status Pending 995-char remark

   Show marketing remark (995 chars)

   Step into comfort and convenience in this well maintained doublewide home located in the peaceful 55+ community of Willow Glen. Known for its quiet atmosphere, mature landscaping, and friendly neighbors, Willow Glen offers a welcoming environment for relaxed senior living. This spacious 1971 home features a large living room, formal dining area, and a versatile den/media room—ideal for hosting guests or enjoying quiet evenings at home. With two bedrooms and two bathrooms, including a full primary suite, the layout provides both comfort and privacy. Recent upgrades include new heating and AC units for year round efficiency. Residents of Willow Glen enjoy beautifully kept grounds, a sparkling community pool, a park like setting, and abundant visitor parking, and even a dog park! A wonderful opportunity to join one of Visalia's most established and well loved senior parks. AC and Furnace replaced in March of 2025. Extensive list of Upgrades and Maintenance provided at request.

2. 2026-03-07
   price $48,500 995-char remark

   Show marketing remark (995 chars)

   Step into comfort and convenience in this well maintained doublewide home located in the peaceful 55+ community of Willow Glen. Known for its quiet atmosphere, mature landscaping, and friendly neighbors, Willow Glen offers a welcoming environment for relaxed senior living. This spacious 1971 home features a large living room, formal dining area, and a versatile den/media room—ideal for hosting guests or enjoying quiet evenings at home. With two bedrooms and two bathrooms, including a full primary suite, the layout provides both comfort and privacy. Recent upgrades include new heating and AC units for year round efficiency. Residents of Willow Glen enjoy beautifully kept grounds, a sparkling community pool, a park like setting, and abundant visitor parking, and even a dog park! A wonderful opportunity to join one of Visalia's most established and well loved senior parks. AC and Furnace replaced in March of 2025. Extensive list of Upgrades and Maintenance provided at request.

3. 2026-02-23
   listed $59,900 Active 995-char remark

   Show marketing remark (995 chars)

   Step into comfort and convenience in this well maintained doublewide home located in the peaceful 55+ community of Willow Glen. Known for its quiet atmosphere, mature landscaping, and friendly neighbors, Willow Glen offers a welcoming environment for relaxed senior living. This spacious 1971 home features a large living room, formal dining area, and a versatile den/media room—ideal for hosting guests or enjoying quiet evenings at home. With two bedrooms and two bathrooms, including a full primary suite, the layout provides both comfort and privacy. Recent upgrades include new heating and AC units for year round efficiency. Residents of Willow Glen enjoy beautifully kept grounds, a sparkling community pool, a park like setting, and abundant visitor parking, and even a dog park! A wonderful opportunity to join one of Visalia's most established and well loved senior parks. AC and Furnace replaced in March of 2025. Extensive list of Upgrades and Maintenance provided at request.

ⓘ 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 5/10 Major FEMA zone AE · 63% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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 37 unhealthy d/yr today · 39 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,282
• − Mortgage interest: −$2,717
• − Property taxes: −$728
• − Insurance: −$5,361
• − Repairs & maintenance: −$1,943
• − Management: −$1,943
• − Depreciation: −$1,411
• Taxable income: $10,180
• Est. tax owed @ 24.0%: −$2,443
• After-tax cash flow: $7,599/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

-19.0% since first listed

3 events — show timeline

• 2026-05-14 Pending — TCMLS
• 2026-03-07 Price Changed $48,500 TCMLS
• 2026-02-23 Listed $59,900 TCMLS

Property tax history

-3.4%/yr

Latest (2021): $68 · -2.8% YoY. Source: county tax records.