415 N Akers Rd #94 · Visalia, CA 93291

$154,900

3 bd · 2.0 ba · 1,310 sqft · Land · 100 Days on market

Built 2026 $118/sqft · 128% above area

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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
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• 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

55+ age qualified community. DBA: Decal: CAV220CA2542894A/B Dealer Number: 91126.Welcome to Royal Oaks a 55+ age-qualified active and vibrant community, where you can find yourself in your dream home. We have a stunning, brand new, beautiful, updated 2026 3 bed, 2 bath home for sale featuring 1,290 sq ft of beautifully designed living space. Located in Visalia, this property offers the perfect blend of modern amenities and timeless charm. Step inside to find an open-concept floor plan, hardwood floors, washer/dryer hookups and central air. The kitchen boasts stainless steel appliances, dishwasher, refrigerator, microwave, center island, perfect for both everyday living and entertaining. The spacious primary suite offers a peaceful retreat, complete with en-suite features like dual vanities and walk in shower. Additional bedrooms provide versatility for guests or a home office. . Outside you will enjoy a front porch and low-maintenance landscaping, ideal for entertaining or unwinding. Located in the desirable Royal Oaks, residents enjoy access to a range of premium amenities including a resort-style pool, fitness center, clubhouse, billiard room, and dog park. . Conveniently situated near shopping, dining, major highways, parks, public transportation, etc. , you'll have everything you need just minutes away. Whether you're looking for relaxation or recreation, this community has it all. Ask us about financing options. Call today to schedule a tour!

Key facts

• Washer dryer hookups
• Central air
• Hardwood floors

Tags

• OPEN CONCEPT FLOOR PLAN
• HARDWOOD FLOORS
• WASHER DRYER HOOKUPS
• CENTRAL AIR
• STAINLESS STEEL APPLIANCES
• CENTER ISLAND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $155k.

Deal economics

• At list price, monthly cash flow is $612 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $141k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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 (+3.1%/yr); 560 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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).
• This rent runs 31% of the median local income ($83k/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 $5k 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 $43k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: major flood 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 $140,959 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.37% ✓
• Cap rate: 11.03%
• Cash-on-cash: 16.93%
• DSCR: 1.75
• GRM: 6.1

CMA / ARV

• ARV (median comp): $67,881
• List price: $154,900
• Delta: 128.19%
• Verdict: OVERPRICED
• Comps: 14 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 8.3%
• Equity multiple: 1.33×
• Total profit: $14,164
• Equity at exit: $23,096

10-year hold

• IRR: 17.7%
• Equity multiple: 2.47×
• Total profit: $63,709
• Equity at exit: $13,393

Cash invested: $43,372 (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: 6.1×

Monthly cashflow live

• Estimated rent: $2,130 high
• Mortgage (P&I): −$812
• Tax est. 1.5%: −$194 /mo · $2,324/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $612

Break-even live

Break-even rent $1,355

Max offer price $154,900

Occupancy floor 66%

Sensitivity live

Price	-10% $719	-5% $665	+0% $612	+5% $558	+10% $505
Rent	-10% $444	-5% $528	+0% $612	+5% $696	+10% $780
Rate	-1.0pp $690	-0.5pp $651	base $612	+0.5pp $572	+1.0pp $531

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
537 N Tommy St Visalia, CA	3.0	2.0	1706	$2,995	$1.76	44d	1	0.28mi
5936 W Oak Ave Visalia, CA	3.0	2.0	1679	$1,950	$1.16	44d	1	0.30mi
5948 W Crowley Ave Visalia, CA	3.0	2.0	1566	$2,270	$1.45	22d	1	0.32mi
4731 W School Ave Visalia, CA	3.0	2.0	1280	$1,900	$1.48	44d	1	0.47mi
201 N Bollinger St Visalia, CA	3.0	2.0	1194	$1,995	$1.67	44d	1	0.65mi
4845 W Cypress Ave Visalia, CA	2.0	2.0	1027	$1,650	$1.61	44d	1	0.78mi
4401 W Goshen Ave Visalia, CA	2.0	2.0	996	$1,695	$1.70	14d	2	0.80mi
4230 W Grove Ct Visalia, CA	3.0	2.0	1734	$2,300	$1.33	22d	1	0.82mi
700 S Linwood St Unit 720 Visalia, CA	2.0	1.0	1054	$1,650	$1.57	44d	1	0.88mi
4928 Westgate Ct Visalia, CA	2.0	1.0	1069	$2,200	$2.06	22d	1	0.98mi
4052 W Meadow Ave Visalia, CA	2.0	1.0	877	$1,340	$1.53	22d	1	1.18mi
4018 W Elowin Ct Visalia, CA	3.0	2.0	1290	$2,095	$1.62	44d	1	1.19mi
3900-4054 W Meadow Ave Unit 3936 Visalia, CA	2.0	1.0	877	$1,365	$1.56	44d	1	1.24mi
3900-4054 W Meadow Ave Unit 4052 Visalia, CA	2.0	1.0	877	$1,340	$1.53	22d	1	1.24mi
3936 W Meadow Ave Visalia, CA	2.0	1.0	877	$1,365	$1.56	44d	1	1.24mi
6710 W Doe Ave Visalia, CA	1.0–2.0	1.0–2.0	1017	$2,195	$2.16	3d	4	1.24mi
815 S Demaree St Apt 40 Visalia, CA	2.0	1.5	890	$1,300	$1.46	44d	1	1.27mi
815 S Demaree St Unit 33 Visalia, CA	2.0	1.5	890	$1,300	$1.46	22d	1	1.27mi
815 S Demaree St Unit 11 Visalia, CA	3.0	1.5	924	$1,400	$1.52	44d	1	1.27mi
1725 N Silvervale St Visalia, CA	3.0	2.0	1790	$2,500	$1.40	14d	1	1.42mi
1849 S Noyes St Visalia, CA	3.0	2.0	1497	$2,250	$1.50	44d	1	1.42mi
3417 W Campus Ave Visalia, CA	2.0	2.0	1050	$1,450	$1.38	14d	1	1.44mi
1212 S Demaree St Visalia, CA	4.0	2.0	1644	$2,500	$1.52	44d	1	1.46mi
3133 W Mill Creek Dr Visalia, CA	3.0	2.0	1753	$2,250	$1.28	44d	1	1.47mi

Listing history 19 events

1. 2026-06-21
   days on market $154,900 Active 100 DOM
2. 2026-06-18
   days on market $154,900 Active 97 DOM
3. 2026-06-17
   days on market $154,900 Active 96 DOM
4. 2026-06-16
   days on market $154,900 Active 95 DOM
5. 2026-06-15
   days on market $154,900 Active 94 DOM
6. 2026-06-14
   days on market $154,900 Active 92 DOM
7. 2026-06-13
   days on market $154,900 Active 91 DOM
8. 2026-06-10
   days on market $154,900 Active 89 DOM
9. 2026-06-09
   days on market $154,900 Active 88 DOM
10. 2026-06-08
    days on market $154,900 Active 87 DOM
11. 2026-06-07
    days on market $154,900 Active 86 DOM
12. 2026-06-05
    days on market $154,900 Active 83 DOM
13. 2026-06-03
    days on market $154,900 Active 82 DOM
14. 2026-06-02
    days on market $154,900 Active 81 DOM
15. 2026-06-01
    days on market $154,900 Active 80 DOM
16. 2026-05-31
    days on market $154,900 Active 79 DOM
17. 2026-05-30
    days on market $154,900 Active 78 DOM
18. 2026-03-13
    listed $154,900 Active 1471-char remark

    Show marketing remark (1471 chars)

    55+ age qualified community. DBA: Decal: CAV220CA2542894A/B Dealer Number: 91126.Welcome to Royal Oaks a 55+ age-qualified active and vibrant community, where you can find yourself in your dream home. We have a stunning, brand new, beautiful, updated 2026 3 bed, 2 bath home for sale featuring 1,290 sq ft of beautifully designed living space. Located in Visalia, this property offers the perfect blend of modern amenities and timeless charm. Step inside to find an open-concept floor plan, hardwood floors, washer/dryer hookups and central air. The kitchen boasts stainless steel appliances, dishwasher, refrigerator, microwave, center island, perfect for both everyday living and entertaining. The spacious primary suite offers a peaceful retreat, complete with en-suite features like dual vanities and walk in shower. Additional bedrooms provide versatility for guests or a home office. . Outside you will enjoy a front porch and low-maintenance landscaping, ideal for entertaining or unwinding. Located in the desirable Royal Oaks, residents enjoy access to a range of premium amenities including a resort-style pool, fitness center, clubhouse, billiard room, and dog park. . Conveniently situated near shopping, dining, major highways, parks, public transportation, etc. , you'll have everything you need just minutes away. Whether you're looking for relaxation or recreation, this community has it all. Ask us about financing options. Call today to schedule a tour!

19. 2024-08-22
    listed $40,000 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 6/10 Major FEMA zone X · 80% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $25,556
• − Mortgage interest: −$8,677
• − Property taxes: −$2,324
• − Insurance: −$774
• − Repairs & maintenance: −$2,044
• − Management: −$2,044
• − Depreciation: −$4,506
• Taxable income: $5,186
• Est. tax owed @ 24.0%: −$1,245
• After-tax cash flow: $6,099/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

+287.2% since first listed

2 events — show timeline

• 2026-03-13 Listed $154,900 Zillow
• 2024-08-22 Listed $40,000 TCMLS

Property tax history

-6.6%/yr

Latest (2019): $20 · -12.6% YoY. Source: county tax records.