852 E Grangeville Blvd #49 · Hanford, CA 93230

$135,000

3 bd · 2.0 ba · 1,040 sqft · Manufactured · 109 Days on market

Built 2012 Est $93k · 46% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Key facts

• Parking
• Built 2012
• Listed 109 days

Property features AI

Finance

• HOA & community: Located in Sierra Vistas Estates (mobile home park)

Exterior

• Parking: Attached carport (1 space); Driveway
• Security: Smoke detectors
• Utilities: Public water; Public sewer; No additional utilities listed
• Home design: Manufactured home (Double wide) located in a park; Single-story; No shared/common walls
• Construction: Vertical siding; Aluminum skirting; Model: AMB Cove K620
• Exterior features: Private yard; Covered patio; Screened porch

Interior

• Kitchen: Range; Gas range; Free-standing range; Dishwasher; Microwave
• Bedrooms: Information not provided
• Flooring: Carpet; Hardwood / Wood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans; Other cooling
• Interior features: Ceiling fans; Laminate countertops; Vaulted ceilings
• Laundry & utility: Indoor laundry room with washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $688 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $123k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 3.9% in Hanford — 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 75/100 on livability (#121 in CA, #4,255 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, amenities B; Watch: crime D+, health & safety D+, cost of living F.
• Hanford Joint Union High (urban): math 20% / reading 58% proficiency, ranked #765 of 1,400 in CA (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.9%/yr); 430 active listings in the ZIP; 12 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; 741 units permitted in Kings County in 2024 (307 in 5+ unit buildings).
• This rent runs 30% of the median local income ($76k/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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $38k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 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: 1.41% ✓
• Cap rate: 12.41%
• Cash-on-cash: 21.84%
• DSCR: 1.97
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $92,560
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
852 E Grangeville Blvd #71	0.00mi	3/2.0	1,152 (+11%)	9mo	$125,000	$109	75
860 E Grangeville Spc. 113 Blvd	0.11mi	2/2.0 (-1)	924 (-11%)	0mo	$30,000	$32	71
860 E Grangeville Blvd #9	0.11mi	2/2.0 (-1)	960 (-8%)	10mo	$85,000	$89	69

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 · 2.87% rent growth · sell at horizon

5-year hold

• IRR: 14.3%
• Equity multiple: 1.57×
• Total profit: $21,649
• Equity at exit: $20,129

10-year hold

• IRR: 23.0%
• Equity multiple: 2.96×
• Total profit: $74,076
• Equity at exit: $11,672

Cash invested: $37,800 (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 93230

• Rents YoY: 2.9%
• Active inventory: 430
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,901 high
• Mortgage (P&I): −$708
• Tax from tax record: −$50 /mo · $596/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $688

Break-even live

Break-even rent $1,030

Max offer price $135,000

Occupancy floor 59%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1823 N 10th Ave Unit 1819 Hanford, CA	2.0	1.0	900	$1,450	$1.61	13d	1	0.14mi
1819 N 10th Ave Hanford, CA	2.0	1.0	900	$1,450	$1.61	13d	1	0.16mi
SAND CYN Outside Area (Inside Ca), CA	2.0–3.0	2.0	949	$2,809	$2.96	13d	3	0.34mi
2144 Beechwood Ct Hanford, CA	3.0	2.0	1466	$1,950	$1.33	13d	1	0.42mi
2337 N 10th Ave Hanford, CA	3.0	2.0	1248	$1,795	$1.44	13d	1	0.70mi
2403 Cherrywood Ct Hanford, CA	4.0	2.0	1311	$2,450	$1.87	13d	1	0.72mi
1373 Van Ct Hanford, CA	3.0	2.0	1236	$1,900	$1.54	21d	1	0.97mi
201 E 11th St Unit C Hanford, CA	2.0	1.0	700	$1,295	$1.85	21d	1	1.12mi
630 Neville St Hanford, CA	2.0	1.0	1399	$1,550	$1.11	21d	1	1.20mi
1920 N 11th Ave Hanford, CA	3.0	2.0	1500	$1,650	$1.10	21d	1	1.20mi
412 Ford St Unit 2 Hanford, CA	2.0	1.0	725	$1,150	$1.59	21d	1	1.45mi
1424 Rodgers Rd Unit 1496 Hanford, CA	2.0	1.0	741	$1,250	$1.69	21d	1	1.47mi

Listing history 4 events

1. 2026-05-31
   days on market $135,000 Active 109 DOM
2. 2026-05-30
   days on market $135,000 Active 108 DOM
3. 2026-02-12
   listed $135,000 Active
4. 2026-02-11
   historical $135,000

ⓘ 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: $596 · $50/mo
• Projected year-2 tax: $1,026 · $86/mo
• Expected delta: +$430/yr (+$36/mo · 72.1%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 49 unhealthy d/yr today · 50 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,813
• − Mortgage interest: −$7,562
• − Property taxes: −$596
• − Insurance: −$675
• − Repairs & maintenance: −$1,825
• − Management: −$1,825
• − Depreciation: −$3,927
• Taxable income: $6,402
• Est. tax owed @ 24.0%: −$1,537
• After-tax cash flow: $6,719/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: Hanford Joint Union High
• NCES district ID: 0616500
• Math proficiency: 20% ▲ 1.00%
• Reading proficiency: 58% ▬ 0.00%
• Median HH income: $47,265
• Composite: 35.8/100
• National rank: #9626
• State rank: #765 of 1400 in CA

Livability — Hanford

• Score: 75/100
• State rank: #121
• US rank: #4255

Category grades

Amenities B Commute A+ Cost of living F Crime D+ Employment C Housing A+ Health & safety D+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hanford, CA
• County: Kings County · 107,655 people
• City population: 69,684
• Metro: Hanford-Corcoran, CA
• Population (ZIP): 69,684
• Household income: $76,023
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 2081.0

Population outlook (Kings County) Hauer SSP2

• Today (2025): 147,136 people
• By 2030: 145,623 · -1.0%
• By 2040: 146,017 · -0.8%
• By 2050: 145,239 · -1.3%
• By 2075: 131,479 · -10.6%
• By 2100: 103,967 · -29.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Hispanic / Latino 52% White 35% Two or more races 19% Black 5% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 49%
• Common ancestry: Russian 6% Italian 2% Lithuanian 1%
• Foreign-born: 17% · Canada
• Languages at home: 65% English-only · Spanish 31% Other Indo-European 2% Tagalog/Filipino 2%

Political lean MEDSL · Kings

• 2024 margin: Strong R (+23.0) · D 37.4% · R 60.4% · Other 2.2%
• 2008→2024 swing: -8.9pp toward R · 2008: -14.1pp · 2024: -23.0pp
• All cycles: 2024: R+23.0 2020: R+12.2 2016: R+14.1 2012: R+16.3 2008: R+14.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -267.79%
• Current HPI: 321.3409
• Rent YoY: ▲ 2.87%
• Metro: Hanford-Corcoran, 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

+0.0% since first listed

2 events — show timeline

• 2026-02-12 Listed $135,000 TCMLS
• 2026-02-11 Coming Soon $135,000 TCMLS

Property tax history

-1.6%/yr

Latest (2025): $596 · -5.0% YoY. Source: county tax records.