Sequoia Plan · Visalia, CA 93291

$121,500

2 bd · 2.0 ba · 900 sqft · Manufactured · 224 Days on market

Good condition ↓ 14% since listing

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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
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• Schools +3.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

55+ age qualified community. Tentatively available 5/1/2026. This home is currently occupied and cannot be shown. Make your new home in Royal Oaks, a well-maintained, professionally managed manufactured home community! This is a 2023 2 bed/2 bath, 900.00 sq. ft. home in a gorgeous neighborhood. Royal Oaks is the perfect place to enjoy the laid-back Visalia lifestyle! Let us show you around the place! Call and schedule a viewing today! DBA: Decal: FLE220CA2341372A Dealer Number: 91126.

Key facts

• Listed 224 days

Tags

• MANUFACTURED HOME COMMUNITY

🏗️ New construction. The $121,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $57,000.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $122k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $874 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $122k).
• Recommended offer: $107k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.7% 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); 552 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); 50% 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 $394 of loan paydown is wiped out by about $2k 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 $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 224 days — a 12% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $21k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $106,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 224 days. Have you received any prior offers? Is the seller open to a 12% 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: 2.82% ✓
• Cap rate: 24.69%
• Cash-on-cash: 65.72%
• DSCR: 3.92
• GRM: 3.0

CMA / ARV

• ARV (median comp): $57,000
• List price: $121,500
• Delta: 113.16%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
225 N Akers St #119	0.13mi	2/2.0	840 (-7%)	22mo	$62,000	$74	65

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 · 3.12% rent growth · sell at horizon

5-year hold

• IRR: 65.1%
• Equity multiple: 3.92×
• Total profit: $46,653
• Equity at exit: $8,499

10-year hold

• IRR: 69.5%
• Equity multiple: 8.09×
• Total profit: $113,206
• Equity at exit: $4,928

Cash invested: $15,960 (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: 552
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,605 high
• Mortgage (P&I): −$299
• Tax est. 1.5%: −$71 /mo · $855/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $874

Break-even live

Break-even rent $499

Max offer price $57,000

Occupancy floor 41%

Sensitivity live

Price	-10% $913	-5% $894	+0% $874	+5% $854	+10% $835
Rent	-10% $747	-5% $811	+0% $874	+5% $937	+10% $1,001
Rate	-1.0pp $903	-0.5pp $889	base $874	+0.5pp $859	+1.0pp $844

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: $14,250
• Closing costs: $1,710
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
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
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
5505 W Tulare Ave #64 Visalia, CA	2.0	1.5	800	$1,495	$1.87	22d	1	0.98mi
3733 W Myrtle Ct Visalia, CA	2.0	1.0	850	$1,350	$1.59	44d	1	1.15mi
4052 W Meadow Ave Visalia, CA	2.0	1.0	877	$1,340	$1.53	22d	1	1.18mi
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	2d	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 11 Visalia, CA	3.0	1.5	924	$1,400	$1.52	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
5224 W Cambridge Ave Unit 5224 Visalia, CA	2.0	1.0	818	$1,450	$1.77	44d	1	1.29mi
5136 W Cambridge Ave Visalia, CA	2.0	1.0	818	$1,400	$1.71	14d	1	1.30mi
5130 W Cambridge Ave Unit 5136 Visalia, CA	2.0	1.0	818	$1,400	$1.71	14d	1	1.30mi
1540 S Linwood St Unit 1540 Visalia, CA	2.0	1.0	750	$1,350	$1.80	44d	1	1.31mi
3535 W Campus Ave Unit 11 Visalia, CA	2.0	1.0	850	$1,445	$1.70	14d	1	1.34mi
3535 W Campus Ave Unit 3535-8 Visalia, CA	2.0	1.0	850	$1,445	$1.70	44d	1	1.35mi
3537 W Campus Ave Unit 11 Visalia, CA	2.0	1.0	850	$1,445	$1.70	44d	1	1.36mi
3417 W Campus Ave Visalia, CA	2.0	2.0	1050	$1,450	$1.38	14d	1	1.44mi

Listing history 25 events

1. 2026-06-18
   days on market $121,500 Active 224 DOM
2. 2026-06-17
   price $121,500 Active 223 DOM
3. 2026-06-16
   days on market $122,900 Active 223 DOM
4. 2026-06-15
   days on market $122,900 Active 222 DOM
5. 2026-06-14
   days on market $122,900 Active 220 DOM
6. 2026-06-13
   days on market $122,900 Active 219 DOM
7. 2026-06-10
   days on market $122,900 Active 217 DOM
8. 2026-06-09
   days on market $122,900 Active 216 DOM
9. 2026-06-08
   days on market $122,900 Active 215 DOM
10. 2026-06-07
    days on market $122,900 Active 214 DOM
11. 2026-06-05
    days on market $122,900 Active 211 DOM
12. 2026-06-03
    days on market $122,900 Active 210 DOM
13. 2026-06-02
    days on market $122,900 Active 209 DOM
14. 2026-06-01
    days on market $122,900 Active 208 DOM
15. 2026-05-31
    days on market $122,900 Active 207 DOM
16. 2026-05-30
    days on market $122,900 Active 206 DOM
17. 2026-05-03
    status Active 489-char remark

    Show marketing remark (489 chars)

    55+ age qualified community. Tentatively available 5/1/2026. This home is currently occupied and cannot be shown. Make your new home in Royal Oaks, a well-maintained, professionally managed manufactured home community! This is a 2023 2 bed/2 bath, 900.00 sq. ft. home in a gorgeous neighborhood. Royal Oaks is the perfect place to enjoy the laid-back Visalia lifestyle! Let us show you around the place! Call and schedule a viewing today! DBA: Decal: FLE220CA2341372A Dealer Number: 91126.

18. 2026-05-02
    historical 489-char remark

    Show marketing remark (489 chars)

    55+ age qualified community. Tentatively available 5/1/2026. This home is currently occupied and cannot be shown. Make your new home in Royal Oaks, a well-maintained, professionally managed manufactured home community! This is a 2023 2 bed/2 bath, 900.00 sq. ft. home in a gorgeous neighborhood. Royal Oaks is the perfect place to enjoy the laid-back Visalia lifestyle! Let us show you around the place! Call and schedule a viewing today! DBA: Decal: FLE220CA2341372A Dealer Number: 91126.

19. 2026-04-15
    status Active 489-char remark

    Show marketing remark (489 chars)

    55+ age qualified community. Tentatively available 5/1/2026. This home is currently occupied and cannot be shown. Make your new home in Royal Oaks, a well-maintained, professionally managed manufactured home community! This is a 2023 2 bed/2 bath, 900.00 sq. ft. home in a gorgeous neighborhood. Royal Oaks is the perfect place to enjoy the laid-back Visalia lifestyle! Let us show you around the place! Call and schedule a viewing today! DBA: Decal: FLE220CA2341372A Dealer Number: 91126.

20. 2026-04-15
    price $122,900 489-char remark

    Show marketing remark (489 chars)

    55+ age qualified community. Tentatively available 5/1/2026. This home is currently occupied and cannot be shown. Make your new home in Royal Oaks, a well-maintained, professionally managed manufactured home community! This is a 2023 2 bed/2 bath, 900.00 sq. ft. home in a gorgeous neighborhood. Royal Oaks is the perfect place to enjoy the laid-back Visalia lifestyle! Let us show you around the place! Call and schedule a viewing today! DBA: Decal: FLE220CA2341372A Dealer Number: 91126.

21. 2026-03-31
    historical 489-char remark

    Show marketing remark (489 chars)

    55+ age qualified community. Tentatively available 5/1/2026. This home is currently occupied and cannot be shown. Make your new home in Royal Oaks, a well-maintained, professionally managed manufactured home community! This is a 2023 2 bed/2 bath, 900.00 sq. ft. home in a gorgeous neighborhood. Royal Oaks is the perfect place to enjoy the laid-back Visalia lifestyle! Let us show you around the place! Call and schedule a viewing today! DBA: Decal: FLE220CA2341372A Dealer Number: 91126.

22. 2026-03-22
    status Active 489-char remark

    Show marketing remark (489 chars)

    55+ age qualified community. Tentatively available 5/1/2026. This home is currently occupied and cannot be shown. Make your new home in Royal Oaks, a well-maintained, professionally managed manufactured home community! This is a 2023 2 bed/2 bath, 900.00 sq. ft. home in a gorgeous neighborhood. Royal Oaks is the perfect place to enjoy the laid-back Visalia lifestyle! Let us show you around the place! Call and schedule a viewing today! DBA: Decal: FLE220CA2341372A Dealer Number: 91126.

23. 2026-03-22
    price $132,900 489-char remark

    Show marketing remark (489 chars)

    55+ age qualified community. Tentatively available 5/1/2026. This home is currently occupied and cannot be shown. Make your new home in Royal Oaks, a well-maintained, professionally managed manufactured home community! This is a 2023 2 bed/2 bath, 900.00 sq. ft. home in a gorgeous neighborhood. Royal Oaks is the perfect place to enjoy the laid-back Visalia lifestyle! Let us show you around the place! Call and schedule a viewing today! DBA: Decal: FLE220CA2341372A Dealer Number: 91126.

24. 2024-11-28
    historical 489-char remark

    Show marketing remark (489 chars)

    55+ age qualified community. Tentatively available 5/1/2026. This home is currently occupied and cannot be shown. Make your new home in Royal Oaks, a well-maintained, professionally managed manufactured home community! This is a 2023 2 bed/2 bath, 900.00 sq. ft. home in a gorgeous neighborhood. Royal Oaks is the perfect place to enjoy the laid-back Visalia lifestyle! Let us show you around the place! Call and schedule a viewing today! DBA: Decal: FLE220CA2341372A Dealer Number: 91126.

25. 2024-06-29
    listed $142,900 Active 489-char remark

    Show marketing remark (489 chars)

    55+ age qualified community. Tentatively available 5/1/2026. This home is currently occupied and cannot be shown. Make your new home in Royal Oaks, a well-maintained, professionally managed manufactured home community! This is a 2023 2 bed/2 bath, 900.00 sq. ft. home in a gorgeous neighborhood. Royal Oaks is the perfect place to enjoy the laid-back Visalia lifestyle! Let us show you around the place! Call and schedule a viewing today! DBA: Decal: FLE220CA2341372A Dealer Number: 91126.

ⓘ 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: $19,261
• − Mortgage interest: −$3,193
• − Property taxes: −$855
• − Insurance: −$285
• − Repairs & maintenance: −$1,541
• − Management: −$1,541
• − Depreciation: −$1,658
• Taxable income: $10,188
• Est. tax owed @ 24.0%: −$2,445
• After-tax cash flow: $8,044/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This manufactured home in a well-maintained community is in good condition with minimal repairs needed. Painting the exterior and cleaning gutters would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and can increase both resale and rental value.
• Both Clean gutters — Improves drainage and can prevent water damage, enhancing both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Clean gutters — Improves drainage and can prevent water damage, enhancing both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-14.0% since first listed

9 events — show timeline

• 2026-05-03 Relisted — Zillow
• 2026-05-02 Delisted — Zillow
• 2026-04-15 Relisted — Zillow
• 2026-04-15 Price Changed $122,900 Zillow
• 2026-03-31 Delisted — Zillow
• 2026-03-22 Relisted — Zillow
• 2026-03-22 Price Changed $132,900 Zillow
• 2024-11-28 Delisted — Zillow
• 2024-06-29 Listed $142,900 Zillow