30614 Road 52 · West Goshen, CA 93291

$160,000

2 bd · 1.0 ba · 982 sqft · SingleFamily public records · 5 Days on market

Built 1967 0.50 ac lot Est $188k · 15% under

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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 +25.5/30.0
• ARV discount +14.1/15.0
• DSCR +8.5/10.0
• 1% rule +5.7/10.0
• Rent growth +3.3/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Livability +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks

Come see this country investment opportunity! This charming 2-bedroom home is brimming with potential for those with a decerning eye! Enjoy the tranquility of rural living with a versatile layout, including living room, dining room, kitchen and enclosed back patio/mud room all nestled on a large half acre of land. The home also includes efficient ductless mini-split units in the living room and bedrooms for year-round comfort. This fixer-upper is ready for your personal style to turn it into a cozy homestead. Perfect for those looking to downsize to the country or start their renovation journey.

Key facts

• 0.5 acre lot
• Built 1967
• Listed 5 days

Property features AI

Finance

• Other: Approximately 0.5 acre lot (about 147.5' x 147.5')

Exterior

• Utilities: Public water; Septic tank; Natural gas available and connected; Electricity connected
• Home design: Single-family residence; One story; Faces west
• Construction: Frame construction; Raised foundation on pillars/piers
• Exterior features: Composition roof

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Ductless heating; Evaporative cooling; Ductless cooling; Window cooling units
• Interior features: Fixer condition

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $374 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).

Location & tenants

• Location reads 34/100 on livability (#1,444 in CA) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: housing B; Watch: schools F, crime F, amenities 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; 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 $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.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $49k; list at $160k implies a 227% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,000

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is F 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: 1.07% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.01%
• DSCR: 1.45
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $187,562
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30614 Road 52	0.00mi	2/1.0	982 (0%)	0mo	$188,000	$191	100

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: -1.2%
• Equity multiple: 0.96×
• Total profit: $-1,967
• Equity at exit: $23,857

10-year hold

• IRR: 8.6%
• Equity multiple: 1.66×
• Total profit: $29,583
• Equity at exit: $13,834

Cash invested: $44,800 (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 93291

• Rents YoY: 3.1%
• Active inventory: 552
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,714 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$74 /mo · $893/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $374

Break-even live

Break-even rent $1,241

Max offer price $160,000

Occupancy floor 73%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-12
   status Pending
2. 2026-05-08
   listed $160,000 Active
3. 1996-03-14
   soldstatus $49,000

ⓘ 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: $893 · $74/mo
• Projected year-2 tax: $1,216 · $101/mo
• Expected delta: +$323/yr (+$27/mo · 36.2%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 41 unhealthy d/yr today · 43 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,565
• − Mortgage interest: −$8,962
• − Property taxes: −$893
• − Insurance: −$800
• − Repairs & maintenance: −$1,645
• − Management: −$1,645
• − Depreciation: −$4,655
• Taxable income: $1,965
• Est. tax owed @ 24.0%: −$472
• After-tax cash flow: $4,013/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 — West Goshen

• Score: 34/100
• State rank: #1444
• US rank: #27758

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Goshen, CA
• County: Tulare County · 323,826 people
• 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

+226.5% since first listed

3 events — show timeline

• 2026-05-12 Pending — TCMLS
• 2026-05-08 Listed $160,000 TCMLS
• 1996-03-14 Sold (Public Records) $49,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $893 · +3.0% YoY. Source: county tax records.