100 S Westwood St #15 · Porterville, CA 93257

$84,900

3 bd · 2.0 ba · 2,100 sqft · Land · 121 Days on market

Built 2005 16 ac lot ↓ 29% 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
• Rent growth +3.5/5.0
• Schools +3.5/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Motivated Seller!!! Seller to pay first 6 months of park rent! Welcome to this spacious triple-wide mobile home located in the desirable, 55+ gated Westwood Village community. Offering over 2,000 square feet of living space, this home features a rare attached garage, a standout amenity in the park. The open and functional floor plan provides generous living and dining areas, ideal for comfortable everyday living and entertaining. The home has newer HVAC, providing peace of mind on major mechanicals. While it could benefit from fresh interior paint and updated flooring, this presents an excellent opportunity for a buyer to personalize the space and build equity. Westwood Village offers ga

Key facts

• Gated community
• Attached garage
• Community pool

Tags

• TRIPLE-WIDE MOBILE HOME
• ATTACHED GARAGE
• GATED COMMUNITY
• COMMUNITY POOL
• NEWER HVAC

Property features AI

Finance

• Other: Located on approximately 15.79 acres (park lot/parcel information); Directions: From Olive Avenue, drive south on Westwood. Turn left at Westwood Village. Unit 15 is on the far left of the park.
• HOA & community: Located in a senior community

Exterior

• Parking: Attached garage with garage door opener; Driveway; Garage faces front; 2 garage spaces
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected / available; Water connected; Sewer connected
• Home design: Manufactured home located in a park; Triple-wide manufactured home; Faces south
• Construction: Asphalt roof; Wood skirting; Skyline Summerhill model; 39 ft width, 60 ft length
• Exterior features: Private yard; Covered front porch; Patio

Interior

• Kitchen: Range; Gas range; Free-standing range; Dishwasher; Microwave
• Bedrooms: No shared/common walls (manufactured single-family style in-park placement)
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central heating; Natural gas heating; Hot water heating; Central air conditioning; Ceiling fans
• Interior features: Breakfast bar; Ceiling fans; Open floor plan; Recessed lighting; Vaulted ceilings; Walk-in closets
• Laundry & utility: Indoor laundry room; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $85k.

Deal economics

• At list price, monthly cash flow is $788 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.4% vs local median 2.7% in Porterville — 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 60/100 on livability (#561 in CA) — a middle-class / working-renter tenant base. Strengths: housing A, commute A-; Watch: crime C-, cost of living D+, schools F.
• Burton Elementary (urban): math 31% / reading 42% proficiency, ranked #805 of 1,400 in CA (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.1%/yr); 320 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,447 units permitted in Tulare County in 2024 (307 in 5+ unit buildings).
• This rent runs 35% of the median local income ($60k/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 $587 of loan paydown is wiped out by about $3k 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 + 4.1% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $74,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 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. 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?
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: 2.03% ✓
• Cap rate: 17.43%
• Cash-on-cash: 39.79%
• DSCR: 2.77
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.07% rent growth · sell at horizon

5-year hold

• IRR: 37.3%
• Equity multiple: 2.61×
• Total profit: $38,328
• Equity at exit: $12,659

10-year hold

• IRR: 44.4%
• Equity multiple: 5.46×
• Total profit: $105,929
• Equity at exit: $7,341

Cash invested: $23,772 (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 93257

• Rents YoY: 4.1%
• Active inventory: 320
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,720 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$90 /mo · $1,083/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $788

Break-even live

Break-even rent $723

Max offer price $84,900

Occupancy floor 49%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
825 N Mathew St Porterville, CA	3.0	2.0	2200	$2,000	$0.91	13d	1	1.23mi

Listing history 18 events

1. 2026-06-13
   statusdays on market $84,900 Pending 121 DOM
2. 2026-06-10
   days on market $84,900 Active 119 DOM
3. 2026-06-09
   days on market $84,900 Active 118 DOM
4. 2026-06-08
   days on market $84,900 Active 117 DOM
5. 2026-06-07
   days on market $84,900 Active 116 DOM
6. 2026-06-05
   days on market $84,900 Active 113 DOM
7. 2026-06-03
   days on market $84,900 Active 112 DOM
8. 2026-06-02
   days on market $84,900 Active 111 DOM
9. 2026-06-01
   days on market $84,900 Active 110 DOM
10. 2026-05-31
    days on market $84,900 Active 109 DOM
11. 2026-05-30
    days on market $84,900 Active 108 DOM
12. 2026-05-22
    price $84,900
13. 2026-05-02
    listed $95,000 Active
14. 2026-04-30
    soldstatus Closed
15. 2026-04-29
    price $95,000
16. 2026-03-01
    price $119,000
17. 2026-02-09
    price $129,000
18. 2026-02-09
    listed $119,000 Active

ⓘ 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: $1,083 · $90/mo
• Projected year-2 tax: $1,083 · $90/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 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 33 unhealthy d/yr today · 37 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,643
• − Mortgage interest: −$4,756
• − Property taxes: −$1,083
• − Insurance: −$424
• − Repairs & maintenance: −$1,651
• − Management: −$1,651
• − Depreciation: −$2,470
• Taxable income: $8,607
• Est. tax owed @ 24.0%: −$2,066
• After-tax cash flow: $7,392/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: Burton Elementary
• NCES district ID: 0606570
• Math proficiency: 31% ▲ 4.00%
• Reading proficiency: 42% ▲ 3.00%
• Median HH income: $57,171
• Composite: 34.83/100
• National rank: #10012
• State rank: #805 of 1400 in CA

Livability — Porterville

• Score: 60/100
• State rank: #561
• US rank: #18537

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Porterville, CA
• County: Tulare County · 323,826 people
• City population: 80,467
• Metro: Visalia, CA
• Population (ZIP): 80,467
• Household income: $59,704
• Rent vs Own: 44.4% rent · 55.6% own
• Severe rent burden: 3028.0

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: Predominantly Hispanic (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 23% White 21% Native American 3% Asian 2%
• Hispanic origin (detail): Mexican 69%
• Common ancestry: Iranian 1%
• Foreign-born: 26% · Canada
• Languages at home: 45% English-only · Spanish 52% Tagalog/Filipino 1% Arabic 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: ▼ -375.52%
• Current HPI: 362.656
• Rent YoY: ▲ 4.07%
• 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

-28.7% since first listed

7 events — show timeline

• 2026-05-22 Price Changed $84,900 TCMLS
• 2026-05-02 Listed $95,000 TCMLS
• 2026-04-30 Sold (MLS) — TCMLS
• 2026-04-29 Price Changed $95,000 TCMLS
• 2026-03-01 Price Changed $119,000 TCMLS
• 2026-02-09 Price Changed $129,000 TCMLS
• 2026-02-09 Listed $119,000 TCMLS

Property tax history

-0.8%/yr

Latest (2021): $1,083 · -0.2% YoY. Source: county tax records.