100 S Westwood St #97 · Porterville, CA 93257

$69,500

3 bd · 2.0 ba · 1,344 sqft · Land · 7 Days on market

Built 2000

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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 MLS

MOTIVATED SELLER! Located in Westwood Village Senior (55 years and older) Mobile Home Park in Porterville is this lovely 3 bedroom 2 bath manufactured home. This home has been upgraded through out in the last year. The seller has installed a new roof, new air conditioning unit, new canned lighting in the kitchen, newer flooring, bathroom upgrades, front yard turf, large backyard gazebo, added cement, new fencing, and extended the awning just to name a few of the upgrades and upkeep that has been completed, also it is important to know there is solar screens on the windows to keep the home cool and it does!!! This gated community includes, swimming pool, club house, library, BBQ area, pickle ball and more. .. Don't miss out on this one!

Key facts

• Laminate flooring
• Front yard turf
• Bathroom upgrades

Tags

• NEW ROOF
• AIR CONDITIONING UNIT
• CANNED LIGHTING
• LAMINATE FLOORING
• BATHROOM UPGRADES
• FRONT YARD TURF

Property features AI

Finance

• HOA & community: Gated community

Exterior

• Parking: Driveway
• Security: Gated community
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Natural gas connected; Natural gas available
• Home design: Manufactured in park (manufactured home, double wide); Accessible entrance with ramp; Accessible approach with ramp
• Construction: Wood siding; Composition roof; Oak Manor model; 24 ft. by 56 ft. (double wide mobile); Wood skirt; Updated/Remodeled
• Exterior features: Awning(s); Front porch; Community and private pool

Interior

• Kitchen: Disposal; Dishwasher; Gas oven; Range; Refrigerator
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Forced air heating; Ceiling fan(s); Dual cooling
• Interior features: Updated/remodeled interior; Disposal; Dishwasher; Gas oven; Range; Refrigerator
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $70k.

Deal economics

• At list price, monthly cash flow is $906 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Cap rate 21.9% 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 34% 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 $481 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 + 4.1% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 10y 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: 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 $69,500

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 2.42% ✓
• Cap rate: 21.93%
• Cash-on-cash: 55.85%
• DSCR: 3.48
• GRM: 3.4

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: 55.3%
• Equity multiple: 3.48×
• Total profit: $48,244
• Equity at exit: $10,363

10-year hold

• IRR: 60.8%
• Equity multiple: 7.37×
• Total profit: $123,931
• Equity at exit: $6,009

Cash invested: $19,460 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,683 medium
• Mortgage (P&I): −$364
• Tax from tax record: −$31 /mo · $368/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $906

Break-even live

Break-even rent $537

Max offer price $69,500

Occupancy floor 41%

Sensitivity live

Price	-10% $945	-5% $925	+0% $906	+5% $886	+10% $866
Rent	-10% $773	-5% $839	+0% $906	+5% $972	+10% $1,039
Rate	-1.0pp $941	-0.5pp $923	base $906	+0.5pp $888	+1.0pp $869

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: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1711 W Henderson Ave Porterville, CA	1.0–2.0	1.0–2.0	889	$1,700	$1.91	14d	1	1.27mi

Listing history 15 events

1. 2026-05-06
   status Pending
2. 2026-04-29
   listed $69,500 Active
3. 2025-11-10
   soldstatus $69,500 Closed 746-char remark

   Show marketing remark (746 chars)

   MOTIVATED SELLER! Located in Westwood Village Senior (55 years and older) Mobile Home Park in Porterville is this lovely 3 bedroom 2 bath manufactured home. This home has been upgraded through out in the last year. The seller has installed a new roof, new air conditioning unit, new canned lighting in the kitchen, newer flooring, bathroom upgrades, front yard turf, large backyard gazebo, added cement, new fencing, and extended the awning just to name a few of the upgrades and upkeep that has been completed, also it is important to know there is solar screens on the windows to keep the home cool and it does!!! This gated community includes, swimming pool, club house, library, BBQ area, pickle ball and more. .. Don't miss out on this one!

4. 2025-10-17
   status Pending 746-char remark

   Show marketing remark (746 chars)

   MOTIVATED SELLER! Located in Westwood Village Senior (55 years and older) Mobile Home Park in Porterville is this lovely 3 bedroom 2 bath manufactured home. This home has been upgraded through out in the last year. The seller has installed a new roof, new air conditioning unit, new canned lighting in the kitchen, newer flooring, bathroom upgrades, front yard turf, large backyard gazebo, added cement, new fencing, and extended the awning just to name a few of the upgrades and upkeep that has been completed, also it is important to know there is solar screens on the windows to keep the home cool and it does!!! This gated community includes, swimming pool, club house, library, BBQ area, pickle ball and more. .. Don't miss out on this one!

5. 2025-09-22
   price $69,500 746-char remark

   Show marketing remark (746 chars)

   MOTIVATED SELLER! Located in Westwood Village Senior (55 years and older) Mobile Home Park in Porterville is this lovely 3 bedroom 2 bath manufactured home. This home has been upgraded through out in the last year. The seller has installed a new roof, new air conditioning unit, new canned lighting in the kitchen, newer flooring, bathroom upgrades, front yard turf, large backyard gazebo, added cement, new fencing, and extended the awning just to name a few of the upgrades and upkeep that has been completed, also it is important to know there is solar screens on the windows to keep the home cool and it does!!! This gated community includes, swimming pool, club house, library, BBQ area, pickle ball and more. .. Don't miss out on this one!

6. 2025-09-12
   price $74,000 746-char remark

   Show marketing remark (746 chars)

   MOTIVATED SELLER! Located in Westwood Village Senior (55 years and older) Mobile Home Park in Porterville is this lovely 3 bedroom 2 bath manufactured home. This home has been upgraded through out in the last year. The seller has installed a new roof, new air conditioning unit, new canned lighting in the kitchen, newer flooring, bathroom upgrades, front yard turf, large backyard gazebo, added cement, new fencing, and extended the awning just to name a few of the upgrades and upkeep that has been completed, also it is important to know there is solar screens on the windows to keep the home cool and it does!!! This gated community includes, swimming pool, club house, library, BBQ area, pickle ball and more. .. Don't miss out on this one!

7. 2025-09-07
   price $79,800 746-char remark

   Show marketing remark (746 chars)

   MOTIVATED SELLER! Located in Westwood Village Senior (55 years and older) Mobile Home Park in Porterville is this lovely 3 bedroom 2 bath manufactured home. This home has been upgraded through out in the last year. The seller has installed a new roof, new air conditioning unit, new canned lighting in the kitchen, newer flooring, bathroom upgrades, front yard turf, large backyard gazebo, added cement, new fencing, and extended the awning just to name a few of the upgrades and upkeep that has been completed, also it is important to know there is solar screens on the windows to keep the home cool and it does!!! This gated community includes, swimming pool, club house, library, BBQ area, pickle ball and more. .. Don't miss out on this one!

8. 2025-08-30
   price $79,900 746-char remark

   Show marketing remark (746 chars)

   MOTIVATED SELLER! Located in Westwood Village Senior (55 years and older) Mobile Home Park in Porterville is this lovely 3 bedroom 2 bath manufactured home. This home has been upgraded through out in the last year. The seller has installed a new roof, new air conditioning unit, new canned lighting in the kitchen, newer flooring, bathroom upgrades, front yard turf, large backyard gazebo, added cement, new fencing, and extended the awning just to name a few of the upgrades and upkeep that has been completed, also it is important to know there is solar screens on the windows to keep the home cool and it does!!! This gated community includes, swimming pool, club house, library, BBQ area, pickle ball and more. .. Don't miss out on this one!

9. 2025-08-01
   price $88,400 746-char remark

   Show marketing remark (746 chars)

   MOTIVATED SELLER! Located in Westwood Village Senior (55 years and older) Mobile Home Park in Porterville is this lovely 3 bedroom 2 bath manufactured home. This home has been upgraded through out in the last year. The seller has installed a new roof, new air conditioning unit, new canned lighting in the kitchen, newer flooring, bathroom upgrades, front yard turf, large backyard gazebo, added cement, new fencing, and extended the awning just to name a few of the upgrades and upkeep that has been completed, also it is important to know there is solar screens on the windows to keep the home cool and it does!!! This gated community includes, swimming pool, club house, library, BBQ area, pickle ball and more. .. Don't miss out on this one!

10. 2025-06-25
    price $89,900 746-char remark

    Show marketing remark (746 chars)

    MOTIVATED SELLER! Located in Westwood Village Senior (55 years and older) Mobile Home Park in Porterville is this lovely 3 bedroom 2 bath manufactured home. This home has been upgraded through out in the last year. The seller has installed a new roof, new air conditioning unit, new canned lighting in the kitchen, newer flooring, bathroom upgrades, front yard turf, large backyard gazebo, added cement, new fencing, and extended the awning just to name a few of the upgrades and upkeep that has been completed, also it is important to know there is solar screens on the windows to keep the home cool and it does!!! This gated community includes, swimming pool, club house, library, BBQ area, pickle ball and more. .. Don't miss out on this one!

11. 2025-05-29
    listed $95,000 Active 746-char remark

    Show marketing remark (746 chars)

    MOTIVATED SELLER! Located in Westwood Village Senior (55 years and older) Mobile Home Park in Porterville is this lovely 3 bedroom 2 bath manufactured home. This home has been upgraded through out in the last year. The seller has installed a new roof, new air conditioning unit, new canned lighting in the kitchen, newer flooring, bathroom upgrades, front yard turf, large backyard gazebo, added cement, new fencing, and extended the awning just to name a few of the upgrades and upkeep that has been completed, also it is important to know there is solar screens on the windows to keep the home cool and it does!!! This gated community includes, swimming pool, club house, library, BBQ area, pickle ball and more. .. Don't miss out on this one!

12. 2018-04-23
    soldstatus $72,500 456-char remark

    Show marketing remark (456 chars)

    3bd 2 bath mobile home in the very desirable Westwood Village Mobile Home Park. This mobile home features vaulted ceilings, open concept kitchen, skylights and beautiful new laminate flooring with the wood look. Bedrooms are carpeted. Indoor laundry room with plenty of storage space. There is plenty of room in the back to have family and friends come join you for a nice backyard bbq or to let your small pets out to run around. Come see this one today!!

13. 2018-02-13
    listed $75,000 456-char remark

    Show marketing remark (456 chars)

    3bd 2 bath mobile home in the very desirable Westwood Village Mobile Home Park. This mobile home features vaulted ceilings, open concept kitchen, skylights and beautiful new laminate flooring with the wood look. Bedrooms are carpeted. Indoor laundry room with plenty of storage space. There is plenty of room in the back to have family and friends come join you for a nice backyard bbq or to let your small pets out to run around. Come see this one today!!

14. 2016-11-10
    soldstatus $48,000
15. 2016-08-12
    listed $52,900

ⓘ 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: $368 · $31/mo
• Projected year-2 tax: $528 · $44/mo
• Expected delta: +$160/yr (+$13/mo · 43.5%)

ⓘ 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: $20,199
• − Mortgage interest: −$3,893
• − Property taxes: −$368
• − Insurance: −$348
• − Repairs & maintenance: −$1,616
• − Management: −$1,616
• − Depreciation: −$2,022
• Taxable income: $10,337
• Est. tax owed @ 24.0%: −$2,481
• After-tax cash flow: $8,387/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

+31.4% since first listed

15 events — show timeline

• 2026-05-06 Pending — TCMLS
• 2026-04-29 Listed $69,500 TCMLS
• 2025-11-10 Sold (MLS) $69,500 TCMLS
• 2025-10-17 Pending — TCMLS
• 2025-09-22 Price Changed $69,500 TCMLS
• 2025-09-12 Price Changed $74,000 TCMLS
• 2025-09-07 Price Changed $79,800 TCMLS
• 2025-08-30 Price Changed $79,900 TCMLS
• 2025-08-01 Price Changed $88,400 TCMLS
• 2025-06-25 Price Changed $89,900 TCMLS
• 2025-05-29 Listed $95,000 TCMLS
• 2018-04-23 Sold (MLS) $72,500 TCMLS
• 2018-02-13 Listed $75,000 TCMLS
• 2016-11-10 Sold (MLS) $48,000 TCMLS
• 2016-08-12 Listed $52,900 TCMLS

Property tax history

+4.0%/yr

Latest (2021): $368 · -0.2% YoY. Source: county tax records.