2400 W Midvalley Ave Unit Ld44 · Visalia, CA 93277

$99,000

2 bd · 2.0 ba · 2,210 sqft · Manufactured · 274 Days on market

Built 1979

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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
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully maintained home located in desirable Westlake Village! The extended patio, perfect for enjoying the scenic ponds and waterways of the village, greets you as you enter the spacious living room. Vaulted ceilings and plantation shutters lend a sense of elegance as you pass into the roomy kitchen replete with updated appliances, a new dishwasher, and loads of storage. The expansive Family Room features an extended area with built-in cabinetry perfect as a home office or reading area. The Master Suite includes a oversized walk-in closet and large bathroom with dual vanities. Located on one of the larger lots in the village, you'll love the lush and private garden with charming paved

Key facts

• Private garden
• Built-in cabinetry
• Paved walkways

Tags

• EXTENDED PATIO
• SCENIC PONDS
• BUILT-IN CABINETRY
• OVERSIZED WALK-IN CLOSET
• PRIVATE GARDEN
• PAVED WALKWAYS

Property features AI

Finance

• Other: Property is in a manufactured home park; Directions: From Mooney & Visalia Pkwy: Head south on Mooney, turn west on Midvalley, turn north into Westlake Village, turn left and follow all the way to the end. Property is on the right.
• HOA & community: Located in Westlake Village (community amenities include pool)

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected and available
• Home design: Manufactured home located in a park (Double wide); Single-story (manufactured home configuration)
• Construction: Skirted with aluminum; Manufactured construction
• Exterior features: Aluminum roof; Private and community pool access

Interior

• Bedrooms: Double wide manufactured home (bedroom count not provided)
• Bathrooms: 2 full bathrooms
• Interior features: Central heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $994 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.3% 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.
• Tulare Joint Union High (suburban): math 18% / reading 52% proficiency, ranked #280 of 517 in CA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Liberty Elementary (781 students, 41% FRL); Tulare Western High (math 18% / reading 56%, grade F, #578 of 1,170 statewide, top 51%, 1,933 students, 78% FRL).
• Market conditions: Rents rising (+3.3%/yr); 239 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,447 units permitted in Tulare County in 2024 (307 in 5+ unit buildings).
• This rent runs 32% of the median local income ($81k/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 $684 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 + 3.3% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 274 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: 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 $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 274 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.15% ✓
• Cap rate: 18.34%
• Cash-on-cash: 43.02%
• DSCR: 2.91
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.32% rent growth · sell at horizon

5-year hold

• IRR: 40.2%
• Equity multiple: 2.73×
• Total profit: $47,974
• Equity at exit: $14,761

10-year hold

• IRR: 46.7%
• Equity multiple: 5.55×
• Total profit: $126,245
• Equity at exit: $8,560

Cash invested: $27,720 (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 93277

• Rents YoY: 3.3%
• Active inventory: 239
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,124 high
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $994

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 48%

Sensitivity live

Price	-10% $1,062	-5% $1,028	+0% $994	+5% $960	+10% $925
Rent	-10% $826	-5% $910	+0% $994	+5% $1,078	+10% $1,162
Rate	-1.0pp $1,044	-0.5pp $1,019	base $994	+0.5pp $968	+1.0pp $942

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3919 S Sallee Ct Visalia, CA	3.0	2.0	1642	$2,400	$1.46	22d	1	0.38mi
722 W James Ave Visalia, CA	3.0	2.5	2457	$2,595	$1.06	15d	1	0.81mi
3837 W Rialto Ave Visalia, CA	3.0	2.0	1475	$2,100	$1.42	45d	1	0.85mi
3909 W Nellis Ave Visalia, CA	3.0	2.0	1475	$2,100	$1.42	22d	1	0.88mi
3922 W Nellis Ave Visalia, CA	3.0	2.0	1475	$2,500	$1.69	45d	1	0.88mi
2704 W Whitendale Ave Visalia, CA	3.0	2.0	1583	$1,895	$1.20	22d	1	1.10mi
1107 W Victor Ave Visalia, CA	3.0	2.0	1710	$2,500	$1.46	15d	1	1.18mi
3621 S Bollinger Ct Visalia, CA	3.0	3.0	1972	$2,400	$1.22	22d	1	1.29mi
3618 W Country Ave Visalia, CA	3.0	2.0	1618	$2,095	$1.29	45d	1	1.32mi

Listing history 20 events

1. 2026-06-21
   days on market $99,000 Active 274 DOM
2. 2026-06-18
   days on market $99,000 Active 271 DOM
3. 2026-06-17
   days on market $99,000 Active 270 DOM
4. 2026-06-16
   days on market $99,000 Active 269 DOM
5. 2026-06-15
   days on market $99,000 Active 268 DOM
6. 2026-06-14
   days on market $99,000 Active 266 DOM
7. 2026-06-13
   days on market $99,000 Active 265 DOM
8. 2026-06-10
   days on market $99,000 Active 263 DOM
9. 2026-06-09
   days on market $99,000 Active 262 DOM
10. 2026-06-08
    days on market $99,000 Active 261 DOM
11. 2026-06-07
    days on market $99,000 Active 260 DOM
12. 2026-06-03
    days on market $99,000 Active 256 DOM
13. 2026-06-02
    days on market $99,000 Active 255 DOM
14. 2026-06-01
    days on market $99,000 Active 254 DOM
15. 2026-05-31
    days on market $99,000 Active 253 DOM
16. 2026-05-30
    days on market $99,000 Active 252 DOM
17. 2026-05-17
    status Pending
18. 2025-09-10
    listed $99,000 Active
19. 2025-04-30
    status Pending
20. 2025-01-31
    listed $99,900 Active

ⓘ 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 4/10 Moderate FEMA zone X (shaded) · 21% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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 40 unhealthy d/yr today · 43 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,489
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$2,039
• − Management: −$2,039
• − Depreciation: −$2,880
• Taxable income: $11,005
• Est. tax owed @ 24.0%: −$2,641
• After-tax cash flow: $9,285/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: Tulare Joint Union High
• NCES district ID: 0639930
• Math proficiency: 18% ▼ -6.00%
• Reading proficiency: 52% ▼ -1.00%
• Median HH income: $46,858
• Composite: 29.91/100
• National rank: #6384
• State rank: #280 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): 53,985
• Household income: $80,548
• Rent vs Own: 40.3% rent · 59.7% own
• Severe rent burden: 1896.0

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 48% White 40% Two or more races 21% Asian 4% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Russian 3% Iranian 2% Italian 2%
• Foreign-born: 12% · Canada, China
• Languages at home: 73% English-only · Spanish 22% Chinese 2% Other Asian/Pacific 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: ▼ -371.43%
• Current HPI: 310.349
• Rent YoY: ▲ 3.32%
• 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

-0.9% since first listed

4 events — show timeline

• 2026-05-17 Pending — TCMLS
• 2025-09-10 Listed $99,000 TCMLS
• 2025-04-30 Pending — TCMLS
• 2025-01-31 Listed $99,900 TCMLS