31345 Rd 132 · Visalia, CA 93292

$190,000

3 bd · 1.0 ba · 1,265 sqft · SingleFamily public records · 9 Days on market

Built 1935 2.01 ac lot Est $326k · 42% under

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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 +27.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +6.4/10.0
• Livability +3.6/5.0
• Rent growth +3.0/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover exceptional opportunity on this 2.00-acre canvas at Visalia—a rare offering that blends rustic potential with the unstoppable momentum of North Visalia's transformation. Perched just beyond the city's northern edge, this property invites developers, visionaries, or future homeowners to capitalize on a booming corridor primed for growth—from residential subdivisions and mega‑retail anchors like Costco to industrial megaprojects and next‑gen educational investments. While interior access is currently unavailable and the residence is occupied, the standout allure lies in the sweeping acreage and strategic placement within a rapidly expanding region. Imagine the possibiliti

Key facts

• Zoning potential
• 2.00-acre canvas
• 2.01 acre lot

Tags

• 2.00-ACRE CANVAS
• ZONING POTENTIAL
• RAPIDLY EXPANDING REGION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $560 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Cap rate 9.8% 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 (+2.0%/yr); 309 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 31% of the median local income ($83k/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 $1k of loan paydown is wiped out by about $6k 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 + 2.0% rent growth), your $53k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• 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 $190,000

Questions for the listing agent

1. Built in 1935 — 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. 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?
4. 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.
5. 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.
6. 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: 1.14% ✓
• Cap rate: 9.83%
• Cash-on-cash: 12.63%
• DSCR: 1.56
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $326,370
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2725 N Thomas St	0.49mi	3/2.0	1,262 (-0%)	8mo	$385,000	$305	66
811 E Trinidad Ave	0.57mi	3/2.0	1,200 (-5%)	3mo	$310,000	$258	58
438 E Oakridge Ct	0.61mi	4/2.0 (+1)	1,306 (+3%)	2mo	$325,000	$249	56
922 E Oakridge Ave	0.44mi	2/2.0 (-1)	1,143 (-10%)	3mo	$294,725	$258	52
2238 N Gowdy St	0.65mi	3/2.0	1,148 (-9%)	1mo	$310,000	$270	49
1441 E Sunnyview Ave	0.58mi	3/2.0	1,148 (-9%)	6mo	$215,000	$187	49
514 E Conway Ct	0.44mi	3/2.0	1,371 (+8%)	21mo	$350,000	$255	44
829 E Trinidad Ave	0.56mi	3/2.5	1,418 (+12%)	8mo	$300,000	$212	41
1219 E Ferguson Ave	0.61mi	3/2.0	1,374 (+9%)	15mo	$305,000	$222	41
918 E Buena Vista Ave	0.75mi	4/2.0 (+1)	1,344 (+6%)	14mo	$379,000	$282	34
1127 E Vine Ct	0.70mi	4/2.0 (+1)	1,347 (+6%)	18mo	$378,000	$281	32
1137 E Ferguson Ave	0.66mi	4/2.0 (+1)	1,448 (+14%)	14mo	$349,000	$241	24

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 · 1.99% rent growth · sell at horizon

5-year hold

• IRR: 1.3%
• Equity multiple: 1.05×
• Total profit: $2,643
• Equity at exit: $28,330

10-year hold

• IRR: 10.0%
• Equity multiple: 1.74×
• Total profit: $39,212
• Equity at exit: $16,428

Cash invested: $53,200 (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 93292

• Rents YoY: 2.0%
• Active inventory: 309
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,162 high
• Mortgage (P&I): −$996
• Tax from tax record: −$73 /mo · $872/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $560

Break-even live

Break-even rent $1,453

Max offer price $190,000

Occupancy floor 69%

Sensitivity live

Price	-10% $668	-5% $614	+0% $560	+5% $506	+10% $453
Rent	-10% $389	-5% $475	+0% $560	+5% $646	+10% $731
Rate	-1.0pp $656	-0.5pp $608	base $560	+0.5pp $511	+1.0pp $461

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
907 E Oakridge Ave Visalia, CA	2.0	2.0	1009	$1,695	$1.68	22d	1	0.50mi
1630 E Knight Ct Visalia, CA	3.0	2.0	1419	$1,895	$1.34	44d	1	0.68mi
203 E Taylor Ave Visalia, CA	3.0	2.0	1787	$2,300	$1.29	14d	1	0.75mi
803 E Prospect Ave Visalia, CA	2.0	1.0	960	$1,495	$1.56	22d	1	0.97mi
1312 W Prescott Ave Visalia, CA	3.0	3.0	1672	$2,285	$1.37	22d	1	1.34mi
3037 N Sowell St Visalia, CA	4.0	3.0	1758	$2,595	$1.48	44d	1	1.35mi
1336 W Porter Ave Visalia, CA	3.0	2.0	1855	$2,500	$1.35	22d	1	1.49mi

Listing history 2 events

1. 2025-08-22
   status Pending
2. 2025-08-13
   listed $190,000 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: $872 · $73/mo
• Projected year-2 tax: $1,444 · $120/mo
• Expected delta: +$572/yr (+$48/mo · 65.6%)

ⓘ 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 (unshaded) · 59% 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 48 unhealthy d/yr today · 53 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,950
• − Mortgage interest: −$10,643
• − Property taxes: −$872
• − Insurance: −$950
• − Repairs & maintenance: −$2,076
• − Management: −$2,076
• − Depreciation: −$5,527
• Taxable income: $3,806
• Est. tax owed @ 24.0%: −$913
• After-tax cash flow: $5,808/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 — 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

• County: Tulare County · 323,826 people
• City population: 163,333
• Metro: Visalia, CA
• Population (ZIP): 45,780
• Household income: $82,872
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 962.0

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 0.56)
• Race & ethnicity: Hispanic / Latino 57% White 35% Two or more races 19% Asian 3% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 51%
• Common ancestry: Russian 2% Lithuanian 2% Iranian 1%
• Foreign-born: 14% · Canada
• Languages at home: 63% English-only · Spanish 33% Other Indo-European 1% Korean 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: ▼ -238.10%
• Current HPI: 323.2649
• Rent YoY: ▲ 1.99%
• 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

2 events — show timeline

• 2025-08-22 Pending — TCMLS
• 2025-08-13 Listed $190,000 TCMLS

Property tax history

+8.4%/yr

Latest (2025): $872 · +3.0% YoY. Source: county tax records.