5505 W Tulare Ave #113 · Visalia, CA 93277

$48,500

2 bd · 1.0 ba · 800 sqft · Manufactured · 313 Days on market

Built 1900 Fair condition $61/sqft · 8% above area Est $45k · 8% over $934/mo HOA · 61% of rent ↓ 9% since listing

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Why this score? — see what drove the D- 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).

• 1% rule +10.0/10.0
• Cash flow +7.9/30.0
• ARV discount +4.0/15.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• Schools +3.0/10.0
• Condition / age +2.2/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in Southwest Visalia, where new residential communities, expanded shopping, and improved roadways are adding even more convenience to the area, this 2 bedroom, 1 bath manufactured home blends comfort with accessibility. Inside, laminate flooring runs throughout, with ceiling fans in both bedrooms for year round comfort. The open kitchen overlooks the living room and offers abundant counter space, perfect for cooking or entertaining. The bathroom also serves as a laundry area for added functionality. Outside, enjoy a covered carport, covered porch, and a large storage shed. The well-maintained community features a pool, community center, and quick freeway access, putting you minutes from Visalia's growing mix of dining, retail, and recreation.

Key facts

• Covered porch
• Laminate flooring
• Covered carport

Tags

• LAMINATE FLOORING
• OPEN KITCHEN
• COVERED CARPORT
• COVERED PORCH
• LARGE STORAGE SHED
• POOL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $48k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-52 ($-622/yr) — negative.
• To cash-flow at today's rent, offer at most $41k (15.5% below list).
• Meets the 1% rule at list price ($2k rent vs $48k).
• Recommended offer: $41k (15.5% below list) — sets the bar for cash-flow.
• Cap rate 5.0% 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.
• Zoned schools: Veva Blunt Elementary (math 24% / reading 75%, grade D+, #387 of 1,571 statewide, top 26%, 545 students, 80% FRL); La Joya Middle (math 24% / reading 54%, grade F, #155 of 498 statewide, top 31%, 758 students, 63% FRL); El Diamante High (1,987 students, 55% FRL).
• Market conditions: Rents rising (+3.3%/yr); 239 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $335 of loan paydown is wiped out by about $1k 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

• It's been on market 313 days — a 12% lower offer ($43k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 61% of rent; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $40,996 (15.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 313 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. 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: 3.18% ✓
• Cap rate: 5.01%
• Cash-on-cash: -4.58%
• DSCR: 0.80
• GRM: 2.6

CMA / ARV

• ARV (median comp): $45,000
• List price: $48,500
• Delta: 7.78%
• Verdict: FAIR
• Comps: 5 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -20.8%
• Equity multiple: 0.26×
• Total profit: $-10,067
• Equity at exit: $7,232

10-year hold

• IRR: -9.1%
• Equity multiple: 0.37×
• Total profit: $-8,538
• Equity at exit: $4,193

Cash invested: $13,580 (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: 2.6×

Monthly cashflow live

• Estimated rent: $1,541 high
• Mortgage (P&I): −$254
• Tax est. 1.5%: −$61 /mo · $728/yr
• Insurance: −$20
• HOA: −$934
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $-52

Break-even live

Break-even rent $1,607

Max offer price $40,996

Occupancy floor 98%

Sensitivity live

Price	-10% $-18	-5% $-35	+0% $-52	+5% $-69	+10% $-85
Rent	-10% $-174	-5% $-113	+0% $-52	+5% $9	+10% $70
Rate	-1.0pp $-27	-0.5pp $-40	base $-52	+0.5pp $-64	+1.0pp $-77

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: $12,125
• Closing costs: $1,455
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5505 W Tulare Ave #64 Visalia, CA	2.0	1.5	800	$1,495	$1.87	23d	1	0.08mi
4928 Westgate Ct Visalia, CA	2.0	1.0	1069	$2,200	$2.06	23d	1	0.34mi
5224 W Cambridge Ave Unit 5224 Visalia, CA	2.0	1.0	818	$1,450	$1.77	45d	1	0.41mi
5136 W Cambridge Ave Visalia, CA	2.0	1.0	818	$1,400	$1.71	15d	1	0.44mi
5130 W Cambridge Ave Unit 5136 Visalia, CA	2.0	1.0	818	$1,400	$1.71	15d	1	0.44mi
4845 W Cypress Ave Visalia, CA	2.0	2.0	1027	$1,650	$1.61	45d	1	0.45mi
1540 S Linwood St Unit 1540 Visalia, CA	2.0	1.0	750	$1,350	$1.80	45d	1	0.69mi
700 S Linwood St Unit 720 Visalia, CA	2.0	1.0	1054	$1,650	$1.57	45d	1	0.71mi
4052 W Meadow Ave Visalia, CA	2.0	1.0	877	$1,340	$1.53	23d	1	0.97mi
3900-4054 W Meadow Ave Unit 4052 Visalia, CA	2.0	1.0	877	$1,340	$1.53	23d	1	0.99mi
3900-4054 W Meadow Ave Unit 3936 Visalia, CA	2.0	1.0	877	$1,365	$1.56	45d	1	0.99mi
3936 W Meadow Ave Visalia, CA	2.0	1.0	877	$1,365	$1.56	45d	1	0.99mi
3733 W Myrtle Ct Visalia, CA	2.0	1.0	850	$1,350	$1.59	45d	1	1.03mi
815 S Demaree St Apt 40 Visalia, CA	2.0	1.5	890	$1,300	$1.46	45d	1	1.12mi
815 S Demaree St Unit 33 Visalia, CA	2.0	1.5	890	$1,300	$1.46	23d	1	1.12mi
815 S Demaree St Unit 11 Visalia, CA	3.0	1.5	924	$1,400	$1.52	45d	1	1.12mi
3535 W Campus Ave Unit 11 Visalia, CA	2.0	1.0	850	$1,445	$1.70	15d	1	1.23mi
3535 W Campus Ave Unit 3535-8 Visalia, CA	2.0	1.0	850	$1,445	$1.70	45d	1	1.23mi
3537 W Campus Ave Unit 11 Visalia, CA	2.0	1.0	850	$1,445	$1.70	45d	1	1.23mi
3417 W Campus Ave Visalia, CA	2.0	2.0	1050	$1,450	$1.38	15d	1	1.36mi
4700 W Caldwell Ave Visalia, CA	1.0–3.0	1.0–2.0	889	$2,100	$2.36	15d	5	1.41mi
4401 W Goshen Ave Visalia, CA	2.0	2.0	996	$1,695	$1.70	15d	2	1.50mi

HOA detail

• Monthly dues: $934 · $11,208/yr
• Likely covers: pool

Listing history 19 events

1. 2026-06-21
   days on market $48,500 Active 313 DOM
2. 2026-06-18
   days on market $48,500 Active 310 DOM
3. 2026-06-17
   days on market $48,500 Active 309 DOM
4. 2026-06-16
   days on market $48,500 Active 308 DOM
5. 2026-06-15
   days on market $48,500 Active 307 DOM
6. 2026-06-14
   days on market $48,500 Active 305 DOM
7. 2026-06-13
   days on market $48,500 Active 304 DOM
8. 2026-06-10
   days on market $48,500 Active 302 DOM
9. 2026-06-09
   days on market $48,500 Active 301 DOM
10. 2026-06-08
    days on market $48,500 Active 300 DOM
11. 2026-06-07
    days on market $48,500 Active 299 DOM
12. 2026-06-05
    days on market $48,500 Active 296 DOM
13. 2026-06-03
    days on market $48,500 Active 295 DOM
14. 2026-06-02
    days on market $48,500 Active 294 DOM
15. 2026-06-01
    days on market $48,500 Active 293 DOM
16. 2026-05-31
    days on market $48,500 Active 292 DOM
17. 2026-05-30
    days on market $48,500 Active 291 DOM
18. 2026-02-09
    price $48,500 760-char remark

    Show marketing remark (760 chars)

    Located in Southwest Visalia, where new residential communities, expanded shopping, and improved roadways are adding even more convenience to the area, this 2 bedroom, 1 bath manufactured home blends comfort with accessibility. Inside, laminate flooring runs throughout, with ceiling fans in both bedrooms for year round comfort. The open kitchen overlooks the living room and offers abundant counter space, perfect for cooking or entertaining. The bathroom also serves as a laundry area for added functionality. Outside, enjoy a covered carport, covered porch, and a large storage shed. The well-maintained community features a pool, community center, and quick freeway access, putting you minutes from Visalia's growing mix of dining, retail, and recreation.

19. 2025-08-12
    listed $53,500 Active 760-char remark

    Show marketing remark (760 chars)

    Located in Southwest Visalia, where new residential communities, expanded shopping, and improved roadways are adding even more convenience to the area, this 2 bedroom, 1 bath manufactured home blends comfort with accessibility. Inside, laminate flooring runs throughout, with ceiling fans in both bedrooms for year round comfort. The open kitchen overlooks the living room and offers abundant counter space, perfect for cooking or entertaining. The bathroom also serves as a laundry area for added functionality. Outside, enjoy a covered carport, covered porch, and a large storage shed. The well-maintained community features a pool, community center, and quick freeway access, putting you minutes from Visalia's growing mix of dining, retail, and recreation.

ⓘ 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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 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 37 unhealthy d/yr today · 39 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,491
• − Mortgage interest: −$2,717
• − Property taxes: −$728
• − Insurance: −$242
• − Repairs & maintenance: −$1,479
• − Management: −$1,479
• − HOA: −$11,208
• − Depreciation: −$1,411
• Taxable loss: −$773
• Est. tax savings @ 24.0%: +$186
• After-tax cash flow: $-437/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate renovations to update the kitchen and bathroom, and improve the overall appearance. The home is located in a convenient area with new amenities, but its dated interior and lack of curb appeal currently limit its value.

Repairs flagged

• Major kitchen cabinets — dated and in poor condition
• Major kitchen countertops — dated and in poor condition
• Major kitchen flooring — dated and in poor condition
• Major kitchen appliances — dated and in poor condition
• Major bathroom vanity — dated and in poor condition

Value-add opportunities

• Resale update kitchen cabinets, countertops, flooring, appliances — modernizing the kitchen would significantly increase its appeal
• Resale update bathroom vanity — modernizing the bathroom would improve its functionality and appeal
• Both landscape and improve curb appeal — improved landscaping would enhance both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in poor condition	Major	$15,000–50,000
kitchen countertops · dated and in poor condition	Major	$15,000–50,000
kitchen flooring · dated and in poor condition	Major	$15,000–50,000
kitchen appliances · dated and in poor condition	Major	$15,000–50,000
bathroom vanity · dated and in poor condition	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale update kitchen cabinets, countertops, flooring, appliances — modernizing the kitchen would significantly increase its appeal ↑
• Resale update bathroom vanity — modernizing the bathroom would improve its functionality and appeal ↑
• Both landscape and improve curb appeal — improved landscaping would enhance both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 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

-9.3% since first listed

2 events — show timeline

• 2026-02-09 Price Changed $48,500 TCMLS
• 2025-08-12 Listed $53,500 TCMLS