826 Kimball Ln · Hanford, CA 93230

$184,900

3 bd · 1.0 ba · 866 sqft · SingleFamily public records · 10 Days on market

Built 1939 7,437 sqft lot Est $241k · 23% under

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Why this score? — see what drove the C+ 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 +21.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +4.4/10.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Rare Cottage/Bungalow fixer-upper opportunity in one of Hanford's most desirable neighborhoods! This 3-bedroom, 1-bath home is full of potential and located directly across from beautiful newer construction homes. Featuring an open floor plan, high ceilings, and a spacious lot, this property is the perfect canvas for an investor or buyer looking to add their personal touch. Conveniently located near freeway access, shopping, schools, restaurants, and new developments. Don't miss this incredible opportunity to transform this charming home into something special!

Key facts

• Near schools
• Open floor plan
• Near shopping

Tags

• OPEN FLOOR PLAN
• HIGH CEILINGS
• SPACIOUS LOT
• FREEWAY ACCESS
• NEAR SHOPPING
• NEAR SCHOOLS

Property features AI

Exterior

• Parking: Driveway with space for 3 open vehicles
• Utilities: Public water; Public sewer; Natural gas available and connected; Electricity connected; Water connected
• Home design: Single-family residence; East-facing; Single-story; Fixer condition
• Construction: Wood siding; Shingle roof; Other foundation; Built on a 0.17-acre lot (approx. 53.56 x 138.85)
• Exterior features: Fenced backyard; Concrete road frontage on a city street; Publicly maintained road; Has a view

Interior

• Kitchen: Gas range
• Bathrooms: One three-quarter bathroom
• Heating & cooling: Natural gas heating; Window air conditioning units
• Interior features: Gas range; Wood-burning fireplace in the living room and dining room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (6.4% below list).
• Recommended offer: $173k (6.4% below list) — sets the bar for 1% rule.
• Cap rate 8.0% vs local median 3.9% in Hanford — 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 75/100 on livability (#121 in CA, #4,255 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, amenities B; Watch: crime D+, health & safety D+, cost of living F.
• Hanford Joint Union High (urban): math 20% / reading 58% proficiency, ranked #765 of 1,400 in CA (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.9%/yr); 430 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 741 units permitted in Kings County in 2024 (307 in 5+ unit buildings).

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.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $155k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1939 — 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 $173,058 (6.4% below list)

Questions for the listing agent

1. Built in 1939 — 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: 0.94% ✗
• Cap rate: 8.01%
• Cash-on-cash: 6.14%
• DSCR: 1.27
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $240,748
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1215 Washington St	0.08mi	2/1.0 (-1)	816 (-6%)	1mo	$223,000	$273	81
821 Lincoln St	0.26mi	2/1.0 (-1)	864 (-0%)	5mo	$230,000	$266	78
766 Lincoln St	0.34mi	3/1.0	875 (+1%)	6mo	$267,000	$305	77
1261 State St	0.29mi	2/1.0 (-1)	859 (-1%)	12mo	$260,000	$303	70
148 Walnut St	0.55mi	2/1.0 (-1)	828 (-4%)	5mo	$230,000	$278	58
669 S 11 1/2 Ave	0.15mi	2/1.0 (-1)	782 (-10%)	21mo	$145,000	$185	54
11360 Jones	0.66mi	3/2.0	940 (+8%)	22mo	$255,000	$271	33
1132 W 7th St	0.69mi	2/1.0 (-1)	748 (-14%)	9mo	$235,000	$314	32

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 · 2.87% rent growth · sell at horizon

5-year hold

• IRR: -7.0%
• Equity multiple: 0.74×
• Total profit: $-13,401
• Equity at exit: $27,569

10-year hold

• IRR: 2.4%
• Equity multiple: 1.17×
• Total profit: $8,794
• Equity at exit: $15,987

Cash invested: $51,772 (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 93230

• Rents YoY: 2.9%
• Active inventory: 430
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,731 high
• Mortgage (P&I): −$970
• Tax from tax record: −$56 /mo · $668/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $265

Break-even live

Break-even rent $1,395

Max offer price $184,900

Occupancy floor 80%

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11116 Kay Ln Hanford, CA	3.0	1.0	1008	$1,700	$1.69	21d	1	0.75mi
824 S Irwin St Hanford, CA	2.0	1.0	700	$1,395	$1.99	13d	1	0.89mi
412 Ford St Unit 2 Hanford, CA	2.0	1.0	725	$1,150	$1.59	21d	1	1.15mi
1012 Rodgers Rd Unit Rodgers-101214 Rodgers Hanford, CA	2.0	1.0	650	$1,050	$1.62	21d	1	1.44mi
201 E 11th St Unit C Hanford, CA	2.0	1.0	700	$1,295	$1.85	21d	1	1.49mi

Listing history 18 events

1. 2026-06-16
   status $184,900 Pending 10 DOM
2. 2026-06-16
   days on market $184,900 Active 10 DOM
3. 2026-06-15
   days on market $184,900 Active 9 DOM
4. 2026-06-14
   days on market $184,900 Active 7 DOM
5. 2026-06-13
   days on market $184,900 Active 6 DOM
6. 2026-06-10
   days on market $184,900 Active 4 DOM
7. 2026-06-09
   days on market $184,900 Active 3 DOM
8. 2026-06-08
   days on market $184,900 Active 2 DOM
9. 2026-06-07
   remarks 567-char remark
10. 2026-06-07
    pricedays on marketlisting id $184,900 Active 1 DOM
11. 2026-06-05
    days on market $185,000 Active 13 DOM
12. 2026-06-03
    days on market $185,000 Active 12 DOM
13. 2026-06-02
    days on market $185,000 Active 11 DOM
14. 2026-06-01
    days on market $185,000 Active 10 DOM
15. 2026-05-31
    days on market $185,000 Active 9 DOM
16. 2026-05-30
    pricedays on market $185,000 Active 8 DOM
17. 2026-05-22
    listed $195,000 Active
18. 2026-02-23
    soldstatus $155,000

ⓘ 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: $668 · $56/mo
• Projected year-2 tax: $1,405 · $117/mo
• Expected delta: +$738/yr (+$61/mo · 110.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 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 31 unhealthy d/yr today · 35 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,767
• − Mortgage interest: −$10,357
• − Property taxes: −$668
• − Insurance: −$924
• − Repairs & maintenance: −$1,661
• − Management: −$1,661
• − Depreciation: −$5,379
• Taxable income: $116
• Est. tax owed @ 24.0%: −$28
• After-tax cash flow: $3,150/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: Hanford Joint Union High
• NCES district ID: 0616500
• Math proficiency: 20% ▲ 1.00%
• Reading proficiency: 58% ▬ 0.00%
• Median HH income: $47,265
• Composite: 35.8/100
• National rank: #9626
• State rank: #765 of 1400 in CA

Livability — Hanford

• Score: 75/100
• State rank: #121
• US rank: #4255

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hanford, CA
• County: Kings County · 107,655 people
• City population: 69,684
• Metro: Hanford-Corcoran, CA
• Population (ZIP): 69,684
• Household income: $76,023
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 2081.0

Population outlook (Kings County) Hauer SSP2

• Today (2025): 147,136 people
• By 2030: 145,623 · -1.0%
• By 2040: 146,017 · -0.8%
• By 2050: 145,239 · -1.3%
• By 2075: 131,479 · -10.6%
• By 2100: 103,967 · -29.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Hispanic / Latino 52% White 35% Two or more races 19% Black 5% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 49%
• Common ancestry: Russian 6% Italian 2% Lithuanian 1%
• Foreign-born: 17% · Canada
• Languages at home: 65% English-only · Spanish 31% Other Indo-European 2% Tagalog/Filipino 2%

Political lean MEDSL · Kings

• 2024 margin: Strong R (+23.0) · D 37.4% · R 60.4% · Other 2.2%
• 2008→2024 swing: -8.9pp toward R · 2008: -14.1pp · 2024: -23.0pp
• All cycles: 2024: R+23.0 2020: R+12.2 2016: R+14.1 2012: R+16.3 2008: R+14.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -267.79%
• Current HPI: 321.3409
• Rent YoY: ▲ 2.87%
• Metro: Hanford-Corcoran, 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

+25.8% since first listed

2 events — show timeline

• 2026-05-22 Listed $195,000 TCMLS
• 2026-02-23 Sold (Public Records) $155,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $668 · +3.7% YoY. Source: county tax records.