852 E Grangeville Blvd #2 · Hanford, CA 93230

$125,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 221 Days on market

Built 1972 Est $128k · at est.

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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 +8.6/15.0
• 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 MLS

If You Are Looking for Peaceful, Enter This Forest Respite! 3BR 2BA Manufactured Home in Great Condition! Brand New Wall Oven & Gas Cooktop! Brand New Flooring Throughout! Move-in Ready! Washer & Dryer Included! HVAC & Gas Water Heater Have Just Been Serviced! Close to Park Entrance, Pool & Clubhouse!

Key facts

• New gas cooktop
• Dual-pane windows
• Hvac unit

Tags

• NEW GAS COOKTOP
• DUAL-PANE WINDOWS
• HVAC UNIT
• TANKLESS WATER HEATER
• BRAND NEW EXTERIOR PAINT
• NEW TOILET

Property features AI

Finance

• Other: No solar
• HOA & community: Community pool; Clubhouse; RV/boat storage; Lake/pond

Exterior

• Parking: Carport
• Utilities: Electric service on; Public sewer; Public utilities
• Home design: Manufactured home (Viking Pinedale); Park space rented
• Construction: Metal siding; Composition roof; Wood subfloor foundation
• Exterior features: Single-level; Covered patio; Deck; Shed(s); Urban setting; Private pool (fenced, in-ground, community access)

Interior

• Kitchen: Built-in range/oven; Gas and electric appliances; Dishwasher; Refrigerator
• Bedrooms: Bedrooms located in isolated areas
• Flooring: Carpet; Vinyl
• Bathrooms: 2 bathrooms; Tub/shower and separate shower
• Heating & cooling: Central heating and cooling
• Interior features: Isolated bedroom; Isolated bathroom; Double pane windows
• Laundry & utility: Indoor laundry in utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $699 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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.
• Zoned schools: Hanford High (1,549 students, 80% FRL).
• Market conditions: Rents rising (+2.9%/yr); 434 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).
• This rent runs 31% of the median local income ($76k/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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 221 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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.
• Current owner paid $90k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 221 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 1972 — 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: 1.58% ✓
• Cap rate: 13.00%
• Cash-on-cash: 23.95%
• DSCR: 2.07
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $128,160
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
852 E Grangeville Blvd #17	0.00mi	3/2.0	1,440 (0%)	10mo	$130,000	$90	92
860 E Grangeville Blvd #80	0.11mi	2/2.0 (-1)	1,440 (0%)	8mo	$130,000	$90	83
860 E Grangeville Blvd #1	0.11mi	2/2.0 (-1)	1,440 (0%)	15mo	$99,000	$69	78
860 E Grangeville, Space 85	0.11mi	2/2.0 (-1)	1,440 (0%)	16mo	$60,000	$42	77
860 E Grangeville Blvd #153	0.11mi	3/2.0	1,344 (-7%)	9mo	$120,000	$89	76
860 E Grangeville Blvd #67	0.24mi	2/2.0 (-1)	1,440 (0%)	12mo	$130,000	$90	74
860 E Grangeville Blvd #11	0.11mi	2/2.0 (-1)	1,344 (-7%)	6mo	$105,000	$78	74

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: 17.0%
• Equity multiple: 1.69×
• Total profit: $24,011
• Equity at exit: $18,638

10-year hold

• IRR: 25.5%
• Equity multiple: 3.21×
• Total profit: $77,266
• Equity at exit: $10,808

Cash invested: $35,000 (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: 434
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,978 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $699

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 60%

Sensitivity live

Price	-10% $785	-5% $742	+0% $699	+5% $655	+10% $612
Rent	-10% $542	-5% $620	+0% $699	+5% $777	+10% $855
Rate	-1.0pp $762	-0.5pp $730	base $699	+0.5pp $666	+1.0pp $633

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1823 N 10th Ave Unit 1819 Hanford, CA	2.0	1.0	900	$1,450	$1.61	14d	1	0.14mi
1819 N 10th Ave Hanford, CA	2.0	1.0	900	$1,450	$1.61	14d	1	0.16mi
SAND CYN Outside Area (Inside Ca), CA	2.0–3.0	2.0	949	$2,809	$2.96	14d	3	0.34mi
2144 Beechwood Ct Hanford, CA	3.0	2.0	1466	$1,950	$1.33	14d	1	0.42mi
2337 N 10th Ave Hanford, CA	3.0	2.0	1248	$1,795	$1.44	14d	1	0.70mi
2403 Cherrywood Ct Hanford, CA	4.0	2.0	1311	$2,450	$1.87	14d	1	0.72mi
140 W Terrace Dr Hanford, CA	2.0	2.0	1664	$1,995	$1.20	22d	1	0.75mi
1373 Van Ct Hanford, CA	3.0	2.0	1236	$1,900	$1.54	22d	1	0.97mi
630 Neville St Hanford, CA	2.0	1.0	1399	$1,550	$1.11	22d	1	1.20mi
1920 N 11th Ave Hanford, CA	3.0	2.0	1500	$1,650	$1.10	22d	1	1.20mi
345 Hanford, CA	3.0	2.0	1509	$2,400	$1.59	14d	1	1.37mi

Listing history 25 events

1. 2026-06-21
   days on market $125,000 Active 221 DOM
2. 2026-06-19
   days on market $125,000 Active 219 DOM
3. 2026-06-18
   days on market $125,000 Active 218 DOM
4. 2026-06-17
   days on market $125,000 Active 217 DOM
5. 2026-06-16
   days on market $125,000 Active 216 DOM
6. 2026-06-15
   days on market $125,000 Active 215 DOM
7. 2026-06-14
   days on market $125,000 Active 213 DOM
8. 2026-06-13
   pricedays on market $125,000 Active 212 DOM
9. 2026-06-10
   days on market $126,000 Active 210 DOM
10. 2026-06-09
    days on market $126,000 Active 209 DOM
11. 2026-06-08
    days on market $126,000 Active 208 DOM
12. 2026-06-07
    days on market $126,000 Active 207 DOM
13. 2026-06-05
    days on market $126,000 Active 204 DOM
14. 2026-06-03
    days on market $126,000 Active 203 DOM
15. 2026-06-02
    days on market $126,000 Active 202 DOM
16. 2026-06-01
    days on market $126,000 Active 201 DOM
17. 2026-05-31
    days on market $126,000 Active 200 DOM
18. 2026-05-30
    days on market $126,000 Active 199 DOM
19. 2026-05-18
    price $126,000
20. 2026-05-01
    price $127,000
21. 2026-01-14
    price $128,900
22. 2025-11-12
    listed $130,000 Active
23. 2025-08-15
    listed $130,000 Active
24. 2021-11-22
    soldstatus $90,000 318-char remark

    Show marketing remark (318 chars)

    If You Are Looking for Peaceful, Enter This Forest Respite! 3BR 2BA Manufactured Home in Great Condition! Brand New Wall Oven & Gas Cooktop! Brand New Flooring Throughout! Move-in Ready! Washer & Dryer Included! HVAC & Gas Water Heater Have Just Been Serviced! Close to Park Entrance, Pool & Clubhouse!

25. 2021-11-15
    listed $92,000 318-char remark

    Show marketing remark (318 chars)

    If You Are Looking for Peaceful, Enter This Forest Respite! 3BR 2BA Manufactured Home in Great Condition! Brand New Wall Oven & Gas Cooktop! Brand New Flooring Throughout! Move-in Ready! Washer & Dryer Included! HVAC & Gas Water Heater Have Just Been Serviced! Close to Park Entrance, Pool & Clubhouse!

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 49 unhealthy d/yr today · 50 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,733
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,899
• − Management: −$1,899
• − Depreciation: −$3,636
• Taxable income: $6,798
• Est. tax owed @ 24.0%: −$1,631
• After-tax cash flow: $6,752/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

+37.0% since first listed

7 events — show timeline

• 2026-05-18 Price Changed $126,000 FRESNOMLS
• 2026-05-01 Price Changed $127,000 FRESNOMLS
• 2026-01-14 Price Changed $128,900 FRESNOMLS
• 2025-11-12 Listed $130,000 FRESNOMLS
• 2025-08-15 Listed $130,000 FRESNOMLS
• 2021-11-22 Sold (MLS) $90,000 FRESNOMLS
• 2021-11-15 Listed $92,000 FRESNOMLS

Property tax history

-0.8%/yr

Latest (2025): $168 · -2.7% YoY. Source: county tax records.