2312 North Ave · Corcoran, CA 93212

$245,000

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 222 Days on market

Built 1981 7,123 sqft lot $236/sqft · 6% below area Est $261k · 6% under

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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).

• ARV discount +10.2/15.0
• Appreciation +10.0/10.0
• Cash flow +8.1/30.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +2.1/10.0
• Schools +1.7/10.0

Listing remarks MLS

Welcome to this inviting 3-bedroom, 1-bath home on a corner lot of approximately 7,122 sq ft in a well-established Corcoran neighborhood, featuring a bright living area, a refreshed kitchen, and a functional layout that opens to a spacious backyardgreat for entertaining, play, or gardening; a garage plus RV access/parking add flexibility for storage, hobbies, or work vehicles; move-in ready with room to add your finishing touches; convenient everyday rail at Corcoran Amtrak (San Joaquins) and regional KART bus connections, served by Corcoran Unified schools, close to city parks and green spaces, with quick access to major shopping and services (Tulare Outlets, Costco-Hanford, Target-Visalia, Adventist Health Hanford) and positioned in the Central Valley agriculture corridor with regional investment and future connectivity via the planned Kings/Tulare High-Speed Rail station near Hanford; private showings available.

Key facts

• Spacious backyard
• Rv access parking
• Refreshed kitchen

Tags

• REFRESHED KITCHEN
• SPACIOUS BACKYARD
• RV ACCESS PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-240 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $203k (17.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (29.4% below list).
• Recommended offer: $173k (29.4% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 4.1% in Corcoran — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 49/100 on livability (#1,161 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: crime D, amenities F, commute F.
• Corcoran Joint Unified (town): math 12% / reading 30% proficiency, ranked #464 of 517 in CA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Bret Harte Elementary (531 students, 93% FRL); John Muir Middle (math 14% / reading 29%, grade F, #400 of 498 statewide, top 82%, 783 students, 88% FRL); Corcoran High (math 17% / reading 67%, grade F, #472 of 1,170 statewide, top 42%, 902 students, 84% FRL).
• Market conditions: 69 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 741 units permitted in Kings County in 2024 (307 in 5+ unit buildings).

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 222 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $35k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,011 (29.4% 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 222 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.71% ✗
• Cap rate: 5.12%
• Cash-on-cash: -4.20%
• DSCR: 0.81
• GRM: 11.8

CMA / ARV

• ARV (median comp): $260,616
• List price: $245,000
• Delta: -5.99%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2310 Patterson Ave	0.25mi	3/1.0	988 (-5%)	1mo	$239,900	$243	79
2310 Patterson Ave	0.25mi	3/1.0	988 (-5%)	1mo	$239,900	$243	79
559 Perry Ave	0.06mi	3/2.0	1,122 (+8%)	5mo	$260,000	$232	76
2323 Patterson Ave	0.28mi	4/2.0 (+1)	1,014 (-2%)	2mo	$305,000	$301	72
2430 Lorina Ave	0.18mi	2/2.0 (-1)	1,118 (+8%)	5mo	$255,000	$228	66
2020 Philip Ave	0.23mi	3/2.0	1,152 (+11%)	9mo	$195,000	$169	60
725 James Ave	0.59mi	4/2.0 (+1)	1,094 (+5%)	0mo	$307,000	$281	54
712 Corral St	0.52mi	4/2.0 (+1)	1,094 (+5%)	8mo	$285,000	$261	51
712 Corral St Unit 23 FR	0.52mi	4/2.0 (+1)	1,094 (+5%)	8mo	$285,000	$261	51
728 Corral St	0.54mi	4/2.0 (+1)	1,094 (+5%)	12mo	$300,000	$274	47
716 Grove St	0.56mi	4/2.0 (+1)	1,094 (+5%)	12mo	$308,945	$282	46
150 Wawona Ave	0.52mi	3/—	1,194 (+15%)	10mo	$310,000	$260	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.3%
• Equity multiple: 2.72×
• Total profit: $118,126
• Equity at exit: $220,715

10-year hold

• IRR: 19.2%
• Equity multiple: 6.25×
• Total profit: $359,825
• Equity at exit: $475,981

Cash invested: $68,600 (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 93212

• Home prices YoY: 6.5%
• Active inventory: 69
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,730 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$220 /mo · $2,638/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $-240

Break-even live

Break-even rent $2,034

Max offer price $202,619

Occupancy floor —

Sensitivity live

Price	-10% $-101	-5% $-171	+0% $-240	+5% $-309	+10% $-379
Rent	-10% $-377	-5% $-308	+0% $-240	+5% $-172	+10% $-103
Rate	-1.0pp $-117	-0.5pp $-178	base $-240	+0.5pp $-303	+1.0pp $-368

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1852 Whitley Ave Unit 1943 Corcoran, CA	2.0	2.5	1400	$1,695	$1.21	15d	1	0.66mi
1696 Hume Lake Ave Corcoran, CA	3.0	2.0	1213	$2,000	$1.65	15d	1	1.14mi
756 Pickerell Ave Corcoran, CA	2.0	1.0	988	$1,500	$1.52	15d	1	1.34mi

Listing history 15 events

1. 2026-04-16
   price $245,000 928-char remark

   Show marketing remark (928 chars)

   Welcome to this inviting 3-bedroom, 1-bath home on a corner lot of approximately 7,122 sq ft in a well-established Corcoran neighborhood, featuring a bright living area, a refreshed kitchen, and a functional layout that opens to a spacious backyardgreat for entertaining, play, or gardening; a garage plus RV access/parking add flexibility for storage, hobbies, or work vehicles; move-in ready with room to add your finishing touches; convenient everyday rail at Corcoran Amtrak (San Joaquins) and regional KART bus connections, served by Corcoran Unified schools, close to city parks and green spaces, with quick access to major shopping and services (Tulare Outlets, Costco-Hanford, Target-Visalia, Adventist Health Hanford) and positioned in the Central Valley agriculture corridor with regional investment and future connectivity via the planned Kings/Tulare High-Speed Rail station near Hanford; private showings available.

2. 2026-02-25
   price $260,000 928-char remark

   Show marketing remark (928 chars)

   Welcome to this inviting 3-bedroom, 1-bath home on a corner lot of approximately 7,122 sq ft in a well-established Corcoran neighborhood, featuring a bright living area, a refreshed kitchen, and a functional layout that opens to a spacious backyardgreat for entertaining, play, or gardening; a garage plus RV access/parking add flexibility for storage, hobbies, or work vehicles; move-in ready with room to add your finishing touches; convenient everyday rail at Corcoran Amtrak (San Joaquins) and regional KART bus connections, served by Corcoran Unified schools, close to city parks and green spaces, with quick access to major shopping and services (Tulare Outlets, Costco-Hanford, Target-Visalia, Adventist Health Hanford) and positioned in the Central Valley agriculture corridor with regional investment and future connectivity via the planned Kings/Tulare High-Speed Rail station near Hanford; private showings available.

3. 2026-01-29
   price $270,000 928-char remark

   Show marketing remark (928 chars)

   Welcome to this inviting 3-bedroom, 1-bath home on a corner lot of approximately 7,122 sq ft in a well-established Corcoran neighborhood, featuring a bright living area, a refreshed kitchen, and a functional layout that opens to a spacious backyardgreat for entertaining, play, or gardening; a garage plus RV access/parking add flexibility for storage, hobbies, or work vehicles; move-in ready with room to add your finishing touches; convenient everyday rail at Corcoran Amtrak (San Joaquins) and regional KART bus connections, served by Corcoran Unified schools, close to city parks and green spaces, with quick access to major shopping and services (Tulare Outlets, Costco-Hanford, Target-Visalia, Adventist Health Hanford) and positioned in the Central Valley agriculture corridor with regional investment and future connectivity via the planned Kings/Tulare High-Speed Rail station near Hanford; private showings available.

4. 2026-01-13
   price $260,000 928-char remark

   Show marketing remark (928 chars)

   Welcome to this inviting 3-bedroom, 1-bath home on a corner lot of approximately 7,122 sq ft in a well-established Corcoran neighborhood, featuring a bright living area, a refreshed kitchen, and a functional layout that opens to a spacious backyardgreat for entertaining, play, or gardening; a garage plus RV access/parking add flexibility for storage, hobbies, or work vehicles; move-in ready with room to add your finishing touches; convenient everyday rail at Corcoran Amtrak (San Joaquins) and regional KART bus connections, served by Corcoran Unified schools, close to city parks and green spaces, with quick access to major shopping and services (Tulare Outlets, Costco-Hanford, Target-Visalia, Adventist Health Hanford) and positioned in the Central Valley agriculture corridor with regional investment and future connectivity via the planned Kings/Tulare High-Speed Rail station near Hanford; private showings available.

5. 2025-12-05
   price $265,888 928-char remark

   Show marketing remark (928 chars)

   Welcome to this inviting 3-bedroom, 1-bath home on a corner lot of approximately 7,122 sq ft in a well-established Corcoran neighborhood, featuring a bright living area, a refreshed kitchen, and a functional layout that opens to a spacious backyardgreat for entertaining, play, or gardening; a garage plus RV access/parking add flexibility for storage, hobbies, or work vehicles; move-in ready with room to add your finishing touches; convenient everyday rail at Corcoran Amtrak (San Joaquins) and regional KART bus connections, served by Corcoran Unified schools, close to city parks and green spaces, with quick access to major shopping and services (Tulare Outlets, Costco-Hanford, Target-Visalia, Adventist Health Hanford) and positioned in the Central Valley agriculture corridor with regional investment and future connectivity via the planned Kings/Tulare High-Speed Rail station near Hanford; private showings available.

6. 2025-12-02
   price $269,888 928-char remark

   Show marketing remark (928 chars)

   Welcome to this inviting 3-bedroom, 1-bath home on a corner lot of approximately 7,122 sq ft in a well-established Corcoran neighborhood, featuring a bright living area, a refreshed kitchen, and a functional layout that opens to a spacious backyardgreat for entertaining, play, or gardening; a garage plus RV access/parking add flexibility for storage, hobbies, or work vehicles; move-in ready with room to add your finishing touches; convenient everyday rail at Corcoran Amtrak (San Joaquins) and regional KART bus connections, served by Corcoran Unified schools, close to city parks and green spaces, with quick access to major shopping and services (Tulare Outlets, Costco-Hanford, Target-Visalia, Adventist Health Hanford) and positioned in the Central Valley agriculture corridor with regional investment and future connectivity via the planned Kings/Tulare High-Speed Rail station near Hanford; private showings available.

7. 2025-10-26
   price $278,888 928-char remark

   Show marketing remark (928 chars)

   Welcome to this inviting 3-bedroom, 1-bath home on a corner lot of approximately 7,122 sq ft in a well-established Corcoran neighborhood, featuring a bright living area, a refreshed kitchen, and a functional layout that opens to a spacious backyardgreat for entertaining, play, or gardening; a garage plus RV access/parking add flexibility for storage, hobbies, or work vehicles; move-in ready with room to add your finishing touches; convenient everyday rail at Corcoran Amtrak (San Joaquins) and regional KART bus connections, served by Corcoran Unified schools, close to city parks and green spaces, with quick access to major shopping and services (Tulare Outlets, Costco-Hanford, Target-Visalia, Adventist Health Hanford) and positioned in the Central Valley agriculture corridor with regional investment and future connectivity via the planned Kings/Tulare High-Speed Rail station near Hanford; private showings available.

8. 2025-09-26
   listed $280,000 Active 928-char remark

   Show marketing remark (928 chars)

   Welcome to this inviting 3-bedroom, 1-bath home on a corner lot of approximately 7,122 sq ft in a well-established Corcoran neighborhood, featuring a bright living area, a refreshed kitchen, and a functional layout that opens to a spacious backyardgreat for entertaining, play, or gardening; a garage plus RV access/parking add flexibility for storage, hobbies, or work vehicles; move-in ready with room to add your finishing touches; convenient everyday rail at Corcoran Amtrak (San Joaquins) and regional KART bus connections, served by Corcoran Unified schools, close to city parks and green spaces, with quick access to major shopping and services (Tulare Outlets, Costco-Hanford, Target-Visalia, Adventist Health Hanford) and positioned in the Central Valley agriculture corridor with regional investment and future connectivity via the planned Kings/Tulare High-Speed Rail station near Hanford; private showings available.

9. 2022-07-29
   soldstatus $240,000 Closed 229-char remark

   Show marketing remark (229 chars)

   Welcome to this freshly Remodeled Home in the Charming Farming Capital of California. Situated on an Enormous Corner Lot with an Abundance of space for RV Parking. Don't miss out on this Cute Gem and schedule your showing today!

10. 2022-07-28
    soldstatus $240,000
11. 2022-06-02
    status Pending 229-char remark

    Show marketing remark (229 chars)

    Welcome to this freshly Remodeled Home in the Charming Farming Capital of California. Situated on an Enormous Corner Lot with an Abundance of space for RV Parking. Don't miss out on this Cute Gem and schedule your showing today!

12. 2022-05-28
    listed $239,900 Active 229-char remark

    Show marketing remark (229 chars)

    Welcome to this freshly Remodeled Home in the Charming Farming Capital of California. Situated on an Enormous Corner Lot with an Abundance of space for RV Parking. Don't miss out on this Cute Gem and schedule your showing today!

13. 2022-01-31
    soldstatus $161,500
14. 2012-08-01
    soldstatus $70,000
15. 2009-08-17
    soldstatus $110,000

ⓘ 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: $2,638 · $220/mo
• Projected year-2 tax: $2,638 · $220/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6 d/yr ≥105°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 36 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,761
• − Mortgage interest: −$13,724
• − Property taxes: −$2,638
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,661
• − Management: −$1,661
• − Depreciation: −$7,127
• Taxable loss: −$7,274
• Est. tax savings @ 24.0%: +$1,746
• After-tax cash flow: $-1,133/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: Corcoran Joint Unified
• NCES district ID: 0609690
• Math proficiency: 12% ▼ -12.00%
• Reading proficiency: 30% ▼ -8.00%
• Median HH income: $34,649
• Composite: 17.2/100
• National rank: #9103
• State rank: #464 of 517 in CA

Livability — Corcoran

• Score: 49/100
• State rank: #1161
• US rank: #25849

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Corcoran, CA
• Population (ZIP): 23,407

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: Predominantly Hispanic (74%)
• Race & ethnicity: Hispanic / Latino 74% Two or more races 25% White 12% Black 10% Native American 3% Asian 1%
• Hispanic origin (detail): Mexican 68% Puerto Rican 2%
• Common ancestry: Russian 1%
• Foreign-born: 24% · Canada
• Languages at home: 49% English-only · Spanish 49%

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: ▲ 24.86%
• Current HPI: 405.1924
• Rent YoY: —
• Metro: —
• 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

+122.7% since first listed

15 events — show timeline

• 2026-04-16 Price Changed $245,000 KCBOR
• 2026-02-25 Price Changed $260,000 KCBOR
• 2026-01-29 Price Changed $270,000 KCBOR
• 2026-01-13 Price Changed $260,000 KCBOR
• 2025-12-05 Price Changed $265,888 KCBOR
• 2025-12-02 Price Changed $269,888 KCBOR
• 2025-10-26 Price Changed $278,888 KCBOR
• 2025-09-26 Listed $280,000 KCBOR
• 2022-07-29 Sold (MLS) $240,000 TCMLS
• 2022-07-28 Sold (Public Records) $240,000 Public Records
• 2022-06-02 Pending — TCMLS
• 2022-05-28 Listed $239,900 TCMLS
• 2022-01-31 Sold (Public Records) $161,500 Public Records
• 2012-08-01 Sold (Public Records) $70,000 Public Records
• 2009-08-17 Sold (Public Records) $110,000 Public Records

Property tax history

+11.8%/yr

Latest (2025): $2,638 · +1.7% YoY. Source: county tax records.