720 E Worth Ave #21 · Porterville, CA 93257

$50,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured · 389 Days on market

Built 1978 Fair condition $43/sqft · 15% below area Est $59k · 15% 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 +30.0/30.0
• ARV discount +14.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Golden Hills Mobile Home Park - A Peaceful Senior Community Near Nature's Wonders! Just minutes from Lake Success and the majestic Sequoia National Park, this beautifully maintained mobile home offers comfort, convenience, and a touch of luxury. This 2-bedroom, 2-bathroom home features central heating and cooling, with smart controls accessible from your phone. The living room includes a window A/C unit and a mounted flat-screen TV for your entertainment. The kitchen is updated with modern countertops, a pantry, and a dedicated coffee cabinet for extra storage. In the dining area, enjoy a built-in wine fridge - perfect for pairing your meals with your favorite vintages. Both bathrooms are upgraded with stylish vanities and new toilets. The spacious master bedroom includes a large walk-in closet, offering plenty of storage. The laundry room also provides ample space and comes equipped with a washer and dryer. Step outside to a cozy front porch ideal for relaxing afternoons, or entertain guests in the private backyard complete with a brick fence and no rear neighbors - perfect for BBQs and gatherings. The extended carport accommodates up to four vehicles. 'Don't miss this amazing opportunity! This home is a must-see and the seller is motivated to make a deal. Schedule your private tour today before it's gone!'

Key facts

• Built-in wine fridge
• Updated kitchen
• Smart controls

Tags

• CENTRAL HEATING AND COOLING
• SMART CONTROLS
• MOUNTED FLAT-SCREEN TV
• UPDATED KITCHEN
• BUILT-IN WINE FRIDGE
• UPGRADED BATHROOMS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $50k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $587 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.4% vs local median 2.7% in Porterville — 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 60/100 on livability (#561 in CA) — a middle-class / working-renter tenant base. Strengths: housing A, commute A-; Watch: crime C-, cost of living D+, schools F.
• Porterville Unified (urban): math 18% / reading 50% proficiency, ranked #302 of 517 in CA (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 84% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.1%/yr); 320 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $346 of loan paydown is wiped out by about $2k 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 + 4.1% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 389 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $20k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $19k; list at $50k implies a 163% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 389 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.36% ✓
• Cap rate: 20.37%
• Cash-on-cash: 50.28%
• DSCR: 3.24
• GRM: 3.5

CMA / ARV

• ARV (median comp): $59,113
• List price: $50,000
• Delta: -15.42%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
720 E Worth Ave #14	0.00mi	3/2.0 (+1)	1,248 (+8%)	6mo	$80,000	$64	76
720 E Worth Ave #127	0.00mi	3/2.0 (+1)	1,248 (+8%)	10mo	$67,000	$54	73
720 E Worth Ave #105	0.00mi	3/2.0 (+1)	1,000 (-13%)	1mo	$49,000	$49	72
720 E Worth Ave #39	0.00mi	3/2.0 (+1)	1,034 (-10%)	16mo	$60,000	$58	64
720 E Worth Ave #193	0.00mi	2/2.0	1,316 (+14%)	16mo	$80,000	$61	63

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 · 4.07% rent growth · sell at horizon

5-year hold

• IRR: 49.2%
• Equity multiple: 3.18×
• Total profit: $30,562
• Equity at exit: $7,455

10-year hold

• IRR: 55.2%
• Equity multiple: 6.73×
• Total profit: $80,179
• Equity at exit: $4,323

Cash invested: $14,000 (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 93257

• Rents YoY: 4.1%
• Active inventory: 320
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,180 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $587

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 45%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
715 E River Ave Unit B Porterville, CA	2.0	1.0	725	$1,100	$1.52	43d	1	0.82mi
195 E Mountain View Ave Porterville, CA	2.0	1.0	1075	$1,200	$1.12	21d	1	0.86mi

Listing history 24 events

1. 2026-06-18
   days on market $50,000 Active 389 DOM
2. 2026-06-17
   days on market $50,000 Active 388 DOM
3. 2026-06-16
   days on market $50,000 Active 387 DOM
4. 2026-06-15
   days on market $50,000 Active 386 DOM
5. 2026-06-14
   days on market $50,000 Active 384 DOM
6. 2026-06-13
   days on market $50,000 Active 383 DOM
7. 2026-06-10
   days on market $50,000 Active 381 DOM
8. 2026-06-09
   days on market $50,000 Active 380 DOM
9. 2026-06-08
   days on market $50,000 Active 379 DOM
10. 2026-06-07
    days on market $50,000 Active 378 DOM
11. 2026-06-05
    days on market $50,000 Active 375 DOM
12. 2026-06-03
    days on market $50,000 Active 374 DOM
13. 2026-06-02
    days on market $50,000 Active 373 DOM
14. 2026-06-01
    days on market $50,000 Active 372 DOM
15. 2026-05-31
    days on market $50,000 Active 371 DOM
16. 2026-05-30
    days on market $50,000 Active 370 DOM
17. 2026-05-13
    status Active 1341-char remark

    Show marketing remark (1341 chars)

    Welcome to Golden Hills Mobile Home Park - A Peaceful Senior Community Near Nature's Wonders! Just minutes from Lake Success and the majestic Sequoia National Park, this beautifully maintained mobile home offers comfort, convenience, and a touch of luxury. This 2-bedroom, 2-bathroom home features central heating and cooling, with smart controls accessible from your phone. The living room includes a window A/C unit and a mounted flat-screen TV for your entertainment. The kitchen is updated with modern countertops, a pantry, and a dedicated coffee cabinet for extra storage. In the dining area, enjoy a built-in wine fridge - perfect for pairing your meals with your favorite vintages. Both bathrooms are upgraded with stylish vanities and new toilets. The spacious master bedroom includes a large walk-in closet, offering plenty of storage. The laundry room also provides ample space and comes equipped with a washer and dryer. Step outside to a cozy front porch ideal for relaxing afternoons, or entertain guests in the private backyard complete with a brick fence and no rear neighbors - perfect for BBQs and gatherings. The extended carport accommodates up to four vehicles. 'Don't miss this amazing opportunity! This home is a must-see and the seller is motivated to make a deal. Schedule your private tour today before it's gone!'

18. 2026-05-13
    price $50,000 1341-char remark

    Show marketing remark (1341 chars)

    Welcome to Golden Hills Mobile Home Park - A Peaceful Senior Community Near Nature's Wonders! Just minutes from Lake Success and the majestic Sequoia National Park, this beautifully maintained mobile home offers comfort, convenience, and a touch of luxury. This 2-bedroom, 2-bathroom home features central heating and cooling, with smart controls accessible from your phone. The living room includes a window A/C unit and a mounted flat-screen TV for your entertainment. The kitchen is updated with modern countertops, a pantry, and a dedicated coffee cabinet for extra storage. In the dining area, enjoy a built-in wine fridge - perfect for pairing your meals with your favorite vintages. Both bathrooms are upgraded with stylish vanities and new toilets. The spacious master bedroom includes a large walk-in closet, offering plenty of storage. The laundry room also provides ample space and comes equipped with a washer and dryer. Step outside to a cozy front porch ideal for relaxing afternoons, or entertain guests in the private backyard complete with a brick fence and no rear neighbors - perfect for BBQs and gatherings. The extended carport accommodates up to four vehicles. 'Don't miss this amazing opportunity! This home is a must-see and the seller is motivated to make a deal. Schedule your private tour today before it's gone!'

19. 2025-09-23
    historical Active Under Contract 1341-char remark

    Show marketing remark (1341 chars)

    Welcome to Golden Hills Mobile Home Park - A Peaceful Senior Community Near Nature's Wonders! Just minutes from Lake Success and the majestic Sequoia National Park, this beautifully maintained mobile home offers comfort, convenience, and a touch of luxury. This 2-bedroom, 2-bathroom home features central heating and cooling, with smart controls accessible from your phone. The living room includes a window A/C unit and a mounted flat-screen TV for your entertainment. The kitchen is updated with modern countertops, a pantry, and a dedicated coffee cabinet for extra storage. In the dining area, enjoy a built-in wine fridge - perfect for pairing your meals with your favorite vintages. Both bathrooms are upgraded with stylish vanities and new toilets. The spacious master bedroom includes a large walk-in closet, offering plenty of storage. The laundry room also provides ample space and comes equipped with a washer and dryer. Step outside to a cozy front porch ideal for relaxing afternoons, or entertain guests in the private backyard complete with a brick fence and no rear neighbors - perfect for BBQs and gatherings. The extended carport accommodates up to four vehicles. 'Don't miss this amazing opportunity! This home is a must-see and the seller is motivated to make a deal. Schedule your private tour today before it's gone!'

20. 2025-07-10
    price $59,000 1341-char remark

    Show marketing remark (1341 chars)

    Welcome to Golden Hills Mobile Home Park - A Peaceful Senior Community Near Nature's Wonders! Just minutes from Lake Success and the majestic Sequoia National Park, this beautifully maintained mobile home offers comfort, convenience, and a touch of luxury. This 2-bedroom, 2-bathroom home features central heating and cooling, with smart controls accessible from your phone. The living room includes a window A/C unit and a mounted flat-screen TV for your entertainment. The kitchen is updated with modern countertops, a pantry, and a dedicated coffee cabinet for extra storage. In the dining area, enjoy a built-in wine fridge - perfect for pairing your meals with your favorite vintages. Both bathrooms are upgraded with stylish vanities and new toilets. The spacious master bedroom includes a large walk-in closet, offering plenty of storage. The laundry room also provides ample space and comes equipped with a washer and dryer. Step outside to a cozy front porch ideal for relaxing afternoons, or entertain guests in the private backyard complete with a brick fence and no rear neighbors - perfect for BBQs and gatherings. The extended carport accommodates up to four vehicles. 'Don't miss this amazing opportunity! This home is a must-see and the seller is motivated to make a deal. Schedule your private tour today before it's gone!'

21. 2025-05-26
    listed $70,000 Active 1341-char remark

    Show marketing remark (1341 chars)

    Welcome to Golden Hills Mobile Home Park - A Peaceful Senior Community Near Nature's Wonders! Just minutes from Lake Success and the majestic Sequoia National Park, this beautifully maintained mobile home offers comfort, convenience, and a touch of luxury. This 2-bedroom, 2-bathroom home features central heating and cooling, with smart controls accessible from your phone. The living room includes a window A/C unit and a mounted flat-screen TV for your entertainment. The kitchen is updated with modern countertops, a pantry, and a dedicated coffee cabinet for extra storage. In the dining area, enjoy a built-in wine fridge - perfect for pairing your meals with your favorite vintages. Both bathrooms are upgraded with stylish vanities and new toilets. The spacious master bedroom includes a large walk-in closet, offering plenty of storage. The laundry room also provides ample space and comes equipped with a washer and dryer. Step outside to a cozy front porch ideal for relaxing afternoons, or entertain guests in the private backyard complete with a brick fence and no rear neighbors - perfect for BBQs and gatherings. The extended carport accommodates up to four vehicles. 'Don't miss this amazing opportunity! This home is a must-see and the seller is motivated to make a deal. Schedule your private tour today before it's gone!'

22. 2020-08-21
    soldstatus $19,000 111-char remark

    Show marketing remark (111 chars)

    2 bedroom, 1.75 bath mobile home in a Senior Park on the outskirts of town, feels like country but so close in.

23. 2018-11-15
    soldstatus $14,500
24. 2018-09-12
    listed $17,500

ⓘ 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 9/10 Extreme
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 38 unhealthy d/yr today · 42 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,159
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,133
• − Management: −$1,133
• − Depreciation: −$1,455
• Taxable income: $6,639
• Est. tax owed @ 24.0%: −$1,593
• After-tax cash flow: $5,446/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 · 12 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs to its exterior and interior walls, but is otherwise in fair condition. Upgrades to the exterior and interior walls would significantly enhance its value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Minor interior walls — Some paint wear

Value-add opportunities

• Both paint interior walls — Enhances curb appeal and interior aesthetics
• Both replace worn flooring — Improves comfort and reduces maintenance costs

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
interior walls · Some paint wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Both paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Both replace worn flooring — Improves comfort and reduces maintenance costs ↑

ⓘ 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: Porterville Unified
• NCES district ID: 0600064
• Math proficiency: 18% ▼ -10.00%
• Reading proficiency: 50% ▲ 6.00%
• Median HH income: $35,157
• Composite: 27.97/100
• National rank: #6855
• State rank: #302 of 517 in CA

Livability — Porterville

• Score: 60/100
• State rank: #561
• US rank: #18537

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Tulare County · 323,826 people
• City population: 80,467
• Metro: Visalia, CA
• Population (ZIP): 80,467
• Household income: $59,704
• Rent vs Own: 44.4% rent · 55.6% own
• Severe rent burden: 3028.0

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: Predominantly Hispanic (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 23% White 21% Native American 3% Asian 2%
• Hispanic origin (detail): Mexican 69%
• Common ancestry: Iranian 1%
• Foreign-born: 26% · Canada
• Languages at home: 45% English-only · Spanish 52% Tagalog/Filipino 1% Arabic 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: ▼ -375.52%
• Current HPI: 362.656
• Rent YoY: ▲ 4.07%
• 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

+185.7% since first listed

8 events — show timeline

• 2026-05-13 Relisted — TCMLS
• 2026-05-13 Price Changed $50,000 TCMLS
• 2025-09-23 Contingent — TCMLS
• 2025-07-10 Price Changed $59,000 TCMLS
• 2025-05-26 Listed $70,000 TCMLS
• 2020-08-21 Sold (MLS) $19,000 TCMLS
• 2018-11-15 Sold (MLS) $14,500 TCMLS
• 2018-09-12 Listed $17,500 TCMLS