2400 W Midvalley Ave Unit S1 · Visalia, CA 93277

$79,900

2 bd · 2.0 ba · 1,440 sqft · Land · 93 Days on market

Built 1980

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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 +7.5/15.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 2 bedroom and 2 bathroom mobile home located in Visalia's Westlake Village ( a 55+ community) . This home is fitted with a ramp and is on a corner lot adjucent one of the several ponds in the park. Inside is a spacious kitchen with an island and a pantry that adds extra storage to the many cabinets . The living area is in the center of the home with the Master bedroom to the rear and the guest room in the front. A large laundry room ( with sink) is just inside the carport entry and has a desk area as well. Solar has been added to ease the costs of our rising utilities. .. .. Please call to set up a private viewing.

Key facts

• Pantry
• Spacious kitchen
• Adjacent ponds

Tags

• CORNER LOT
• ADJACENT PONDS
• SPACIOUS KITCHEN
• ISLAND
• PANTRY
• LARGE LAUNDRY ROOM

Property features AI

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer; Natural gas available and connected; Electricity connected; Cable connected; Water connected; Sewer connected
• Home design: Manufactured in park (Double wide manufactured home)
• Construction: Metal skirting; Rolled/hot mop roof; Model: FUQUA; Manufactured home dimensions approximately 24' x 60'
• Exterior features: Front porch (screened); Fenced yard; Private pool

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Kitchen island
• Laundry & utility: Indoor laundry in a dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $80k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 21.4% 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.
• Tulare Joint Union High (suburban): math 18% / reading 52% proficiency, ranked #280 of 517 in CA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.3%/yr); 233 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $552 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 + 3.3% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $35k; list at $80k implies a 128% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $72,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.47% ✓
• Cap rate: 21.39%
• Cash-on-cash: 53.91%
• DSCR: 3.40
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 52.4%
• Equity multiple: 3.31×
• Total profit: $51,728
• Equity at exit: $11,913

10-year hold

• IRR: 57.8%
• Equity multiple: 6.82×
• Total profit: $130,216
• Equity at exit: $6,908

Cash invested: $22,372 (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: 233
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,971 high
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $1,005

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 44%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3940 S Shady Ct Unit 123 Visalia, CA	2.0	1.0	910	$1,695	$1.86	43d	1	0.38mi
3940 S Shady Ct Apt 107 Visalia, CA	2.0	2.0	950	$1,695	$1.78	43d	1	0.38mi
3919 S Sallee Ct Visalia, CA	3.0	2.0	1642	$2,400	$1.46	21d	1	0.38mi
3940 S Shady Ct Apt 223 Visalia, CA	2.0	2.0	910	$1,950	$2.14	43d	1	0.39mi
2546 W Victor Ct Unit 102 Visalia, CA	3.0	2.0	1200	$1,995	$1.66	43d	1	0.81mi
3837 W Rialto Ave Visalia, CA	3.0	2.0	1475	$2,100	$1.42	43d	1	0.85mi
3909 W Nellis Ave Visalia, CA	3.0	2.0	1475	$2,100	$1.42	21d	1	0.88mi
3922 W Nellis Ave Visalia, CA	3.0	2.0	1475	$2,500	$1.69	43d	1	0.88mi
2704 W Whitendale Ave Visalia, CA	3.0	2.0	1583	$1,895	$1.20	21d	1	1.10mi
1917 W Whitendale Ave Unit 1917 Visalia, CA	2.0	2.0	1048	$1,295	$1.24	43d	1	1.11mi
1107 W Victor Ave Visalia, CA	3.0	2.0	1710	$2,500	$1.46	13d	1	1.18mi
3618 W Country Ave Visalia, CA	3.0	2.0	1618	$2,095	$1.29	43d	1	1.32mi
324 W Kimball Ave Visalia, CA	3.0	2.0	1297	$2,500	$1.93	13d	1	1.46mi

Listing history 27 events

1. 2026-06-18
   days on market $79,900 Active 93 DOM
2. 2026-06-17
   days on market $79,900 Active 92 DOM
3. 2026-06-16
   days on market $79,900 Active 91 DOM
4. 2026-06-15
   days on market $79,900 Active 90 DOM
5. 2026-06-14
   days on market $79,900 Active 88 DOM
6. 2026-06-13
   days on market $79,900 Active 87 DOM
7. 2026-06-10
   days on market $79,900 Active 85 DOM
8. 2026-06-09
   days on market $79,900 Active 84 DOM
9. 2026-06-08
   days on market $79,900 Active 83 DOM
10. 2026-06-07
    days on market $79,900 Active 82 DOM
11. 2026-06-03
    days on market $79,900 Active 78 DOM
12. 2026-06-02
    days on market $79,900 Active 77 DOM
13. 2026-06-01
    days on market $79,900 Active 76 DOM
14. 2026-05-31
    days on market $79,900 Active 75 DOM
15. 2026-05-30
    days on market $79,900 Active 74 DOM
16. 2026-03-18
    listed $79,900 Active
17. 2025-04-21
    price $79,000
18. 2025-04-11
    price $89,000
19. 2024-08-05
    price $89,350
20. 2024-08-05
    price $89,350
21. 2024-08-05
    price $89,350
22. 2024-05-13
    price $92,500
23. 2024-05-13
    price $92,500
24. 2024-05-13
    price $92,500
25. 2024-03-05
    listed $95,000 Active
26. 2024-03-05
    listed $95,000 Active
27. 2019-09-18
    soldstatus $35,000

ⓘ 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 4/10 Moderate FEMA zone X (shaded) · 21% chance over 30 yrs
• 🔥 Wildfire 6/10 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 40 unhealthy d/yr today · 43 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,653
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,892
• − Management: −$1,892
• − Depreciation: −$2,324
• Taxable income: $11,471
• Est. tax owed @ 24.0%: −$2,753
• After-tax cash flow: $9,307/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: Tulare Joint Union High
• NCES district ID: 0639930
• Math proficiency: 18% ▼ -6.00%
• Reading proficiency: 52% ▼ -1.00%
• Median HH income: $46,858
• Composite: 29.91/100
• National rank: #6384
• State rank: #280 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

+128.3% since first listed

12 events — show timeline

• 2026-03-18 Listed $79,900 TCMLS
• 2025-04-21 Price Changed $79,000 TCMLS
• 2025-04-11 Price Changed $89,000 TCMLS
• 2024-08-05 Price Changed $89,350 TCMLS
• 2024-08-05 Price Changed $89,350 KCBOR
• 2024-08-05 Price Changed $89,350 FRESNOMLS
• 2024-05-13 Price Changed $92,500 TCMLS
• 2024-05-13 Price Changed $92,500 KCBOR
• 2024-05-13 Price Changed $92,500 FRESNOMLS
• 2024-03-05 Listed $95,000 KCBOR
• 2024-03-05 Listed $95,000 TCMLS
• 2019-09-18 Sold (MLS) $35,000 TCMLS

Property tax history

-3.1%/yr

Latest (2021): $66 · -2.9% YoY. Source: county tax records.