364 Farmersville Rd · Farmersville, CA 93223

$159,900

1 bd · 75.0 ba · 500 sqft · SingleFamily public records · 44 Days on market

Built 1932 6,475 sqft lot $320/sqft · 5% above area Est $152k · 5% over

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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).

• Cash flow +19.6/30.0
• DSCR +6.2/10.0
• ARV discount +5.1/15.0
• 1% rule +4.1/10.0
• Appreciation +3.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks

Located along N Farmersville Blvd, 364 N Farmersville Blvd offers a compact and practical opportunity in the heart of Farmersville. This single family home features 1 bedroom, 1 bathroom, approximately 500 sqft. of living space, and was built in 1932, making it a great option for buyers, investors, or anyone looking for a smaller property with manageable square footage and long-term potential. The home sits near established residential streets and is positioned close to everyday conveniences throughout town, including local shops, restaurants, services, and quick access to Farmersville Blvd for commuting through the community or toward nearby Visalia and Exeter. The property is also conveni

Key facts

• 6,475 sq ft lot
• Built 1932
• Listed 44 days

Property features AI

Exterior

• Utilities: Public water; Public sewer (connected)
• Home design: Single-family residence; Single story
• Construction: Built as residential single family; Composition roof
• Exterior features: Composition roof; Lot approximately 0.15 acres

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Has cooling
• Interior features: Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 1-bed/75.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/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 $145k (9.3% below list).
• Recommended offer: $145k (9.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#723 in CA) — a working-class tenant base; expect higher turnover. Strengths: commute A+, housing A+; Watch: crime D+, cost of living D+, amenities F.
• Farmersville Unified (suburban): math 9% / reading 22% proficiency, ranked #492 of 517 in CA (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: J. E. Hester Elementary (385 students, 90% FRL); Freedom Elementary (math 11% / reading 21%, grade F, #452 of 498 statewide, top 91%, 572 students, 86% FRL); Farmersville High (math 2% / reading 32%, grade F, #1,010 of 1,170 statewide, top 88%, 723 students, 80% FRL) — zoned schools at 85% FRL track the district average.
• Market conditions: 21 active listings in the ZIP; 1 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $105k; list at $160k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1932 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $145,000 (9.3% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1932 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.91% ✗
• Cap rate: 7.67%
• Cash-on-cash: 4.93%
• DSCR: 1.22
• GRM: 9.2

CMA / ARV

• ARV (median comp): $151,800
• List price: $159,900
• Delta: 5.34%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
869 N Brundage Ave	0.71mi	2/1.0 (+1)	480 (-4%)	2mo	$174,900	$364	39
425 S Rose	0.39mi	1/1.0	562 (+12%)	10mo	$127,000	$226	33

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.3%
• Equity multiple: 0.59×
• Total profit: $-18,428
• Equity at exit: $23,869

10-year hold

• IRR: -2.1%
• Equity multiple: 0.85×
• Total profit: $-6,493
• Equity at exit: $13,873

Cash invested: $44,772 (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 93223

• Home prices YoY: -0.8%
• Active inventory: 21
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$56 /mo · $677/yr
• Insurance: −$67
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $117

Break-even live

Break-even rent $1,301

Max offer price $159,900

Occupancy floor 87%

Sensitivity live

Price	-10% $208	-5% $163	+0% $117	+5% $72	+10% $27
Rent	-10% $3	-5% $60	+0% $117	+5% $175	+10% $232
Rate	-1.0pp $198	-0.5pp $158	base $117	+0.5pp $76	+1.0pp $34

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
177 S Farmersville Blvd Unit A-L Farmersville, CA	1.0	1.0	750	$1,450	$1.93	45d	1	0.20mi

Listing history 19 events

1. 2026-06-21
   days on market $159,900 Active 44 DOM
2. 2026-06-18
   days on market $159,900 Active 41 DOM
3. 2026-06-17
   days on market $159,900 Active 40 DOM
4. 2026-06-16
   days on market $159,900 Active 39 DOM
5. 2026-06-15
   days on market $159,900 Active 38 DOM
6. 2026-06-14
   days on market $159,900 Active 36 DOM
7. 2026-06-13
   days on market $159,900 Active 35 DOM
8. 2026-06-10
   days on market $159,900 Active 33 DOM
9. 2026-06-09
   days on market $159,900 Active 32 DOM
10. 2026-06-08
    days on market $159,900 Active 31 DOM
11. 2026-06-07
    days on market $159,900 Active 30 DOM
12. 2026-06-03
    days on market $159,900 Active 26 DOM
13. 2026-06-02
    days on market $159,900 Active 25 DOM
14. 2026-06-01
    days on market $159,900 Active 24 DOM
15. 2026-05-31
    days on market $159,900 Active 23 DOM
16. 2026-05-30
    days on market $159,900 Active 22 DOM
17. 2026-05-08
    listed $159,900 Active 1500-char remark
18. 2026-03-18
    soldstatus $105,000
19. 1993-09-22
    soldstatus $35,000

ⓘ 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: $677 · $56/mo
• Projected year-2 tax: $1,215 · $101/mo
• Expected delta: +$538/yr (+$45/mo · 79.5%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 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 44 unhealthy d/yr today · 50 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,400
• − Mortgage interest: −$8,957
• − Property taxes: −$677
• − Insurance: −$1,597
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$4,652
• Taxable loss: −$1,266
• Est. tax savings @ 24.0%: +$304
• After-tax cash flow: $1,714/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: Farmersville Unified
• NCES district ID: 0600035
• Math proficiency: 9% ▼ -6.00%
• Reading proficiency: 22% ▼ -5.00%
• Median HH income: $34,388
• Composite: 12.64/100
• National rank: #9609
• State rank: #492 of 517 in CA

Livability — Farmersville

• Score: 58/100
• State rank: #723
• US rank: #21420

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Farmersville, CA
• City population: 10,359
• Population (ZIP): 10,359

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 (89%)
• Race & ethnicity: Hispanic / Latino 89% Two or more races 32% White 10% Native American 1%
• Hispanic origin (detail): Mexican 85%
• Common ancestry: Lithuanian 1%
• Foreign-born: 24% · Canada
• Languages at home: 34% English-only · Spanish 66%

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: ▼ -3.00%
• Current HPI: 387.1795
• 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

+356.9% since first listed

3 events — show timeline

• 2026-05-08 Listed $159,900 TCMLS
• 2026-03-18 Sold (Public Records) $105,000 Public Records
• 1993-09-22 Sold (Public Records) $35,000 Public Records

Property tax history

+7.9%/yr

Latest (2025): $677 · +2.3% YoY. Source: county tax records.