2520-2524 W Victor Ave · Visalia, CA 93277

$600,000

5 bd · 3.0 ba · 2,266 sqft · MultiFamily public records · 31 Days on market

Built 1984 9,055 sqft lot Est $585k · at est.

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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 +14.9/30.0
• ARV discount +6.3/15.0
• DSCR +4.6/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• 1% rule +3.0/10.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Rare investment or multifamily opportunity to own a triplex in Southwest Visalia near the revitalized Sequoia Mall area and highly traveled Mooney Boulevard corridor. With new commercial development, restaurants, and retail continuing to expand nearby, this location offers excellent long-term growth potential and strong rental demand. The property includes two 2-bedroom/1-bath units and one 1-bedroom/1-bath unit, a spacious lawn area, cul-de-sac location, newer roof, and updated HVAC systems. Property has solid fundamentals with opportunity for cosmetic exterior improvements to further enhance value. Tenant occupied. Showings only upon accepted offer subject to inspection. Do not disturb te

Key facts

• Cul-de-sac location
• Strong rental demand
• Newer roof

Tags

• TRIPLEX
• CUL-DE-SAC LOCATION
• NEWER ROOF
• UPDATED HVAC SYSTEMS
• SPACIOUS LAWN AREA
• STRONG RENTAL DEMAND

Property features AI

Finance

• Financial info: Zoning: RM3

Exterior

• Parking: Covered attached carport
• Utilities: Public water; Public sewer; Water connected; Sewer connected
• Home design: Residential income property; Triplex; Faces south; 2+ shared/common walls; Investment / Multi-family use
• Construction: Wood siding; Slab foundation; Built with wood siding exterior
• Exterior features: Shingle roof; Irregular lot shape; City street frontage; Asphalt road access; Publicly maintained road

Interior

• Heating & cooling: Central Air; Forced Air
• Interior features: Central heating and cooling; Forced air heating; Has a view

What this means for you Summary

Snapshot

• This is a 2×2bd/1ba + 1×1bd/1ba units multifamily listed at $600k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/yr) — positive. Per door: $60/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $478k (20.3% below list).
• Recommended offer: $478k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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.
• Visalia Unified (urban): math 30% / reading 40% proficiency, ranked #273 of 517 in CA (top 53%) — 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,447 units permitted in Tulare County in 2024 (307 in 5+ unit buildings).
• At $4,779/mo this rent would consume 71% of the median local household income ($81k/yr) (locally 1896% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k 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 31 days — a 3% lower offer ($582k) is reasonable based on typical stale-listing flexibility.

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 $477,900 (20.3% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.80% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.28%
• DSCR: 1.06
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $584,628
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2532 W Chestnut	0.07mi	6/3.0 (+1)	2,483 (+10%)	2mo	$572,500	$231	74
3614 S County Center Dr	0.32mi	5/4.0	2,325 (+3%)	9mo	$600,000	$258	70
3624 S County Center Dr	0.33mi	5/4.0	2,325 (+3%)	9mo	$600,000	$258	69

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 · 3.32% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.50×
• Total profit: $-84,496
• Equity at exit: $89,462

10-year hold

• IRR: -4.8%
• Equity multiple: 0.68×
• Total profit: $-53,537
• Equity at exit: $51,877

Cash invested: $168,000 (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 93277

• Rents YoY: 3.3%
• Active inventory: 233
• Price-to-rent: 30.9×

Monthly cashflow live

• Estimated rent: $4,779 high
• Mortgage (P&I): −$3,146
• Tax from tax record: −$199 /mo · $2,390/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,004
• Net cashflow: $180

Break-even live

Break-even rent $4,551

Max offer price $600,000

Occupancy floor 91%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,234
1× unit	1	1	$1,545
Total (3 units)			$4,779

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: $150,000
• Closing costs: $18,000
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3432 S Martin Ct Visalia, CA	4.0	2.0	1696	$2,300	$1.36	21d	1	0.72mi
2344 W Walnut Ave Visalia, CA	4.0	3.0	1838	$2,375	$1.29	14d	1	0.78mi
4537 S Ernest St Visalia, CA	4.0	3.5	2537	$2,700	$1.06	44d	1	1.00mi
4227 S Fontana St Visalia, CA	4.0	3.0	2276	$2,700	$1.19	21d	1	1.14mi
4448 W Rialto Ave Visalia, CA	4.0	2.5	2144	$2,395	$1.12	21d	1	1.27mi
1212 S Demaree St Visalia, CA	4.0	2.0	1644	$2,500	$1.52	44d	1	1.41mi
1120 W Howard Ave Visalia, CA	4.0	2.0	1850	$2,800	$1.51	21d	1	1.43mi

Listing history 17 events

1. 2026-06-18
   days on market $600,000 Active 31 DOM
2. 2026-06-17
   days on market $600,000 Active 30 DOM
3. 2026-06-16
   days on market $600,000 Active 29 DOM
4. 2026-06-15
   days on market $600,000 Active 28 DOM
5. 2026-06-14
   days on market $600,000 Active 26 DOM
6. 2026-06-13
   days on market $600,000 Active 25 DOM
7. 2026-06-10
   days on market $600,000 Active 23 DOM
8. 2026-06-09
   days on market $600,000 Active 22 DOM
9. 2026-06-08
   days on market $600,000 Active 21 DOM
10. 2026-06-07
    days on market $600,000 Active 20 DOM
11. 2026-06-05
    days on market $600,000 Active 17 DOM
12. 2026-06-03
    days on market $600,000 Active 16 DOM
13. 2026-06-02
    days on market $600,000 Active 15 DOM
14. 2026-06-01
    days on market $600,000 Active 14 DOM
15. 2026-05-31
    days on market $600,000 Active 13 DOM
16. 2026-05-30
    days on market $600,000 Active 12 DOM
17. 2026-05-18
    listed $600,000 Active

ⓘ 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: $2,390 · $199/mo
• Projected year-2 tax: $4,560 · $380/mo
• Expected delta: +$2,170/yr (+$181/mo · 90.8%)

ⓘ 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 (shaded) · 0% 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: $57,348
• − Mortgage interest: −$33,609
• − Property taxes: −$2,390
• − Insurance: −$3,000
• − Repairs & maintenance: −$4,588
• − Management: −$4,588
• − Depreciation: −$17,455
• Taxable loss: −$8,281
• Est. tax savings @ 24.0%: +$1,987
• After-tax cash flow: $4,145/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: Visalia Unified
• NCES district ID: 0641160
• Math proficiency: 30% ▼ -3.00%
• Reading proficiency: 40% ▼ -10.00%
• Median HH income: $51,672
• Composite: 30.47/100
• National rank: #6223
• State rank: #273 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

1 event — show timeline

• 2026-05-18 Listed $600,000 TCMLS

Property tax history

+2.0%/yr

Latest (2025): $2,390 · +3.0% YoY. Source: county tax records.